HomeMy WebLinkAboutSR_HEX_Renton_Downtown_Library_120619DEPARTMENT OF COMN.,,NITY !� City of
AND ECONOMIC DEVELOPMENT `�_l �.�r�� r '
REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST
HEARING DATE: June 19, 2012
Project Name: Renton Downtown Library
Owner: City of Renton; 1055 South Grady Way; Renton, WA 98057
Applicant: King County Library System; Greg Smith; 960 Newport Way NW; Issaquah, WA 98027
Contact: Miller Hull Partnership; Maaike Post; 71 Columbia St - 6tn Floor; Seattle, WA 98104
File Number: LUA12-022, ECF, SA -H, CU -H, MOD
Project Manager: Rocale Timmons; Associate Planner
Project Summary. The applicant, King County Library System (KCLS), is requesting Hearing Examiner
Site Plan Review, a Hearing Examiner Conditional Use Permit, Environmental (SEPA)
Review and a Parking Modification for the construction of a new 15,083 square foot
public library. The project site consists of three parcels containing a total of 24,070
square feet of Center Downtown (CD) zoned property. The site is also located within
Design District 'A'. 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 which is proposed for demolition/removal as part of the proposal.
Additionally, Gateway Park is located on the eastern portion of the site which 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 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 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; one along Morris Avenue
South through to Logan Avenue South. There are no critical areas located on site.
Project Location: 510 South Std Street (Parcel #'s: 569600-0005, 784180-0205, 784180-0195)
Site Area: 24,070 SF (0.55 Acres)
Project Location Map
HEX report
City of Renton Department of Cam.,. _. ity & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY LUA12-022, ECF, SA -H, CU -H, MOD, ECF
Report of June 12, 2012 Page 2 of 22
B. EXHIBITS:
Exhibit 1:
Zoning Map
Exhibit 2:
Site Pian
Exhibit 3:
Landscape Plan
Exhibit 4:
Floor plan
Exhibit 5:
Elevations
Exhibit 6: SEPA Determination
Exhibit 7: Proof of Notice of Application Mailing
Exhibit 8: Aerial Photograph
Exhibit 9: Department of Archeology & Historic Preservation Comment Letter
Exhibit 10: Drainage Report (includes the Geotechnical Report)
C. GENERAL INFORMATION:
City of Renton
1. Owner(s) of Record: 1055 South Grady Way
Renton, WA 98057
2. Zoning Classification: Center Downtown (CD)
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
5. Neighborhood Characteristics:
Urban Center Downtown (UC -D)
Commercial structure (Formerly Big 5); Gateway
Park; and surface parking lot.
a. North: Mixed Use and Multi -Family Residential (CD zone)
b. East: Transit Center, Event Center, Public Park (CD zone)
c. South: Low Rise Commercial (CD zone)
d. west: Low Rise Commercial (CD zone)
6. Site Area: 24,070 SF (0.55 ac)
D. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation
HEX report
Land Use File No. Ordinance No. Date
N/A 5099 11/01/2004
N/A 5100 11/01/2004
N/A 156 05/18/1909
City of Renton Department of Com ity & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY 11-022, ECF, SA -H, CU -H, MOD, ECF
Report of June 12, 2012 Page 3 of 22
E. PUBLICSERVICES:
1. Existing Utilities
a. Water: There is a 1 -inch domestic water meter serving the existing building. There is an existing
12 -inch water main in S 3rd Street. The available de -rated fire flow from the 12 -inch main fronting
the site in S 3rd Street exceeds 3,000 gpm. Pressure available is approximately 65 psi. The
proposed project is not located in an Aquifer Protection Zone.
b. Sewer: There is a side sewer serving the existing building.
c. Surface/Storm Water: There is an existing storm conveyance system in Logan Ave S.
2. Streets: There are existing street improvements along the frontages of the site.
3. Fire Protection: City of Renton Fire Department
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 4-2-070: Zoning Use Table
c. Section 4-2-12OB: Commercial Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations
b. Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
S. Chapter 9 Procedures and Review Criteria
a. Section 4-9-030: Conditional Use Permit
b. Section 4-7-200: Site Plan Review
S. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Community Design Element
H. FINDINGS OF FACT:
1. The applicant, King County Library System (KCLS), is requesting a Hearing Examiner Site Plan Review,
Hearing Examiner Conditional Use Permit approval, and a Parking Modification from RMC 4-4-080 for
the construction of the Renton Downtown Library and associated parking, landscaping, and
infrastructure improvements.
HEX report
City of Renton Department of Com city & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY AI2-022, ECF, 5A -H, CU -H, MOD, ECF
Report of June 12, 2012 Page 4 of 22
2. The Planning Division of the City of Renton accepted the above master application for review on March
27, 2012 and determined complete on April 29, 2012. The project complies with the 120 -day review
period.
3. The subject site is bordered: on the north the City of Seattle Public Utilities (SPU) easement; the east by
Logan Ave S, with the Renton Piazza on the other side of Logan Ave S; to the south by S P St; and to
the west by a zero lot -line commercial property.
4. The property is located within the Urban Center Downtown (UC -D) Comprehensive Plan land use
designation, the Center Downtown (CD) zoning classification, and Design District `A'.
S. The site currently contains a retail structure, formerly occupied by Big 5 retail store, a small parking lot
and Gateway Park. The retail structure is approximately 13,444 square feet of area and there are 42
existing parking stalls located onsite.
6. The existing park is proposed to be re -designed in order to create a plaza that would function as the
entry plaza for the proposed library.
7. The applicant is proposing to demolish the the existing retail building and restripe the existing parking
lot with the additon of 8 parking stalls for a total of 50 proposed parking stalls.
S. The applicant is requesting a parking modification from RMC 4-4-080 in order to decrease the minimum
stalls allowed from the minimum of 60 to the 50 stalls proposed.
9. There are no critical areas on site.
10. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on May 14, 2012, the City's Environmental Review Committee issued a Determination of Non -
Significance - Mitigated (DNS -M) for the Renton Downtown Library. The DNS -M included five
mitigation measures. A 14 -day appeal period commenced on May 18, 2012 and ended on lune 1, 2012.
No appeals of the threshold determination were filed.
11. Staff received comments from the Department of Archaeology and Historic Preservation; regarding the
potential for an archaeological site in the area (Exhibit 9). The applicant would be required 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 must be conducted under
the on-site supervision of a state -approved archaeologist per a mitigation measure.
12. No other public or agency comments were received.
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.
HEX report
City of Renton Department of Com , ity & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY Al2-022, ECF, SA -H, CU -H, MOD, ECF
Report of June 12, 2012 Page 5 of 22
14. The proposal requires Site Plan Review. The following table contains project elements intended to
comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E:
SITE PLAN REVIEW CRITERIA:
a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY:
The site is designated Urban Center Downtown (UC -D) on the Comprehensive Plan Land Use Map. The
purpose of the UC -D is to provide an opportunity for redevelopment as a destination shopping area with
neighborhood, citywide, and sub -regional services and mixed-use residential development.
Policy LU -201. Uses in the Urban Center - Downtown should include a dynamic mix of uses,
including retail, entertainment, restaurant, office, and residential, that contribute to a
vibrant city core.
J
Policy LU -202. Development and redevelopment of Urban Center - Downtown should strive
for urban density and intensity of uses.
Policy LU -204. Projects in the Urban Center - Downtown should achieve an urban density
and intensity of development that is greater than typical suburban neighborhoods.
Characteristics of urban intensity include no or little setbacks, taller structures, mixed -uses,
structured parking, urban plazas and amenities within buildings.
Policy LU -205. Development should not exceed mid -rise heights within the Urban Center -
Downtown.
Objective LU-QQ: Encourage the evolution of downtown Renton as a regional commercial
f
district that complements the redevelopment expected to occur in the Urban Center -
North.
b. ZONING COMPLIANCE AND CONISTENCY:
The subject site is classified Center Downtown (CD) on the City of Renton Zoning Map. The purpose of
the CD zone is to provide a mixed-use urban commercial center serving a regional market as well as high-
density residential development. Uses include a wide variety of retail sales, services, multi -family
residential dwellings, and recreation and entertainment uses. RMC 4-2-120B provides development
standards for development within the CD zoning classification. The following are applicable the
proposal:
Lot Dimensions: There is no minimum lot size, width or depth in the CD zone.
Lot Coverage: There is no maximum lot coverage for buildings within the CD zone.
Setbacks: The CD zoning classification has a minimum front yard, and side yard along -a -street,
setback, of 0 -feet and a maximum setback of 15 feet for portions of the structure that are below 25 -
feet in height. There is no maximum front yard, or side yard along -a -street setback for those
portions of the structure that exceed 25 -feet in height. There are no other setback requirements
within this zone.
The proposed building would be set back from S 3rd St approximately 1 -foot and 6 -inches at the
closest point and approximately 9 feet and 8 -inches from the eastern property line. The proposal
complies with the setback requirements of the zone. The applicant is also proposing six canopies
along S 3rd St that would extend south over the public right-of-way by 2 feet and 6 inches for which
the applicant would be required to obtain a right-of-way use permit for the life of the structure to
allow the canopies to extend over the right of way. Staff recommends as a condition of approval, the
applicant be required to obtain a right-of-way use permit prior to building permit approval in order to
extend the proposed canopies over the public right-of-way.
HEX report
City of Renton Department of Com ity & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY 12-022, ECF, SA -H, CU -H, MOD, ECF
Report of June 12, 2012 Page 6 of 22
Landscaping: All development in the CD zone is exempt from all but the maintenance of any existing
landscaping and street tree requirements of Section RMC 4-4-070.
A conceptual landscape plan was submitted with the project application. The landscape plan includes
a planting plan including 13 trees. The proposed tree species largely consist of Endowment Maple,
Steeple Sugar Maple, Katsura, Princeton Sentry Ginkgo, Tulip Tree, Autumn Brilliance Serviceberry,
and Eddie's White Wonder Dogwood trees. The shrubs proposed largely consist of: Oregon Grape,
Kelsey Dogwood, Creeping Mahonia, California Lilac, Carol Mackie Daphne, Oakleaf Hydrangea, Privet
Honeysuckle, and Dwarf European Viburnum. There is a total of 2,516 square feet of landscaping
proposed on site. The landscaping softens the appearance of parking areas, define and enhance open
spaces, and generally enhance the appearance of the project.
Building Height: Building height is restricted to 95 feet in the CD zoning classification.
The height of the proposed structure would be 32 feet and 6 -inches in height. The proposal complies
with the height requirement of the zone.
Screening: All mechanical units would be screened by the roof parapet.
Refuse and Recyclables: Office, educational, and institutional developments require a minimum of 2
square feet per every 1,000 square feet of building gross floor area for recyclable deposit areas and
minimum of 4 square feet per 1,000 square feet of building gross floor area for refuse deposit area.
The proposed facility would require the minimum square footage of 100 square foot deposit area for
the 15,000 square foot facility (900 SF = 2 x [15,000/1,000 SF] + 4 x [15,000/1,000 SF]). The applicant
has proposed a 100 square foot deposit area along the northern fa4ade of the proposed structure.
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. Landscaping is also proposed to conceal the
service area from view along the parking easement.
Parking: 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.
The following ratios would be applicable to the site:
Based on these use requirements, 60 parking spaces would be required in order to meet code. 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.
Section 4-4-080.F.10.d allows the Administrator to grant modifications from the parking standards for
individual cases, provided the modification meets the following criteria (pursuant to RMC 4 -9-
250.D.2):
-9-
250.D.2):
a. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment, and
b. Will not be injurious to other property(ies) in the vicinity; and
c. Conform to the intent and purpose of the Code; and
d. Can be shown to be justified and required for the use and situation intended; and
e. Will not create adverse impacts to other property(ies) in the vicinity.
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Use
Square
Footage of Use
Ratio
Re uired
SpaceS
Library
15,000
Min: 4 spaces / 1,OOOSF
60
Based on these use requirements, 60 parking spaces would be required in order to meet code. 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.
Section 4-4-080.F.10.d allows the Administrator to grant modifications from the parking standards for
individual cases, provided the modification meets the following criteria (pursuant to RMC 4 -9-
250.D.2):
-9-
250.D.2):
a. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment, and
b. Will not be injurious to other property(ies) in the vicinity; and
c. Conform to the intent and purpose of the Code; and
d. Can be shown to be justified and required for the use and situation intended; and
e. Will not create adverse impacts to other property(ies) in the vicinity.
HEX report
City of Renton Deportment of Cor uty & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY Al2-022, ECF, SA -H, CU -H, MOD, ECF
Report of June 12, 2012
Page 7 of 22
The applicant contends the proposed project has access to transit with the Renton Transit Center
being 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 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.
Staff supports a modification to reduce the minimum number of parking spaces. Proposed parking
conforms to the minimum requirements for drive aisle and parking stall dimensions and the provision
of ADA accessible parking stalls.
Pedestrian Access: 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 S 3rd St 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.
Signs: The applicant did not submit a signage package for the proposed library and therefore could
not be reviewed at this time. The applicant would be required to comply with the signage
requirements outlined in RMC 4-4-100 at the time of sign application.
Critical Areas: There are no critical areas located on-site.
c. DESIGN REGULATION COMpI, ME ID CONIS'TENCY: The site is located within Design Disi %ct W.
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 throughout the district.
As demonstrated in the table below it is our recommendation that the Proposal meets the intent of
the Design Regulations on the basis of individual merit if all conditions of approval are met.
i. 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.
1. 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 on 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.
Standard: Buildings shall be oriented to the street with clear connections to the sidewalk.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian -only courtyard.
N/A
Standard: Buildings with residential uses located at the street level shall be set back from the
HEX report
City of Renton Department of Com - uty & Economic Development Nearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY Al2-022, ECF, SA -H, CU -H, MOD, ECF
Report of June 12, 2012 Page S of 22
HEX report
sidewalk a minimum of ten feet (10) and feature substantial landscaping between the
sidewalk and the building or have the ground floor residential uses raised above street level
for residents privacy.
2. 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.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as o facade overhang, trellis, large entry doors,
and/or ornamental lighting.
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 ane -half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet
(30) in height shall also ensure that the weather protection is proportional to the distance
above ground level.
V
Standard. Building entries from a parking lot shall be subordinate to those related to the
street.
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.
Standard: Multiple buildings on the some site shall direct views to building entries by
N/A
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Standard: Ground floor residential units that are directly accessible from the street shall
N/A
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.
3. 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 considered to promote a
transition to surrounding uses:
(a) Building proportions, including step -backs on upper levels;
(b) Building articulation to divide a larger architectural element into smaller
increments; or
(c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator of the Department of Community and Economic
Development or designee 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.
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City of Renton Department of Cam ity & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY 32-022, ECF, SA -H, CU -H, MOD, ECF
Report of June 12, 2012 Page 9 of 22
4. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other
abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an
enclosure with fencing that is made of quality materials.
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.
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.
Not
Staff Comment: The applicant's submittals for the refuse and recyclable enclosure
Compliant
elevations do not depict a roof. Therefore, staff recommends as a condition of approval, the
applicant be required to submit revised elevations for the refuse and recyclable enclosure
depicting a roof. The revised elevations shall be submitted to and approved by the Current
Planning Project Manager prior to building permit approval.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three (3).
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.
ii. 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.
1. Surface Parking:
intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back
of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of surface parking shall also be designed to accommodate
future infill development.
Standard: Parking shall be located so that no surface parking is located between a building
and the front property line, or the building and side property line, on the street side of a
corner lot.
Standard. Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
2. Structured Parking Garages:
intent. To promote more efficient use of land needed for vehicle parking, encourage the use of structured
parking, physically and visually integrate parking garages with other uses; and reduce the overall impact
of parking garages.
Guidelines: Parking garages shall not dominate the streetscape, they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should
be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses along
street frontages at a minimum of seventy five percent (75%) of the building frontage width.
HEX report
City of Renton Department of Com - ,ity & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY I12-022, ECF, SA -H, CII -H, MOD, ECF
Report of June 12, 2012 Page 10 of 22
HEX report
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
N/A
structure shall be set back at least six feet (6') from the sidewalk and feature substantial
landscaping. This landscaping shall include a combination of evergreen and deciduous trees,
shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a
primary arterial and/or minor arterial.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials.
N/A
Standard: The entry to the parking garage shall be located away from the primary street, to
either the side or rear of the building.
Standard: Parking garages at grade shall include screening or be enclosed from view with
NIA
treatment such as walls, decorative grilles, trellis with landscaping, or a combination of
treatments.
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);
N/A
(b) Decorative artwork,
(c) Display windows,
(d) Brick, tile, or stone;
(e) Pre -cost decorative panels;
(f) Vine -covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h)Other treatments that meet the intent of this standard...
3. 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.
Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
iii. 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.
1. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and
encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
HEX report
City of Renton Department of Com nity & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY Al2-022, ECF, SA -H, CO -H, MOD, ECF
Report of June 12, 2012 Page 11 of 22
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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.
f
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an oil -weather or permeable walking surface, 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.
Standard: Pathways within parking areas shall be provided and differentiated by material or
N/A
texture (i.e., raised walkway, stomped 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.
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.
N/A
Standard. Mid -block connections between buildings shall be provided.
iv. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian -oriented space at the
street corner to emphasize pedestrian activity (illustration below). Recreation and common open space
areas are integral aspects of quality development that encourage pedestrians and users. These areas
shall be provided in an amount that is adequate to be functional and usable, they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common opens space and/or recreation areas.
N/A
Standard: Amount of common space or recreation area to be provided: at minimum fifty (50)
square feet per unit.
Standard: The location, layout and proposed type of common space or recreation area shall
N/A
be subject to approval by the Administrator of the Department of Community and Economic
Development or designee.
Standard: At least one of the following shall be provided in each open space and/or
recreation area (the Administrator of the Department of Community and Economic
Development or designee may require more than one of the following elements for
developments having more than one hundred (100) units):
N/A
(a) Courtyards, plazas, or multi-purpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens/pea-patches. 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;
(c) Pedestrian corridors dedicated to passive recreation and separate from the
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City of Renton Department of Cor - nity & Economic Development Hearing Examiner Recommendation
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Report of June 12, 2012 Page 12 of 22
HEX report
public street system;
(d) Recreation facilities including, but not limited to, tennis/sports courts, swimming
pools, exercise areas, game rooms, or other similar facilities; or
(e) 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.
Standard: Al! buildings and developments with over thirty thousand (30,000) square feet of
NSA
nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -
oriented space.
Standard: The pedestrian -oriented space for buildings and developments with over thirty
thousand (30,000) square feet of nonresidential uses shall include all of the following:
(a) Visual and pedestrian access (including barrier free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
N/A
(b) Paved walking surfaces of either concrete or approved unit paving; and
(c) On-site or building -mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
(d) 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.
Standard. The following areas shall not count as pedestrian -oriented space for buildings and
developments with over thirty thousand (30,000) square feet of nonresidential uses:
(a) The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian -
N/A
oriented space if the Administrator of the Department of Community and
Economic Development or designee determines such space meets the definition
of pedestrian -oriented space.
(b) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
V/
Standard. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian -oriented space.
v. 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.
1. 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').
V
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height,
and eight feet (S') in width.
Standard. Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the facade;
N/A
or provide an additional special feature such as a clock tower, courtyard, fountain, or public
gathering area.
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2. 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.
Doesn't depict human scaled elements.
Standard: On any facade visible to the public, transparent windows and/or doors are
J
required to comprise at least 50 percent of the portion of the ground floor facade that is
between 4 feet and S feet above ground (as measured on the true elevation).
Anacortes
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.
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.
V
Standard: Tinted and dark glass, highly reflective (mirror -type) gloss and film are prohibited.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian
pathways are prohibited. A wall (including building facades and retaining walls) is
considered a blank wall if.,
(a) it is a groundfloor oor wall or portion of a ground floor wall over 6 feet in height, has
NSA
a horizontal length greater than 15 feet), and does not include a window, door,
building modulation or other architectural detailing; or
(e) Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Standard: If blank wolfs are required or unavoidable, blank walls shall be treated with one or
more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
N/A
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
3. Building Roof lines:
intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roof fines shall be varied and include architectural elements to add visual interest to
the building.
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
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HEX report
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs with
a minimum slope of one to four (1:4) and shall have dormers or interesting roof
forms that break up the massiveness of an uninterrupted sloping roof.
4. Building Materials:
Intent: To ensure high .standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and of high quality. Material variation shall be used to create visual appeal and
eliminate monotony of facades. This shall occur on all facades in o consistent manner. High quality
materials shall be used. If materials like concrete or block walls ore used they shall be enhanced to create
variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open space
shall be finished on all sides with the some building materials, detailing, and color scheme, or
if different, with materials of the some quality.
v/
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre finished metal,
stone, steel, glass and cast-in-ploce concrete.
NSA
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Standard: If concrete block walls are used, they shall be enhanced with integral color,
N/A
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other
masonry materials.
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns, or textural changes.
vi. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encourage signs that are both clear and of appropriate scale for the project; encourage quality signage
that contributes to the character of the Urban Center and the Center Village; and create color and
interest.
Guidelines: Front -lit, ground -mounted monument signs are the preferred type of freestanding sign. Blade
type signs, proportional to the building facade on which they are mounted, ore encouraged on
pedestrian -oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Standard: Entry signs shall be limited to the name of the larger development.
Not
Staff Comment: Signage has not yet been designed for the proposed project. The applicant
Compliant
would be required to submit a comprehensive signage package which complies with the
standards of Design District W. The signage package shall be submitted to and approved by
the Current Planning Manager prior to sign permit approval.
Standard: Corporate logos and signs shall be sired appropriately for their location.
Not
Staff Comment: Signage has not yet been designed for the proposed project. The applicant
Compliant
would be required to submit a comprehensive signage package which complies with the
standards of Design District W. The signage package shall be submitted to and approved by
the Current Planning Manager prior to sign permit approval.
HEX report
City of Renton Department of Car snity & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY Al2-022, ECF, SA -H, CU -N, MOD, ECF
Report of June 12, 2012
Page 15 of 22
NSA
Standard: in mixed use and multi -use buildings, signage shall be coordinated with the overall
building design.
Standard. Freestanding ground -related monument signs, with the exception of primary entry
signs, shall be limited to five feet (5') above finished grade, including support structure.
Not
Staff Comment: Signage has not yet been designed for the proposed project. The applicant
Compliant
would be required to submit a comprehensive signage package which complies with the
standards of Design District W. The signage package shall be submitted to and approved by
the Current Planning Manager prior to sign permit approval.
Standard: Freestanding signs shall include decorative landscaping (ground cover and/or
shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage
Not
may incorporate stone, brick, or other decorative materials as approved by the Director.
Compliant
Staff Comment: Signage has not yet been designed for the proposed project. The applicant
would be required to submit a comprehensive signage package which complies with the
standards of Design District W. The signage package shall be submitted to and approved by
the Current Planning Manager prior to sign permit approval.
Standard: All of the following are prohibited:
a. Pole signs,
b. Roof signs, and
c. Back -lit signs with letters or graphics on a plastic sheet (can signs or illuminated
Not
cabinet signs). Exceptions: Back -lit logo signs less than ten (10) square feet are
Compliant
permitted as area signs with only the individual letters back -lit (see illustration,
subsection GH of this Section).
Staff Comment: Signage has not yet been designed for the proposed project. The applicant
would be required to submit a comprehensive signage package which complies with the
standards of Design District W. The signage package shall be submitted to and approved by
the Current Planning Manager prior to sign permit approval.
G. LIGHTING:
Intent: To ensure safety and security, provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places, and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Standard: Pedestrian -scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down -lighting and
decorative street lighting.
Standard: Corporate logos and signs shall be sized appropriately for their location.
Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or
`/
to illuminate other key elements of the site such as gateways, specimen trees, other
significant landscaping, water features, and/or artwork.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement, unless alternative pedestrian scale lighting has been approved administratively
or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior
On -Site (i.e., signage, governmental flogs, temporary holiday or decorative lighting, right -of -
V
way -lighting, etc.).
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d. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY:
The proposal is not subject to a Planned Action or Development Agreement.
e. OFF SITE IMPACTS:
Structures: Restricting overscale structures and overconcentration of development on a particular
portion of the site.
While the proposed structure is concentrated in one area, the western portion of the site, the scale
and bulk of the library would be compatible with the low-rise urban structures that surround the site.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent properties.
The vehicle patterns on the project site would not be largely affected by the proposal. The drive aisle
width and direction of traffic flow, within the SPU parking easement, would not change. The
proposed site plan is designed such that vehicles are separated from pedestrians. New crosswalk
striping is proposed in two locations to aid pedestrian traffic between the plaza and the mixed use
building to the north.
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.
Landscaping has been thoughtfully incorporated into the site plan in order to screen loading and
parking areas (Exhibit 3). Also see Refuse and Recyclables discussion under Findings Sections 14.b.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive
natural features.
There are no large attractive natural features an 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.
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.
See Landscaping discussion under Findings Section 14.b.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness
or glare to adjacent properties and streets.
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.
f. ON-SITE IMPACTS:
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and
orientation.
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 Ave S, and allows for entry from all
three sides. A prominent entrance is visible from the north parking area as well as the 5 P St
sidewalk. Additionally a large canopy, 30 feet in width, would provide cover for pedestrians
HEX report
City of Renton Department of Com - ity & Economic Development Hearing Examiner Recommendation
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Report of June 12, 2012 Page 17 of 22
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.
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.
There would be periodic noise impacts from traffic and activities that are normally associated with a
library. However, the applicant is proposing to construct the building with sound insulation in order
to achieve a day/night average interior noise level (Ldn) of 45 Ldn.
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.
The scale and bulk of the building is also 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 S 3`d St into
smaller increments. The building incorporates two roof forms to reduce the apparent bulk of the
facility. Additionally the building steps back from 5 3`d St to provide clerestory light and to reduce the
apparent mass of the building along the facade.
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 piazza 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 proposed building is designed appropriately to allow adequate light and air circulation to the
buildings 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.
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.
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. 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.
The applicant provided a geotechnical report, prepared by GeoEngineers, 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.
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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 augercast 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. Staff recommended as a
SEPA mitigation measure requiring all earthwork performed, implemented by the applicant, be
consistent with the recommendations of the geotechnical report, prepared by GeoEngineers, dated
November 2, 2011.
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.
See discussion under Findings Section 14.b, Landscaping
g. ACCESS:
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.
Access to the site is proposed to be retained within the SPU easement via two curb cuts; one along
Morris Ave S through to Logan Ave S. 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. The proposed development is expected to maintain the safety and
efficiency of pedestrian and vehicle circulation on the site.
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.
See Location and Consolidation discussion above.
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas.
See Location and Consolidation discussion above.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Per RMC 4-4-080F.11 0.5 bicycle the number of bicycle parking spaces shall be 10% of the number of
required off-street parking spaces. Based on the proposal which requires 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.c.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings,
public sidewalks and adjacent properties.
See Pedestrian Access discussion under Findings Section 14.b.
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h. OPEN SPACE: Incorporating open spaces to serve as distinctive project focal points and to provide
adequate areas for passive and active recreation by the occupants/users of the site.
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 1,500 square feet 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 east.
i. VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier, and
incorporating public access to shorelines.
The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access
requirement is not applicable as the site is not adjacent to a shoreline.
j. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable.
There are no natural systems located on site with the exception of drainage flows. See Drainage
discussion under Findings Section 14.k.
k. SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the
proposed use.
Police and Fire: 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 Fire Impact Fee, based on the new square footage of non-
residential area, was recommended as part of the SEPA review, in order to mitigate the proposal's
potential impacts to City emergency services.
Water and Sewer: 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 S 3`d 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 gpm each. One
primary hydrant is required within 150 feet from the building and two additional hydrants are
required within 300 feet of the building. One new hydrant is required and is shown on the plan. Final
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.
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 reportstamped 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 5 -inch PVC storm
pipe that will cross the Seattle pipeline to the north and tie into an existing catch basin and storm
conveyance system.
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Transportation: Access to the site is proposed via two existing curb cuts; one along Morris Ave S
through to Logan Ave S. 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 S 3rd Stare 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.
Schools: N/A
I. PHASING: The applicant is not requesting any additional phasing.
15. The proposal requires a Conditional Use Permit in order to establish the public library use on the
proposed site. The following table contains project elements intended to comply with Conditional Use
Permit decision criteria, as outlined in RMC 4-9-030.D.
CONDITIONAL USE PERMIT CRITERIA:
a. CONSISTENCY WITH PLANS AND REGULATIONS: See discussion under Findings Section 14.a -d
b. APPROPRIATE LOCATION: The proposed location would replace the existing location for the Renton
Public Library, in a 1966 structure that spas the Cedar River between Bronson Way South and Houser
Way South. The proposed library location is about a half a mile southwest of the existing location. The
new location is urban and central to the downtown core. The area is extremely accessible to transit, as
the Renton Transit Center, is just half a block to the north.
c. EFFECT ON ADJACENT PROPERTIES: The proposed project is compatible with the scale and character
of the neighborhood. Most of the surrounding buildings near the project site are typical one- or two-
story structures with storefront glazing facing S 3`d St. The south facade, facing S 3rd St, has a large
amount of glazing, putting the library function on display towards the main thoroughfare. The bulk of
the facade is reduced in scale by the addition of canopies at regular intervals along its length.
Modulation and interest is provided by an arcade, a succession of arches, framed by cast -in-place
concrete along S 3rd Street which borders each bay of glazing. The established commercial use is long-
standing at this site and has not created negative impacts, such as high degree of light or elevated noise
levels, and new library can be considered compatible uses. The north portion of the structure would
house the service functions of the library and is more subdued in architectural expression. The cladding
material will be terra cotta tiles varied with terra cotta screens. The layers of building materials would
reveal openings for windows, small niches with planting (and building egress), and book drops.
d. COMPATIBILTY: See Effect on Adjacent properties discussion above.
e. PARKING: See Parking discussion under Findings Section 14.b
f. TRAFFIC: See Access discussion under Findings Section 14.g
HEX report
City of Renton Department of Com ity & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN L16RARY Al2-022, ECF, SA -H, CU -H, MOA, ECF
Report of June 12, 2012 Page 21 of 22
g. NOISE, LIGHT, AND GLARE: It is anticipated that the most significant 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.
There would be periodic noise impacts from traffic and activities that are normally associated with a
library. However, the applicant is proposing to construct the building with sound insulation or other
means in order to achieve a day/night average interior noise level (Ldn) of 45 Ldn.
Exterior onsite lighting, including security and parking lot lighting, would be regulated by code.
Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the building or
the ground and cannot trespass beyond the property lines.
h. LANDSCAPING: See Landscaping discussion under Findings Section 14.b.
!. CONCLUSIONS.
1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met.
2. The proposal complies with the Conditional Use Permit Review Criteria if all conditions of approval are
met.
3. The proposal is compliant and consistent with City of Renton plans, policies, regulations and approvals.
4. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the
conditions of approval are complied with.
5. The proposed residential use is anticipated to be compatible with existing and future surrounding uses
as permitted in the CD zoning classification.
6. The scale, height and bulk of the proposed buildings are appropriate for the site.
7. Safe and efficient access and circulation has been provided for all users.
S. Proposed open spaces serve as distinctive project focal points and provide adequate areas for passive
and active recreation by the users of the proposed facility.
9. There are adequate public services and facilities to accommodate the proposed use.
10. The proposed location is suited for the proposed use.
11. Adequate parking for the proposed use has been provided, and the requested parking modification
meets the Code requirements for consideration as discussed in Section 14.b. "Parking".
12. The proposed site plan ensures safe movement for vehicles and pedestrians.
13. The proposed use would not result in a substantial or undue adverse effect on adjacent properties. The
construction of a new Downtown library which would replace the older structure on site would result in
an overall improvement of the visual environment.
HEX report
City of Renton Department of Com City & Economic Development Hearing Examiner Recommendation
RENTON DOWNTOWN LIBRARY Al2-022, ECF, SA -H, CU -H, MOD, ECF
Report of lune 12, 2012 Page 22 of 22
14. The proposed development would not generate any long term harmful or unhealthy conditions.
Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all
conditions of approval are complied with.
15. Landscaping has been provided in all areas not occupied by buildings or paving.
J. RECOMMENDATIONS:
Staff recommends approval of the Site Plan, Conditional Use Permit, and Parking Modification for the Renton
Downtown Library, File No. LUA12-022, ECF, SA -H, CU -H, MOD, as depicted in Exhibits 2 through 5, subject to
the following conditions:
1. The applicant shall comply with the 5 mitigation measures issued as part of the Determination of Non -
Significance Mitigated, dated May 14, 2012 (Exhibit 6).
2. The applicant shall be required to obtain a right-of-way use permit prior to building permit approval in
order to extend the proposed canopies over the public right-of-way.
3. The applicant shall be required to submit revised elevations for the refuse and recyclable enclosure
depicting a roof. The revised elevations shall be submitted to and approved by the Current Planning
Project Manager prior to building permit approval.
HEX report
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