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HomeMy WebLinkAboutD_HEX_CITC_Headquarters_1912101 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 1 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: CITC Headquarters Site Plan, Conditional Use and Street Modification LUA19-000214, SA-H, CU-H, ECF, MOD ) ) ) ) ) ) ) ) ) ) FINDINGS OF FACT, CONCLUSIONS OF LAW AND FINAL DECISION Summary The Applicant seeks approval of applications for a conditional use permit, site plan and street standard modification to reuse a majority of an existing truck repair and parts depot building and add a partial second floor addition to it for the renovated building as a whole to serve as the headquarters and campus of the Construction Industry Training Council (CITC) located at 1300 Bronson Way N, Renton, WA 98057. The applications are approved subject to conditions. During the hearing some area residents expressed the desire for parking passes and speed reduction features. The proposal does not need either mitigation measure to meet City standards, but the measures may still be separately available nonetheless to the neighbors. As outlined in the Testimony section below, Vanessa Dolbee, Renton Current Planning Manager, can provide residents information on the City’s speed reduction ordinance, which appears to be in the process of being approved. Testimony Note: The following is a summary of testimony provided for the convenience of the reader only and should not be construed as containing any findings of fact or conclusions of law. The focus upon or exclusion of any particular testimony or hearing evidence in this summary is not reflective of the priority or probative content of any particular hearing evidence and no assurance is made as to accuracy. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 2 2 City Staff Clark Close, Renton Senior Planner, described the project. The building will be redeveloped into a new headquarters campus for CITC. There is a request for modification to street standards with respect to landscaping and street width. The 1.5-acre site has six parcels zoned Commercial Arterial and R-10. The site was home to Bryant Motors. There is an internal 16-foot wide alley. Parking will be along Meadow Ave N. The area is both in the Wellhead Protection Area (Zone 1) and a Seismic Hazard Area. There will be a partial second story addition to the existing building. CITC is an educational facility. There will be street frontage improvements, utilities, landscaping and parking added. Access is from N. 2nd Street and Garden Avenue North as well as an exit on Bronson Way N. Construction will be from May 2020 to September 2021. A neighborhood meeting was held on August 29th. The SEPA MDNS was issued on October 14, 2019 with two mitigation measures. No appeal was filed. A member of the public asked for a speed bump on N. 2nd Street. WSDOT also commented but realized they did not have jurisdiction in this area. Staff finds the proposal to be consistent with the Comprehensive Plan and all applicable codes and recommends approval with conditions. Applicant Tim Rhodes, architect, stated he’d answer any questions. Public Comment Jennifer Watts lives a block over. She is concerned about the speed of traffic on N. 2nd Street. There is current traffic use as a short cut. There are a lot of pedestrians on the street including grade school children walking to school. There are also high school students walking there. As there are only 60 proposed spaces, she expects there will be more people walking. There is a nearby bus stop. She is asking for some sort of traffic impediment on N. 2 nd Street. She brought a petition (Ex. 42) signed by five of the seven neighbors on the block. Ann Carlson asked about parking. She asked if the residents can get preferential parking with passes to ensure the neighbors have the ability to park during construction and the operational phase. She is also concerned about construction noise. Staff Response Jonathan Chavez, Renton Development Engineer, stated that the City does not permit speed bumps or other traffic calming elements for the street at issue. The City did analyze the segment of the street. The traffic can go about 30 miles in the 25 mile per hour zone, but the City could reduce the speed limit to 20 mph. The City would allow parking passes in this area because it’s already part of the parking zone or is very close. This is a common practice for the City. He stated he had not seen the petition, but he’d be willing to work with the neighborhood. Brianne Bannwarth, Development Engineering Supervisor for City of Renton stated the City will need to evaluate the need for parking passes in this area before they can promise anything. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 3 3 Vanessa Dolbee, Renton Current Planning Manager, spoke to the 20-mph zone issue. The 20-mph petition is an ordinance before Council now. It will likely be in place for this project but it’s still awaiting Council adoption. Applicant Response Mr. Rhodes wanted to ask about a condition of approval. He felt the required percentage of glass near the alley is unreasonable at 50%. The alley is internal to the project. The windows as proposed do not quite match the requirement because fire code (IBC) limits it to 25%. They’ve done their best to provide windows all around but the alley issue (Recommended Condition of Approval #12) needs to be addressed. The Applicant entered additional slides demonstrating the issue (Ex. 43). Mr. Close stated the recommended COA has flexibility. They were unaware of the 2015 IBC code provision. Also, they agree this area is more private in nature even though it’s on a City alley. They are willing to amend the COA to meet the IBC but hope to see more glazing in other places. The City would support a change in the COA to 25% but also add a clause requiring a wraparound feature element similar to the elevation on the west side. It would need to be similar to other design elements. Mr. Rhodes also questioned COA #4 to require the temporary cell tower be removed. The temp tower isn’t owned by the client. They want to know if they can develop a similar cell facility on the roof of the building. Mr. Close stated that is a separate permitting process. The City would be more supportive to a permanent structure that is stealth in nature. Exhibits The November 19, 2019 Staff Report Exhibits 1-38 identified at Page 2 of the Staff Report were admitted into the record during the hearing. The following exhibits have also been admitted: Exhibit 39: Staff PowerPoint Exhibit 40: Google Earth aerial of project vicinity Exhibit 41: City of Renton COR maps Exhibit 42: Neighborhood Petition Exhibit 43: Applicant Elevations FINDINGS OF FACT Procedural: 1. Applicant. Tim Rhodes or Josh Meharry, Rhodes Architecture + Light, 4218 SW Alaska St, Ste G, Seattle, WA 98116. 2. Hearing. A hearing was held on the applications on July 9, 2019 at noon in the City of Renton Council chambers. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 4 4 3. Project Description. The Applicant seeks approval of applications for a conditional use permit, site plan and street standard modification to reuse the majority of an existing truck repair and parts depot building and add a partial second floor addition to it for the renovated building as a whole to serve as the headquarters and campus of the Construction Industry Training Council (CITC) located at 1300 Bronson Way N, Renton, WA 98057. The proposal would redevelop the headquarters building into a new two-story 49,763 square foot facility. The 1.5-acre site includes six (6) contiguous parcels. 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. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate and appropriate infrastructure and public services as follows: A. Water and Sewer Service. Water and sewer 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. There is an existing 8-inch gravity wastewater main located in the alley off of N 2nd St. B. Fire and Police. The City of Renton will provide police service and the Renton Fire Authority will provide fire service. Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development. Fire impact fees will be required at the time of building permit issuance. C. Drainage. Public works staff have determined that the preliminary design and technical drainage review submitted by the Applicant are consistent with adopted city standards. As compliant with City standards, adequate provision is made for drainage. 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). This project is located within the City of Renton Aquifer Protection Area zone 1. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 5 5 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. 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. D. Parks/Open Space. The project is not residential in nature and no park impact fees or specific parks facilities or open space are required. E. Transportation and Circulation. The proposal is served by adequate transportation facilities. 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 anticipated 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 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. 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 would result in safe movements 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 6 6 for both vehicles and pedestrians and are not anticipated to result in effects on the surrounding area. F. Schools. The project is not residential in nature. No impacts to schools are anticipated and no fees are required. G. Refuse and Recycling. RMC 4-4-090 sets the standard for adequate refuse and recycling facilities. 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 is required for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area is required for refuse deposit areas. A total minimum area of one hundred (100) square feet is required 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. The Applicant proposes a refuse and recycling location on the east side of the alley, near the middle of the building (Exhibit 2). 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 approximate 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 outdoor refuse and recyclables deposit areas and collection point location complies with the 50-foot separation from residential lots. H. Parking. Adequate provisions are made for vehicular and bicycle parking. Parking regulations require that a minimum and maximum of 1 vehicular parking space 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. 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. The proposed parking includes 51 standard stalls, 6 compact stalls, 2 accessible spaces and 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 7 7 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. 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 recommended adoption of the traffic demand study parking rate 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. 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 a condition of approval requires that the COW be removed from the site prior to Final Occupancy of the building. The proposal also provides for an adequate amount of bicycle parking. 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. I. Landscaping and Screening. As conditioned, it is determined that the proposal provides for adequate and appropriate landscaping because the proposal complies with applicable City 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 8 8 landscaping standards. Staff have found that existing landscaping conforms to the City’s landscaping requirements. 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. 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’). 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. 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. 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 9 9 equipment from public view through the combination of landscaping, building architecture and placement. 5. Adverse Impacts. There are no significant adverse impacts associated with the proposal. On October 14, 2019 the City issued a Mitigated Determination of Non-significance (MDNS) for the project. Adequate infrastructure serves the site as determined in Finding of Fact No. 4. Impacts are more specifically addressed as follows: A. Views. No impact to views is anticipated. According to the staff report, the proposed building and other site improvements are not anticipated to interrupt any visual accessibility to attractive natural features for neighboring properties, including views to shorelines or Mt. Rainier. B. Compatibility. The proposal is compatible with surrounding use. Surrounding uses are composed of a city park, single family homes, multifamily homes, a neighborhood shopping center and a convenience market. The proposed trade school is compatible with the scale and character of these uses. The building’s main presence is located along Bronson Way N on the commercial side of the subject property. The building’s roofline steps up and down and second-story setbacks along Garden Ave N and N 2nd St reduce overall scale and bulk as it transitions toward the surrounding residential 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. Approval shall not result in an overconcentration of the proposed use. 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. Light, glare and noise. The proposal will not create any significant adverse light, noise or glare impacts and will not impact privacy for residential uses. 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. Construction noise impacts are regulated by the City’s noise ordinance, which limits the hours of construction noise between the hours of 7 am to 10 pm. See 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 10 10 RMC 8-7-2, adopting WAC 173-60-050(3)(a). 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. Finally, a condition of approval requires 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. D. Critical Areas and Natural Features. The proposal will not create any significant adverse impacts to critical areas. The project is mapped by the City’s COR maps as within a seismic hazard area and a wellhead protection area. Impacts to these critical areas are mitigated as required by the City’s critical areas regulations as follows: 1. Seismic hazard area. 