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SR_HEX_Report_CITC_191119_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: November 19, 2019
Project File Number: PR19-000382
Project Name: CITC Headquarters
Land Use File Number: LUA19-000214, SA-H, CU-H, ECF, MOD
Project Manager: Clark H. Close, Senior Planner
Owner: CITC of Washington, 1930 116th Ave NE #201, Bellevue, WA 98004
Applicant/Contact: Tim Rhodes or Josh Meharry, Rhodes Architecture + Light, 4218 SW Alaska St, Ste
G, Seattle, WA 98116
Project Location: 1300 Bronson Way N, Renton, WA 98057
Project Summary: The applicant, Construction Industry Training Council (CITC), is requesting Hearing
Examiner Site Plan Review, Conditional Use Permit, and Environmental (SEPA)
Review, to reuse a majority of the existing truck repair and parts depot building
and add a partial second floor addition for CITC’s Headquarters and Campus. The
proposal would redevelop the existing building at 1300 Bronson Way N into a new
two-story 49,763 square foot facility. The 1.5-acre site includes six (6) contiguous
parcels, four of which are zoned Commercial Arterial (CA) (APN’s 135230-0005, -
0025, -0060, and -0071) are two (2) are zoned Residential-10 (R-10) (APN’s
135230-0045 and -0050). Vehicular access to the development would be from N
2nd St, Garden Ave N, Bronson Way N, and an alley that bisects the project from N
2nd St to Bronson Way N. The project would also include street frontage
improvements, utility work, landscaping, 60 surface parking spaces, and a public
plaza at the main entrance. No significant trees are present on the project site.
Construction is expected to begin in May 2020 and end by September 2021. In
addition, the applicant is requesting a street modification to reduce the width of
the landscape strip on Garden Ave N and revise the width of right-of-way
dedication along Bronson Way N.
Site Area: 1.5 acres
N 2nd St Park Ave N Garden Ave N N 2nd St Meadow Ave N Factory Ave N
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 2 of 42
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B. EXHIBITS:
Exhibits 1-35: As shown in the Environmental Review Committee (ERC) Report
Exhibit 36: Staff Report to the Hearing Examiner
Exhibit 37: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 38: Conditional Use Permit Justification
C. GENERAL INFORMATION:
1. Owner(s) of Record: CITC of Washington, 1930 116th Ave NE #201,
Bellevue, WA 98004
2. Zoning Classification: Commercial Arterial (CA) and Residential-10 (R-10)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) and
Residential High Density (RHD)
4. Existing Site Use: Former truck repair and parts depot building
5. Critical Areas: High Seismic Hazards and Downtown Wellhead
Protection Area Zone 1
6. Neighborhood Characteristics:
a. North:
Detached single-family residential dwelling units and an attached multi-family
apartment building. Residential Medium Density (MD) Comprehensive Plan Land Use
Designation; Residential-8 (R-8) zone
b. East:
Vacant land and convenience market. Residential High Density (HD) and Commercial &
Mixed Use (CMU) Comprehensive Plan Land Use Designations; Residential-10 (R-10) and
Commercial Arterial (CA) zones
c. South: City of Renton Park – Liberty Park (Exhibit 4). Commercial & Mixed Use (CMU)
Comprehensive Plan Land Use Designation; Commercial Arterial (CA) zone
d. West:
Detached single-family residential dwelling units and neighborhood shopping center.
Residential Medium Density (MD) and Commercial & Mixed Use (CMU) Comprehensive
Plan Land Use Designations; Residential-8 (R-8) and Commercial Arterial (CA) zones
7. Site Area: 1.5 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
Annexation 09 N/A 156 05/23/1909
Environmental Review (Demo
former motel building and
LUA08-077 N/A 07/30/2008
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 3 of 42
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parking for used school buses
and trucks)
Tier 2 Temporary Use (Large
Vehicle Parking)
LUA10-071 N/A 11/18/2010
Tier 2 Temporary Use (Large
Vehicle Parking)
LUA11-086 N/A 12/09/2011
Tier 2 Temporary Use (Large
Vehicle Parking)
LUA13-000039 N/A 02/06/2013
Tier 2 Temporary Use (Large
Vehicle Parking)
LUA14-000120 N/A 02/24/2014
Tier 2 Temporary Use (Verizon
Cellular Tower on Wheels)
LUA17-000465 N/A 10/06/2017
Tier 2 Temporary Use (Verizon
Cellular Tower on Wheels)
LUA18-000405 N/A 11/07/2018
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 6-inch City water
main located in Garden Ave N that can deliver a maximum total flow capacity of 1,400 gallons per
minute (gpm). There is an existing 8-inch water main located in Bronson Way N that can deliver a
maximum flow capacity of 2,500 gpm.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity wastewater
main located in the alley off of N 2nd St.
c. Surface/Storm Water: There is an existing 8-inch storm water main located in N 2nd St. There is an
existing 8-inch storm water main located in Garden Ave N. There is an existing 12-inch storm water
main located in the alley off N 2nd St. There is an existing 10-inch storm water main located in Bronson
Way N.
2. Streets: The proposed development fronts Bronson Way N along the south property line and is classified
as a Principal Arterial Access Street with five (5) lanes. The existing right-of-way (ROW) width on Bronson
Way N is approximately 90 feet. The proposed development fronts N 2nd St along the north property line
and is classified as a Residential Access Road. The existing ROW width on N 2nd St is 60 feet. The proposed
development fronts Meadow Ave N along the east property line and is classified as a Residential Access
Road. The existing ROW width on Meadow Ave N is 60 feet. The proposed development fronts Garden
Ave N along the west property line and is classified as a Residential Access Road. The existing ROW width
on Garden Ave N is 60 feet. The proposed development fronts a public alley along the center of the project
site. The existing ROW width in the alley is 16 feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 4 of 42
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c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-015: Aquifer Protection Area Permits
b. Section 4-9-030: Conditional Use Permits
c. Section 4-9-200: Master Plan and Site Plan Review
d. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 16, 2019 and determined the application complete on September 20, 2019. The project
complies with the 120-day review period.
2. A public meeting was held on August 29, 2019 at Renton Library. Approximately eight (8) members of the
public attended the meeting, and provided comments and questions. See Exhibit 7 for more information.
3. The project site is located at 1300 Bronson Way N, Renton, WA 98057 (Exhibit 2).
4. The project site is currently developed with a one-story vacant building and a Verizon Cellular Tower on
Wheels (Exhibit 5).
5. Primary access to the site would be provided via N 2nd St. Vehicular access to the building is proposed to
remain from Garden Ave N.
6. The property is located within the Commercial & Mixed Use (CMU) and Residential High Density (HD)
Comprehensive Plan land use designations.
7. The site is located within the Commercial Arterial (CA) and Residential-10 (R-10) zoning classifications and
within Design District D.
8. There are no significant trees located on-site (Exhibit 8).
9. The site is mapped with high seismic hazards and is located in the Downtown Wellhead Protection Area
Zone 1.
10. Approximately 288 cubic yards of material would be cut on-site due to the proposed placement of new
concrete foundations.
11. The applicant is proposing to begin construction in May 2020 and end in September 2021.
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 5 of 42
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12. Staff received one (1) public comment letter (Exhibit 25). On October 7, 2019, staff responded to Ms.
Watts (Exhibit 26). Speed bumps are not allowed on Renton streets due to the policies of the Renton
Regional Fire Authority. Design improvement to the Park Ave N and Bronson Way N intersection are
being considered. To address public comments the following report contains analysis related to traffic
on N 2nd St.
13. Staff received one (1) email comment from Washington State Department of Transportation (WSDOT) –
NW Region Development Services (Exhibit 27). On September 24, 2019, staff responded to Mr.
McColloch (Exhibit 28). On September 29, 2019, WSDOT informed the applicant and the City that the
subject project lies within a break in SR 900, which is now fully turned over to the City of Renton and
WSDOT no longer has jurisdiction. This shows up on various maps incorrectly so there would be no need
for a formal WSDOT review or permitting process.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
October 14, 2019 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for CITC Headquarters (Exhibit 37). The DNS-M included two (2) mitigation measures.
A 14-day appeal period commenced on October 28, 2019 and ended on November 1, 2019. No appeals of
the threshold determination have been filed as of the date of this report.
15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Study, prepared by Geotech Consultants, Inc., dated April 26, 2019, and
future addenda.
2. The applicant shall provide a No Further Action (or equivalent) letter from the voluntary cleanup
program of the Washington State Department of Ecology (DOE) confirming compliance with the
Model Toxics Control Act and any other applicable cleanup law prior to issuance of Temporary or
Final Certificate of Occupancy.
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
17. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) and Residential
Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the CMU designation is to
allow residential uses as part of mixed-use developments, and support new office and commercial
development that is more intensive than what exists to create a vibrant district and increase employment
opportunities. The intention of this designation is to transform strip commercial development into
business districts through the intensification of uses and with cohesive site planning, landscaping, signage,
circulation, parking, and the provision of public amenity features. The purpose of the MD designation is
to allow a variety of single-family and multi-family development types, with continuity created through
the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the
placement of community gathering places and civic amenities. The proposal is compliant with the
following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 6 of 42
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Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum
levels for canopy, health, and diversity.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-55: 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-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
Policy L-61: Promote environmentally friendly, energy-efficient development,
including building and infrastructure.
Policy L-64: Design buildings with provisions for evacuation in case of all types of
emergency events.
18. Zoning Development Standard Compliance: The site is classified as Commercial Arterial (CA) and
Residential-10 (R-10). For site plan review, the development standards of the CA designation and Urban
Design District ‘D’ standards will be applied for the entire project given strict adherence to the
development standards would result in multiple site design features that would be incompatible with the
proposed vocational trade school. The CA zoning designation was recommended by City staff given the
urban presence of the building located along Bronson Way N and Garden Ave N, which allows integration
into future commercial development and anticipated growth along the arterial. The adjacent R-10 zoned
parcels would be considered accessory uses to the CITC’s campus principal use, as determined by Planning.
The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business
districts to business areas characterized by enhanced site planning and pedestrian orientation,
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 7 of 42
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incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with
greater densities. The CA Zone provides for a wide variety of retail sales, services, and other commercial
activities along high-volume traffic corridors. Residential uses may be integrated into the zone through
mixed-use buildings. The zone includes the designated Automall District. The proposal is compliant with
the following development standards, as outlined in RMC 4-2-120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
See FOF 22:
Conditional
Use Analysis
Use: Pursuant to RMC 4-2-060.E, a trade or vocational school requires a Hearing
Examiner Conditional Use Permit in the CA zone.
Staff Comment: See FOF 22, Conditional Use Analysis.
In addition, the adjacent R-10 zoned parcels would be used as accessory uses that would
be incidental and subordinate to the CITC’s campus principal use, such as campus
landscaping, utility enclosure, student break area, stormwater collection and
treatment, and surface parking. As defined by RMC 4-2-050.C.4.a.iii, required parking,
required site utilities/facilities, and other development standards required in order to
establish or operate a use on a site according to the RMC are considered accessory. In
addition, the accessory uses would be designed to create and contribute to the high-
quality infill development of the principal use, which is compatible with the purpose
statement of the Residential-10 (R-10) zone and accessory in nature.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center. Net density is calculated after the deduction of sensitive areas, areas intended
for public right-of-way, and private access easements.
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: The existing building and proposed partial second story addition are
bisected by two (2) existing parcels (APNs 1352300005 and 1352300025). Between
similar zones, a lot combination or lot line adjustment can be used to combine lots that
are bisecting a building. Following the completion of the combined lots and dedication
of right-of-way between these two parcels, the new CITC building would be located on
an approximately 34,585 square foot parcel.
Compliant if
conditions of
approval is
met
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. The maximum secondary front yard setback is 20
feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or
is adjacent to a lot zoned residential.
Staff Comment: The project is proposing to build a second-story addition to the existing
building that would cross a portion of the common boundary between existing property
lines. As conditioned below, staff is recommending that the applicant shift the alley
outside the proposed building footprint (which may require a new alley dedication and
an alley vacation) and combine similarly zone Commercial Arterial (CA) abutting lots.
The lot line adjustment instrument would need to be recorded prior to building permit
issuance.
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 8 of 42
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Building setbacks would be measured from the property lines established following the
combination of the lots, which would be the exterior lines adjacent to the public street
or public alley. The proposed building would have a front yard setback of approximately
seven feet (7’) from the front property line along Bronson Way N, an approximately one-
foot (1”) setback from N 2nd St, a secondary front setback of two inches (2”) from
Garden Ave N, and the existing building encroaches in to the alley by a few inches.
Setbacks may be reduced to zero feet through the site plan review process, provided
blank walls are not located within the reduced setback. The existing building, properties,
and public right-of-ways limit the applicant’s ability to provide the minimum setbacks
allowed outright in the CA zone. The applicant is proposing to shift the public alley
approximately 1’-2 7/8” to the east in order to add exterior siding materials. All six (6)
lots would be affected by through a lot line adjustment by shifting the 16-foot (16’) wide
alley slightly to the east.
The partial second-story addition or upper level of the building would be setback
approximately 15 feet (15’) from Garden Ave N, approximately 31 feet from N 2nd St,
and slightly offset from the 1st floor setbacks on Bronson Way N and the public alley.
The removal of a small portion of the existing building along Bronson Way N would
allow the applicant to install a public plaza in front of the building. Staff supports the
proposed building setbacks, provided the applicant completes a lot line adjustment to
combine abutting lots in the Commercial Arterial (CA) zone and amend the location of
the alley to ensure all buildings are located on private property. The lot line adjustment
instrument shall be recorded prior to building permit issuance.
Building Standards: Per RMC 4-2-120A the CA zone has a maximum building coverage
65% of total lot area or 75% if parking is provided within the building or within an on-
site parking garage. The maximum building height permitted is 50 ft., except 60 ft . if
the building is mixed use.
Staff Comment: The applicant is proposing to remove a small portion of the existing
building near Bronson Way N, approximately 1,454 square feet (32,681 square feet -
31,227 square feet = 1,454 square feet). The remaining building coverage would be
approximately 90.2% (31,227 square feet, 34,585 square feet = 90.2%). The proposal to
repurpose the existing building would reduce the amount of building coverage of the
existing building to better conform to the existing code requirement of 65%. The
building height, from the average grade to the top of the roof monitor, is 43’-0 ½”
(43.04’), which complies with the maximum building height of 50 feet.
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.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 9 of 42
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a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one tree
per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: The applicant has proposed landscaping throughout the site. The
applicant has also incorporated roof level planters along Garden Ave N and a green wall
with evergreen climbing vines along N 2nd St. The proposed roof level planter boxes
would provide vegetation screening and human-scaled elements for the open roof deck
to mitigate the lack of street frontage landscaping along Garden Ave N. As allowed by
the existing conditions, the applicant would provide enhanced site and perimeter
parking lot landscaping.
A conceptual landscape plan was submitted with the project application (Exhibit 6). The
landscape plan includes a planting plan that contains several different tree and shrub
species. For example, the applicant is proposing the following minimum 2” caliper trees:
19 scarlet sentinel maple, 18 Persian parrotia, 8 littleleaf linden, 8 eastern redbud, 18
cornelian cherry, 11 oshio bene Japanese maple, and 12 serviceberry.
The applicant is proposing 60 surface parking spaces; therefore, the applicant would be
required to provide a minimum of 25 sf of interior landscaping per parking space. The
applicant would be required to provide 1,500 square feet of interior landscaping (60
spaces x 25 square feet = 1,500 square feet). The applicant is proposing 2,269 square
feet of interior landscaping using the optional layout pattern allowed under RMC 4-4-
070.F.6.c and interior landscaping connected to perimeter landscaping to increase the
parking buffer along Bronson Way N, Meadow Ave N and N 2nd St. The majority of the
interior landscaping is provided within the interior of the surface parking area via a bio-
retention planter and plaza landscaping in front of the building entrance (Exhibit 6). The
interior landscaping excludes the bio-retention planter along the refuse and recycling
enclosure, as this would be considered landscape screening along the parking lot
walkway.
The applicant would be required to submit a detailed landscape plan with the civil
construction permit submittal that provides final locations, sizes, quantities, planting
details, and other applicable items as set forth in the RMC 4-8-120 submittal
requirements.
N/A
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 10 of 42
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Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: There are no significant trees located onsite (Exhibit 8).
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The applicant is proposing to screen the rooftop equipment within a
720 square foot rooftop mechanical penthouse room (RM 240) above the first story. All
ground floor utility equipment would be screened via an enclosure that would be made
of materials and colors compatible with the primary building materials. The project
design includes adequate onsite screening for utility equipment from public view
through the combination of landscaping, building architecture and placement.
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. A total minimum
area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas.
Staff Comment: The applicant would provide a refuse and recycling location on the east
side of the alley, near the middle of the building (Exhibit 2). The approximately
dimensions and area of the two (2) attached bays are 17’-4” x 8’-10 ½” (308 square foot
total). The enclosure would be easily accessible for both users and hauling trucks from
the public alley. The exterior is proposed to be constructed with concrete unit masonry,
decorative extruded metal aluminum screens and steel roof decking and to match the
proposed CITC’s exterior cladding.
In addition to the immediate enclosure, the approximately 10-foot tall refuse and
recycling deposit area would be screened by public view via a combination of
landscaping and the CITC building (Exhibit 24). The 49,763 square foot building would
be required to provide a minimum area of 100 square feet for recyclable deposit and a
minimum area of 199 square feet for refuse deposit (299 square feet total). The
proposal for a 308 square foot area, dedicated to refuse and recycling, would comply
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with the area dedication requirements. In addition, the outdoor refuse and recyclables
deposit areas and collection point location complies with the 50-foot separation from
residential lots.
See additional discussion below in FOF 19, Design District Review: Service Element
Location and Design.
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: The existing configuration of the development site would provide for
site-to-site vehicle access way using the public alley that runs through the center of the
site. The internal alley to the site would provide a direct connection from the building
to the vehicular access driveway and surface parking lot. Thus completing the west side
and east side connections of the project site.
Compliant if
conditions of
approval are
met
Parking: Parking regulations require that a minimum and maximum of 1 per employee
plus 1 for every 3 student rooming units, plus 0.5 space for every full-time student not
residing on campus. In addition, if buses for transportation of students are kept at the
school, 1 off-street parking space shall be provided for each bus of a size sufficient to
park each bus.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
A twenty five percent (25%) reduction or increase from the minimum or maximum
number of parking spaces may be granted for nonresidential uses through site plan
review if the applicant can justify the modification to the satisfaction of the
Administrator. Justification might include, but is not limited to, quantitative
information such as sales receipts, documentation of customer frequency, and parking
standards of nearby cities.
Staff Comment: Site improvements include a paved surface parking along Meadow Ave
N for 60 parking spaces. According to the applicant, the types of parking proposed
include 51 standard stalls, 6 compact stalls, 2 accessible spaces, 1 stall with loading
zone. The applicant is anticipating 36 employees to be employed by the new project,
over the course of the next 5 to 10 years. In addition, the CITC would have 120 students
not residing on campus. No bus or bus transportation would be provided for the
students or employees. If the students were considered “full-time” students, the
applicant would be required to provide 96 parking spaces per code for 36 employees
and 120 full-time students. Up to 72 parking spaces would be required via the allowable
twenty-five percent (25%) reduction from the minimum or maximum number of parking
spaces. According to the Traffic Analysis, prepared by Gibson Traffic Consultants, Inc.,
dated June 15, 2018 (Exhibit 29), parking demand was collected at the CITC Marysville
site at the same time as the PM peak-hour trip generation data. The parking data shows
a maximum parking demand of 19 spaces between 4:00 PM and 6:00 PM. This equates
to a peak parking demand of 0.20 spaces per student. This data is similar to parking
demand data published in the ITE Parking Generation, 4th Edition (2010). The parking
demand of 0.20 spaces per student would result in a peak demand of 24 spaces for the
CITC Renton site.
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According to the applicant, CITC doesn’t have any full-time students since they all work
full-time at construction sites and then come to CITC for approximately three (3) hours
of evening training during the hours of 4pm and 9pm. CITC currently has approximately
36 employees (administrative staff and instructors) working at the existing Bellevue
facility. The applicant is proposing 60 parking spaces for 36 employees and 120
students.
Staff is supportive of the parking demand study of 0.20 spaces per student. Under this
scenario, and via the allowable twenty-five percent (25%) reduction or increase from
the minimum or maximum number of parking spaces, the applicant would be required
to provide a minimum of 45 parking spaces to a maximum of 75 parking spaces. As
modified, the proposed 60-onsite surface parking stalls falls within the allowable
parking demand range for CITC building occupancy in 2021.
As currently designed, the parking conforms to the minimum requirements for drive
aisle and standard parking stall dimensions. The applicant would be required to provide
a minimum of three (3) ADA spaces for parking lots with the range of 51-75 total
parking spaces, as required by RMC 4-4-080.F.8.g. In addition, since a lot line
adjustment cannot be completed between the two parcels not within the same zoning
district, the applicant would be required to provide a parking cross access easement
and maintenance easement. Therefore, staff recommends, as a condition of approval,
that the applicant provide a parking cross access easement and maintenance easement
for review and approval by the Current Planning Project Manager prior to Temporary
Certificate of Occupancy of the building.
A Temporary Use Permit (TUP) has been issued for a Cell On Wheels (COW) which is
permitted to be located in the future parking lot for this site. To ensure sufficient parking
stalls are provided, staff recommends as a condition of approval that the COW would
be required to be removed from the site prior to Final Occupancy of the building.
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at 10
percent (10%) of the number of required off-street parking spaces. The project would
be required to provide a minimum of ten (10) off-street bicycle parking stalls. In
addition, bicycle parking shall be provided for secure extended use and shall protect the
entire bicycle and its components and accessories from theft and weather per RMC 4-
4-080.F.11.c. Acceptable examples include bike lockers, bike check-in systems, in-
building parking, and limited access fenced areas with weather protection.
Designated bicycle parking is shown on the first floor in Room 119. The 172 square foot
bike storage room on level one would satisfy the minimum requirement to provide
space for 10 bicycles. The proposed location of the bicycle parking, near the Electrical
Lab 2 (Room 109) would be known to users of the facility only. No exterior bike rack
racks were identified in the submitted plans.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
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Staff Comment: No fences are proposed. The public plaza would include concrete
seating walls/benches. Walls without seating benches would be required to be setback
a minimum of three-feet (3’) from the public ROW. Therefore, staff recommends, as a
condition of approval, that the applicant submit a public plaza detail with the final
landscape plan for review and approval by the Current Planning Project Manager prior
to issuance of the construction permits.
19. Design District Review: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ Standards and guidelines,
as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
Staff Comment: The siting the building is indicative of the location of the existing
building. The existing building is oriented north/south along the western most portion
of the site and the second level addition would not block availability to natural light for
any adjacent uses. In addition, the proposed building location allows solar exposure on
the public plaza along the southern portion of the site. Moreover, see FOF 21, Site Plan
Review Analysis.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The front façade of the building is oriented to Bronson Way N and
façade improvements would be completed across all elevations. Clear connections are
provided via the public plaza and main public entrance. The secondary façades also
provide clear pathways to the surrounding sidewalks on the public ROW.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The front entry of the building is oriented to the south (Bronson Way N)
and the landscaped pedestrian-oriented public plaza.
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N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The primary entrance is located near the intersection of Bronson Way
N and Garden Ave N and includes a large expanse of curtain wall glazing and extruded
metal aluminum screens fronting an interior 2-level entrance atrium, thus making the
south façade the primary focal point of the building. The public entrance includes a
raised roof monitor marking the building entry atrium location. The entrance is
connected to the sidewalk via a public plaza that includes concrete, steel and wood
benches, a water feature, specialty paving, landscape plantings, and ornamental
lighting. A special brick paver would be used at the main entrance of the building to
welcome pedestrians into the building and mark the entrance walk as unique.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: As previously discussed, the primary entry is made visibly prominent by
decorative extruded metal aluminum screen and a large expanse of curtain wall system
for distinction. The primary entrance includes tall double storefront entry doors (located
in a recessed vestibule), a pedestrian scaled canopy and ornamental lighting at both
the exterior and interior of the building. See also Ground-Level Details.
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: See Ground-Level Details.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The main entry, at the corner of Bronson Way N and Garden Ave N, is
architecturally prominent above all other entrances to the building. The other building
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entrances from the north, east or west elevations are subordinate to the main entrance
on Bronson Way N.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: The main entry atrium area is oriented to the public plaza located
between the south elevation and Bronson Way N. See also discussion above.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The building contains design elements that incorporate all three of the
above referenced standards in varying levels. The west and north elevations provide a
step-back on portions of the second floor that accommodate screening for mechanical
equipment, roof decks and outdoor planting opportunities. This step back acts more as
an upper level building modulation as it breaks the plane of the long first level façade
by dividing the long building into smaller increments. The lower level mass has been
broken up between planes of solid walls and planes of transparent curtain walls. The
upper level mass jogs in and out and the variations in the building height break down
the bulk and scale of the building and create visual interest of the building (Exhibit 3).
The upper level jogs in these areas are typically entirely glass, while the areas that
protrude out are solid walls, mimicking a similar breakdown on the lower level. A
sunshade device (decorative extruded metal aluminum screens) wraps the south and
southwest corner of the building, breaking down the perceived scale of the building as
viewed from Bronson Way N and tying in with a similar aesthetic screen used at the
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strip mall on the neighboring property to the west. The northern face of the building
incorporates planted green walls on all solid wall locations, used to soften the visual
aesthetics. Together the proposed design elements described provide a more cohesive
transition to the adjacent residential and commercial areas in the vicinity of the project
site.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: A consolidated service area is located along the east side of the interior
alley. The service structures are separated from some pedestrian areas by landscaping
to minimize the visual impact of these structures as viewed from the surrounding public
right-of-ways. The garbage and recycling collection structure is located at
approximately the mid-block of the alley and the electrical transformer and outdoor
student break area are located close to 2nd St N (Exhibit 2). The public alley is intended
primarily for vehicular traffic, while a separate pedestrian sidewalk is provided along
the length of the property between the public alley and the surface parking lot. This
interior sidewalk is surrounded on all sides by landscaping, bio-retention planter, or
consolidated service areas.
Compliant if
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The refuse and recycling and transformer vault/student break area
enclosure structures are designed to match each other and compliment the design of
the main building. Building materials include a steel structure with seven-foot (7’) tall
CMU block walls, a ten-foot six inch (10’-6”) tall corrugated metal roof (as measured to
the peak) and an eight-foot (8’) tall decorative extruded metal aluminum horizontal
screens with integral sliding doors (Exhibit 24). A landscaping screen is provided along
the north and south wall elevations. No details were provided with the sliding door
hardware. Therefore, staff recommends as a condition of approval, the applicant
provide a revised refuse and recycling enclosure plan that provides a detail cut-sheet of
the sliding door functions. The plan shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
Compliant if
condition of
approval is
met
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: The enclosure is made of masonry (CMU block), decorative extruded
metal aluminum horizontal screens and steel. The CMU block is not consistent with the
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materials used on the primary building. Staff recommends the refuse and recycling
screening materials be consistent with the primary building materials. Therefore, staff
recommends as a condition of approval, the applicant provide a refuse and recycling
enclosure screen material plan that is consistent with the primary building to the
Current Planning Project Manager at the time of building permit application for review
and approval prior to building permit issuance.
Compliant if
condition of
approval is
met
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The service area is adjacent to a pedestrian connection between the
public alley and the surface parking lot. A portion of the refuse and recycling enclosure,
approximately 35 feet in length, abuts a parking lot pathway. Therefore staff
recommends as a condition of approval that this portion of the refuse and recycling
should be screened with the minimum 3 feet of landscaping or another design
alternative that meets the intent of the service element location and design guideline.
The proposed screening plan shall be provided with the building permit application for
review and approval by the Current Planning Project Manager.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian-scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
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the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: No surface parking is located between the building and the property
lines (Exhibit 2). Surface parking is located on four (4) adjacent lots located on the east
side, east of the dividing public alley down the center of the development site. The
submitted site plan identifies sixty (60) surface parking spaces to serve the CITC campus.
The parking lot includes enhanced landscape buffers to reduce the visual impact of the
parking area and associated vehicles.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: Perimeter landscaping is provided around the surface parking areas as
identified in the landscape plan (Exhibit 6).
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
N/A
Standard: The entire façade must feature a pedestrian-oriented façade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
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N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Primary access to the surface parking lot is from the interior public
alley, which is proposed to be designated as a one-way alley. The one-way alley, from
N 2nd St to Bronson Way N, is expected to minimize any potential unnecessary impacts
to traffic flow on Bronson Way N. In order to reduce the impacts of curb cuts to
pedestrian access on sidewalks, only one new curb cut is proposed to the four streets
fronting the project. Secondary access to the parking lot is located along N 2nd St via
this new 24-foot wide curb cut.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: While the subject property is an entire city block, only one new entrance
would be provided for secondary access to the surface parking lot. Driveways are limited
with no curb cuts on Meadow Ave N.
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3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Compliant if
condition of
approval is
met
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: Pedestrian pathways contain clear site lines. Interior walks would be
provided that cut through the site between the alley and surface parking lot to allow
for pedestrian circulation across the site and for pedestrians to use when walking from
the parking lot to the buildings’ entrances and exits. All walks onsite would be
constructed of concrete, patterned concrete or special paving that is appropriate for the
anticipated number of users and complementary to the design of the development. The
applicant is proposing a 175-foot bio-retention planter between the surface parking lot
and the parking lot walkway. The proposed 175 lineal foot distance between the two
sidewalk connections are too long to provide functional and attractive pedestrian
connections. The pedestrian connections through the bio-retention planter should be
spaced between 75 and 100 feet to prevent users from cutting through the vegetated
area. Therefore, staff recommends as a condition of approval, the applicant provide a
revised site plan that provides pedestrian connections through the bio-retention planter
at no more than 75 to 100 linear foot of separation distance. The revised site plan shall
be submitted to, and approved by, the Current Planning Project Manager prior to civil
construction permit approval.
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: The applicant has provided delineated pathways/sidewalks throughout
the CITC campus. The internal pathways/sidewalks connect to the public sidewalks,
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thereby providing a clear connection to the plaza, main entrance or anywhere within
the campus lot. Permeable paving is proposed at the public plaza on Bronson Way N.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8-foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: New sidewalks along the public frontages would be installed per
current City of Renton standards at either five feet (5’) or eight feet (8’) wide of
unobstructed walking surface. For all other interior pathways, the proposed walkways
would be of sufficient width to accommodate the anticipated number of users (either
five feet (5') or ten feet (10’) wide).
N/A Standard: Mid-block connections between buildings shall be provided.
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Permeable paving is proposed at the public plaza on Bronson Way N.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: A public plaza has been provided at Bronson Way N, which incorporates
landscape planting with seasonal interest, benches, a water feature/public art, and
decorative lighting.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The plaza benches are made of cast in place concrete, corten steel
and/or cedar, all of which are appropriate for exterior use and are anticipated by the
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applicant to need only minimal maintenance. All common facilities not dedicated to the
City, such as the public plaza, must be permanently maintained by the property owner.
Therefore, staff recommends as a condition of approval, the owner of the property be
responsible to permanently maintain the public plaza. In the event that such facilities
are not maintained in a responsible manner, as determined by the City, the City shall
have the right to provide for the maintenance thereof and bill the owner. Such bill, if
unpaid, shall become a lien against individual property.
Additionally, the north façade of the building incorporates a planted wall with
evergreen vines. The plaza elements would not block the clear path to the building
entrance from Bronson Way N sidewalk.
Meets the
intent of the
guideline
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: Overhead weather protection would be provided at the main entry, as
well as at all other secondary entrance/exit doors in the form of recessed door alcoves.
The entry includes a 30-foot wide by eight-foot (8’) long alcove with overhead weather
protection using decorative extruded metal aluminum screens approximately 11’-4”
above finished grade. The applicant meets the guidelines of the pedestrian amenities
by encouraging pedestrian use and enhancing the pedestrian experience.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
Compliant if
condition of
approval is
met
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a non-vehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
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iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: The formula of 1% of the site area plus 1% of the gross building area
for pedestrian-oriented space, yields a minimum area of 1,149 square feet (651.75 +
497.63 = 1,149.38). The applicant is proposing a plaza hardscape area of 1,490 square
feet and a plaza landscape area of 1,948 square feet for a total plaza area of 3,438
square feet. The plaza area includes barrier-free pedestrian access to the building entry
from the public right-of-way (Bronson Way N). The plaza hardscape bordering the ROW
sidewalk is approximately 25 feet wide, while the entire plaza area including landscape
planting is approximately 104 feet wide. The project would require 57.45 lineal feet of
seating area ((1,490 square feet/ 60 square feet) x 3 lineal feet) in the plaza area. The
applicant is proposing 58.5 linear feet of benches which exceeds the minimum seating
area requirement. As previously discussed under FOF 19, Design District Review:
Building Entries, a special brick paver would be used at the main entrance of the building
to welcome pedestrians into the building and mark the entrance walk as unique. No
outdoor storage is proposed within the pedestrian-oriented space.
According to the applicant, lighting for the project is being carefully and thoughtfully
designed to conform to the City of Renton exterior lighting standards. Photometric
calculations would be employed to ensure that glare and light spill are not present with
this project. As discussed within the Environmental Review Report (Exhibit 1), all lighting
proposed for the project would be consistent with applicable lighting regulations,
including house-side shields (where appropriate) to maintain zero light spill onto
adjoining properties. Therefore, staff recommends as a condition of approval, the
applicant shall submit a detailed plaza plan that provides at least four (4) foot candles
on the ground, minimum seating areas, and other applicable pedestrian-oriented
spaces. The plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to construction permit issuance.
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Dr S/108th Ave SE and SE 176th.
b. Bronson Area: Intersections with Bronson Way N at:
i. Factory Ave N/Houser Way S;
ii. Garden Ave N; and
iii. Park Ave N and N First St.
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Staff Comment: As previously discussed, the applicant is proposing a public plaza at the
intersection of Bronson Way N at Garden Ave N.
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: The applicant is proposing a plaza hardscape area of 1,490 square feet
with a minimum diameter of 33 feet from the back of the public sidewalk along Bronson
Way N.
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
Staff Comment: The public plaza would be landscaped consistent with RMC 4-4-070,
including four (4) oshio bene Japanese maple tree in planters, concrete/steel/wood
benches, a water feature, specialty paving, special brick pavers, ornamental lighting,
and 1,948 square feet of accessory landscaping.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human-
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human-scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: The applicant is proposing to reuse the existing building as the lower
level of CITC Headquarters. As a result, lower level articulation would not be possible.
The applicant is proposing material articulation with alternating planes of solid metal
siding and planes of glazing. The upper level incorporates deeper modulations at
multiple locations at intervals of no more than 40-foot intervals with depths of
approximately 13’-6”. Modulations on the building façades, as shown on the
architectural building elevations, provide vertical roof step-up and step-downs between
the top of the parapet and the top of the roof monitor (Exhibit 21).
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: Horizontal modulations shown on the floor plans and elevation plans
exceed these minimum requirements as allowed under current site conditions (Exhibits
21 and 22).
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Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: As mentioned previously, the façades provide a number of modulations
and articulation along the building. A fountain would be provided at the entrance as a
special feature.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The applicant has proposed human-scale elements including sunshade/
canopy at entry, landscape features, vegetated wall systems, large curtain walls, glazed
garage doors, and varied material patterns surrounding site design. Window patterns
vary based on interior layout, but all facades feature variations in window type and size.
Architectural detailing elements including entrance detailing/weather protection and
contrasting materials to bring the proposal into compliance with the intent of this
standard to create human-scale character in the pedestrian environment.
