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HomeMy WebLinkAboutHEX_Report_and_Exhibits_Duvall_Dental_Office_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map HEX_Report_Duvall_Dental_Office_FINAL A. REPORT TO THE HEARING EXAMINER Hearing Date: February 11, 2020 Project File Number: PR19-000471 Project Name: Duvall and 17th LLC Dental Office Land Use File Number: LUA19-000300, SA-A, ECF, MOD Project Manager: Jill Ding, Senior Planner Owner: Duvall & 17th LLC, 4111 E Madison St, Suite 438, Seattle, WA 98112 Applicant/Contact: Ben Hruska, Broderick Architects, 55 S Atlantic St, suite 301, Seattle, WA 98134 Project Location: 1625 Duvall Ave NE, Renton, WA 98059 Project Summary: The applicant is requesting Site Plan Review, Environmental (SEPA) Review, two street standards Modifications, and a refuse and recycling Modification for the construction of a 5,463 square foot medical/dental office with underground parking for 13 vehicles. The net area of proposed medical/dental office would total approximately 3,000 square feet. The project site totals 8,417 square feet and is located within the Commercial Arterial (CA) zoning designation and Urban Design District D. An existing office building is proposed for removal. Access to the site is proposed via driveway access off of NE 17th St. Frontage improvements including curb and gutter, a landscape strip and sidewalk are proposed along the site's Duvall Ave NE and NE 17th St street frontages. A modification to the street standards has been requested along the site's NE 17th Street frontage to relocated 3 feet of the 8-foot wide landscape strip required between the curb and sidewalk to the back of sidewalk. The requested street modification would allow for a 3-foot landscape buffer between the sidewalk and proposed building. The other street standards modification requests to retain the existing curb line along Duvall Ave NE. The requested refuse and recycling modification would reduce the required enclosure width from 12 feet to 9 feet and the height from 11 feet to 7 feet 10 inches. Sensitive Slopes are mapped on the project site. Site Area: 8,417 sq. ft. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 2 of 35 HEX_Report_Duvall_Dental_Office_FINAL B. EXHIBITS: Exhibits 1-11: As shown in the Environmental Review Committee (ERC) Report Exhibit 12: Staff Report to the Hearing Examiner Exhibit 13: Architectural Elevations Exhibit 14: SEPA Determination Exhibit 15: Refuse and Recycling entrance dimensions Modification Justification Exhibit 16: Street Standards Landscaping Modification Exhibit 17: Street Standards Pavement and Curb Line Modification Exhibit 18: Arborist Report C. GENERAL INFORMATION: 1. Owner(s) of Record: Duvall & 17th LLC 4111 E Madison St, Suite 438 Seattle, WA 98112 2. Zoning Classification: Commercial Arterial (CA) Urban Design District D 3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) 4. Existing Site Use: The project site is developed with an existing single family residence that has been converted to an office use. All existing structures are proposed for removal. 5. Critical Areas: Sensitive slopes are mapped on the project site. 6. Neighborhood Characteristics: a. North: Single family, R-6 zone b. East: Commercial strip mall, CA zone c. South: Henry’s Quick Lube, CA zone d. West: Single family, R-6 zone 7. Site Area: 8,417 sq. ft. 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 N/A 5315 12/24/2007 E. PUBLIC SERVICES: 1. Existing Utilities City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 3 of 35 HEX_Report_Duvall_Dental_Office_FINAL a. Water: Water service will be provided by the City of Renton. There is an existing 6-inch water main in NE 17th St that can deliver a maximum capacity of 800 gallons per minute (GPM). There is an existing 12-inch water main in Duvall Ave NE that can deliver a maximum capacity of 4,000 GPM. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC, gravity, wastewater main located in Duvall Ave NE. c. Surface/Storm Water: The existing property does not contain on site stormwater facilities. There is an existing 12-inch conveyance system in NE 17th St that convey runoff to an existing 24-inch conveyance system in Duvall Ave NE. 2. Streets: The project fronts Duvall Ave NE and NE 17th St. Duvall Ave NE is classified as a Principal Arterial street with an existing right of way (ROW) width of 86-96 feet as measured using the King County Assessor’s Map. Current frontage along Duvall include an existing 5-foot sidewalk and ADA ramp at the corner of Duvall AVE NE and NE 17th St. NE 17th St is classified as a Residential Access street with an existing ROW width of 59 feet. There are no frontage improvements along NE 17th St. 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 c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design 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 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 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 November 26, 2019 and determined the application complete on December 5, 2019. The project complies with the 120-day review period. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 4 of 35 HEX_Report_Duvall_Dental_Office_FINAL 2. The project site is located 1625 Duvall Ave NE, Renton, WA 98059. 3. The project site is currently developed with an existing single family residence that has been converted to an office use. All existing structures are proposed for removal. 4. Access to the site would be provided via driveway access off of NE 17th St. 5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 6. The site is located within the Commercial Arterial (CA) zoning classification and within Design District D. 7. There are no trees on the project site. There are 3 Douglas Firs located to the west of the property line, which are proposed to be protected. There are 3 Douglas Firs located on the neighboring lot south of the property line which are proposed to be removed as a result of excavations for the new building. 8. The site is mapped with sensitive slopes. 