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 consisting 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 adopted. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 11 11 2. Wellhead protection area. 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. E. Tree Retention. No trees that qualify as significant under the City’s tree retention standards will be removed by the project. No protection of trees that do not qualify as significant is required by the City’s tree retention standards. Conclusions of Law 1. Authority The hearing examiner conditional use permit application qualifies as Type III review. All other consolidated project applications are Type III or lower. RMC 4-8-080(C)(2) requires consolidated permits to collectively be processed under “the highest-number procedure.” The Type III review is the “highest-number procedure” and therefore must be employed for the conditional use and site plan approval. As outlined in RMC 4-8-080(G), the hearing examiner is authorized to hold hearings and issue final decisions on Type III applications subject to closed record appeal to the Renton City Council. 2. Zoning/Comprehensive Plan Designations. The project’s six contiguous parcels are composed of four parcels zoned Commercial Arterial (CA) (APN’s 135230-0005, -0025, -0060, and -0071) and two (2) zoned Residential-10 (R-10) (APN’s 135230-0045 and -0050). 3. Review Criteria/Refuse and Recycle Modification/Landscape Variance. Pursuant to RMC 4- 2-060.E, a trade or vocational school requires a Hearing Examiner Conditional Use Permit in the CA zone. Conditional use criteria are governed by RMC 4-9-030(D). 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. Site plan review criteria are governed by RMC 4-9-200(E)(3) All applicable review criteria are quoted below in italics and applied through corresponding conclusions of law. CONDITIONAL USE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 12 12 The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following factors for all applications: RMC 4-9-030(C)(1): Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 4. As conditioned, the proposal is consistent with all applicable comprehensive plan policies, development standards, and design standards as outlined in Findings No. 17-19 of the staff report, adopted by this reference as if set forth in full. RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 5. For the reasons identified in Finding of Fact No. 4 and 5, the proposal is compatible with surrounding uses, will be served by adequate infrastructure and will not create significant adverse impacts to adjoining properties. For these reasons the proposed location is suited for the proposed use. For the reasons identified in Finding of Fact 5B, the proposal will not result in an overconcentration of use. RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 6. As determined in Finding of Fact No. 5, as conditioned, there are no significant adverse impacts associated with the proposal, so it will not result in substantial or undue adverse effects on adjacent property. RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 7. As determined in Finding of Fact No. 5B, the proposed use is compatible with the scale and character of the neighborhood. RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available. 8. As determined in Finding of Fact No. 4H, the site will be served by adequate parking. RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 9. As outlined in Finding of Fact No. 4E, the proposal provides for safe circulation and adequate traffic mitigation and facilities. RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 13 13 10. As conditioned, as determined in Finding of Fact No. 5C, the proposal will not result in any adverse light, noise or glare impacts. RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 11. As shown in the site plans for the proposal, all undeveloped portions of the site are landscaped. SITE PLAN RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following: a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100. 12. As concluded in Conclusion of Law No. 4 and as conditioned, the proposal is consistent with the City’s comprehensive plan, development regulations and design standards. RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; iii. 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; iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 14 14 v. 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; and vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 13. As conditioned, the criteria quoted above are met. As outlined in Finding of Fact No. 4(E), the proposal provides for desirable and safe transitions and linkages between uses, streets, walkways and adjacent properties by providing 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. As determined in Finding of Fact No. 4G, the proposal complies with the City’s refuse and recycling standards. As determined in Finding of Fact No. 5A, the proposal will not adversely affect any views. As determined in Finding of Fact No. 4I, the proposal is consistent with the City’s landscaping standards, which includes perimeter landscaping to provide buffering to adjacent uses. The proposal will not create any significant light impacts, including excessive brightness or glare, for the reasons identified in Finding of Fact No. 5C. All storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables areas will be adequately screened from view from surrounding properties as determined in Finding of Fact No. 4G and I. RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including: i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; ii. 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; iii. 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; and iv. 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. 14. The criteria quoted above are met. On site impacts are not a major concern since there is no residence or other space typically occupied by people. On -site privacy is not a concern. The scale and placement of the building is compatible with the surroundings and will not adversely impact views as outlined in Finding of Fact No. 5A and B. Due to compliance with the City’s critical areas ordinance and the fact that the site is already fully developed, there are no natural features adversely affected by the proposal. Landscaping is in conformance with City standards, including landscaping to parking areas, which softens their appearance. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 15 15 RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all users, including: i. 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; ii. 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; iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 15. The proposal as conditioned provides for adequate access and circulation as required by the criterion above for the reasons identified in Finding of Fact No. 4E. The staff report notes that the site plan doesn’t identify loading and delivery areas. The project is conditioned to identify and separate loading and delivery areas. The proposal provides for adequate bicycle parking and storage facilities as outlined in Finding of Fact 4H. The closest bus stop is located at Bronson Way N & Park Ave N. RMC 4-9-200(E)(3)(e): 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. 16. There is no specific amount of open space required of the project. The only open space shown on the site plan is at the entrance to the h eadquarters building, which serves as a distinctive focal point. RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. 17. There are no view corridors to shorelines or Mt. Rainier affected by the proposal as determined in Finding of Fact No. 5A. RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. 18. The City’s critical area regulations identify and adequately protect all-natural systems of significance. As determined in Finding of Fact No. 5, the project protects all affected critical areas as required by the critical area regulations. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 16 16 RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 19. The project is served by adequate services and facilities as determined in Finding of Fact No. 4. RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. 20. The project is not phased. DECISION As conditioned below, the site plan, conditional use and street modification applications meet all applicable permit criteria for the reasons identified in the conclusions of law. The project is subject to the following conditions of approval: 1. The Applicant shall comply with the mitigation measures issued as part of the Determination of Non-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, unless the Applicant can still provide a code compliant number of parking stalls without counting any parking stalls occupied by the COW. 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. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 17 17 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, which may include 25 percent transparent windows and/or doors with a wraparound feature element similar to the elevation on the west side. 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. 14. Loading and delivery areas, if any, shall be identified on the site plan and separated from parking and pedestrian areas as required by RMC 4-9-200(E)(3)(d)(iii) unless a modification or variance is approved by City staff as authorized by City code. DATED this 12th Day of December 2019. Phil Olbrechts City of Renton Hearing Examiner Appeal Right and Valuation Notices As consolidated, RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III application(s) subject to closed record appeal to the City of Renton City Council. Appeals of the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE AND SITE PLAN CAO VARIANCE - 18 18 hearing examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision. A request for reconsideration to the hearing examiner may also be filed within this 14- day appeal period. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER DECISION EXHIBITS Project Name: CITC Headquarters Project Number: LUA19-000214, SA-A, CU-H, ECF, MOD Date of Report November 19, 2019 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Tim Rhodes or Josh Meharry Rhodes Architecture + Light 4215 SW Alaska St, Ste G Seattle, WA 98116 Project Location 1300 Bronson Way N Renton, WA 98057 The following exhibits are included with the Hearing Examiner Decision: Exhibits 1-35: As shown in the Environmental Review Committee (ERC) Report Exhibits 36-38: As shown in the Staff Report to the Hearing Examiner Exhibit 39: Staff PowerPoint Exhibit 40: COR Maps, http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps Exhibit 41: Google Earth, https://www.google.com/earth/ Exhibit 42: Property Owner Petition Exhibit 43: Applicant Supplemental Elevations CITC Headquarters LUA19-000214 HEX Public Hearing November 19, 2019 Presented by: Clark H. Close, Senior Planner Presentation Outline 2 •Project Location •Project Proposal •Process to Date •Renton Municipal Code Analysis •Availability of Public Services •Staff Recommendation and Conditions of Approval 3 SITEGarden Ave NLocation SITE N 2nd St Meadow Ave NMeadow Ave NGarden Ave NN 2nd St 4 Project Proposal 5 Project Proposal Process to Date Neighborhood Meeting Acceptance Environmental ‘SEPA’ Review Staff Analysis Public Hearing 6 •The proposal is consistent with relevant Comprehensive Plan Land Use policies. •The proposal is compliant with all relevant zoning regulations if all conditions of approval are complied with. •The proposal complies with Design District D overlay regulations if all conditions of approval are complied with. •The proposal complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval. RMC Analysis 7 •Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; the applicant provides Code required improvements and fees. •Water service and sewer service will be provided by the City of Renton. •The proposal has passed the City’s Traffic Concurrency Test. •Variable ROW dedication would be required along Bronson Way N. •No ROW dedication on Garden Ave N. Availability of Public Services 8 •Comply with the 2017 City of Renton Surface Water Design Manual. •The applicant submitted a Technical Information Report (TIR), prepared by Dubin Environmental. 9 Availability of Public Services Staff recommends approval of the CITC Headquarters, File No. LUA19-000214, SA-H, CU-H, ECF, MOD, subject 13 conditions of approval. 10 Recommendation Date:November 19,2Ol9peed of To:Planning Commission,City of Renton We neighbors who live on the 1200 block of N 2 Street in Renton share a concern regarding the speed of traffic on our 1 block section of street. Currently,the traffic flow is heavy and FAST between 2pm and 3:30pm as drivers (I assume)are shortcutting their drive from Park to Bronson.The light at Park and Bronson does not allow a left turn, so driver turn left a block early,take a right onto Garden and then a left onto Bronson. We assume this traffic count may grow when the construction is complete for the CITC building (currently Bryant motors)and ask that a speed bump be installed on N 2 St between Park and Garden. When this request was initially made approximately 2 years ago,a response was received by Jennifer Watts that the City of Renton did not install speed bumps.Since that time however,more speed bumps have been installed in the City of Seattle so we ask that the City of Renton reconsider their response. Thank you, Jennifer Watts 1206 N 2nd Street Renton,WA 98057 Evonne Beck 1200 N 2nd St ç%j1 )LL BethanyandAndrewGrove f/’ l2O7N2ndSt _/ U/v t’ 4 Jt,1k1 t2U 1J ;2&SF 1;%Et:rrvcy _z_o 2-S•r.zc:o :;weJ 9 2 PROPOSED SITE AERIAL CORNER OF BRONSON WAY N / GARDEN AVE. CORNER OF 2ND AVE. N. / GARDEN AVE. CORNER OF BRONSON WAY N / GARDEN AVE. CORNER OF 2ND AVE. N. / GARDEN AVE. CORNER OF 2ND AVE. N. / INTERIOR ALLEY NWESENTRY GARDEN AVE NN 2ND ST.MEADOW AVE NB R O N S O N W A Y N 30' ROWRESIDENTIAL ZONE15'-0" S.B.COMMERCIAL ZONE0'-0" S.B.32PUBLIC ALLEYPARKING LOT(60 STALLS)0'10'20'40'80'ACCESS ACCESS ONE WAY EXIT Programmatic Site PlanCITC HEADQUARTERS 1234567891011ABCEFHIJ121314151617182021DGNWES 0'8'16'32'64'RESIDENTIAL ZONE15'-0" S.B.COMMERCIAL ZONE0'-0" S.B.GARDEN AVEB R O N S O N W A Y N .ALLEY2ND AVERESIDENTIAL ZONE15'-0" S.B.ENTRYPUBLIC PLAZA1/16"=1'-0"LOUNGE TERRACEELECTRICALLAB 32,550 SFCARPENTRYLAB 11,997 SFCARPENTRYLAB 22,000 SFSTUDENTLOUNGE584 SFINSTRUCTORLOUNGE484 SFCARPENTRYCLASSROOM643 SFPLUMBING LAB2,415 SFPLUMBINGCLASSROOM 1541 SFPLUMBINGCLASSROOM 2644 SFOFFICE100 SFOFFICE100 SFFALLPROTECTION143 SFOFFICE143 SFWOMEN'S R.R.192 SFJANITORIAL /STORAGE104 SFELECTRICALSERVICE ROOM220 SFSTORAGE67 SFBIKE STORAGEROOM160 SFMEN'S R.R.199 SFSTAIR125 SFATRIUM524 SFATRIUM583 SFIT / COMM.ROOM99 SFELECTRICALLAB 12,230 SFELECTRICALLAB 22,223 SFOFFICE103 SFOFFICE103 SFELECTRICALCLASSROOM 21,319 SFELECTRICALCLASSROOM 1796 SFAPPRENTICESHIP783 SFLIBRARY363 SFUNI. R.R.82 SFENTRY ATRIUM1,277 SFELEVATORSHAFT90 SFSTAIRS122 SF19CONFERENCE /ZOOM ROOM275 SFMEETING ROOM191 SF13'-6" 14'-10" 7'-8" 7'-6" 15'-0" 7'-6" 7'-2" 15'-0" 13'-6"15'-6" 16'-0" 16'-1" 16'-1" 16'-0" 16'-0" 16'-0" 16'-1" 15'-11" 16'-9" 20'-5" 18'-0" 37'-1" 16'-0" 16'-0" 16'-0" 2'-11" 13'-1" 5'-9"305'-9"101'-9"GAS ALCOVECOPIERUNI. R.R.82 SFFRONT OFFICEKITCHEN &COPY AREA639 SFSTORAGE93 SFSTORAGE80 SFWATERSERVICE / FIRESPRINKLERAREA126 SFSTORAGE85 SFCIRC.416 SFSTORAGE85 SFUNISEXSHOWER ROOM121 SFBACK ENTRY362 SFSTORAGE121 SFSTORAGE121 SFCIRC.113 SFELEVATOREQUIP.50 SFCONFERENCEROOM129 SFMARY'S OFFICE120 SFSTORAGE23 SFSTORAGE25 SFSTORAGE19 SFKITCHENETTECOPYCOPY / STORAGENAN'S OFFICE90 SFCIRC.377 SFADMIN. / COMMONCLASSROOMSLABSO.H. DOORSSTEEL FRAMEWINDOW BAYSROOFCIRCULATIONUTILITYPLANTING/ ROOF DECKTREESATRIUMSLevel 1 Programmatic DiagramCITC HEADQUARTERS ADMIN. / COMMONCLASSROOMSLABSO.H. DOORSSTEEL FRAMEWINDOW BAYSROOFCIRCULATIONUTILITYPLANTING/ ROOF DECKTREESATRIUMS1234567891011ABCEFHIJ121314151617182021DG13'-6 1/2" 14'-9 5/8" 7'-8 1/4" 7'-6" 15'-0 1/2" 7'-6" 7'-1 7/8" 15'-0" 13'-5 3/4"101'-9"2ND AVERESIDENTIAL ZONE15'-0" S.B.NWES 0'8'16'32'64'OPEN TO BELOWOPEN TO BELOWPLAZA (BELOW)B R O N S O N W A Y N .1/16"=1'-0"ALLEYOPEN TO BELOWZOOM /CONFERENCEROOM430 SFELEVATORSHAFT90 SFSTAIR139 SFCOPY CENTER946 SFENTRY ATRIUM373 SFSTORAGE155 SFINSTRUCTORLIBRARY162 SFSTAFF KITCHEN/ BREAKOUT563 SFCLASSROOM504 SFELECTRICALCLASSROOM 31,098 SFATRIUM671 SFWOMEN'SRESTROOM197 SFSTORAGE /JANITOR61 SFHVACCLASSROOM752 SFHVACCLASSROOM751 SFHVAC / SHEETMETAL LAB3,198 SFPAINTING LAB806 SFOFFICE191 SFOFFICE214 SFATRIUM779 SFADRIANA'SOFFICE156 SFUNI. R.R.70 SFMEN'SRESTROOM270 SF19STORAGE107 SFPRESIDENTSOFFICE261 SFPRES. CONF.ROOM221 SF15'-6 1/8" 15'-11 7/8" 16'-0 3/4" 16'-0 5/8" 15'-11 3/4" 16'-0 3/8" 16'-0 3/8" 16'-0 5/8" 15'-11 3/8" 16'-9 1/4" 20'-5 1/2" 18'-0 3/8" 37'-1 3/8" 16'-0" 16'-0" 16'-0" 2'-11 1/2" 13'-0 1/2" 5'-8 7/8"305'-9 1/4"RESIDENTIAL ZONE15'-0" S.B.COMMERCIAL ZONE0'-0" S.B.GARDEN AVECONT.EDUCATION532 SFSTAIR143 SFACCOUNTING209 SFROBIN'S OFFICE138 SFSTACIE'SOFFICE170 SFJACK'S OFFICE170 SFJACK'SLIBRARY155 SFCONF. ROOM142 SFSTORAGE197 SFELECTRICALROOM117 SFROOF DECK 2788 SFANA'S OFFICE133 SFROOF DECK 3401 SFROOF DECK 1471 SFSTORAGE31 SFUNI RR70 SFWOMEN'SSHOWER ROOM75 SFMEN'S SHOWERROOM75 SFCIRC.357 SFROOF DECK 4494 SFMECHANICALPENTHOUSE721 SFCIRC.163 SFCIRC.395 SFCIRC.151 SFCIRC.303 SFOPEN TO BELOWCIRC.74 SFLevel 2 Programmatic DiagramCITC HEADQUARTERS 142655211TOTAL GLAZING AREA• L1- TOTAL AREA - 2253 S.F.• L1 - GLAZED AREA - 2037.25 S.F.2037.25 S.F. / 2253 S.F. = ~90%2321151251115TOTAL GLAZING AREA• L1- TOTAL AREA - 2431 S.F.• L1 - GLAZED AREA - 862.6 S.F.862.6 S.F. / 2431 S.F. = ~35%14214514257356814948121TOTAL GLAZING AREA• L1- TOTAL AREA - 6976 S.F.• L1 - GLAZED AREA - 1360.4 S.F.• L2 - TOTAL AREA - 3699 S.F.• L2 - GLAZED AREA - 200 S.F.TOTAL GLAZING PERCENTAGE 4FT-8FT• TOTAL AREA - 1226.8 S.F.• GLAZED AREA - 301.5 S.F.301.5 S.F. / 1226.8 S.F. = ~25%4'-0"4'-0"531252214511132142451165153/32" = 1'-0"1Elevation - South Elevation (Bronson Way N.)3/32" = 1'-0"2Elevation -North Elevation (2nd Ave. N.)3/32" = 1'-0"3Elevation - East Elevation (Interior Alley)3/32" = 1'-0"4Elevation - West Elevation (Garden Ave.)MATERIAL LEGEND1. 12” HORIZONTAL METAL SIDING2. 7/8” VERTICAL CORRUGATED METAL SIDING3. 7/8” VERTICAL PERFORATED METAL SCREENING4. PREFINISHED BREAK METAL SIDING5. ALUMINUM CURTAIN WALL6. DECORATIVE EXTRUDED METAL SCREENS7. GARAGE DOOR8. MANUFACTURED METAL BOLLARD9. ALUMINUM CURTAIN WALL WINDOW10. EXTERIOR SIGNAGE11. METAL ROOF ACCESS LADDER12. VEGITATIVE WALL SYSTEM13. METAL ROOF PLANTERS14. ALUMINUM STOREFRONTTOTAL GLAZING AREA• L1- TOTAL AREA - 6903.5 S.F.• L1 - GLAZED AREA - 2540 S.F.2540S.S.F. / 6903.5 S.F. = ~ 37% 123456789101112131415161718202119TOTAL GLAZING AREA• L1- TOTAL AREA - 6976 S.F.• L1 - GLAZED AREA - 1360.4 S.F.1360.4 S.F. / 6976 S.F. = ~ 20 %• L2 - TOTAL AREA - 3699 S.F.• L2 - GLAZED AREA - 200 S.F.200 S.F. / 3699 S.F. = ~ 5 %TOTAL GLAZING PERCENTAGE 4FT-8FT• TOTAL AREA - 1226.8 S.F.• GLAZED AREA - 301.5 S.F.301.5 S.F. / 1226.8 S.F. = ~ 25%123456789101112131415161718202119A2.012TOTAL GLAZING AREA• L1- TOTAL AREA - 6903.5 S.F.• L1 - GLAZED AREA - 2540 S.F.2540S.S.F. / 6903.5 S.F. = ~ 37%ABCEFHIJDGTOTAL GLAZING AREA• L1- TOTAL AREA - 2253 S.F.• L1 - GLAZED AREA - 2037.25 S.F.2037.25 S.F. / 2253 S.F. = ~90%ABCEFHIJDGTOTAL GLAZING AREA• L1- TOTAL AREA - 2431 S.F.• L1 - GLAZED AREA - 862.6 S.F.862.6 S.F. / 2431 S.F. = ~35%© 2019 Rhodes Architecture + LightDate:Project Number:Sheet Number:Sheet Title:4218 SW Alaska St, Suite GSeattle, WA 98116206 . 933 . 1257www.rhodesarchitecture.comTim Rhodes . RA . AIA . ArchitectProject Address:Project Name:Sheet Size:Directory:Checked By:Drawn By:30" x 42"DATE ISSUEFOR REFERENCE ONLYNOT FOR CONSTRUCTIONG0.37Code AnalysisDiagrams1300 Bronson Way N.Renton,WA 98057CITCHEADQUARTERSAuthorChecker240042019.11.083/32" = 1'-0"1East Elevation - Glazing Percentages3/32" = 1'-0"2West Elevation - Glazing Percentages3/32" = 1'-0"3South Elevation - Glazing Percentages3/32" = 1'-0"4North Elevation - Glazing Percentages 7A1.126A1.122/A1.124/A1.125/A1.123/A1.12G-28" 10'-0" 6" 6"18'-8"6" 6"18'-8"6" 6" 10'-0" 8"32 33 23- SITE TRASH ANDLITTER RECEPTACLES 8CUBIC YARDS32 33 23- SITE TRASH ANDLITTER RECEPTACLES 8CUBIC YARDS32 33 23- SITE TRASH ANDLITTER RECEPTACLES 8CUBIC YARDS32 33 23- SITE TRASH ANDLITTER RECEPTACLES 8CUBIC YARDS60'-4"6'-11"9'-7 3/8" 6" 3" CLR.10'-4 3/8" CLR.3" CLR. 6" 9'-7 3/8" CLR.37'-0 3/4"9'-6"H X 9'-0"W BI-PASS SLIDING WIRE MESH GATE DOORSTRANSFORMER (VERIFY SIZE AND CLEARANCES)6'-8" 3" 7 5/8"03 30 00- CAST-IN-PLACECONCRETE10'-4 3/8" CLR.O.H.5 3/8"6'-8" 3"7 5/8"1'-6" O.H.EQEQ5 3/8" 7'-6 5/8"G-2G-207 71 23.A- 6" Ø GALVANIZEDSTEEL HALF ROUND GUTTER07 71 23.B- 2-1/2" ØGALVANIZED STEELDOWNSPOUT04 22 00- CONCRETE UNITMASONRY05 31 23- STEEL ROOFDECKINGROOF O.H. ABV.1'-6" O.H.38'-4"1'-6" O.H.1'-6"32 39 13.1- MANUFACTUREDSQUARE METAL SECURITYBOLLARDS2'-2 1/4" 6'-0" 2'-2 1/4"2'-2 1/4" 6'-0" 2'-2 1/4"PLANTING3'-0"6A1.12F204 22 00- CONCRETE UNITMASONRY05 31 23- STEEL ROOFDECKING7'-4"H X 9'-0"W BI-PASS SLIDING WIRE MESH GATE DOORS32 33 23- SITE TRASH ANDLITTER RECEPTACLES 8CUBIC YARDST.O. SLAB TRASH ENCLOSURE42'-0"T.O. WALL TRASH ENCLOSURE49'-4"B.O. TRASH ENCLOSURE ROOF51'-6"R-12" 1'-0"1'-9"2'-2"7'-4"7A1.12F2R-105 31 23- STEEL ROOFDECKING04 22 00- CONCRETE UNITMASONRYT.O. SLAB TRASH ENCLOSURE42'-0"T.O. WALL TRASH ENCLOSURE49'-4"B.O. TRASH ENCLOSURE ROOF51'-6"2'-2"7'-4"05 12 13- EXPOSEDSTRUCTURAL STEELFRAMING7A1.1204 22 00- CONCRETE UNITMASONRY05 31 23- STEEL ROOFDECKINGT.O. SLAB TRASH ENCLOSURE42'-0"T.O. WALL TRASH ENCLOSURE49'-4"B.O. TRASH ENCLOSURE ROOF51'-6"7'-4"2'-2"07 71 23.B- 2-1/2" ØGALVANIZED STEELDOWNSPOUTD.S.D.S.05 12 13- EXPOSEDSTRUCTURAL STEELFRAMING6A1.1205 31 23- STEEL ROOFDECKING04 22 00- CONCRETE UNITMASONRYT.O. SLAB TRASH ENCLOSURE42'-0"T.O. WALL TRASH ENCLOSURE49'-4"B.O. TRASH ENCLOSURE ROOF51'-6"2" 1'-0"2'-2"7'-4"07 71 23.B- 2-1/2" ØGALVANIZED STEELDOWNSPOUT07 71 23.A- 6" Ø GALVANIZEDSTEEL HALF ROUND GUTTER6A1.1204 22 00- CONCRETE UNITMASONRY05 31 23- STEEL ROOFDECKINGT.O. SLAB TRASH ENCLOSURE42'-0"T.O. WALL TRASH ENCLOSURE49'-4"B.O. TRASH ENCLOSURE ROOF51'-6"2" 1'-0"1'-9"2'-2"7'-4"7A1.1207 41 13- METAL ROOFPANELS04 22 00- CONCRETE UNITMASONRY7'-4"H X 9'-0"W BI-PASS SLIDING WIRE MESH GATE DOORST.O. SLAB TRASH ENCLOSURE42'-0"T.O. WALL TRASH ENCLOSURE49'-4"B.O. TRASH ENCLOSURE ROOF51'-6"1'-9"2'-2"7'-4"05 12 13- EXPOSEDSTRUCTURAL STEELFRAMING© 2019 Rhodes Architecture + LightDate:Project Number:Sheet Number:Sheet Title:4218 SW Alaska St, Suite GSeattle, WA 98116206 . 933 . 1257www.rhodesarchitecture.comTim Rhodes . RA . AIA . ArchitectProject Address:Project Name:Sheet Size:Directory:Checked By:Drawn By:30" x 42"DATEISSUEFOR REFERENCE ONLYNOT FOR CONSTRUCTIONVE-01 SETA1.12Enlarged SitePlan -Details/Elevations1300 Bronson Way N.Renton,WA 98057CITCHEADQUARTERSAuthorChecker240042019.11.081/4" = 1'-0"1Enlarged Site Plan - Trash Enclosure1/4" = 1'-0"7Site Section - Trash Enclosure E/W1/4" = 1'-0"6Site Section - Trash Enclosure N/S1/4" = 1'-0"2Trash Enclosure - East Elevation1/4" = 1'-0"3Trash Enclosure - South Elevation1/4" = 1'-0"5Trash Enclosure - North Elevation1/4" = 1'-0"4Trash Enclosure - West ElevationA 2019.08.26 100% DD SETB 2019.09.16 LAND USE PERMIT APPLICATIONC 2019.10.18 VE-01 SET