Compliant if
condition of
approval is
met
Standard: On any façade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: Façades along streets (Bronson Way N, Garden Ave N and N 2nd St)
have at least 50 percent (50%) glazing between 4 feet and 8 feet above ground. All glass
on the project would be clear vision glass with the exception of some glass spandrel
panels at floor locations. Per the east building elevation (alley facing elevation) the
applicant is only proposing about 20 percent (20%) glazing between 4 feet and 8 feet
above ground. Staff is supportive of less glazing between 4 feet and 8 feet above
ground, along the east elevation facing the public alley, provided the applicant wraps
the southeast corner of the building with similar materials used at the southwest corner
of the building. Therefore, staff recommends as a condition of approval, the applicant
submit a revised east elevation that provides at least 50 percent transparent windows
and/or doors within the ground floor facade that is between 4 feet and 8 feet above
ground or another design element approved by the Current Planning Project Manager
that meets the intent of the guideline. The revised east elevation plan shall be submitted
for review and approval by the Current Planning Project Manager prior to building
permit approval.
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
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energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Glazing on upper floors is proposed to be clear and sunshading devices
are integrated at the south façade and around the southwest corner to provide shade
and articulation. The sunshading devices would begin above eight feet (8’), so
pedestrians would still be able to see in and out of the glazing provided.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
N/A Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted, dark, or reflective glass is proposed.
Meets the
intent of the
guideline and
compliant if
condition of
approval is
met
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building façades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: Blank walls, as defined and outlined above, do occur around the ground
level of the building. The architect intentionally designed the ground level to provide
large vertical ribbons of glass separated by vertical ribbons of solid wall. The three sides
of the building fronting pedestrian walkways have significant quantities of full height
glass (6,109 square feet of glazing and 6,799 square feet of solid walls; over 47%
glazing). According to the applicant, this is significantly more than what the average
office building with typical punched windows would incorporate on the ground level.
Staff supports the applicants cladding selections of the building and the special detailing
proposed meets the intent of this standard. In addition, see recommended condition of
approval above in Ground-Level Details.
Meets the
intent of the
guideline
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
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Staff Comment: Since the existing structure is being re-used, there are only certain areas
that have space outside of the building to incorporate landscaping and/or climbing
vines, meeting the strict standard is not practical. The building façade facing Bronson
Way N incorporates approximately 61’-6” of landscaping frontage, while the façade
facing on N 2nd St incorporates 83 linear feet of adjacent landscaping (61 feet of which
would incorporate a full height planted wall with climbing vines incorporated), which
would meet the intent of the guideline of this standard. For more information, see
recommended condition of approval above in Ground-Level Details.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs; or
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The elevation plan provides extended parapets and sections of curtain
wall above the roof to become guardrails. In addition, the project includes three (3) roof
monitors above interior atrium spaces which are wrapped in glass and would bring
natural light into the interior during the day and would appear as interior lit beacons at
night. The second level also incorporates four (4) roof decks with landscaping planed as
screening at the west edge of two of the four rooftop decks. All rooftop mechanical
equipment would be screened by perforated corrugated metal panels, and this
mechanical penthouse is setback significantly from the lower level roof edge. The
increased setback would obscure the lower portions of the mechanical room and other
portions of the second level from pedestrian view on the street. These treatments
provide varied roof profiles consistent with intent and guidelines.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
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Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: All exterior materials fall within a similar color and material palette and
include consistent detailing.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The primary exterior materials are horizontal metal panels with 2”
reveals, vertical corrugated metal panels, high quality curtain wall glazing, overhead
aluminum and glass sectional garage doors (Exhibit 23).
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See other comments under the Building Materials section.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: According to the applicant, all exterior materials were selected for their
quality, durability, and visual interest. The interplay of shadows, natural light and
layering has been utilized consistently throughout the exterior design, with the
undulating metal panels and reveals as well as through the incorporation of a large
steel sunshade structure installed outboard of the curtain wall at Bronson Way N and
around the southwest corner. The interior of the building would be highly visible from
the exterior and includes visible structural steel “braced frames”, glulam beams (both
existing and new), wood tongued and grooved (T&G) decking and exposed concrete
floor slabs.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The building contains material variations such as the use of metal,
aluminum, wood, and glass.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
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Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: According to the applicant, the proposed exterior lighting for this
project would consists of the following:
a. Building mounted lighting aimed to accent architectural features.
b. Building mounted recessed lighting to illuminate egress entry/exits and egress
pathways.
c. Accent lighting within architectural features of the entry plaza including curved
feature walls and a central fountain.
d. Ground mounted low-level lighting to illuminate entry plaza egress path.
e. Ground mounted aimable accent lighting to highlight landscape elements.
f. Pole mounted lighting to provide general illumination to parking and circulation
areas.
Onsite lighting would include interior and exterior building lighting, accent lighting, pole
mounted lighting, and parking area lighting (Exhibit 9). A detailed lighting plan was not
submitted identifying compliance with these standards, as such staff recommends a
condition of approval that the applicant be required to provide a 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, unless alternative pedestrian-scale lighting has
been approved administratively or is specifically listed as exempt from provisions
located in RMC 4-4-075 Lighting, Exterior On-Site. The lighting plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to civil construction
permit approval. The proposal would satisfy this standard, if this condition of approval
was complied with.
Additionally, the proposed interior lighting for the building would be visible from the
surrounding area and is intended to highlight interior architectural features, provide a
warm glow to the interior views of the building, and act as a subtle welcoming presence.
Lighting that is visible to the project surroundings would be scheduled for the open
hours of the building with light levels being reduced to minimum levels needed for
neighborhood safety during the un-occupied hours of the building.
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See comments above under the Lighting section.
Standard: Down-lighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian-scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See comments above under the Lighting section.
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20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with (please delete those critical areas that are not located on or near the project
site):
Compliance Critical Areas Analysis
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The City’s COR mapping database identifies the property to be within a
High Seismic Hazard Area. The applicant submitted a geotechnical report (Exhibit 11)
prepared by Geotech Consultants, Inc. with the project application. The report identified
sub-surface soil conditions consist of approximately 8-10 feet of loose to medium-dense
(mostly loose) sandy silt and un-engineered fill, underlain by native sand and gravel
soils to a depth of 52 feet. Potential for liquefaction was analyzed and determined that
the estimated amount of liquefaction-induced settlement ranges from about 1 to 2.5
inches of ground settlement during an earthquake. The report provided design
recommendations for the structural analysis to include a potential for up to
approximately 1.5 inches of differential settlement between building columns to
account for liquefaction settlement that could occur during a maximum considered
earthquake event. In addition, the geotechnical report provided design
recommendations for the building foundation to be either footings or driven pipe piles.
The geotechnical report demonstrates the proposal can be safely accommodated on
the site and identified no impacts to other properties or critical areas.
Building code standards contain compliance measures and design requirements for
sites with potential seismic hazard conditions, which include the adherence to
recommendations from geotechnical reports. For purposes of the Site Plan Review, no
further conditions are recommended.
Wellhead Protection Areas:
Staff Comment: The City’s COR mapping database identifies the property to be within
the Downtown Wellhead Protect Area Zone 1. Areas within the Zone 1 designation are
lands situated between a well or wellfield owned by the City and the 365-day
groundwater travel time contour. No hazardous material storage, handling, treating,
use, or production is anticipated with the proposed elementary school. The applicant
has indicated that approximately 288 cubic yards of material would be cut onsite due
to the proposed placement of new concrete foundations (Exhibit 30). If the applicant
decides fill is necessary to complete the project, the applicant would be required to
submit a source statement certified by a professional engineer or geologist licensed in
the State of Washington meeting the requirements of RMC 4-4-060.N.4 or provide
documentation that fill would be obtained from a Washington State Department of
Transportation (WSDOT) approved source as allowed by RMC 4-4-060.N.4.g. If
necessary, the source statement or WSDOT documentation would be submitted to and
approved by the Current Planning Project Manager and the Building Department prior
to building permit approval.
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21. Site Plan Review Analysis: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the
CA and R-10 zones when it is not exempt from Environmental (SEPA) Review. For Master Plan applications
compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing
would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance
with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements
intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
Conditions of
Approval are
Met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan
Compliance.
Compliant if
Conditions of
Approval are
Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance.
Compliant if
Conditions of
Approval are
Met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 19, Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
Compliant if
Conditions of
Approval are
Met
See FOF 19
Design District
Review
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 19, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The site provides vehicle and pedestrian access via Bronson Way N,
Garden Ave N, N 2nd St, Meadow Ave N, and the public alley. Access improvements
would be completed within the city block.
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.
Staff Comment: See FOF 18, Zoning Development Standard Compliance: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposed development would include a public plaza at the
northeast intersection of Bronson Way N and Garden Ave N. The proposed building and
other site improvements are not anticipated to interrupt any visual accessibility to
attractive natural features for neighboring properties.
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Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A detailed lighting plan was not provided with the application;
therefore, staff recommended that a lighting plan that adequately provides for public
safety without casting excessive glare on adjacent properties (see lighting discussion
under FOF 19, Design District Review: Lighting).
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed building improvements would be completed within a
smaller portion of the existing building footprint. The mostly vacant parcels, the parcels
located to the east of the existing building or public alley, would be converted to surface
parking, landscaping, refuse and recycling structure, and an electrical transformer and
outdoor student break area structure. The building improvements and incorporated
landscape improvements would result in privacy and noise reduction over the current
use of the site.
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.
Staff Comment: The proposed building addition would reduce the footprint of the
existing structure and would add one additional level to the building. The maximum
building height permitted in the CA zone is 50 feet. The top of the roof monitor would
be 43’-0 ½” (43.04’) above average grade. Due to the proposed location of the building
and topography (Exhibit 5), it is not anticipated that the scale of the proposed building
would adversely impact the view or sunlight currently available to adjacent or abutting
properties (Exhibit 21). The scale of the structures would be compatible with the CA zone
building height requirements and other structures located in the City Center Community
Planning Area.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The applicant is proposing to cut approximately 288 cubic yards of
material due to the proposed placement of new concrete foundations. The site is
relatively flat with no significant landscaping. See also FOF 17, Zoning Development
Standard Compliance: Landscaping.
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;
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(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030.
Staff Comment: The proposed drive aisles and new parking areas would add
approximately 18,627 square feet of impervious area to the parcel. The site plan design
would break up parking areas with perimeter and interior landscaping and direct
stormwater flows to a 175-foot long bio-retention planter between the parking lot and
public alley. Required and enhanced landscaping surrounds the entire surface parking
area. Trees would be provided for stormwater uptake. Parking lot construction shall be
in accordance with RMC 4-4-080.G.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 18, Zoning Development Standard Compliance: Landscaping.
Compliant if
Conditions of
Approval are
Met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The site design provides access points to the surface parking lot from a
residential access road (N 2nd St) or the public alley, rather than directly onto the
principal arterial access street (Bronson Way N). The ingress and egress points on the
site have been consolidated within the city block.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The applicant is proposing access and circulation improvements over
existing conditions to promote safety and efficiency. The applicant has provided internal
pedestrian circulation pathways from the public sidewalks to the building and surface
parking lot. Vehicle aisle ways and parking spaces meet minimum standard parking stall
size requirements. In addition, the site plan includes arrow markings to identify direction
of access and travel direction to and from the site. As previously discussed, all internal
circulation directional signage and pavement markings would be reviewed prior to civil
construction permit approval.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The applicant’s site plan did not identify a separate loading and delivery
area from the parking and pedestrian areas. Since no loading and unloading was
formally identified within the site plan, staff assumes the loading and delivery areas
would occur as a dual-purpose parking space, within the building, or from one of the
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surrounding public streets/alley. If applicable, all loading and delivery areas would be
reviewed prior to civil construction permit approval.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: King County Metro provides public bus transportation from Renton
Transit Center. The closest bus stop is located at Bronson Way N & Park Ave N. See also
FOF 18, Zoning Development Standard Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposed project includes safe and attractive pedestrian
connections throughout the site, provided the applicant reduces the pedestrian
connection from the surface parking lot, across the bio-retention planter, to the parking
lot pathway to no more than 75 to 100 linear feet between connections. See FOF 19,
Design District Review for more information.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the occupants
/users of the site.
Staff Comment: See FOF 19, Design District Review: Recreation Areas and Common
Open Space.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access to shorelines requirement is not applicable to the
proposal.
N/A j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Compliant if
Conditions of
Approval are
Met
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. The fire impact fee would be based on the rate of $0.72 per
square foot of education space. This fee is paid at time of building permit issuance. Fees
quoted reflect the fees applicable in the year 2019 only and fees assessed would be
based on the fee that is current at the time of the permit application or issuance, as
applicable to the permit type. See also Advisory Notes (Exhibit 35).
Water and Sewer.
Staff Comment: Water service is provided by City of Renton. The project is within the
City of Renton’s water service area in the Valley 196-hydraulic zone. There is an existing
6-inch City water main located in Garden Avenue N (see Water Plan W-1156) that can
deliver a maximum total flow capacity of 1,400 gallons per minute (gpm). There is an
existing 8-inch water main located in Bronson Way N that can deliver a maximum flow
capacity of 2,500 gpm. In order to provide the fire flow demand of 2,500 gpm along
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Garden Ave N, the applicant would need to install approximately 400 feet of 12-inch
water main in Garden Ave N from Bronson Way N to N 2nd St. The applicant has
submitted as part of the land use application, a preliminary civil plan prepared by Dubin
Environmental and HL Engineering showing the 12-inch water main extension in Garden
Ave N from Bronson Way N to N 2nd St.
The applicant would be required to provide a minimum of three (3) fire hydrants, water
meters and fire sprinkler service line. Final plans shall be submitted to the City for review
and approval for the application of the civil and utility construction permit.
The development is subject to applicable water system development charges (SDC’s)
and meter installation fees based on the number and size of the meters for domestic
uses and for fire sprinkler use. The development is also subject to fees for water
connections, cut and caps, and purity tests. Fees that are current would be charged at
the time of construction permit issuance.
Wastewater service is provided by the City of Renton. There is an 8-inch gravity
wastewater main located in the alley off N 2nd St. If the building requires foundation
work or other stabilization measures around the building to support the second level
the developer shall include an analysis to make sure the sewer adjacent to the building
would not be adversely affected. All new sewer stubs shall be a minimum of 6” and shall
run at a slope of at least 2% to the main. A grease trap/interceptor is required for any
commercial kitchen. Any underground parking floor drains and/or catch basins would
need to connect to the sewer system.
The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size of the new domestic water to serve the project. The
current sewer fee for a 1-inch meter install is $3,100.00 per meter. Compliance review
with sewer construction standards would occur with the utility permit.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report (TIR), prepared
by Dubin Environmental, dated September 16, 2019 (Exhibit 10) with the project
application. The TIR provides the technical information and design analysis required for
developing the Stormwater Drainage and Temporary Erosion and Sedimentation
Control (TESC) Plans for the project and the stormwater design for the project was based
on the requirements set forth by the 2017 City of Renton Surface Water Design Manual
(2017 RSWDM). Based on the City’s flow control map, the site falls within the Peak Rate
Flow Control Standard (Matching Existing Site Conditions). The site falls within the
Lower Cedar River Drainage Basin. This project is located within the City of Renton
Aquifer Protection Area zone 1. Within this zone, open facilities (such as bioretention),
open conveyance systems, and on-site BMPs that rely on infiltration are prohibited.
Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required
in the RSWM. This limits the available best management practices (BMPs) for
stormwater control. The applicant must propose a closed water quality treatment
system, with Guld Approval from Washington State Department of Ecology, at the time
of Civil Construction Permit Application.
The final drainage plan and drainage report would be submitted with the civil
construction permit application. It is anticipated that the requirements set forth by the
2017 City of Renton Surface Water Design Manual (2017 RSWDM) would be sufficient
to mitigate stormwater impacts generated by the proposed development.
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The 2019 Surface water system development fee is $0.72 per square foot of new
impervious surface, but no less than $1,800.00. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
Transportation.
Staff Comment: A Traffic Analysis, prepared by Gibson Traffic Consultants, Inc., dated
June 15, 2018 (Exhibit 29), was submitted with the project application. The submitted
report indicated that the CITC site is not anticipating to generate any new daily AM
peak-hour or PM peak-hour trips. The proposed redevelopment project would replace
the 32,951 square foot automobile parts and service center that is currently on the site.
The trip generation shows that the CITC development is anticipated to generate a
reduction of approximately 310 net new average weekday daily trips. During the
weekday AM peak hour, the project would generate a reduction of approximately 43
net new trips (-29 inbound and -14 outbound). During the weekday PM peak hour, the
project would generate a reduction of approximately 52 net new trips (-12 inbound and
-40 outbound).
The applicant is requesting a modification from street frontage improvements to reduce
the width of the landscape strip on Garden Ave N and revise the width of right-of-way
dedication along Bronson Way N (Exhibit 34). Given that the existing building is
proposed to remain, there would be no opportunity to provide right-of-way dedication
to the City that would allow for a standard landscape strip width on Garden Ave N.
Therefore, the applicant is proposing a cross section that would consist of a one-half
foot (0.5’) vertical curb, a seven and one-half foot (7.5’) landscape strip with a variable
slope from one and one-half percent (1.5%) to less than 13 percent (13%), and a five-
foot (5’) wide ADA compliant sidewalk. On Bronson Way N, the existing face of curb and
existing property lines are not concentric, in order to hold the existing curb line, the
applicant would be require a variable width dedication along Bronson Way N (Exhibit
35).
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D, which
is based upon a test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, and future payment of any applicable
Transportation Impact Fees (Exhibit 33).
The proposed project would be responsible for the payment of applicable
Transportation Impact Fees at the time of Building Permit issuance.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
22. Conditional Use Analysis: Pursuant to RMC 4-2-060.E, a trade or vocational school requires a Hearing
Examiner Conditional Use Permit in the CA zone. The proposal is compliant with the following conditional
use criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested
Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
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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: See FOF 17 for Comprehensive Plan Compliance and FOF 18, Zoning
Development Standard Compliance for more information.
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: CITC provides a 4-year vocational training program in a variety of
construction industry trades for people interested in pursuing a non-union construction
career. The caliber and level of CITC’s programs make them synonymous with a 4-year
college, which is permitted in the CA zone. Currently, there are no similar types of
facilities in the immediate vicinity, although there is a Union training facility (UA Local
32) approximately 3 miles from the CITC site, and Renton Technical College is
approximately 1.5 miles away. CITC feels that the proposed location would be the ideal
site for their new headquarters and would serve as the perfect hub for a wide variety of
their current and future students whom would travel to the campus from the greater
Seattle metropolitan area (Exhibit 38). Considering CITC provides a unique education
facility different from others located in the City, the subject use would not result in an
overconcentration of this partial use within the City or the immediate area.
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 adjacent properties consist of a strip mall, multi-family apartment
building, single family residential, and a convenience store. The proposed CITC Campus
Headquarters would improve the property through significant building renovations and
addition, sidewalk replacement, landscaping improvements, utility undergrounding and
retrofits, and a new public plaza (Exhibit 12). The proposed site improvements and CITC
use is not anticipated to result in substantial or undue adverse effects on adjacent
properties.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The proposed trade school is compatible with the scale and character
of the neighborhood. The building main presence is located along Bronson Way N or the
commercial side of the subject property. The buildings’ roofline steps up and down and
second-story setbacks along Garden Ave N and N 2nd St which reduces the buildings
overall scale and bulk as it transitions toward the surrounding neighborhood.
Furthermore the placement of the accessory parking, landscaping, and student break
area are compatible with the Residential-10 (R-10) zone and the anticipated scale of
development for that portion of the site.
Compliant if
Conditions of
Approval are
Met
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: Adequate parking is provided. The applicant’s transportation analysis
by Gibson Traffic Engineers identifies a peak demand of 24 parking spaces to meet the
demands of CITC on this particular site. The proposal would provide 60 parking spaces
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onsite and new on-street parking along Meadow Ave N and Garden Ave N. See FOF 18,
Zoning Development Standard Compliance: Parking for more information.
Compliant if
Conditions of
Approval are
Met
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: Safe movement for vehicles and pedestrians would be provided. As part
of the project, the applicant would construct frontage improvements and pedestrian
enhancements. The southwest corner of the site, which currently comes to a point, is
planned to be rounded off, making the corner radius larger for easier turning
movements from Bronson Way N to Garden Ave N. The interior alley would be marked
as one-way with ingress from N 2nd St and egress to Bronson Way N. If ingress were
allowed from Bronson Way N, staff would expect vehicular traffic impacts to occur on
Bronson Way N. The pubic alley would also provide an entrance and exist to CITC’s
building and CITC’s surface parking lot. The proposed site improvements as provided
and conditioned throughout this staff report would result in safe movements for both
vehicles and pedestrians and are not anticipated to result in effects on the surrounding
area.
Compliant if
Conditions of
Approval are
Met
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: There would be short-term construction activity-related noise impacts
that would primarily result from the preparation of the building site and improvements
made to the existing building. In addition, there would be long-term noise associated
with the operation of the trade school. The applicant has stated minimal noise impacts
would be generated at the CITC campus, and all of the lab and classroom education
noise would be contained within the building. The existing CMU shell would be wrapped
in rigid insulation as well as glazing with a high Sound Transmission Class (STC) rating
to mitigate any noise that is generated in the hands-on training labs.
According to the applicant, both interior and exterior lighting design is intended to
minimize glare, eliminate light spill onto neighboring properties. Lighting that is visible
to the project surroundings would be scheduled for the open hours of the building with
light levels being reduced to minimum levels needed for neighborhood safety during the
un-occupied hours of the building. According to the project architect, interior and
exterior lighting would also be enabled with dimming control for specific area light level
adjustability. Photometric calculations would be employed to ensure that glare and
light spill are not present with this project. As mentioned previously in FOF 19, Design
District Review: Lighting, staff has recommended as a condition of approval a lighting
plan be submitted for review with the building permit application (Exhibit 1). Standards
for design review and compliance with exterior lighting standards would be reviewed
with the building permit submittal.
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 is proposing ROW landscaping, perimeter landscaping,
buffer landscaping, and interior parking lot landscaping as part of the project
improvements. The landscaping includes a planted wall incorporated into the building
design along the northern façade to soften the appearance of the building for the
neighboring single family residential properties across the street on N 2nd St.
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Additionally landscaping is provided within the interior of the surface parking area via
a bio-retention planter and plaza landscaping in front of the building entrance (Exhibit
6). See FOF 18, Zoning Development Standard Compliance: Landscaping.
23. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250.D, the applicant is
requesting an Administrative Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public
Streets and Alleys for Bronson Way N, a Principal Arterial Access Street, and Garden Ave N, a Residential
Access Street (Exhibit 34). In-lieu of providing the code required improvement as noted under FOF 21, Site
Plan Review Analysis: Transportation, the applicant is proposing to:
Maintain the existing curb location and revise the dedication requirement of six and one-half feet
(6.5’) along the Bronson Way N frontage and allow a variable dedication, pending field survey.
Install a pavement width of 26 feet (13 feet from centerline), a one-half foot (0.5’) wide curb, seven
and one-half foot (7.5’) wide landscape strip with a higher landscaped parkway cross slope, a five-
foot (5’) wide sidewalk, street trees and storm drainage improvements along the Garden Ave N
frontage.
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: Bronson Way N: The applicant contends that the existing Bronson Way
N street centerline and ROW lines between Meadow Ave N on the east side of the
project and Garden Ave N on the west side of the project are not concentric and vary in
width of total ROW. As a result, a variable width dedication along Bronson Way N is
required and would meet the objectives of the City by providing an eight-foot (8’) wide
landscape strip behind the existing curb, an eight-foot (8’) wide sidewalk, and a one
and one-half foot (1.5’) wide clearance between the back of new sidewalk and the
proposed ROW dedication.
Garden Ave N: The applicant contends that since the existing building would remain,
there is no opportunity to dedicate ROW to accommodate the required street section.
The applicant proposes to reduce the landscape strip from eight feet (8’) to seven and
one-half feet (7.5’) to locate the improvements within the existing ROW.
The Community Design Element has applicable policies listed under a separate section
labeled Promoting a Safe, Healthy, and Attractive Community. These policies address
walkable neighborhoods, safety, and shared uses. The intent of the policies are to
promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modifications are consistent with these policy
guidelines. See also FOF 17, Comprehensive Plan Compliance.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Analysis: Bronson Way N: The modified principal arterial street standard has a
variable ROW width. The existing paved roadway width is 58 feet, consisting of five (5)
11-foot wide travel lanes with a one-half foot (0.5’) wide curb on both sides. Beyond
the existing curb line the street section shall include, an eight-foot (8’) wide planter and
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an eight-foot (8’) wide sidewalk with a one and one-half foot (1.5’) clear zone at back
of sidewalk, along north side of the roadway. The ROW dedication would vary from the
existing ROW along Bronson Way N.
Garden Ave N: The modified residential street standard has a 60-foot ROW width. The
proposed paved roadway width is 26 feet (13 feet from centerline), consisting of two
(2) 10-foot wide travel lanes and a six-foot (6’) parking lane with a one-half foot (0.5’)
wide curb on both sides. Beyond the proposed curb line, the street section shall include
a seven and one-half foot (7.5’) wide planter and a five-foot (5’) wide sidewalk, along
east side of the roadway. No ROW dedication would be required.
The City’s Public Works Transportation and Community and Economic Development
sections have reviewed the existing site conditions along Bronson Way N and Garden
Ave N as well as the surrounding area, and recommend approval of the modification
given the existing street section meets the transportation needs for connectivity,
pedestrian access, and separation between vehicular and pedestrian movements. As
currently developed, the street meets the objectives of safety, function, and appearance
as intended by the code.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘b’.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
24. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: See FOF 21, Site Plan Review Analysis: Police and Fire.
Schools: CITC Headquarters would not add new students to the Renton School District.
Parks: No park impact fees would be required for CITC Headquarters.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: See FOF 21, Site Plan Review Analysis: Drainage.
Water: See FOF 21, Site Plan Review Analysis: Water and Sewer.
Sanitary Sewer: See FOF 21, Site Plan Review Analysis: Water and Sewer.
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 41 of 42
SR_HEX_Report_CITC_191119_v1
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) and Residential High Density (HD)
Comprehensive Plan designations and complies with the goals and policies established with these
designations if all conditions of approval are met, see FOF 17.
2. The subject site is located in the Commercial Arterial (CA) and Residential-10 (R-10) zoning designations
and complies with the zoning and development standards established with these designations provided
the applicant complies with City Code and conditions of approval, see FOF 18.
3. The proposed site plan complies with the Design District D overlay regulations provided the applicant
complies with City Code and conditions of approval, see FOF 19.
4. The proposed site plan complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 20.
5. The proposed site plan complies with the Site Plan Review standards as established by City Code provided
all advisory notes and conditions are complied with, see FOF 21.
6. The proposed site plan complies with the Conditional Use Permit criteria as established by City Code
provided all advisory notes and conditions are complied with, see FOF 22.
7. The proposed site plan complies with the Street Modification standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein, see
FOF 23.
8. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 24.
9. Key features, which are integral to this project include repurposing the existing building, providing a
second story building setback from Garden Ave N and N 2nd St in order to reduce the bulk and scale of
the large building and not block availability to natural light for adjacent sites, a large expanse of curtain
wall glazing, a highly visible primary entrance, and a public plaza.
J. RECOMMENDATION:
Staff recommends approval of the CITC Headquarters, File No. LUA19-000214, SA-H, CU-H, ECF, MOD, as
depicted in the Site Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of No n-
Significance Mitigated, dated October 14, 2019.
2. The applicant, Construction Industry Training Council (CITC), shall complete a lot line adjustment to
combine abutting lots in the Commercial Arterial (CA) zone and amend the location of the alley to ensure
all buildings are located on private property. The lot line adjustment instrument shall be recorded prior
to building permit issuance.
3. The applicant shall provide a parking cross access easement and maintenance easement for review and
approval by the Current Planning Project Manager prior to Temporary Certificate of Occupancy of the
building.
4. The temporary Cell On Wheels (COW) shall be removed from the site prior to Final Occupancy of the
building.
5. The applicant shall submit a public plaza detail with the final landscape plan for review and approval by
the Current Planning Project Manager prior to issuance of the construction permits.
City of Renton Department of Community & Economic Development
CITC Headquarters
Staff Report to the Hearing Examiner
LUA19-000214, SA-H, CU-H, ECF, MOD
Report of November 19, 2019 Page 42 of 42
SR_HEX_Report_CITC_191119_v1
6. The applicant shall provide a revised refuse and recycling enclosure plan that provides a detail cut-sheet
of the sliding door functions. The plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit approval.
7. The applicant shall provide a refuse and recycling enclosure screen material plan that is consistent with
the primary building to the Current Planning Project Manager at the time of building permit application
for review and approval prior to building permit issuance.
8. The applicant shall provide a minimum of three (3) feet of landscaping on the east side of the refuse and
recycling enclosure or another design alternative that meets the intent of the service element location
and design guideline. The proposed screening plan shall be provided with the building permit application
for review and approval by the Current Planning Project Manager.
9. The applicant shall provide a revised site plan that provides pedestrian connections through the bio-
retention planter at no more than 75 to 100 linear foot of separation distance. The revised site plan shall
be submitted to, and approved by, the Current Planning Project Manager prior to civil construction permit
approval.
10. The public plaza shall be permanently maintained by the property owner. In the event that such facilities
are not maintained in a responsible manner, as determined by the City, the City shall have the right to
provide for the maintenance thereof and bill the owner. Such bill, if unpaid, shall become a lien against
individual property.
11. The applicant shall submit a detailed plaza plan that provides at least four (4) foot candles on the ground,
minimum seating areas, and other applicable pedestrian-oriented spaces. The plan shall be submitted to,
and approved by, the Current Planning Project Manager prior to construction permit issuance.
12. The applicant shall submit a revised east elevation that provides at least 50 percent transparent windows
and/or doors within the ground floor facade that is between 4 feet and 8 feet above ground or another
design element approved by the Current Planning Project Manager that meets the intent of the guideline.
The revised east elevation plan shall be submitted for review and approval by the Current Planning Project
Manager prior to building permit approval.
13. The applicant shall be required to provide a 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, unless alternative pedestrian-scale lighting
has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075 Lighting, Exterior On-Site. The lighting plan shall be submitted to, and approved by, the Current
Planning Project Manager prior to civil construction permit approval.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
CITC Headquarters
Land Use File Number:
LUA19-000214, SA-H, CU-H, ECF, MOD
Date of Hearing
November 19, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Tim Rhodes or Josh Meharry
Rhodes Architecture + Light
4218 SW Alaska St, Ste G,
Seattle, WA 98116
Project Location
1300 Bronson Way N,
Renton, WA 98057
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-35: As shown in the Environmental Review Committee (ERC) Report
Exhibit 36: Staff Report to the Hearing Examiner
Exhibit 37: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 38: Conditional Use Permit Justification
Enclosure
cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region
Boyd Powers, Department of Natural Resources Larry Fisher, WDFW
Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office
Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers
Stephanie Jolivette, Office of Archaeology & Historic Preservation Washington State Department of Ecology
October 18, 2019
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed
by the Environmental Review Committee (ERC) on October 14, 2019:
SEPA DETERMINATION: Determination of Non-Significance - Mitigated (DNS-M)
PROJECT NAME: CITC Headquarters
PROJECT NUMBER: LUA19-000214, SA-H, CU-H, ECF, MOD
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on
November 1, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and
information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510.
Please refer to the enclosed Notice of Environmental Determination for complete details. If you have
questions, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNSM: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
October 18, 2019
PROJECT NAME/NUMBER: PR19-000382 CITC Headquarters / LUA19-
000214, SA-H, CU-H, ECF, MOD
PROJECT LOCATION: 1300 Bronson Way N, 111 Meadow Ave N, 125
Meadow Ave N (APNs 1352300045, 1352300050,
1352300025, 1352300060, 1352300071,
1352300005)
APPLICANT/PROJECT CONTACT PERSON: Josh Meharry, Rhodes Architecture + Light / 4218 SW Alaska St, Ste G,
Seattle, WA 98116 / josh@rhodesarchitecture.com
LOCATION WHERE APPLICATION MAY BE
REVIEWED:
Applicant documents are available online through the City of Renton
Document Center website. See also https://qrgo.page.link/7MWHw
PROJECT DESCRIPTION: The applicant, Construction Industry Training Council (CITC), is requesting
Hearing Examiner Site Plan Review, Conditional Use Permit, and Environmental (SEPA) Review, to reuse a majority of the
existing truck repair and parts depot building and add a partial second floor addition for CITC’s Headquarters and
Campus. The proposal would redevelop the existing building at 1300 Bronson Way N into a new two-story 49,763 square
feet facility. The 1.5-acre site includes six (6) contiguous parcels, four of which are zoned Commercial Arterial (CA) (APN’s
135230-0005, -0025, -0060, and -0071) are two (2) are zoned Residential-10 (R-10) (APN’s 135230-0045 and -0050).
Access to the development would be from N 2nd St, Garden Ave N, Bronson Way N, and an alley that bisects the project
from N 2nd St to Bronson Way N. The project would also include street frontage improvements, utility work, landscaping,
60 surface parking spaces, and a public plaza at the main entrance to the building. No critical areas or significant trees
are present on the project site. Construction is expected to begin in May 2020 and end by September 2021. The applicant
is also requesting a street modification to reduce the width of the landscape strip on Garden Ave N and revise the width
of right-of-way dedication along Bronson Way N.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 1, 2019,
together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057.
Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be
obtained from the Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: A public hearing is tentatively scheduled for November 19, 2019 at 12:00PM
before the Renton Hearing Examiner in Renton Council Chambers on the 7th floor of Renton City Hall, located at 1055
South Grady Way. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing.
NOTICE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: LUA19-000214, SA-H, CU-H, ECF, MOD
APPLICANT: Tim Rhodes or Josh Meharry, Rhodes Architecture + Light, 4218 SW Alaska St,
Ste G, Seattle, WA 98116
PROJECT NAME: CITC Headquarters
PROJECT DESCRIPTION: The applicant, Construction Industry Training Council (CITC), is requesting Hearing
Examiner Site Plan Review, Conditional Use Permit, and Environmental (SEPA) Review, to reuse a majority of the existing
truck repair and parts depot building and add a partial second floor addition for CITC’s Headquarters and Campus. The
proposal would redevelop the existing building at 1300 Bronson Way N into a new two -story 49,763 square feet facility.
The 1.5-acre site includes six (6) contiguous parcels, four of which are zoned Commercial Arterial (CA) (APN’s 135230-
0005, -0025, -0060, and -0071) are two (2) are zoned Residential-10 (R-10) (APN’s 135230-0045 and -0050). Access to the
development would be from N 2nd St, Garden Ave N, Bronson Way N, and an alley that bisects the project from N 2nd St
to Bronson Way N. The project would also include street frontage improvements, utility work, landscaping, 60 surface
parking spaces, and a public plaza at the main entrance. No critical areas or significant trees are present on the project
site. Construction is expected to begin in May 2020 and end by September 2021. The applicant is also requesting a street
modification to reduce the width of the landscape strip on Garden Ave N and revise the width of right-of-way dedication
along Bronson Way N.
PROJECT LOCATION: 1300 Bronson Way N, Renton, WA 98057
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not
act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 1, 2019.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: October 18, 2019
DATE OF DECISION: October 14, 2019
DocuSign Envelope ID: C0AF8AE0-C87E-47A5-B43B-0AFA06A2F9D1
10/15/2019 | 12:14 PM PDT 10/15/2019 | 12:09 PM PDT
10/15/2019 | 10:44 AM PDT 10/15/2019 | 4:02 PM PDT
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED
(DNS-M) MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: PR19-000382/LUA19-000214
APPLICANT: Tim Rhodes or Josh Meharry, Rhodes Architecture + Light, 4218 SW
Alaska St, Ste G, Seattle, WA 98116
PROJECT NAME: CITC Headquarters
PROJECT DESCRIPTION: The applicant, Construction Industry Training Council (CITC), is requesting
Hearing Examiner Site Plan Review, Conditional Use Permit, and Environmental (SEPA) Review, to reuse a majority
of the existing truck repair and parts depot building and add a partial second floor addition for CITC’s Headquarters
and Campus. The proposal would redevelop the existing building at 1300 Bronson Way N into a new two-story
49,763 square feet facility. The 1.5-acre site includes six (6) contiguous parcels, four of which are zoned
Commercial Arterial (CA) (APN’s 135230-0005, -0025, -0060, and -0071) are two (2) are zoned Residential-10 (R-
10) (APN’s 135230-0045 and -0050). Access to the development would be from N 2nd St, Garden Ave N, Bronson
Way N, and an alley that bisects the project from N 2nd St to Bronson Way N. The project would also include street
frontage improvements, utility work, landscaping, 60 surface parking spaces, and a public plaza at the main
entrance. No critical areas or significant trees are present on the project site. Construction is expected to begin in
May 2020 and end by September 2021. The applicant is also requesting a street modification to reduce the width
of the landscape strip on Garden Ave N and revise the width of right-of-way dedication along Bronson Way N.
PROJECT LOCATION: 1300 Bronson Way N, Renton, WA 98057
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Study, prepared by Geotech Consultants, Inc., dated April 26, 2019,
and future addenda.
2. The applicant shall provide a No Further Action (or equivalent) letter from the volunta ry
cleanup program of the Washington State Department of Ecology (DOE) confirming compliance
with the Model Toxics Control Act and any other applicable cleanup law prior to issuance of
Temporary or Final Certificate of Occupancy.
ADIVISORY NOTES:
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 actions.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000212
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: Clark H. Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial 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.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surfac e Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
Development Engineering:
(Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated October 11, 2019.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $0.72 per additional new square footage. This fee is paid
at time of building permit issuance.
Fire Code Related Comments:
1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants is required. One within 150-
feet and two within 300-feet of the building. Project shall meet maximum hydrant spacing of 300-feet
on center also. Hydrants are required within 50-feet of all fire department connections for sprinkler
systems. Existing hydrants may be counted toward the requirements as long as they meet current
code.
2. Approved fire sprinkler and fire alarm systems are required throughout the entire building both new
and existing. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is
required to be fully addressable and full detection is required. Separate plans and permits required by
the fire department.
3. Fire department apparatus access roadways are adequate as they exist.
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000212
4. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance if
the building exceeds 50,000 square feet. Testing shall verify both incoming and outgoing minimum
emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification
equipment in order to meet minimum coverage. Separate plans and permits are required for any
proposed amplification systems.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. No comments at this time.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@Rentonwa.gov)
1. See Attached Police Comments, received October 8, 2019.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 11, 2019
TO: Clark Close, Senior Planner
FROM: Jonathan Chavez, Plan Reviewer
SUBJECT: CITC Facility
1300 Bronson Way N
LUA19-000214
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by City
staff or made by the applicant.
I have reviewed the Land Use Application submittal for the CITC Facility project at parcel(s) 1352300005,
1352300025, 1352300071, 1352300060, 1352300050, and 1352300045. The applicant is proposing a
31,227 SF building with an adjacent 18,534 SF parking lot (open).
EXISTING CONDITIONS
The site is approximately 1.5 acres in size. The site includes an existing structure and parking lot.
Water Water service is provided by City of Renton. The project is within the City of Renton’s water service
area in the Valley 196-hydraulic zone. There is an existing 6-inch City water main located in Garden
Avenue N (see Water Plan W-1156) that can deliver a maximum total flow capacity of 1,400
gallons per minute (gpm). There is an existing 8-inch water main located in Bronson Way N that
can deliver a maximum flow capacity of 2,500 gpm. The site is located in Aquifer Protection Area,
Zone 1. There are existing water service(s) to the subject property:
o Three (3) 3/4-inch domestic water meter(s)
Sewer Wastewater service is provided by the City of Renton. There is an 8-inch gravity wastewater main
located in the alley off of N 2nd St (see Sewer Plan S-051314).
Storm There is an existing 8-inch storm water main located in N 2nd St (Record DWG – S-051314 and
Record DWG – S-051311). There is an existing 8-inch storm water main located in Garden Ave N
(Record DWG – R-244101). There is an existing 12-inch storm water main located in the alley off
of N 2nd ST (Record DWG – S-051314). There is an existing 10-inch storm water main located in
Bronson Way N (Record DWG – D-200303). There are two active type 1 stormwater catchbasin
located on the northwest side of the building (Record DWG – R-244101). There is one active
type 1 stormwater catchbasin located on Bronson Way N (Record DWG – D-100303).
CITC Facility – LUA19-000214
October 8, 2019
Page 2 of 7
Streets The proposed development fronts Bronson Way N along the south property line and is classified
as a Principal Arterial with 5 lanes. The existing right-of-way (ROW) width is approximately 90
feet. The proposed development fronts N 2nd St along the north property line and is classified as
a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. The proposed
development fronts Meadow Ave N along the east property line and is classified as a Residential
Access Road. Existing right-of-way (ROW) width is 60 feet. The proposed development fronts
Garden Ave N along the west property line and is classified as a Residential Access Road. Existing
right-of-way (ROW) width is 60 feet. The proposed development fronts a public alley along the
center of the project site. Existing right-of-way (ROW) width is 16 feet.
CODE REQUIREMENTS
WATER
Aquifer Protection Area Closure Permit is required
The existing facilities on the subject properties are located within Zone1 of the City’s Aquifer Protection
Area (APA). Per RMC chapter 4-9-015B2, a Closure Permit is required for facilities located in Zone 1 of
the City’s Aquifer Protection Area.
The Closure Permit is required when a facility owner subject to Zone 1 Aquifer Protection Regulations
will no longer store more than 20 gallons of hazardous materials on the premises and/or before the
facility is sold or otherwise transferred to a new owner.
The applicant has submitted to the City Water Utility department, an application for a closure permit
dated July 16, 2019 along with a Focused Site Characterization Report dated May 9, 2019, prepared by
GeoEngineers for the subject property at 1300 Bronson Way NE. The application for the closure permit
is approved by the Water Utility on July 25, 2019, provided the following conditions are met:
1. RMC 4-9-015F (2) (b) requires that Bryant Motors demonstrate to the satisfaction of the Water
Utility that the residual gasoline contamination in the southwest corner of the Property has
been cleaned up. The Proposed Approach to Address Contamination_06.04.19 prepared by
GeoEngineers is acceptable for the cleanup action. As the cleanup progresses, please provide a
status report to the Water Utility following each monitoring event and copies of all sample
results. Cleanup shall be considered to be complete when, according to the best available
scientific evidence, the risk of causing the city water supply to fail to meet Washington State
drinking water quality standards has been removed and the cleanup meets the Model Toxics
Control Act Cleanup Regulation (Chapter 173-340 WAC). A No Further Action opinion from the
Pollution Liability Insurance Agency (PLIA) will be accepted for facility closure.
2. RMC 4-9-015F (2) (e) requires that facility closure must be completed according to a timetable
determined by the Water Utility. The schedule provided in the Proposed Approach to Address
Contamination_06.04.19 for the initial phase of the cleanup action is acceptable. Please contact
the water Utility with a status report if the initial phase of the cleanup exceeds one year. In
addition, if the cleanup action continues past the initial phase, please inform the Water Utility
prior to conducting the proposed PetroFix™ remediation fluid injection.
Aquifer Protection Area Operating Permit is required for New Facility
CITC Facility – LUA19-000214
October 8, 2019
Page 3 of 7
The proposed development is within Zone 1 of the City’s Wellhead Protection Area. Per RMC- 4-9-015,
an “Operating Permit” is required for all new facilities in Zone 1 of the City’s Aquifer Protection Area
(APA) that handle and store hazardous materials.
Per RMC 4-3-050C, limits and restrictions on hazardous materials handled and stores in Zone 1 of the
APA are:
No more than 500 gallons of hazardous at the premises
No container larger than 5 gallons in size
No more than 150 gallons of hazardous materials in containers that are opened and handled on
the premises
Water Main Improvements required to meet fire flow demand of proposed development
The proposed development is within the City of Renton’s water service area and in the 196 hydraulic-
zone. There is an existing 6-inch water main in Garden Ave N that can deliver a maximum capacity of
1,400 gallons per minute (gpm) and an existing 8-inch water main in Bronson Way NE that can deliver
2,500 gpm. There is an existing ¾-inch water meter serving the existing building.
Based on the additional project information submitted by the applicant to Renton Regional Fire
Authority on April 20, 2019, after the initial pre-application meeting, Renton Regional Fire Authority has
determined that the revised preliminary fire flow demand for the proposed development is 2,500 per
minute (gpm) including the use of a fire sprinkler system and also that the project will be using a
combination of Type IV and Type VA building construction.
In order to provide the fire flow demand of 2,500 gpm along Garden Ave N, the applicant will need to
install approximately 400 feet of 12-inch water main in Garden Ave N from Bronson Ave N to N 2nd St.
The applicant has submitted as part of the land use application, a preliminary civil plan prepared by
Dubin Environmental and HL Engineering showing the 12-inch water main extension in Garden Ave N
from Bronson Way N to N 2nd St. Additional fire hydrants, water meters and fire sprinkler service line
will be required. Final plans shall be submitted to the City for review and approval for the application of
the civil and utility construction permit.
The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use.
The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees
can be found in the 2019 Development Fees Document on the City’s website. Fees that are current will
be charged at the time of construction permit issuance. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/20172018%20Fee%20Schedule.pdf
A redevelopment credit for water system development charge will apply if the existing meter is
abandoned.
SEWER
1. If the building requires foundation work or other stabilization measures around the building to
support the second level the developer shall include an analysis to make sure the sewer
adjacent to the building will not be adversely affected.
2. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main.
3. A grease trap/interceptor is required for any commercial kitchen.
4. Any underground parking floor drains and/or catch basins will need to connect to the sewer
system.
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5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. The current sewer
fee for a 1-inch meter install is $3,100.00 per meter.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design
Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the
Peak Rate Flow Control Standard (Matching Existing Site Conditions). The site falls within the
Lower Cedar River Drainage Basin. This project is located within the City of Renton Aquifer
Protection Area zone 1. Within this zone, open facilities (such as bioretention), open conveyance
systems, and on-site BMPs that rely on infiltration are prohibited. Refer to Figure 1.1.2.A – Flow
chart to determine the type of drainage review required in the RSWM.
2. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall
include the angle of slope, contours, compaction and retaining walls.
3. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced
retaining walls may be needed for the development. Retaining walls over 4-feet in height from
footing require a separate building permit. Walls cannot exceed 4-feet in height along property
frontages.
4. Maintenance access is required for any proposed stormwater tract and shall be designed and
installed in accordance with the City adopted SWDM.
5. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM
and shall account for the total upstream tributary area, assuming developed conditions for onsite
tributary areas and existing conditions for any offsite tributary areas.
6. If the new plus replaced pollution generating impervious surface (PGIS) exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. Any proposed
detention and/or water quality vault shall be designed in accordance with the RSWDM that is
current at the time of civil construction permit application. Separate structural plans will be
required to be submitted for review and approval under a separate building permit for the
detention and/or water quality vault.
a. Applicant is proposing a bioretention facility in the parking lot area to treat the new
plus replaced PGIS. Open facilities are not allowed in Aquifer Protection Area, Zone 1.
Applicant must propose a closed water quality treatment system, with Guld Approval,
at the time of Civil Construction Permit Application.
7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM.
A preliminary drainage plan, including the application of on-site BMPs, shall be included with the
land use application, as applicable to the project. The final drainage plan and drainage report must
be submitted with the utility construction permit application.
8. A Construction Stormwater Permit from Department of Ecology is required as clearing and
grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil
Permit issuance.
a. Applicant must have an active permit with the Department of Ecology prior to Civil
Permit issuance.
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9. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. The report should also include information concerning the soils, geology,
drainage patterns and vegetation present shall be presented in order to evaluate the drainage,
erosion control and slope stability for site development of the proposed plat. The applicant must
demonstrate the development will not result in soil erosion and sedimentation, landslide,
slippage, or excess surface water runoff.
a. A geotechnical report, dated April 26, 2019, completed by Geotech Consultants, Inc. for
the site has been provided. Erosion control measures will need to be in place prior to
starting grading activities on the site.
10. Erosion control measures to meet the City requirements shall be provided.
11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals are available online at the City of Renton website.
12. The 2019 Surface water system development fee is $0.72 per square foot of new impervious
surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit.
This fee is subject to change based on the calendar year the construction permit is issued.
TRANSPORTATION
1. Bronson Way N is a Principal Arterial with 5 lanes, the existing right-of-way (ROW) width is
approximately 90 feet. To meet the City’s complete street standards for Principal Arterial
streets, minimum ROW is 103 feet. Dedication of 6.5 feet of ROW fronting the site will be
required. Per City code 4-6-060, half street improvements shall include a pavement width of 66
feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street
trees and storm drainage improvements. Applicant will need to submit an application to the City
requesting a modification of the street frontage improvements as outlined in City code 4-9-
250C5d.
a. The applicant submitted a modification request as part of the land use
application to maintain the existing curb location and revise the dedication
requirement of 6.5 feet along the Bronson Way N frontage and allow a
variable dedication, pending field survey. Community and Economic
Development Staff in conjunction with Pubic Works Transportation staff
have reviewed the street modification request. Staff recommends approval
of the modification given that the existing face of curb and property line
along Bronson Way N is not concentric.
2. The proposed development fronts N 2nd St along the north property line and is classified as a
Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s
complete street standards for Residential Access streets, minimum ROW is 53 feet. Therefore no
ROW dedication will be required. Per City code 4-6-060, half street improvements shall be
required and must include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot
curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements.
3. The proposed development fronts Meadow Avenue N along the east property line and is
classified as a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the
City’s complete street standards for Residential Access streets, minimum ROW is 53 feet.
Therefore no ROW dedication will be required. Per City code 4-6-060, half street improvements
shall be required and must include a pavement width of 26 feet (13 feet from centerline), a 0.5-
foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements.
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4. The proposed development fronts Garden Ave N along the west property line and is classified as
a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s
complete street standards for Residential Access streets, minimum ROW is 53 feet. Therefore no
ROW dedication will be required. Per City code 4-6-060, half street improvements shall be
required and must include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot
curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements.
a. Garden Avenue N is designated as a bike route with a shared use path planned
along the east side of the street. Due to existing building and topographic
constraints, Transportation Division will be looking for alternate locations to
provide bicycle access on Garden Ave N fronting the proposed development site.
b. The applicant submitted a modification request as part of the land use
application to revise the half street frontage improvement requirement as
follows: install a pavement width of 26 feet (13 feet from centerline), a .5
foot curb, 7.5 foot landscape strip, a 5 foot sidewalk, street trees and storm
drainage improvements. Community and Economic Development Staff in
conjunction with Pubic Works Transportation staff have reviewed the street
modification request. Staff recommends approval of the waiver given that
the existing street section meets the transportation needs for connectivity,
pedestrian access, and separation between vehicular and pedestrian
movements.
5. The proposed development fronts a public alley along the center of the project site, from N 2nd St
to Bronson Way N. Existing right-of-way (ROW) width is 16 feet. Commercial Alley standards per
RMC 4-6-060 require a 16 foot paved width.
6. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
7. Street grades shall not exceed 15 percent.
8. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
9. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
10. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00
– 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from
the site and onsite traffic circulation. The study shall include trip generation and trip distribution
for the project for both AM and PM peak hours.
11. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
12. The transportation impact fee is based on the type of land use. See the City’s Fee Schedule for a
list of impact fees based on land use. Transportation impact fees are subject to change based on
the year the building permit is applied for.
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GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
6. Additional Building Permit Applications will be required for the following, but not limited to:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
Page 1 of 3
PROJECT LUA19-000214
CITC Headquarters
1300 Bronson Way N, Renton
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
25 Police Calls for Service Estimated Annually
CONSTRUCTION PHASE
To protect materials and equipment it is recommended that all materials and tools be
locked up when not in use. Toolboxes and storage containers should be secured with
heavy-duty padlocks and kept locked when not in use. The site will need security lighting
and any construction trailer should be completely fenced in with portable chain-link
fencing. The fence will provide both a physical and psychological barrier to any
prospective thief and will demonstrate that this area is private property. Construction
trailers should be kept locked when not in use, and should also have a heavy-duty
deadbolt installed with no less then a 1-1/2” throw when bolted. Any construction
material that contains copper should be removed from the construction site at the end of
each working day. Glass windows in the trailer should be shatter-resistant.
I also recommend the business post appropriate “No Trespassing” signs on the property
while it’s under construction. This will aid police in making arrests on the property after
hours if suspects are observed vandalizing or stealing building materials. The use of off-
duty police officers or private security guards to patrol the site during the hours of
darkness is also recommended. A Business Trespass Authorization Agreement, allowing
the police to trespass upon your behalf, can be completed and submitted to the Renton
Police Department. For a copy of the authorization form, please contact Sandra Havlik at
Shavlik@rentonwa.gov or 425-430-7520.
COMPLETED BUILDING
Access Control
Access control is the ability to decide who gets in and out of your business. It’s important
to direct all foot and vehicle traffic towards the main entrance of the building. The Urban
Design submitted to the City of Renton does show that the main entry will be highlighted
as the focal entry point to the building, directing path of travel towards a well-lit
prominent entry point, through the use of lighting, landscaping and special paving.
Excess entry doors should be designed so that they automatically lock when closed and
only serve as emergency exits. Windows should be designed so that they can’t be used as
entry points for people, although some could be equipped to be utilized as emergency
exits if needed.
Page 2 of 3
Doors/Glass
All exterior doors should be made of solid metal or metal over wood, with heavy-duty
deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes.
All strike plates should have 2-1/2 to 3” wood screws. If glass doors are used, they
should be fitted with the hardware described above and additionally be fitted with a layer
of security film. Security film can increase the strength of the glass by up to 300%,
greatly reducing the likelihood of breaking glass to gain entry.
Security
It’s not uncommon for a commercial business to experience theft and/or vandalism during
the hours of darkness or when the business is closed. It would be recommended that an
auxiliary security service be used to patrol the property during those times. Any
alternative employee entrances should have coded access to prevent trespassing. Exterior
doors should be checked routinely to insure they are not being propped open.
Lighting
Lighting is collectively considered to be one of the most important security features.
Good lighting has been documented to deter crime and produce a more secure
environment. Good lighting also enhances the effectiveness of CCTV systems.
All areas of parking and pedestrian travel need to have adequate lighting. This will assist
in the deterrent of theft from motor vehicle (one of the most common property crimes in
any city) as well as provide safe pedestrian travel for employees and customers.
Based on plans submitted to the City of Renton CITC Renton Headquarters has noted
several considerations for adequate pedestrian and parking lot lighting, increased lighting
for safety and wayfinding, as well as in and around the facility. Plans indicate that CITC
has consulted with lighting experts on proper selection and placement that adhere to the
standards of the Illuminating Engineering Society (IES) as well as CPTED standards.
Landscaping
The “Broken Window Theory” says, “An ordered and clean environment – one which is
maintained – sends the signal the area is monitored and that criminal behavior will not be
tolerated.” All trees should be trimmed six to eight feet up from the ground. Shrubs
should be pruned to no more than three feet tall. This will help eliminate areas of
concealment for suspicious persons. Trees and shrubs which are not maintained can
cause safety issues. Since the planned landscaping will be in its “infant” stages once the
business is completed I do not anticipate this being an issue within the first few months.
However, regular maintenance should be planned and landscaping monitored to stay
within the above mentioned guidelines.
CITC plans indicate substantial landscaping between sidewalks and the building, as well
as “landscaping screeners” around parking areas, and enhanced and extensive landscaping
surrounding the main entry point designed to be marking it as a “community space”. As
noted above, landscaping must be well maintained to prevent overgrowth and/or create
areas that could be considered unsafe if individuals or criminal activity can go unseen by
passerbies or security doing patrols of the area.
Page 3 of 3
Benches are to be included at the main entrance of the “community space” for seating.
The main entry will also include a recessed and covered vestibule. While trying to
incorporate a community space you may also be inviting “loitering” to some who will use
your space for sleeping, gathering, cover during undesirable weather and/or those with
possible criminal intent. Benches should be designed that they are comfortable for
limited sitting, however, do not provide the comforts of stretching out and sleeping. A
possible suggested design is attached for reference:
Territoriality/Signage
Territoriality refers to measures that reinforce a message of ownership over the business.
The most straight-forward examples of territoriality are signs restricting access, directing
customers to the main entry doors and reception areas, as well as posting the businesses
hours of operation. The public needs to be made aware at all times of what space is
private and what space is public. Signs and graphics can also assure staff and the public
that their safety is being monitored. Likewise, potential perpetrators may be deterred by a
notice that they are under surveillance. Proper No Trespassing signs should be posted in
conspicuous locations throughout the outside of the buildings (including parking areas) so
enforcement action can be taken if needed.
Defining clear borders is another step that reinforces territoriality. A low fence or hedge
around the edge of the property may not physically stop a trespasser, but it helps identify
where public space ends and private space begins. Maintenance further reinforces
territoriality. Any unkempt part of the property will soon send a message that no one is
particularly concerned about or possessive of that part of the business. If the area remains
neglected, it will also seem ideal for misbehavior or loitering.
CITC has submitted plans that demonstrate plans to define public and private space;
highlighting their entrance by including an interior 2-level entrance atrium, making the
south façade the primary focal point of the building and highly visible. CITC signage is
planned to be placed above the entrance, which will be well lit, including during
evenings. This design is highly recommended and will allow for extra surveillance by
passerbies and police, especially during hours of darkness.
For further and more specific safety recommendations, I highly encourage that CITC have
a Renton Police Crime Prevention Representative conduct a security survey of the
premises once construction is complete.
CITC RENTON HEADQUARTERS
LAND USE PERMIT APPLICATION
CONDITIONAL USE PERMIT JUSTIFICATION
SEPTEMBER 16, 2019
1 | P a g e
Consistency with Plans and Regulations:
According to the Renton Municipal Code: “The purpose of the Commercial
Arterial Zone (CA) is to evolve from “strip commercial” linear business districts
to business areas characterized by enhanced site planning and pedestrian
orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA Zone
provides for a wide variety of retail sales, services, and other commercial
activities along high-volume traffic corridors”. This project is in keeping with
these goals, and provides a pedestrian friendly site with ample areas of trees
and landscaping, and includes a public plaza for pedestrians to enjoy. The
building itself is oriented toward the 3 surrounding streets, is aesthetically
pleasing and will provide activity and eyes on the street in an area that has
remained under-developed for decades along an important arterial street
leading into Renton’s City Center.
Appropriate Location:
CITC provides a 4-year vocational training program in a variety of construction
industry trades for people interested in pursuing a non-union construction
career. The caliber and level of CITC’s programs make them synonymous with
4-year colleges which are allowed outright in this zone. There aren’t currently
any similar types of facilities in the immediate vicinity, although there is a
Union training facility (UA Local 32) approximately 2.5 – 3 miles from the CITC
site, and Renton Technical College is approximately 1.5 miles away. CITC
feels that Renton will be the ideal location for their new headquarters, and will
serve as the perfect hub for a wide variety of their current and future students
who travel in from the greater Seattle metropolitan area.
Effect on Adjacent Properties:
The adjacent properties consist of a strip mall, multi-family apartment
buildings, single family residential and a convenience store. The site has been
under-utilized, and has not been compatible with Renton’s goals for this
district. The CITC Campus will substantially improve the property with a
significantly improved building design, all new sidewalks and landscaping, a
public plaza and undergrounded utilities. CITC and the design team met with
representatives of the local community on 8/29/19, and the project was met
with unanimous excitement and approval.
Parking:
The property was studied by Gibson Traffic Engineers and it was determined
that 24 peak demand parking stalls would be required to meet the demands of