9. Approximately 2,423 cubic yards of material would be cut from the project site. 10. The applicant is proposing to begin construction in April 2020 and end in September 2020. 11. No public or agency comments were received during the 14 day public comment period. 12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 27, 2020 the Environmental Review Committee issued a Determination of Non-Significance (DNS) for the Duvall and 17th LLC Dental Office (Exhibit 14). A 14-day appeal period commenced on January 28, 2020 and ended on February 11, 2020. No appeals of the threshold determination have been filed as of the date of this report. 13. 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. 14. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) 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 proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis  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. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 5 of 35 HEX_Report_Duvall_Dental_Office_FINAL 15. Zoning Development Standard Compliance: 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. 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 Use: The proposal is the development of a new dental office. Staff Comment: Medical and dental offices are an outright permitted use within the CA zone. 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 and Highlands Community Planning Areas and 30 dwelling units per net acre in the East Plateau and Kennydale Community Planning Areas. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Not applicable, no residential dwelling units are proposed.  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 lot is 8,417 square feet in area, which is more than the minimum lot size required in the CA zone.  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 proposed dental office would maintain the required 15-foot front yard setback from Duvall Ave NE; no setback is proposed between the new building and the south property line; a 15-foot setback is proposed along the west property line where the site abuts a residential zone; and a 0-foot to 11-foot secondary front yard setback is proposed along the north property line along NE 17th St. No blank walls are proposed within the 15-foot setback along NE 17th St. The portions of the building within the 15-foot setback include modulations, a vehicular opening for the structured parking as well as variations in building materials. In addition landscaping is proposed between the building and public right-of-way to provide additional interest.  Building Standards: 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. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 6 of 35 HEX_Report_Duvall_Dental_Office_FINAL Staff Comment: The proposal includes a building footprint of approximately 5,097 square feet, which results in a building coverage of 61 percent, which is less than the 75 percent maximum building coverage permitted in the CA zone for buildings with parking in the building. The proposed dental office would have a maximum building height of approximately 30 feet, which is less than the 50-foot maximum building height permitted in the CA zone. Compliant if condition of approval is met 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. When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line. 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: 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: A conceptual landscape plan (Exhibit 3) was submitted with the project application materials. The submitted landscape plan includes a an 8-foot wide landscape strip between the curb and sidewalk along Duvall Ave NE and a 5-foot wide landscape strip between the curb and sidewalk along NE 17th Street. The landscaping within the right-of-way would consist of street trees, shrubs, and ground cover. A new street trees ordinance is under review. It is likely that the new street tree standards would be adopted and would therefore be applicable at the time of construction permit review. Onsite landscaping of varying widths is proposed between the building and the property line along Duvall Ave NE and NE 17th St. The proposed landscaping would consist of a City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 7 of 35 HEX_Report_Duvall_Dental_Office_FINAL mix of trees, shrubs, and ground cover in compliance with the City’s adopted landscaping regulations. A 15-foot wide partially sight-obscuring landscaped buffer is proposed along the western portion of the project site, where the property abuts a residential zone. The sight-obscuring landscaped buffer would include evergreen trees and evergreen shrubs to provide a year round buffer between the abutting residential property and the proposed dental office. There are no surface parking lots, therefore the surface parking lot landscaping requirements are not applicable to this project. Staff recommends, as a condition of approval, that a detailed landscape plan, meeting the requirements of RMC 4-8-120D.12 be submitted at the time of construction permit and building permit review for review and approval by the Current Planning project manager. All landscaping improvements shall be installed prior to the issuance of a Certificate of Occupancy for the dental office. Compliant if condition of approval is met 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: 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: The applicant submitted an Arborist Report, prepared by Arbor Info, LLC, dated September 15, 2019 (Exhibit 18) with the project application materials. There are no trees on the project site, therefore, the tree retention requirements are not applicable to the project site. There are 3 Douglas Firs located offsite to the west of the property line, which are proposed to be protected. There are 3 Douglas Firs located on the neighboring lot south of the property line which are proposed to be removed as a result of excavations for the new building. Staff recommends, as a condition of approval, that permission to remove any offsite trees be recieved from the property owner prior to the issuance of a construction permit. Staff further recommends, that as mitigation for the removal of any offsite trees, that replacement trees be provided. Replacement trees shall be of the same species as the trees that were removed. To ensure the 3 offsite trees to the west are protected during project construction, staff recommends, as a condition of approval, that a final tree protection plan be submitted at the time of building permit review including tree protection measures of the 3 offsite trees to the west as well as a planting plan for replacement of any offsite trees that are removed. Replacement trees shall be of the same species as the trees that are removed. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 8 of 35 HEX_Report_Duvall_Dental_Office_FINAL The final tree protection and replacement plan shall be submitted to the current planning project manager for review and approval. N/A 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: There is no surface parking or surface driveways proposed on the project site. All parking and driving surfaces would be located within the building, therefore site to site vehicular access is not required.  Parking: Parking regulations require that a minimum and maximum of 5.0 parking spaces be provided per 1,000 square feet of net floor area. 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. Standard parking stall dimensions within parking garages are 8’-4” by 15’, compact stall dimensions for parking garages are 7 ½ feet by 12 feet. Staff Comment: Based on a net area of 3,000 sq. ft. for the dental office, the project proposal would be required to provide a total of 15 parking spaces on the project site. The project proposal includes a total of 13 parking spaces proposed within the building, which is a proposed 13 percent reduction in the number of minimum parking spaces required. Staff recommends approval of the requested 13 percent reduction below the minimum required parking as there appears to be adequate public parking available along NE 17th Street if additional parking is needed. Compliant if condition of approval is met 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. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For in-building bike parking and limited access fenced areas, fixed structures for locking individual bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six feet (6') high, or be floor-to-ceiling. Staff Comment: Based on the requirement for 15 off-street parking spaces, the project proposal would be required to provide 1.5 or 2 bicycle parking spaces. No bicycle parking was included on the site plan application materials, therefore, staff recommends as a condition of approval, that the location and details of the bicycle parking in compliance with RMC 4-4-080F.11 be provided at the time of building permit for review and approval by the current planning project manager. 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. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 9 of 35 HEX_Report_Duvall_Dental_Office_FINAL There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: There appear to be some retaining walls proposed as part of the project construction. Staff recommends, as a condition of approval, that details of any proposed retaining walls be provided at the time of construction permit review for review and approval by the current planning project manager. Any proposed fences or retaining walls shall be required to comply with the City’s fencing and retaining wall standards. Compliant if modification is approved see FOF 18 Refuse and Recycling Deposit Areas: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: Based on 3,000 sq. ft. of office area, the proposal would be required to provide a minimum of 100 sq. ft. of recycling and refuse deposit areas. The proposed site plan includes a minimum 100 sq. ft. of refuse and recycling deposit areas. A modification to the refuse and recycling standards was requested to reduce the dimensions of the service area entrance, see further discussion below under FOF 18. 16. 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 proposed building is a one-story building with underground parking, the proposed building is in scale with the nearby single family residences as well as the single story commercial uses in the vicinity. The proposed building would City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 10 of 35 HEX_Report_Duvall_Dental_Office_FINAL have adequate access to natural light and the scale of the structure is such that natural light to surrounding properties would not be inhibited.  Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment: The main entrance of the building would be oriented towards Duvall Ave NE with a clear pedestrian connection to the sidewalk.  Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Staff Comment: The front of the building would be oriented towards Duvall Ave NE. 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. Staff Comment: Not application, no residential uses are proposed. 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 main building entrance would face Duvall Ave NE with a pedestrian connection to the sidewalk. Human-scale landscaping, a bench, sit walls, and sconce lighting is proposed in front of the building along Duvall Ave NE.  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: The primary building entry is made prominent by providing large entry doors framed with seating walls and landscaping.  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. 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. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 11 of 35 HEX_Report_Duvall_Dental_Office_FINAL Staff Comment: The glass entry doors on the main entrance are flanked with seating walls, columns, and landscaping. Weather protection is provided over the front entry approximately 9 feet in width.  Standard: Building entries from a parking lot shall be subordinate to those related to the street. Staff Comment: The parking area is within the building and the building entries from the parking area would be subordinate to the entry facing Duvall Ave NE.  