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HomeMy WebLinkAboutD_Renton_Downtown_Library_120705l 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 ,ITY ()rkEKTCA-,� JUL 09 2012 RECEIVED CITY CLERK'S OFFICE BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: King County Library System FINAL DECISION Conditional Use, Site Plan, SEPA ) Review and Parking Modification ] ) LUA12-022, ECF, SA -H, CU -H, MOD ) Summary The King County Library System (KCLS) has applied for a conditional use permit, site plan approval and parking modification for the construction of a new 15,083 square foot library at 510 South P St. The conditional use permit, site plan and parking modification are approved with conditions. Testimony Rocaie Timmons, Associate Planner, testified that the subject site is bordered by a Seattle Public Utilities casement to the north, Logan Avenue to the east, South 3`d Street to the south and a commercial property on the western boundary. The site is 0.55 acres and located in the urban Center Downtown (CD) zoning classification. It is located within design district "A". An existing retail space and parking lot would be demolished in order to build the proposed structure. The existing Gateway Park would be redesigned to provide an entry plaza for the new library. A 15,000 sq. ft. structure, along with associated parking, landscaping, and infrastructure improvements, is proposed. Access to the site would be provided via Morris Avenue South to Logan Avenue South. The existing parking lot would be re -striped for a total of 50 parking stalls. CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 1 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 The proposal requires a Hearing Examiner site plan and design review and a conditional use permit. Additionally, the Applicant is requesting a parking modification to reduce the minimum number of parking stalls required by RMC 4-4-080 from 60 to 50 spaces. Staff held a 14 -day comment period beginning on April 29, 2012. During this period, the Department of Archaeology noted the potential of an archaeological site in the area. The Environmental Review Committee issued a Determination of Non -Significance - Mitigated on May 14, 2012, which included five mitigation measures related to impact fees and archaeological consideration. No appeals were filed during the appeal period from May 18, 2012 to June 1, 2012. Staff is recommending that the application be required to comply with the 5 mitigation measures outlined in the report. Ms. Timmons stated that Staff reviewed the site plan in order to ensure consistency with design district regulations outlined in RMC 4-3-100. The proposed structure is concentrated in the western portion of the site with a 1.5 foot setback from the south property line. The front entry would face the redesigned plaza along Logan Avenue. Six canopies are proposed along South 3ra Street. Staff recommends the Applicant be required to obtain a right of way use permit for the canopies prior to receiving a building permit approval. The dark brown -colored area on the site plan is part of the proposal (it is where the offices will be located). Canopies and concrete forms will be used to break the fagade along South 3`d Street. Additionally, various roof forms reduce the apparent bulk of the facility. The proposal includes a variety of building materials such as concrete, aluminum, and terra cotta panels. The site currently contains 28 trees which would all be removed during construction. The Applicant is proposing 2,500 sq. ft. of landscaping to enhance the appearance of the project. The proposed facility would require a 100 sq. ft. refuse and recycle area. The Applicant is proposing the area along the northern faVade as this area. Staff recommends that the Applicant submit a revised plan with elevations that provide for a roof covering of the recycle area. Staff is in support of reducing the number of required parking spaces as there are over 600 spaces within a 1 -block radius of the site. Appropriate public services have been provided to accommodate the proposal. In regard to the conditional use permit, Staff reviewed the proposal to ensure that the library is appropriate for the site and not detrimental to the public welfare. The current location is approximately 0.5 mile from the new site. The new location is more urban in character and is an extremely accessible area. Staff believes the proposed structure is compatible in scale and character with the existing neighborhood. Staff recommends approval of the new library, subject to three conditions of approval. Upon questioning from the Hearing Examiner, Ms. Timmons noted that there are 137 parking stalls along the street and a parking garage north of the site. To her knowledge, the parking facilities in the area are not being used to their current capacities. The Applicant is not proposing to do anything with the current library site. CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 2 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 The mitigations recommended by the Environmental Review Committee include the requirement for an archaeological review prior to any construction. The parking modification is being consolidated into the Hearing Examiner review process. Parking is off-site (located within an easement of the property), and the existing pavement will be used. The north fagade is not along the street, thus the only site only fronts onto South 3rd Street and a small portion of Logan Avenue. Exhibits The June 12, 2012 Staff Report Exhibits 1-10 identified at part 2 of the Staff Report itself were admitted into the record during the hearing. In addition, the Staff PowerPoint presentation from the hearing was admitted as Ex. 11. FINDINGS OF FACT Procedural: 1. Applicant. King County Library System (KCLS). 2. Hearing. The Examiner held a hearing on the subject application on June 19, 2012 at 1:00 pm in the City of Renton Council Chambers. Substantive: 3. Project Description. The King County Library System (KCLS) has applied for a conditional use permit, site plan approval and parking modification toward the construction of a new 15,083 sq, ft. public library with associated parking, landscaping and infrastructure improvements. The project site consists of three parcels containing a total of 24,070 sq. ft. of Center Downtown (CD) zoned property in the Urban Center Downtown (UC -D) Comprehensive Plan Land Use designation. The site is also located within Design District W. The site is bordered on the north by a City of Seattle Public Utilities (SPU) easement, on the east by Logan Avenue South, on the south by South 3rd Street and on the west by a zero lot -line commercial property. Across Logan Avenue South is the Renton Piazza. There is an existing retail structure on the west end of the site, formerly used by Big 5 sporting goods store, and an associated parking lot in the center of the site. The retail structure is approximately 13,444 sq. ft. in size with 42 existing parking stalls located on-site. Additionally, Gateway Park is located on the eastern portion of the site. The Applicant is proposing to demolish the existing retail building and restripe the existing parking lot with the addition of eight new parking stalls for a total of 50 total parking stalls. The park would be redesigned as part of the proposal in order to create an entry plaza for the new library. The proposed restriping of the existing parking area to the north within a City of Seattle Public Utilities (SPU) easement would create two additional CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 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 parking spaces along with the addition of 6 new stalls, resulting in a total of 50 onsite parking stalls. The Applicant is requesting a parking modification from RMC 4-4-080 in order to decrease the minimum number of parking spaces required onsite from 60 to 50 stalls. Access to the site is proposed via two curb cuts; along Morris Avenue South through to Logan Avenue South. There are no critical areas located on site. The building is oriented to the street and easement with minimal setbacks from the property lines. The front entry would face the redesigned east plaza, along Logan Avenue South, and allows for entry from all three sides. A prominent entrance is visible from the north parking area as well as the South 3rd Street sidewalk. Additionally a large canopy, 30 feet in width, would provide cover for pedestrians approaching from all directions. The proposed building is designed appropriately to allow adequate light and air circulation to the building and the site. The design of the structures would not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide normal airflow. The full civic scale of the proposed library is more prominently visible from the proposed plaza east of the building and also from the Renton }Mazza to the east of the proposed plaza. The proposal includes a variety of building materials: concrete, aluminum, windows, and terra cotta panels. The terra cotta wall areas would be comprised of two shades of color and would reflect vertical banding. The concrete elements would display form tie patterns and panel jointing (Exhibit 5). The scale and bulk of the building is reduced through the use of differing materials on the building facades, building articulation and modulation and differing roof profiles. The Applicant has proposed the use of canopies and concrete forms to break down the fagade along South 3rd Street into smaller increments. The building incorporates two roof forms to reduce the apparent bulk of the facility. Additionally the building steps back from South 3rd Street to provide clerestory light and to reduce the apparent mass of the building along the facade. The refuse and recycle facilities are proposed to be screened with an enclosure that matches the materials of the proposed structure; terra cotta masonry panels. The refuse and recyclables area would be accessible from the SPU parking easement. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. The site is served by the City of Renton for all utilities. There is a 1 -inch domestic water meter serving the existing building. There is an existing 12 - inch water main in South 3rd Street. The preliminary fire flow requirement per the Fire Marshal's office is 2,250 gallons per minute (gpm). All new construction must have fire hydrants capable of delivering a minimum of 1,000 gm each. One primary hydrant is required within 150 feet from the building and two additional hydrants are required within CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 4 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 300 feet of the building. One new hydrant is required and is shown on the plan. The final hydrant location will require approval by the fire Department to meet the City standards. Any existing hydrants counted as fire protection will be required to be retrofitted with a quick disconnect Storz fitting, if not already in place and subject to verification by the Fire Department. There is a side sewer serving the existing building. The City will proceed with the optional plan of replacing the sewer main through the new library property and installing a manhole where the existing bend in the existing main is located. SPU is working on permitting for this. This part of the work will be required to be installed by the developer. The City will follow behind this work and re -line the portion of the main under the remaining buildings. B. Fire and Police. Police and Fire Prevention Staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the Applicant provides Code required improvements and fees. A SEPA mitigation condition was adopted requiring the Applicant to pay a Fire Impact Fee, based on the new square footage of non-residential area. C. Drainage. The project is required to comply with the new City of Renton Amendments to the 2009 King County Surface Water Design Manual. A conceptual drainage plan and report stamped by a PE was submitted with the formal application, and per the report the project is complying with the 2009 King County Surface Water Design Manual. Since the project is exempt from flow control and water quality, the engineer is proposing to tightline the roof and footing drains to a new 8 -inch PVC storm pipe that will cross the Seattle pipeline to the north and tie into an existing catch basin and storm conveyance system. D. Parks/Open Space. City development standards do not require any set -asides or mitigation for parks and open space for libraries. The Applicant has consulted with the City of Renton Park's Department in order to redesign Gateway Park, along with input from the public, into a plaza that would function as an entry plaza for the proposed library. The plaza is approximately 1,800 sq. ft. measuring 90' X 90'. In light of security concerns the Applicant opted for an open and urban design. The plaza would contain seating, trees, landscaping in planters, and sculptural furnishings. The design of the public plaza allows for ample sun exposure and is visibly linked to the existing public plaza located to the cast. CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 5 I 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 E. Transportation. Access to the site is proposed via two existing curb cuts on Morris Avenue South and on Logan Avenue South. The vehicular traffic patterns would not be significantly affected by the proposed project. The drive aisle width and direction of two- way traffic flow would not be affected by the proposal. Staff have concluded that the proposed development is expected to maintain the safety and efficiency of pedestrian and vehicle circulation on and off the site and there is no evidence to the contrary. Based on the traffic generation analysis, the proposed final project is anticipated to generate approximately 146 additional daily trips. In order to mitigate transportation impacts, a SEPA mitigation measure requiring the Applicant to pay an appropriate Transportation Impact Fee was adopted. Street improvements along South 3rd Street are required to match the existing sidewalk and lighting design improvements to the east. Additionally, all wire utilities shall be installed underground per the City of Renton ordinances and standards. All new services shall be installed underground. F. Parkin. The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided based on the number of employees that work at the facility, in this instance the proposed 15,000 sq. ft. library would be required to provide 60 parking spaces. The Applicant proposed to provide a total of 50 spaces. Therefore, the Applicant is requesting a parking modification to reduce the minimum number of stalls from 60 to 50 parking stalls. The Renton Transit Center is within one block of the site. Additionally, plentiful parking is provided in the vicinity of the site; 137 street parking stalls within a one block radius and 562 parking stalls within the City Center Parking Garage located one block from the project site. The proposed parking conforms to the minimum requirements for drive aisle and parking stall dimensions and the provision of ADA accessible parking stalls. G. Sidewalks. Sidewalks are provided from the street to the entries and around the building in order to provide pedestrian linkages. Public sidewalks adjacent to the project site would be widened and repaved. The planting strips along the right-of-way to the north are proposed to be removed resulting in a 10 -foot wide walkway. Along South 3rd Street the proposed building would be set back from the property line approximately 1 -foot 6 -inches, resulting in a walkway of approximately 12 feet in width. In addition, proposed pedestrian sidewalks and hardscape associated with the plaza would be concrete and differentiated by materials and texture. H. Bicycles. Per RMC 4-4-080(F)(I 1), the number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. Based on the proposal which requires CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION ri 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 60 vehicle parking stalls, 6 bicycle parking stalls are required to be provided. The Applicant has proposed 10 bicycle parking stalls on site, within the plaza area, complying with the standards outline in RMC 4-4-080F. 5. Adverse Impacts. There are no significant adverse impacts associated with the project. Few adverse impacts are anticipated since there are no critical areas on site, the proposal is a redevelopment of a fully developed parcel and adequate infrastructure serves the site as determined in Finding of Fact No. 4. The SEPA MDNS mitigation measures in the Environmental Report (Exhibit 6) are adopted as Conditions of Approval. Adoption of Ex. 6 encompasses both the Findings of Fact and the Conclusions of Law of Staff. All other adverse impacts discernible from the record are also fully mitigated. Impacts are more specifically addressed as follows: A. Archaeolo =ical Resources. According to the Staff report, Staff received comments from the Department of Archaeology and Historic Preservation; regarding the potential for an archaeological site in the area (Exhibit 9). A mitigation measure of the May 14, 2012 SEPA Determination of Non -Significance — Mitigated, will require the Applicant to submit a survey to the Current Planning Project Manager that conforms to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and work must be conducted under the on-site supervision of a state - approved archaeologist. B. Noise. It is anticipated that most of the noise impacts would occur during the construction phase of the project. The Applicant has submitted a Construction Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the project would be required to comply with the City's noise ordinance regarding construction hours. C. Views. There are no large attractive natural features on or near the site for which visual accessibility needs to be maintained. The Applicant has proposed to limit the height of the proposed structure to 32 feet and 6 inches which mitigate view impacts from surrounding properties. The Applicant is also proposing the removal of the existing dense tree canopy within Gateway Park in order to improve site lines into the park. D. Lighting. The proposal includes the addition of three new streetlights and four existing pedestrian -height streetlights would be replaced with the City standard. The existing streetlight at the southwest corner of the project site would be removed. Additionally, downlights with shielding and cutoffs would be incorporated into the proposed canopies to minimize Iight impacts to adjoining properties. E. Natural Features and Landscaping. The site contains 28 trees of which all 28 trees are proposed for removal. RMC 4-4-130 requires that 5 percent of the trees on site be retained. Of the 28 trees, 1 tree is required to be retained at the 5 percent retention rate. CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION iJ 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 When the required number of protected trees cannot be retained, new trees, with a two- inch caliper or greater, shall be planted. The replacement rate shall be twelve caliper inches of new trees to replace each protected tree removed. The Applicant is proposing 26 -caliper inches of new trees (13 trees) to replace the protected tree. There is a total of 2,516 square feet of landscaping proposed on site. The landscaping softens the appearance of parking areas, defines and enhances open spaces, and generally enhances the appearance of the project. Landscaping is also proposed to conceal the service area from view along the parking easement. Landscaping has been thoughtfully incorporated into the site plan in order to screen loading and parking areas (Exhibit 3). As shown in Ex. 3, landscaping is provided in all areas not occupied by buildings, paving, or critical areas. There is no need to provide any additional landscaping to screen adjacent uses. F. Soils and Groundwater. The Applicant provided a geotechnical report, prepared by GeoEngincers, November 2, 2011 (Exhibit 10). The topography of the site is relatively flat, sloping downward from the eastern portion of the site. Following development, impervious surface coverage would be a 100% on the building site and approximately 50% on the park parcel to the east. The Applicant is proposing to excavate approximately 1,320 cubic yards on site in order to accommodate a depressed slab for the proposed access floor. In addition, geothermal bore holes would be drilled underneath the proposed structure producing drilling spoils that would be required to be hauled off site. Fill, in the amount of 1,030 cubic yards, would be imported to the site in order to fill void areas of removed footings from the existing building demolition. Groundwater was encountered at approximate depths ranging from 12-15 feet below existing grades in borings in the site vicinity. The report recommended that shallow foundations bearing on improved soil is the preferred foundation alternative. Lean concrete auger cast columns installed to an approximate depth of 20 to 30 feet below site grades on a variable grid pattern have been selected as the preferred ground improvement technique. Dewatering during construction is not anticipated except for deep utility trenches. The provided geotechnical report recommended measures to be implemented by the Applicant to mitigate the proposal's potential impact to soils and related conditions. A condition of approval will require all work performed to be consistent with the recommendations of the geotechnical report, prepared by GeoEngincers, dated November 2, 2011. G. Stens. The Applicant did not submit a signage package for the proposed library. A condition of approval will require the Applicant to comply with the signage requirements outlined in RMC 4-4-100 at the time of sign application. CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 8 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 Conclusions of Law 1. Authority. Government offices and facilities are allowed in the Center Downtown (CD) district as a conditional use subject to Hearing Examiner review. RMC 4-8-080(G) classifies conditional use applications as Type III permits when Hearing Examiner review is required. RMC 4- 9-200(B)(2)(a) requires site plan review for all development in the CD zones. In the absence of the conditional use permit application, no Hearing Examiner review would be required for the site plan and it would be classified as a Type II permit by RMC 4-8-080(G). RMC 4-8-080(G) classifies modifications, deviations and alternatives of various code standards, such as the parking modification request in this proposal, as Type I permits, which are administratively approved by Staff with no required hearing. All three of the aforementioned permits have been consolidated. RMC 4-8- 080(C)(2) requires consolidated permits to each be processed under "the highest -number procedure". The conditional use has the highest numbered review procedures, so all three permits must be processed as Type III applications. As Type III applications, RMC 4-8-080(G) grants the Examiner with the authority to hold a bearing and issue a final decision on them, subject to closed record appeal to the City Council. 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Center Downtown (CD), a commercial district. The comprehensive plan land use designation is Urban Center Downtown (UC -D). The subject property is also located in Design District W. 3. Review Criteria. Conditional use criteria are governed by RMC 4-9-030(D). Site plan review standards are governed by RMC 4-9-200(E)(3). Parking modifications are governed by RMC 4-4- 080(F)(10)(d). All applicable criteria are quoted below in italics and applied through corresponding I conclusions of law. Conditional Use The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following factors for all applications: RMC 4-9-030(0)(1): Consistency with Plans and Regulations: The proposed use shall he 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 'Penton. CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 9 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 4. The proposal is consistent with Objective LU-QQ and Policy LU -201, LU -202, LU -204 and LU -205 as quoted at page 5 of the Staff Report because as designed and mitigated the project is designed to be part of a vibrant city core, provides for the redevelopment of vacant commercial space, will be appropriate in the scale of the buildings compared to the subject's vicinity and will encourage the evolution of downtown Renton into a regional commercial district by serving as a civic destination. The proposal is consistent with all applicable zoning and other development standards as outlined in Finding 14(a) -(c) of the Staff report, adopted and incorporated 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. There are no other libraries within the immediate vicinity of the library. Even if there were, it is hard to imagine how a community could suffer a "detrimental overconcentration" from an abundance of libraries. As discussed in Conclusion of Law No. 4 , the proposed location is suitable for the proposed use. Given these factors the criterion is met. 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 there are no adverse impacts associated with the proposal, so it will not result in substantial or undue adverse effects on adjacent property. RMC 4-9-030(0)(4): Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 7. The proposed use is surrounded by public and commercial uses and has been well designed to break up mass and scale to be compatible with surrounding development, as discussed in Finding of Fact No. 3. Improvements to Gateway Park and screening that are integrated into the project also reduce aesthetic impacts and increase compatibility. RMC 4-9-030(0)(5): Parking: Adequate parking is, or will be made, available. 8. As concluded below, the parking proposed by the Applicant qualifies for a parking modification and is thus considered compliant with applicable City standards, which defines adequate parking for the site. 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. CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 10 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 9. As determined in Finding of Fact No. 4(E), the project will not have a significant impact on the general traffic in the vicinity and provides for adequate and safe vehicle and pedestrian circulation. 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. 10. As determined in Finding of Fact No. 5, noise and light impacts are adequately addressed and mitigated. Lighting will comply with City regulations which require lights to be directed inwards and prohibited light trespass. As to noise, the Applicant has submitted a Construction Mitigation Plan to minimize noise impacts during construction and the City's noise regulations, Chapter 8-7 RMC, sets the legislative standard for noise impacts and will adequately regulation noise when construction is completed. 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 determined in Finding of Fact 5(E), the criterion is met. 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: L 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 discussed in Conclusion of Law No. 4, as conditioned, the proposal is consistent with the City's comprehensive plan, as well as development and design regulations. The proposal does not qualify as a Planned Action Ordinance, as outlined at Finding No. 14(d) of the Staff Report. CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 11 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 RMC 4-9-200(E)(3)(b): Off -Site Impacts: Mitigation of impacts to surrounding properties and uses, including: L 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; 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. The library facility is necessarily concentrated on one portion of the site, however the scale and bulk of the building is compatible with the low rise urban structures that surround the site. As determined in Finding of Fact No. 5, lighting and view impacts are adequately mitigated and landscaping is effectively used to protect adjoining properties from noise and glare and to maintain privacy and enhance the appearance of the project. As determined in Finding of Fact No. 3, the project provides screening of refuse areas to minimize views from surrounding properties. As determined in Finding of Fact No. 5, the proposal does not create any adverse light impacts. The criterion is met. RMC 4-9-200(E)(3)(c): On -Site Impacts: Mitigation of impacts to the site, including: L 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, - CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 12 2 3 4 5 6 7 8 4 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 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 proposal is largely surrounded by public and commercial uses and its placement, structure and orientation would have not discernible impact on privacy or noise. As determined in Finding of Fact No. 3 and 5, the proposal is designed to be compatible in scale and mass to surrounding uses and will not significantly adversely affect surrounding uses in any way. There is nothing in the record to reasonably suggest that the scale of the project is incompatible with sunlight, prevailing winds or natural characteristics. As to natural features, there are no critical areas on-site. As determined in Finding of Fact No. 5, the proposal protects trees as required by City standards and is mitigated to prevent adverse impacts to soil and groundwater quality. The site is fully landscaped as determined in Finding of Fact No. 5. The criterion is met. RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all users, including. L 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 provides for adequate access, circulation and other transportation facilities as required by the criterion above for the reasons identified in Finding of Fact No. 4(E) through (H). CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 13 2 3 4 5 6 7 8 9 10 I1 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 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. The criterion is met. As discussed in Finding of Fact No. 4(D), the Applicant has proposed to redesign Gateway Park into a plaza that would function as an entry plaza for the proposed library. The plaza is approximately 1,800 sq. ft. measuring 90' X 90'. The plaza would contain seating, trees, landscaping in planters, and sculptural furnishings. The design of the public plaza allows for ample sun exposure and is visibly linked to the existing public plaza located to the east. RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to shorelines and Mi. Rainier, and incorporating public access to shorelines. 17. There are no view corridors to shorelines or Mt. Rainier affected by the proposal. RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. 18. There are no natural systems at the site or that would be affected by the proposal. 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. Parking Modification RMC 4-4-080(F)(10)(d): Modification: The Department of Community and Economic Development may authorize a modification from either the minimum or maximum parking requirements for a specific development should conditions warrant as described to RMC 4-9-250D2. When seeking a modification from the minimum or maximum parking requirements, the developer or building occupant shall provide the Department of Community and Economic Development with written justification for the proposed modification. CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 14 2 3 4 5 6 7 8 9 10 I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-9-250(D)(2): Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and .safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c_ Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justif ed and required for the use and situation intended; and f. Will not create adverse impacts to other property(ies) in the vicinity. 22. As discussed in finding of Fact 4(F), the Applicant is requesting a parking modification to reduce the minimum number of stalls from 60 to 50 parking stalls. The record indicates there is ample parking in the general vicinity of the proposed project and that the needs of the library can be adequately served with the reduced parking provided. The requested modification conforms to the intent and purpose of the parking regulations by providing sufficient on-site parking for the amount necessary for the new Renton Downtown Library while providing the minimum adjustment necessary to meet the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element, providing for safety and function, and providing no injury or adverse impacts to other properties in the vicinity. Furthermore, the proposed parking conforms to the minimum requirements for drive aisle and parking stall dimensions and the provision of ADA accessible parking stalls. This criterion is satisfied and the requested parking waiver granted. DECISION As conditioned below, the site plan, conditional use permit and parking modification are approved. The conditions recommended in Section J of the Staff Report shall apply to the site plan and conditional use approval with the following added conditions: CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION 15 I F7 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Im 1. The Applicant shall submit a comprehensive signage package which complies with the standards of Design District 'A' for review and approval by the Current Planning Manager prior to sign permit approval. 2. All work performed must be consistent with the recommendations of the geotechnical report, prepared by GeoEngineers, dated November 2, 2011. DATED this 5th day of July, 2012. Nil A. Olbrechts City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-110(E)(9) provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the Hearing Examiner's decision. A request for reconsideration to the hearing a examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7th floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. CONDITIONAL USE, SITE PLAN, & PARKING MODIFICATION