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: See 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. Staff Comment: Not applicable, the proposal does not include multiple buildings. 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. Staff Comment: Not applicable, no residential units are proposed. 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 proposed building includes articulations to divide larger architectural elements into smaller increments as well as a variety of roof lines to break up the mass of the roof area. d. Service Element Location and Design: City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 12 of 35 HEX_Report_Duvall_Dental_Office_FINAL 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: The waste/recycling enclosure would be located adjacent to the driveway and does not impede on the parking or pedestrian movement. The location was also chosen to be far from adjacent residences and to provide access for collection trucks that cannot enter the partially covered parking area due to their height. The CMU screening wall is located with a zero (0) foot setback from NE 17th St. and would not be screened from the public sidewalk without the requested street modification approval as noted in FOF 19. Due to the small size of the site and site constraints the proposed location for the service elements is optimal as it allows for setbacks and vegetation screening to the abutting residential development to the east, it is not located along the primary street frontage (Duvall Ave. NE) and allows for ease of collection. The enclosure is screened by a 3’ wide landscaping strip along the sidewalk, and a low CMU wall screens (w/ stone-like decorative pattern) the area in front of the doors.  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 waste/recycling enclosure is surrounded with CMU walls on 4 sides, matching the appearance of the base of the building. It has self-closing doors and a roof. The enclosure is also surrounded by landscaped berms and matches the appearance and mixes into the base of the building. A low CMU wall in front of the doors provides additional screening.  Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Staff Comment: See previous discussion above. Compliant if street modification is approved, see FOF 19 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: A 3-foot wide landscape strip located in the public right-of-way is proposed between the wall surrounding the service area and the sidewalk along NE 17th St. if the street modification is approved as noted in FOF 19. e. Gateways: City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 13 of 35 HEX_Report_Duvall_Dental_Office_FINAL 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. Staff Comment: N/A Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. Staff Comment: 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). Staff Comment: 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 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. N/A 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: Not applicable City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 14 of 35 HEX_Report_Duvall_Dental_Office_FINAL N/A 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: Not applicable 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.  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. Staff Comment: The proposed parking garage is located underneath the proposed dental office. The parking garage, would not be visible from Duvall Ave NE and only the entrance to the parking garage would be visible along NE 17th St. Compliant if condition of approval is met Standard: The entire facade must feature a pedestrian-oriented facade. 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. Staff Comment: The proposed parking structure is located below the dental office. The visible portion of the parking structure would be visible along NE 17th Street where the vehicle entry is proposed. The building façade is pedestrian oriented, the parking structure is integrated into the dental office building. In addition, landscaping is proposed between the building and sidewalk to provide additional screening. To ensure that the landscaping between the parking structure and street right-of-way provides a year round screen, staff recommends, as a condition of approval that the landscaping between the parking structure and property line include a mix of evergreen and deciduous trees and shrubs.  Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Staff Comment: See previous discussion above.  Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Staff Comment: See previous discussion above.  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. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 15 of 35 HEX_Report_Duvall_Dental_Office_FINAL Staff Comment: See previous discussion above.  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... Staff Comment: See previous discussion above. 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: Access to the proposed parking garage would occur off of a side street (NE 17th St).  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: The proposed project includes one curb cut. 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. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 16 of 35 HEX_Report_Duvall_Dental_Office_FINAL 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.  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: The project proposal included paved walking surfaces between the main building entrance and the public sidewalk along Duvall Ave NE. N/A 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: Not applicable, the proposal does not include surface parking.  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 paved walkway, 4 feet wide, is proposed between the main building entrance and the sidewalk along Duvall Ave NE. The sidewalks and pathways are sufficient width to accommodate the anticipated number of users. N/A Standard: Mid-block connections between buildings shall be provided. Compliant if condition of approval is met Standard: Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. Staff Comment: Staff recommends, as a condition of approval, that permeable pavement pedestrian walkways be provided where feasible and consistent with the 2017 City of Renton Surface Water Design Manual. b. Pedestrian Amenities: City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 17 of 35 HEX_Report_Duvall_Dental_Office_FINAL 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: The project proposal includes landscaping between the building and street frontage, a pedestrian walkway connecting the main building entrance to the sidewalk along Duvall Ave NE, as well as a seating area at the main building entrance.  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 project proposal includes seating walls at the main building entrance as well as a bench. Compliant with guidelines and if condition of approval is met 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: The project proposal includes weather protection with a depth of 3 feet over the main building entrance. Staff recommends, as a condition of approval that weather protection over the main building entrance be required to have a minimum depth of 4-1/2’. Weather protection is not proposed along other portions of the building façade as landscaping, no pedestrian walkways abuts these portions of the façade. Portions of the façade where landscaping is present a trellis feature is provided that adds architectural interest and simulates an awning feature. However, the entire building façade is pedestrian oriented and inviting; therefore the proposed project would comply with the guidelines of this standard. 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 City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 18 of 35 HEX_Report_Duvall_Dental_Office_FINAL 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. a. At minimum, fifty (50) square feet per unit shall be provided. b. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. c. Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. d. For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space. e. At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea patches, or multi-purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. f. The following shall not be counted toward the common open space or recreation area requirement: i. Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Staff Comment: No applicable N/A 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. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 19 of 35 HEX_Report_Duvall_Dental_Office_FINAL 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 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: Not applicable N/A 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 Drive S./108th Avenue S.E. and S.E. 176th. b. Bronson Area: Intersections with Bronson Way North at: i. Factory Avenue N./Houser Way S.; ii. Garden Avenue N.; and iii. Park Avenue N. and N. First Street. c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. d. Northeast Fourth Area: Intersections with N.E. Fourth at: i. Duvall Avenue N.E.; ii. Monroe Avenue N.E.; and iii. Union Avenue N.E. e. Grady Area: Intersections with Grady Way at: i. Lind Avenue S.W.; ii. Rainier Avenue S.; iii. Shattuck Avenue S.; and iv. Talbot Road S. f. Puget Area: Intersection of S. Puget Drive and Benson Road S. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 20 of 35 HEX_Report_Duvall_Dental_Office_FINAL g. Rainier Avenue Area: Intersections with Rainier Avenue S. at: i. Airport Way/Renton Avenue S.; ii. S. Second Street; iii. S. Third Street/S.W. Sunset Boulevard; iv. S. Fourth Street; and v. S. Seventh Street. h. North Renton Area: Intersections with Park Avenue N. at: i. N. Fourth Street; and ii. N. Fifth Street. i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: i. Duvall Avenue N.E.; and ii. Union Avenue N.E. N/A 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. N/A 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. 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 proposed building includes modulations and articulations.  Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Staff Comment: Proposed modulations exceed the minimum 2-foot depth, 16-foot height, and 8-foot width. N/A 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 City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Hearing Examiner LUA19-000300, SA-A, ECF, MOD Report of February 11, 2020 Page 21 of 35 HEX_Report_Duvall_Dental_Office_FINAL 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: Not applicable 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 project proposal includes human-scale elements, such as landscaping, seating walls, and lighting along the ground floor of the façade along Duvall Ave. NE. NE 17th Street provides landscaping screen of the parking garage and refuse and recycling. Complies with guidelines Standard: On any facade 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: Due to the topography of the project site, the parking for the proposal is located within the building. This results in the first floor of the dental office being elevated above the elevation of the street. There are windows and doors along the first floor of the dental office, however due to the site topography and the location of the structured parking below the building, they are above 4-8 feet above ground. It would not be desirable to add additional openings for windows and doors along the structured parking garage as the bermed landscaping provide a better screen and aesthetic to the public sidewalk and street. Therefore, the proposal to provide windows along the first floor of the office building would comply with the guidelines and intent of this standard.  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 energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Staff Comment: Windows are proposed on upper portions of the building. N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays.  Standard: Where windows or storefronts occur, they must principally contain clear glazing. Staff Comment: Proposed windows would consist of clear glazing.  Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited.