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HomeMy WebLinkAboutSR_HEX_Whitworth_Condominiums_081002PUBLIC HEARING City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address Owner/ Address: File Number: Project Description: Project Location: October 2, 2008 Whitworth Condominiums Capital Homes, LLC 16603 107'" Place NE Bothell, WA 98011 Harold A. Deacy ( 40 7) Ole Willey (409) 407/409 Whitworth Ave. S Renton, WA 98055 LUA08-083, SA-H, ECF Contact: Chris Cirillo Capital Homes, LLC 20314 132"° Ave. NE Woodinville, WA 98072 The applicant is requesting Hearing Examiner Site Plan Review and Environmental (SEPA) Review for the proposed construction of a 5-story, 58-feet, 5 1/8-inch tall mixed-use building on a 14,321 square foot site within the Center Downtown (CD) zoning designation, the Urban Center Downtown Comprehensive Plan designation and the Urban Center Overlay District A. Two existing single-family residences, each with a detached garage would be removed from the site to accommodate the proposed project. The proposed building would include 25,884 square feet of residential space in 33 residential units (24 one-bedroom and 9 two-bedroom), 2,290 square feet of commercial space, and 50 parking stalls (including three accessible parking stalls) of at-grade and underground parking. The proposed density would be 100 dwelling units per acre. Vehicular access to the proposed building would be via the alley along the western property line. 407/409 Whitworth Avenue S LUA08-083hex,pt.doc City of Renton Department of Community & Economic Development WHITWORTH CONDOMINIUMS Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF PUBLIC HEARING DA TE: October 2, 2008 Page 2of14 B. EXHIBITS Exhibit 1 Project file ("yellow file") containing the application, proof of posting and publication, environmental review, reports, staff comments, and other material pertinent to the review of the project. Exhibit2 Vicinity Map Exhibit 3 Site Plan Exhibit4 Landscape Plan Exhibit 5 Elevations -west and south Exhibit 6 Elevations -east and north Exhibit 7 Zoning Map Sheet F3 east % Exhibit 8 ERC Mitigation Measures C. GENERAL INFORMA T/ON: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Harold A. Deacy (407) Ole Willey (409) 407/409 Whitworth Avenue S Renton, WA 98055 Commercial Downtown (CD, Urban Design Overlay Area District A Urban Center Downtown Two single family residences North: Church -Commercial Downtown (CD) East: Single family residences and office use -Commercial Downtown (CD) South: Single family residences -Commercial Downtown (CD) West: Single family residences -Commercial Downtown (CD) 6. Access: Vehicular access to the structured parking in the proposed building would be via the 16-foot alley on the westerly property boundary. 7. Site Area: 14,321 square feet 8. Project Data: Existing Building Area: New Building Area: Total Building Area: LUA008-083 Hexreport 3,020 sf 10,639 sf (footprint) 48,498 sf ( single family homes to be demolished) City of Renton Department of Community & Econom,c Development WHITWORTH CONDOMINIUMS Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF PUBLIC HEARING DA TE: October 2, 2008 D. HISTORICAUBACKGROUND: Land Use Fife No. Zoning Comprehensive Plan Original City of Renton Plat Previous Land Use Action NIA NIA NIA LUA07-125 Ordinance No. 4404 4498 NIA NIA E. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULATIONS (RMC TITLE IV): 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-120.B: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-100: Urban Center Design Overlay Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations -General Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading, and Driveway Regulations Section 4-4-090: Refuse and Recyclables Standards 4. Chapter 6 Streets and Utility Standards 5. Chapter 9 Procedures and Review Criteria Section 4-9-030: Conditional Use Permits Section 4-9-200: Site Plan Review 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Environmental Element 3. Downtown Element 4. Economic Development 5. Housing Element G. DEPARTMENT ANAL YS/S: t. PROJECT DESCRIPTIONiUACK(;ROVNU Page 3 of 14 Date 06107193 02120195 1901 515/2008 The proposed land use action, construction of a five-story mixed use building, \.Vould take place at the southwest corner of South 4th Street and Whitworth Avenue South in the Downtown Core Area ufthc City of Renton. The completed project would provide 33 multi-family dwelling units. The residential units would include 24 one-bedroom and 9 two-bcJr .. xun units. There would be five levels of residential units with one unit at grade, 9-units on the second and third kvd,. and 7-uniLs on the fourth and fitih levels. These residential units would vary in area from 58 l square teet co 1,048 square feet. The project also would include a net area of 2,290 square feet of general commercial space. Existing development on the site consisls of l'.'.'o :-;ingle family residences with detached garages. LUAOOB-083 Hexreport PUBLIC HEARING City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant! Address Owner/ Address: File Number: Project Description: Project Location: October 2, 2008 Whitworth Condominiums Capital Homes, LLC 16603 107'" Place NE Bothell, WA 98011 Harold A. Deacy ( 40 7) Ole Willey (409) 407/409 Whitworth Ave. S Renton, WA 98055 LUA08-083, SA-H, ECF Contact: Chris Cirillo Capital Homes, LLC 20314 132"° Ave. NE Woodinville, WA 98072 The applicant is requesting Hearing Examiner Site Plan Review and Environmental (SEPA) Review for the proposed construction of a 5-story, 58-feet, 5 1/8-inch tall mixed-use building on a 14,321 square foot site within the Center Downtown (CD) zoning designation, the Urban Center Downtown Comprehensive Plan designation and the Urban Center Overlay District A. Two existing single-family residences, each with a detached garage would be removed from the site to accommodate the proposed project. The proposed building would include 25,884 square feet of residential space in 33 residential units (24 one-bedroom and 9 two-bedroom), 2,290 square feet of commercial space, and 50 parking stalls (including three accessible parking stalls) of at-grade and underground parking. The proposed density would be 100 dwelling units per acre. Vehicular access to the proposed building would be via the alley along the western property line. 407/409 Whitworth Avenue S LUA08-083hex,pt.doc City of Renton Department of Community & Economic Development WHITWORTH CONDOMINIUMS Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF PUBLIC HEARING DA TE: October 2, 2008 Page 2of14 B. EXHIBITS Exhibit 1 Project file ("yellow file") containing the application, proof of posting and publication, environmental review, reports, staff comments, and other material pertinent to the review of the project. Exhibit2 Vicinity Map Exhibit 3 Site Plan Exhibit4 Landscape Plan Exhibit 5 Elevations -west and south Exhibit 6 Elevations -east and north Exhibit 7 Zoning Map Sheet F3 east % Exhibit 8 ERC Mitigation Measures C. GENERAL INFORMA T/ON: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Harold A. Deacy (407) Ole Willey (409) 407/409 Whitworth Avenue S Renton, WA 98055 Commercial Downtown (CD, Urban Design Overlay Area District A Urban Center Downtown Two single family residences North: Church -Commercial Downtown (CD) East: Single family residences and office use -Commercial Downtown (CD) South: Single family residences -Commercial Downtown (CD) West: Single family residences -Commercial Downtown (CD) 6. Access: Vehicular access to the structured parking in the proposed building would be via the 16-foot alley on the westerly property boundary. 7. Site Area: 14,321 square feet 8. Project Data: Existing Building Area: New Building Area: Total Building Area: LUA008-083 Hexreport 3,020 sf 10,639 sf (footprint) 48,498 sf ( single family homes to be demolished) City of Renton Department of Community & Econom,c Development WHITWORTH CONDOMINIUMS Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF PUBLIC HEARING DA TE: October 2, 2008 D. HISTORICAUBACKGROUND: Land Use Fife No. Zoning Comprehensive Plan Original City of Renton Plat Previous Land Use Action NIA NIA NIA LUA07-125 Ordinance No. 4404 4498 NIA NIA E. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULATIONS (RMC TITLE IV): 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-120.B: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-100: Urban Center Design Overlay Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations -General Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading, and Driveway Regulations Section 4-4-090: Refuse and Recyclables Standards 4. Chapter 6 Streets and Utility Standards 5. Chapter 9 Procedures and Review Criteria Section 4-9-030: Conditional Use Permits Section 4-9-200: Site Plan Review 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Environmental Element 3. Downtown Element 4. Economic Development 5. Housing Element G. DEPARTMENT ANAL YS/S: t. PROJECT DESCRIPTIONiUACK(;ROVNU Page 3 of 14 Date 06107193 02120195 1901 515/2008 The proposed land use action, construction of a five-story mixed use building, \.Vould take place at the southwest corner of South 4th Street and Whitworth Avenue South in the Downtown Core Area ufthc City of Renton. The completed project would provide 33 multi-family dwelling units. The residential units would include 24 one-bedroom and 9 two-bcJr .. xun units. There would be five levels of residential units with one unit at grade, 9-units on the second and third kvd,. and 7-uniLs on the fourth and fitih levels. These residential units would vary in area from 58 l square teet co 1,048 square feet. The project also would include a net area of 2,290 square feet of general commercial space. Existing development on the site consisls of l'.'.'o :-;ingle family residences with detached garages. LUAOOB-083 Hexreport City of Renton Department of Community & Economic; Development WHITWORTH CONDOMINIUMS PUBLIC HEARING DATE: October 2. 2008 Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF Page 4 of 14 A total of 50 stntctured parking stalls 11H.:ludi11'.:! J a,:cessible parking stalls would be provided. Rcquir~d parking for the proposed residential units would be .\3 parking stalls and 36 are indicated on the submitted plans. For general conunercialiretail 7 ~tall:-; ar"-· r1:quired and 12 parking stalls are indicated on the submitted plans. There would be a total of38-Sti!ndard parking stalls, 9-compact parking stalls, I-barrier free accessible stall and 2·barrier free accessible van parkiug slalb. The underground parking level would contain 36 parking spaces and the at grade parking would contain 1-1-spaces. The main pedestrian entrance and entry h,bhy for the condominium units would be from Whitworth Avenue South. This entry would be accentuakd \\1th a r,,of supported by columns. A downward-directed entry light would further off.'iet this entrance. The entranc<2 to the commercial space would be on the South 4th Street fayade of the building .. Aul overhang h propost.:d "'ll the South 4th Street fa~ade to protect pedestrians from the weather walking by the \Vindows of th-: ...:nnunacial space and entering the building. The commercial entrance is further highlighted by downward-d1rt:"ckd lit!hting on either side of the entry doors. Rectangular commercial glazing would further highlight the conuncr...:ial space. The proposed building has a total of li,c ,tories with an overall height of 58-feet, 5118-inches. The building would be stepped away from the singk family n:sidence to the south an<l the apparent hulk of the structure would be reduced through the use of \·aricd materials on the building facades. Concrete masomy units (C~1U) would be used at the base of the building and up to higher points at various locations on the \\/hitv,·orth A venue South fa~ade. The CMU would transitinu ((I light<.'f appearing plank and panel siding on higher portions of the building. Bays and sloped roofs would IL1r1her modulate the building facades. Above street level the building is modulated in that there are no elevation:--k•ng"-·r lhan 40 feet on either of the two street facades. A variation of roof heights and forms an: used to break down the scale of the building and to emphasize the comer location. Hip roof.."i for the p1\1_1edlng bay windows \vould compliment the main pitched roof element. While shed roof forrns are currently ,ho\\n on 1he North Elevation (South 4th Street), the applicant is now proposing to: add a bay to the large gabk t:ml l<.1nn which is located roughly at the center of this elevation; within this bay fonn will be sliding glass door:-that will open onto shallow decks in a similar fashion to the East Elevation (Whitworth Avenue South); the sh,·d roof forrns currently shown would be replaced by gable end fonns and decorative trusses; window sizes \Vnuld also be increased. The net re.suit of the changes to the North Elevation would have the etlect of making this fayade more similar to the \Vhitworth Avenue fai;ade. Such changes would aid in softening the app<-tr"-·111 m~1:-:s nf the proposed building. Although the proposed building would b,· taller 1han surrounding buildings, the immediate area is zoned CO and likely to change as incremental n:d<.·\dop111ent occurs. Comprehensive Plan policies encourage taller buildings and more intensive u.se or prnpl'rli~~ in the downtown core. The CD zoning allows for a 95-foot height limit. Projects \Vhich are mor"-· th.m l(Aff stories or sixty feet in height require the approval of a Hearing Examiner Site Devclopmc..-nt Plan Rc.-\·icw. Because this project is greater than four stories in height, it requires a site plan review before the Hearing [xan111k-r. The site is located in the Center Downto\\n (CD) zoning designation which permits a residential density of 100 units per acre and up to 150 units per an"-· \nth an approved Hearing Examiner Conditional Use Pennie. The proposed project has a residential density of I 00 units per acre. The site requires a total of 40 parking stalls and 50 arc proposed; a parking modi fie at ion is required for more than required parking. 2. ENV!RONMENTA! .. REV])c\\'. Pursuant to the City of Renton's En,irnnn1en1al Ordinance and SEPA (RCW 43.2lC, 1971 as amended) on September 2, 2008 the Environmental Reciow Committee (ERC) issued a Detennination ofNon-Significance- Mitigated (ONS-M) for the project. The DNS·M included seven mitigation measures as listed in Section 3 below. A 14 day appeal period commenced on September 8, 2008 and ended on September 23, 2008. No appeals of the threshold determination were likd. LUAOOB-083 Hexrepo,t City of Renton Department of Community & Economic; Development WHITWORTH CONDOMINIUMS PUBLIC HEARING DATE: October 2. 2008 Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF Page 4 of 14 A total of 50 stntctured parking stalls 11H.:ludi11'.:! J a,:cessible parking stalls would be provided. Rcquir~d parking for the proposed residential units would be .\3 parking stalls and 36 are indicated on the submitted plans. For general conunercialiretail 7 ~tall:-; ar"-· r1:quired and 12 parking stalls are indicated on the submitted plans. There would be a total of38-Sti!ndard parking stalls, 9-compact parking stalls, I-barrier free accessible stall and 2·barrier free accessible van parkiug slalb. The underground parking level would contain 36 parking spaces and the at grade parking would contain 1-1-spaces. The main pedestrian entrance and entry h,bhy for the condominium units would be from Whitworth Avenue South. This entry would be accentuakd \\1th a r,,of supported by columns. A downward-directed entry light would further off.'iet this entrance. The entranc<2 to the commercial space would be on the South 4th Street fayade of the building .. Aul overhang h propost.:d "'ll the South 4th Street fa~ade to protect pedestrians from the weather walking by the \Vindows of th-: ...:nnunacial space and entering the building. The commercial entrance is further highlighted by downward-d1rt:"ckd lit!hting on either side of the entry doors. Rectangular commercial glazing would further highlight the conuncr...:ial space. The proposed building has a total of li,c ,tories with an overall height of 58-feet, 5118-inches. The building would be stepped away from the singk family n:sidence to the south an<l the apparent hulk of the structure would be reduced through the use of \·aricd materials on the building facades. Concrete masomy units (C~1U) would be used at the base of the building and up to higher points at various locations on the \\/hitv,·orth A venue South fa~ade. The CMU would transitinu ((I light<.'f appearing plank and panel siding on higher portions of the building. Bays and sloped roofs would IL1r1her modulate the building facades. Above street level the building is modulated in that there are no elevation:--k•ng"-·r lhan 40 feet on either of the two street facades. A variation of roof heights and forms an: used to break down the scale of the building and to emphasize the comer location. Hip roof.."i for the p1\1_1edlng bay windows \vould compliment the main pitched roof element. While shed roof forrns are currently ,ho\\n on 1he North Elevation (South 4th Street), the applicant is now proposing to: add a bay to the large gabk t:ml l<.1nn which is located roughly at the center of this elevation; within this bay fonn will be sliding glass door:-that will open onto shallow decks in a similar fashion to the East Elevation (Whitworth Avenue South); the sh,·d roof forrns currently shown would be replaced by gable end fonns and decorative trusses; window sizes \Vnuld also be increased. The net re.suit of the changes to the North Elevation would have the etlect of making this fayade more similar to the \Vhitworth Avenue fai;ade. Such changes would aid in softening the app<-tr"-·111 m~1:-:s nf the proposed building. Although the proposed building would b,· taller 1han surrounding buildings, the immediate area is zoned CO and likely to change as incremental n:d<.·\dop111ent occurs. Comprehensive Plan policies encourage taller buildings and more intensive u.se or prnpl'rli~~ in the downtown core. The CD zoning allows for a 95-foot height limit. Projects \Vhich are mor"-· th.m l(Aff stories or sixty feet in height require the approval of a Hearing Examiner Site Devclopmc..-nt Plan Rc.-\·icw. Because this project is greater than four stories in height, it requires a site plan review before the Hearing [xan111k-r. The site is located in the Center Downto\\n (CD) zoning designation which permits a residential density of 100 units per acre and up to 150 units per an"-· \nth an approved Hearing Examiner Conditional Use Pennie. The proposed project has a residential density of I 00 units per acre. The site requires a total of 40 parking stalls and 50 arc proposed; a parking modi fie at ion is required for more than required parking. 2. ENV!RONMENTA! .. REV])c\\'. Pursuant to the City of Renton's En,irnnn1en1al Ordinance and SEPA (RCW 43.2lC, 1971 as amended) on September 2, 2008 the Environmental Reciow Committee (ERC) issued a Detennination ofNon-Significance- Mitigated (ONS-M) for the project. The DNS·M included seven mitigation measures as listed in Section 3 below. A 14 day appeal period commenced on September 8, 2008 and ended on September 23, 2008. No appeals of the threshold determination were likd. LUAOOB-083 Hexrepo,t City of Renton Department of Community & Economic Development WHITWORTH CONDOMINIUMS Preliminary Report to the Hearing Examiner LUAOB-083 1 SA-H, ECF PUBLIC HEARING DA TE: October 2, 2008 Page 5 of 14 FRC MITIGATION M[ASlJRI\ Based on an analysis of probable impach from th'..' proposed project, the following mitigation measures were issued for the Dctcrminalion ofNon-Sign1fica1KI..'. Mitigated: l. The applicant shall utiliz'-· th<: r'-·p1..1n. "Preliminary Geotecluiical Recommendations,'' by Robcrl M. Pride, LLC, Consulting 1.ngin,,er. dated June 11, 2008. in the design and construction of the proposed structure. 2. Due to the proximity of exic'>ting strnctures on properties abutting to the north and south of the project site, piles shall bl..' aug:1.:r casl as recorrunended by the geoteclmical report. 3. /\ temporary erosion contwl plan skill be required to be installed and maintained for the duration of construction of the project. The plan must comply wilh the Department of Ecology's Erosion and Sediment Control R'-·quir<.·1111.:nls as outline in Volume II of the most recent edition of the Stormwater Management \fanual. The plan must be submitted and approved by the Development Services Division prior w is:-u<.1111.:'-· ul'the utility construction permit. 4. The applicant shall submit a ··1uat,.;:rials board'' indicating the materials and finishes proposed for all exterior surfaces ofth(: building. The proposed materials and finishes shall be approved by the Planning Division prior to issuance ~)f the building pcnnit. 5. The project shall be subj,·ct "' the Parks Mitigation Fee of $354.51 for each new multi-family residential unit. This amount i:-. l':-timated to be $10,998.81. and shall be payable prior to issuance of the building pcm1it. 6. The proposed project shall h'-· subj,xt to a Transportation Impact Fee of$75 per trip, estimated at $18,000.00. This tee shall be payable prior to issuance of the building pennit. 7. The project shall he subject to the Fire Impact Fee, prior to issuance of the building permit. The fee, at $388.00 per new multi-fomily unit and $0.52 for each square foot of commercial space, is estimated lo be Sl3,994 oO. 8. Avigation easements shall be pru\·idl'd by the applicant, subject to the review and approval by the City Attorney, and rc<.:or<l<:<l priur to issuance of occupancy permits. 9. Work shall irrunediatel: ._.'-·as ... .-and the \Vashington State Depa1tment of Archaeology and historic Preservation shall be coniactcd c'>lwuld any archaeological artifacts be discovered during earthwork activities. Representatives from various city departments hnve reviewed the application materials to identify and address silt: plan issues from the proposed lkvclnpmcnt. These comments are contained in the official file, and the essence of the comment~ have b<.:cn incorpurated into the appropriate sections of this report and the Departmental Recommendation at the end 0fthl..' report. 5. CONI'ORMANCE WITH SITE PLAN REVIEW CRITFRIA As per RMC 4-9-200.[, "The Revtewmg Official shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance \\1 ith any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site. but arc not intended to be inflexible standards or to discourage creativity and i1U1ovation. The site plan review crito.:ria indu<le, but are not limited to, the following": LUAOOS-083 Hexreport City of Renton Department of Community & Economic Development WHITWORTH CONDOMINIUMS Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF PUBLIC HEARING DA TE: October 2, 2008 Page 6 of 14 A. ConfOrman,:e 11'i1h the Comprehensin' />Ian. its element.\· and policies The Comprehensive Land Use Map dl'signation ti_1r the subject property is Urban Center Ouwntown. The Community Design Element ofth..: Plan ofkrs guidance for ne\1.1 structures. The following Comprehensive Plan objectives and pnli~i..:s ,._,f the Land Use and Community Design Elements are applicable to the proposal: The City of Renton City Council, by ,1Joption ,if the land UM: objectives and policies of the Urban Center - Downtown (UC-D), expressed its intcntiun that tht Center Downtown will be redeveloped as a destination shopping area providing neighborhood. c;,;itywid..:. and sub-regional services and mixed-use residential development. L'C-D residential develnpm ... ·nt Ls c.\pected to support urban scale multi-family projects al high densities, consistent \.Vith Urban Cent<.T polic;,;ics. Projects in the UC-D arc expected to incorporate mixed-uses including retail, otlice, residentiaL an<l service uses that support transit and further the synergism of public and private sector activities. Urban Center -Downtown Land L«· Element Objective LV-00: Create a balance nr lnnd uses that contribute to the revitalization of dO\vnto\.vn Renton and, with the designattd Urban Center -North, fulfill the requirements of an Urban Center as defined by Countywidc Planning Policies. Policy LL'-216. Uses in the L:rhan Ccnrc-r -Downtmvn should include a dynamic mix of uses. including retail, entertairunent, restaurant. nffic....-. and residential, that contribute to a vibrant city core. ti"'" Policy Objective 1",,let /.7.\'ot 1\1et l'olicy LU-217. Development and rcdcwlopmcnt of Urban Center -Downtown should strive for urban density and intt..·nsit::,. of us..:s. or p,,Jicy Obje<"live Met / / .\"ot /1.{et Policy LU-219. Projects in the Lrban C<..·nter -Oowntown should achieve an urban density and intensity of develormcnt that is greater than typical suburban neighborhoods. Characteristics of urban intensity iw.:lw.k no or little setbacks, taller structures, mixed uses, parking, urban plazas and am..:nitii.:s within buildings. or Policy Objective Met i !Not Met structured Policy LU-221. Development should 1wt exceed mid-rise heights (maximum JO stories) within the Urban Center -Downtown. or PiJlicy Objective Met i7 .\'at Met Objective LU-QQ: Encourage aJJ,tiunal rcsi<lenlial Jcvclopment in the Urban Center Dov • .'Jltown supporting the Cou11ty\vi,k Pla1rning Policies definition of Urban Center. Policy LU~224. Maximize the use orcxi.scing urban ser.1 ices and civic amenities and revitalize the City's downtown by prnm...-,ting medium to high-density residential <levelopment in the <lowntmvn area. Allowed densities should conform to the criteria for Urban Centers in the countY'Yidc rwlicit's. or Policy Objective Met I !Not Met LUAOOB-083 Hexreport City of Renton Department of Community & Economic Development WHITWORTH CONDOMINIUMS Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF PUBLIC HEARING DATE October 2, 2008 Policy LlJ-226. Net rcsi<lenlial J<:vdop111..::nt densities in the Urban Center -DowntO\.vn designation should achieve a range ,._1f 1-1--l 00 dwelling units per acre and vary by zoning district. r/ Policy Ohjective A/et //Sot lf,fet Policy LLT-228. Condominium Jn·clopml'nt and high-density O\-Vner-occupied townhouse development is enct,uragl'd in thl.! Urban Center -Downtown. "Pt1/icy Objective !vlet /7.\'ot Met Policy LU-229. Encourage tlw mo~t intensive development in the D0wnto1wn Pedestrian District and Oowntown Core with ,1 tratt:-.it1on to lower-scale corruuercial and residential projects in areas surrounding th(: Onwntown Core. r/ Po/iq.t Ohjective ,Yet D Sot 1.11.et Policy LU-235. Parking should be strnl..'tured whenever teasible. Accessory surface parking is discouraged. "Pt1/icy Objec·tive Met .: / .Vot 1lfet Policy I .U-241. Alleys should he maintained in the Urban Center -Downtown in order to facilitate use ofalley-acces:s('d parking areas, freight delivery, and removal of refuse and recyclables. v"' P'1ii<'J Objective Met : :' Sot ,Wet Policy LU·260. Ocsign guidelittL·s sh(1ul<l a:-sist developers in creating attractive projects that add value to the do\vntov.·n .;ornmunity, attract new residents 1 employees, and visitors. and foster a unique d<..•\\"lltu\\ 11 id(·ntity. "P<!licy Objective Met ., / Sot ,\let Policy I.U-263. Urban Center Dn11 nw11n dcvdupmenl should be designed to Lake advantage of existing unique downtown nmenities such as the Cedar River. City parks and trails, the downtown Tran:-.it Ct:nkr. IK[A Performing . .i\.rts Center, and Renton High School. "Polic.r Ohje<'five Met i!St1t Met Community Design F.lement / ~ew Development Page 7 of 14 The purpose of the Corrununily lk,i~n Uement is to establish policies that set standards for high quality development. improve the aesthetics and functionalit>' of existing neighborhoods and conunercial areas, and guide the development of new neighborhoods that are part of a better community. Recognizing that the exceptional quality of lite in Renton is dependent upon a strong local economy, these policies arc mtended to further that economic health. They are based on the belief that a positi\·c image and high quality development attracts more of th<: same. Goals: l. To raise the aesthetic quality of the City, 2. To strengthen the economy thrnugh high quality development. and LUA008-083 Hexreport City of Renton Department of Community & Economic De'!elopment WHITWORTH CONDOMINIUMS Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF PUBLIC HEARING DA TE October 2, 2008 Page Bof 14 3. To ensure that a high quality nl' lik is maintained as Renton evolves. Established Residential Neighb(1rhl•l1d~ The policies included in this se'..'.lion of the Conununity Design Element are intended to guide construction of new, small-scak· infill n.;::-;i<.kntial development and modifications to existing residential and commercial structures. Ohjective CD-C: Promote rei,wc~tmcnt in and upgrade of existing residential neighborhoods through redevelopment of small, undenitlli/cd (Ktn:<-'ls with infill development, modification and alt~ratinn of older housing stock, and improvements to streets and sidewalks to increa::,;? propt:ny \ ~dues. Policy CD-13: Infill developm1.:1Lt ~lwulJ l,,_· reOectivc of the existing character of established neighborhoods even ,,·hen designed using ditlt!rent architectural styles, and ior responding to more urban sdback:-.. ho_:ight or lot requirements. Infill development should draw on elements of ex1s1111g d._·,dopmcnt .such as placement of structures, vegetation, and location of entric~ and walkways. to reflect the site planning and scale of existing areas . .r Policy Objective }let (I Not Met The proposed building may be _\{J1J/c1t'1ua rc/lectil·e o{'tlte ,,arfv twentieth nmtwy style <~lthe existing structures in the neighborhood hw is signilicantfv larger. presenting a greater mass to the street. Policy CD-14: Architecture ofllt:\\· slrud1.1rcs in established areas .should be visually compatible \.\.·ith other stmcturcs on tht.: ~it(: and with adjacent development. Visual compatibility .should be evaluated using the following criteri,1: i) V/here there are diffen .. ~nn·s in ht'.ight (e.g., new two-story development adjacent to single-story :,;trudLir._·.s). the archilecture of the new structure should include details and clements or ,ksign such as window treatment, roof type, entries, or porches that reduce-lhe \·isual mass of the structure. ti"" Policy Ohjectivt• .-lft•t ONot lliet ii) Garages, whether attach._•d ,ir clt:tached. should be constructed using the same path.:m of development ~stahlished in the vicinity. "Policy Objective Met 0 l\'ot ,Yet iii) Structures should havo_: t'tntfr:,;. \Vlndo\.v.s, and doors located to maintain privacy in neighboring yards and huilding.s .r Policy Objective Jlct D 1\'ot ldet Site Planning Site planning is the art and science of arranging structures, open space, and non-structural elemenls on land in a functional way so that the purpo:--e of the development can be met, while keeping those clements in harmony with each other and with the context of the project. LUA008-083 Hexreport City of Renton Department of Community & Economic Development WHITWORTH CONDOMINIUMS Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF PUBLIC HEARING DA TE: October 2, 2008 Page 10 ol 14 Policy CD-42: Design characterisLics in larger, new developments or individual building complexes should contribute to neighborhood and \1r district identity. ,/ Policy Objective Met :' i .'\'ot !Yet Policy C0-43: A variety of arcl111cctural design and detailing should be encouraged and innovative use of building materials and finishes should be promoted. ,/ P<>licy Objective Met :' i Xot l',fet Policy CD-44: Development should prn\·idc appropriate land~caping and fa.;ade trealmcnt \vhen located along designated Cily arterials or adjacent to less intense developments in order to mitigate pnkntially adverse vi~ual or other impacts. r"' Pfllicy ObjeL'tive iW<!I l7 Sot Met Landscaping Landscaping is a key clement of th~ CiLy. It can be used to create distinctive character for developments, neighborhoods and along city strcl'ts: tn frame views; to block unsightly views~ or mitigate the scale of large buildings. It <:an also be us1.:d w r1.-duc(.' traffic noise levels and the effects of pollution. Policy CD-50: Trees should be planted along residential streets, in parking lots requiring landscaping, and in other pt1Yiuu-. areas as the opportunity arises. Trees should be retained whenever pnssiblL:" ;.u1d maintained using Best Management Practices as appropriate for each tyre. o/' Policy Objective Met / / .Vot il-let No landscaping ha.\' heen proposed for tire 1wrking .wn/1. Policy CD-67: Street trees should be uscxl Lo reinforce visual corridors along major boulevards and streets. o/' Policy Objective Met //:\'at 1Wet 1\/o street fYC!l!S Jim,e been propo.,·£,d. B. ConfOrmance with existing land 11.,1' n-gulatiuns The subjecl site is zoned Cenler l)(1\\:HL0\,·t1 (CD). The CD zone is established to provide for a wide variety of uses including con11n1..'n.:ial. rc:-.idcntial. entertainment and personal/profossional services. The CD zone allo\\·s multi-family rc:--idcntial uses (at densities ranging between 25 and 100 dwelling units per net acre) and commercial retail as nuLright permitted. The proposed project includes 33 multi-family dwelling units on a 14,321 square t,,,,t (O .. \.l acre) site. resulting in a net density of 100 dwelling units per net acre. It should be noted that thi.: prorost.:<l development promotes the goals and policies of the City's Economic Development prioritie"' and the-City's Center Downtown area. Lot Coverage The total footprint of the building will cover 10,639 square feet. The total site area is proposed lo be 14,32 l square fod. Ll1i:--gc-nerates a total building coverage of approximately 74 percent. No minimum lot coverage is spc-cilic-d in the CD zone. Sctbacks/Land~caping -No minlmLm1 sdb.:1.;.;ks or landscape requirements are applied to CD zoned properties in the Downtown Con .. ' Arca. There is no maximum front yard setback for buildings over 25 feet in height There is no rear y<.1rd s<.'tb~1ck as the property abuts commercially zoned property. The proposed building is rectangular in ,ltape. The proposed building is proposed to have a IOO-foot, 4- inch frontage along South 4th Street and a I 07-foot, 2 li8-inch frontage along Whitworth A venue South. The proposed building would utilize a I ancly of modulation and articulation elements. At the first floor LUA008-083 Hexreport City of Renton Department of Community & Economic Development WHITWORTH CONDOMINIUMS PUBLIC HEARING DA TE: October 2, 2008 Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF Page 11 of 14 co1runercial space walls would he broken up by large colurrm elements. In order to maintain flexibility for speculalive conunercial space the applicant ha~ proposed no a1ticulation at this level. Rectangular storefront glazing is proposed for th1.: <.:(1111111L·n.'ial space on South 4th Street and \Vhitworth Avenue South. Articulation v.:ould be provided at tlK' street front residential space such that there would he no wall greater than 30 teet in length. At the upper ll<Hirs thL-ri: would be no wall on the street front sides of the building longer than 36 feet 1,vithout modulation. Lan<l.scaping is proposed along \\'hit\n1rth A,·enue South. South 4th Scree£ and along the alley at the westerly property line. Trees propn~c<l l(.ir LIK· street level landscaped areas include Coral Black Maple. Red Maple, and Emerald Green Arbonitae. Proposed shrubs and groundcovers would include 01,varf Barberry, Pink Spring Heather, Compac,;t Burning Bush, Munstead Lavender. Compact Oregon Grape, FirepO\\·er Nandlna. Plum Passion Nandina. Boston hy. rrene Trailing Rosemary, Bcarhcny Cotoncastcr, and Japanese Ground Spurge. The rooftop of the proposed buiklinµ incorporates an open tenace on the east side where landscape planters would provide aesthetic 1.:nrn.:hmL·nt and a galhering space for residents. In addition to this common open space, a common interior spa~c room and an exercise room would he on the south side of the h)Urth floor. The preliminary landscape plan illu~(rJt1..':-.. ,naterials that would enhance the visual character of the building by defining entrances and aiding in breaking up the building ma\.s. Building Height-The CD zone all<J\\'~ ~l n1~1.\lmum building height of95 feet. The maximum height of the proposed building is 58-!eet, 5 I 8-inchcs. The proposed project would be located JUst cast of the centerline of the Renton Municipal Aiqwrt runway. It is within the Airport Influence Area and subject to aviation-related regulations. RMC 4-.1-020, '"Airport Related Height and Use Restnctions". !he l::RC imposed a mitigation measure rcquinng that avigation easements must be approved by the City Attorney and recorded prior to issuance or lKcup~u1cy pennits. The applicant lws provided a varied rootline for visual interest. P.<l.r~iJ1g/Circulation -The parking rcgulalions require a specific number of off-street parking stalls be provided based on the amount of :-quarc foornge dedicated to certain uses. A. total of 50 parking stalls would be provided on siLe; 40 stalh ,,re rcquired. A parking modification is required for the excess parking. One parking space is rc-quirc-d for each residential unit for a total of 33 spaces: 36 spaces arc proposed. The parking ratio for con1t11e,-....,1al uses is L parking stall for each 333 square teet of floor area and, therefore. a total of 7 parking spaces \\ (iuld be required; 14 are proposed. All of the parking sLalls are structured and contained within the building. There would be 38 standard parking spaces (8 teet, 4 inches x 15 foec) and 9 compacl parking ~pac1..·:-. (7 ket. 6 inches x 12 foet, 3 inches). Three ADA accessible parking spaces would be provided. :'\i~k \vidths throughout the covered parking area arc a minimum of 24 feet. The parking confomts to th\.· minimum requirements for two-way drive aisle and parking stall dimensions and the provision of .-\DA acccs:.iblc parking stalls. Acce.s.s \.vould be provided from the alley on the westerly property line by t\HJ dri,·n,·ays. Refuse and Recyclable DeposiJ Area~ The City's refuse and recyclable deposit areas requirements for multi-family residential projects are 1.5 square feet per dwelling unit for recycables ( l .5 square feet x 33 dwelling unit.s = 49.5 square feL"l) ~ind 3 :-..quare feet per dwelling unit for refu!)e deposit (3 square feet x 33 dw·elling units -c-99 square teeq. In gc-ncral commercial developments the requirements arc 3 square feet for every l ,000 square feet of building gross square footage (3 square feet x 2.29 ~ 6.87 square feet) and 6 square teet per 1,000 square feet of gro~s building area for refuse deposit (6 square feet x 2.29 = 13.74 square feet). A total of l 78 square ket of refuse and recyclable deposit area is shown on the submitted plan and would comply with City requirements (169. 11 square feet would be required). The refuse and recyclable deposit area is shown on the submitted site plan and would be located in the western-most portion of the first floor parking level with an access door to the alley. Signage -Proposed signage was not rl·,·iewe-d as part of the Site Plan Review. Signage will be reviewed under a separate permit. C. Mitigation n_f"impacts to surrounding JWOJ1t:rties and use.\· The subject site is located in downtown RL·tHon and is surrounded by conunercially zoned uses. The proposed mixed use development is 11<..'t expected to adversely impact surrounding properties. Staff LUA008-083 Hexreport City of Renton Department of Community & Economic Development WHITWORTH CONDOMINIUMS Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF PUBLIC HEARING DA TE: October 2. 2008 Policy CD·l 7: Development should be tksigned (e.g. site layout, building orientacion, setbacks, landscape areas and op1.·11 sp,1c.:1.·. p~Lrking. an<l oul<loor aL:tivily areas) lo result in a high quality development a:-n primary goal, rather chan co maximize density as a first consideration. -' Pfllicy Objective .\let DNot :Wet Policy CD·l8: Projects should nnly b..: approved at the upper end of density ranges when the following criteria are rully ..iddrl.:'ssl.!d in projecl level submission. i) Trees are retained, reln1.;att::d. 1.1r pbnted to create suffi1.;ient vegetative cover to provide a landscape am1.·nity. :.had..:, and high quality-walking environment in an urban context. -' Policy Obiective Jlct LI Not Met ii) Lot size/configuration and lot co\·erage is sufficient to provide private recreatiott:outdoor spact.· fror <..'ach r1.·sulting lot. -' Policy ObjeL'five Jfrt D lV,u ,t/et iii) Structures can be sited :-o 1hat t'nlry, window, and door locations create and maintain privacy on adjuimng y~tn.b ~md buildings. Archilectural and landscape design should: • Prevent windo\\" and dti(,r (1penlngs looking directly into another structure, • Prevent ovcr·r..:liancc ,in kncing, or Page 9 of 14 • Prevent projecti(1ns <.•t· building elements into required setbacks in a pattern that reduces provision of ligh1. \·isual :-.q1aration, and/or require variances or modification of standards. -' Policy Objectiv,• Met 0/Vot ,Wet Policy CD·22: \\'hen appropriak. due to s...:ale, use. or location. on-site open space and recreational facilities in d..:\-d<.11H11c-nh :-:hould be required. -' P<1/icy Objective .\let U:'Vot ,Yet Architecture It is not the intent of these policic:..~s to dit:late the architectural style of structures in the City of Renton. The Community Design archil1.·c.·lural p(i!icics are inlen<lc<l to encourage design of structures that fit well into the neighborhood, reflect lh1.· phys1-.:al character of Renton, mitigate potential negative impacts of development, and function well in mec'ting the needs of both the building occupant and the community. Objective CD·G: Architecture slwuld he distinctive and contribute to the community aesthetic. Policy CD-40: Structures should be <le.signed (e.g. building height, orientation, materials, color and bulk) to mitigate potential adverse impacts, such as glare or shadO\.vs on adjacent, less inten:-:e land uses and transportation corridors. -' p,,ficy Objective Met :' /Sot 1~et LUAOOB-083 Hexreport City of Renton Department of Community & Economic Development WHITWORTH CONDOMINIUMS PUBLIC HEARING DA TE: October 2, 2008 Preliminary Report to the Hearing Examiner LUAOB-083, SA-H ECF Page 12af 14 anticipates the project to add value L<1 th1.: ~ire and further enhance the residential and commercial opportunities in the dO\:vntO\\/n areJ. The additional resident~ would poll..·ntially increase the amount of activity in the area and would add to the vibrant, urban activity of the Do"-·lth•\\'lt Cor<.: \\hich in tum is in keeping \\1 ith the implementation of the Comprehensive Plan for DowntO\\ n Rcntnn. Construction activities would result in :-.um,;: 1wisc, dust and traffic impacts; on surrounding properties. Potential short-term noise and traftic impacts \\'Ould result from the initial construction of the project. Existing co<le provisions that limil vm~lructil1n work hours would mitigate these impacts. The construction of a five-story buil<liug \,·uulJ cover the majority uf the site and would impact light availability to abutting property. It \\\Hild impact properties to the east by blocking afternoon light and to the west by blocking morning light. Sl11..1n (•I· reducing the size of the building, it is difficult tu suggest mitigation for these impacts. Given the ,knsity allowed in the zone, this impact will become more pervasive with increased urbanization. The build inµ mass on the south facing fa.;ade has been designed to be al a similar height lo the neighboring h:sllkn,;_·,: l(l aid in reducing the blockage of sunlight. Stair-stepping of the building architectural elements, as prnpo .... t..·d. \nJuld also aid with light penetration. Gabled roof lines with decorative braces would be pruvid1.:d and \\'('ukl augment the Northwest Vernacular .style of the proposed building. /\tter meeting with staff the applicant will be modifying the north fa<;ade of the proposed building. The elevations currently indicate sh,:d mid g~1bh: roof elements with less modulation the cast fayadc (Whitworth Avenue South). The applicant has now proposed to eliminate the shed roof elements and add a bay to the large gable end fonn wluch is lncatc·<l roughly at the center of this elevation; within the bay form will be sliding glass <lours that will (ip-:n (l!lt(l shallow decks in similar fashion to the \\/hitworth Avenue South elevation; the shed roots would be replaced by gable end forms with decorative tmsses~ and window sizes would be increased. These (.:hitngt.·:--\\'t.H .. 1ld have the net effect of decreasing the mass of the building and making it more visually appealing. Light rellection from windows anJ (•r huil<ling fa',:a<lc surfa<.:es could cause glare on surrounding properties. Glare can be controlled through th\.· :--ckc1ion of materials and finishes. The Enviro1unental revie\v Committee imposed a mitlgation 111eusurt.· llwt the applicant submit a "materials board" indicating the materials and finishes proposed fnr all c\tcrior surfaces of the building to be approved by the Plaillling Division prior to issuance of the building pt:nnit. Staff further recommends this as a condition of Site Plan Review. D. :\litigation o{impact.,· <~{the prn11u.,·<'d .,if1' plan to the site The scale. height and bulk of the pr,.)pn:-.c:-d building \vould be unlike structures in the immediate vicinity. However. it is anticipated that thi:-. projct:l \\'(•uld be the catalyst for other .similar redevelopment prnjccL"i in the immediate area. The exterior materials of the prop(lscJ buil<lmg arc proposed to be a combination of concrete and masoruy used on the first floor, and a comhinatinn uf plank and panel \Valls and cement board panels on the second through the fourlh tloor~. The Northw~st v~rnacular architectural style of the proposed building employs gabled roof element~. The building would have a frontage length of approximately 100 feet, 4 inches along South 4th Street and 107 feet, 2 I X incites along Whitworth Avenue South. In order to reduce the building bulk and mass. the applicant pwpus ... ::-to Lbt.' archilectural elcment"i and feature~. All building facades would be treated with a variety 0f materials to be compatible with the surrounding development. Recessed and protruded architectural elements and \·olumes have designed to aid in controlling the bullding height and scale. The roof parapet line:-. anJ shape:,; arc de.signed so that the apparent building bulk would be reduced as well as to screen roof mountt:d equipment. Although the proposed building \\nuld he taller than surrounding buildings, at 58-!eet, 4 1/8-inches, the immediate area is zoned CD and likdy to change as incremental redevelopment occurs. Comprehensive Plan policies encourage taller buildings and more intensive uses in the downtown core. The CD zoning allows for a 95-foot height limit. Staff reconunends that a materials board. subJect to the approval of the Community & Economic Development Department Project Manager be submitted at the time of building permit review. LUAOOB-083 Hexrepart City of Renton Department of Community & Economic Devei'opmen( WHITWORTH CONDOMINIUMS PUBLIC HEARING DA TE: October 2, 2008 Trash and recycle containers would be lnG.ttL·d nn sile. at grade level. E. Consen·ation <!f!lrea~11,•fr/e propel"l_l" 1·a/ues Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF Page 13 of 14 These would be located within the parking garage The proposed development is exp ... :<:l<.:d to con:-.c.:rve and increase property values in the vicinity of the site. The development of the site provides imprn,·cments to infra.structure, landscaping, lighting and additional employment opportunities. Cond\iminium de\dopment \\tould also provide for home o,~_..nership opportunities. F. Saji!ty and efficiency oft·ehide ,md pede.w1·ia11 circulation The proposal would result in an increase in trarfic trips to the City's street system. The proposed project is expected to generate 240 new avc.:ragL· daily trips. The Enviro1unental Review Conunittee placed a mitigation measure on the project requiring a Traffic tvlitigation Fee. The Traffic Mitigation Fee is based on a rate of $75.00 for each new c.l\ aagc daily lrip generated by lhe project. l"he Renton Transit Center is locatc-d south of South 2 11 d Street on Burnett Avenue South which is approximately four blocks ea:-;t of the prnpn~cd project and within walking distance. Vehicles would enter and exit the parking garage via two separate driveways. One of these driveways i.s 24 feet wide and the other driveway 30 kct wide. Borh driveways rake access from the 16-foot alley on rhe westerly property line. To warn t::...-.:iling. \·d1idt's and provide notice to pedestrians crossing these driveways, staff recommends as a cnndition nf approval that mirrors, warning devices or other safety equipment at borh driveways be installed. rhr parking garage driveways would be secured with a solid gate \Vith overhead wood lrdliscs. The pedestrian entry point for the n;.·:·w.kmidl units to the proposed building is along \Vhitworth Avenue South. The entry would have a cannp:,.· w protL'ct pedestrians from inclement weather. This canopy would be supported by colunms. This entry \\·ould open into a lobby for the residential component of the building. The pedestrian enlry for tlK· L"(111u111.:n:ial space would be provided on South 4•h Street. This entrance and the commercial spa((.' \\'ind()\\·~ on South 4111 Street would be protected by an overhang. The hours of operation for constnKtinn adi\"ity \Vould be from 7:00 a.m. and 8:00 p.m., Monday through Friday and between 9:00 a.m. and S:1111 p.nt. on Saturdays (pursuant ro RMC 4-4-030 C.3.b. G. Prot·ision of adequate light mul air The majority of the proposed residcnlial units would be located above the proposed commercial space. Building modulation and articulalion ar...: inL:(1rporated lo break up the building bulk and mass. This would allo\v adequate natural light and air I(\ rt.'ach all of the residential; units. The height of the proposed building is not expected to cast significant :,;lwde impacts on the surrounding area. Exterior onsite lighting, including security lighting is regulated by Code. Compliance with this Code (RMC 4-4-075) ensures that all building light:,; are directed onlo the building or the ground and can not trespass beyond the property linc.-s. 'ltaff dnc:-. not anticipate that exterior lighting would become an issue. Staffrecorrunends that a lighting plan b...: submitted for review and approval by the Plarming Division project manager at the time of building. permit application. H. Mitigation <~(noise, odors and other harmful or unhealthy conditions It is anticipated that the most significant noise. odor and other potentially harmful impacL~ would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan that provide . ..; measures to reduce construction impacts such as noise, control of du.st, traffic conlrols, etc. The proposed development is not anticipakd to generate any harmful or unhealthy conditions. There would be noise impacts of increased trafli( and activity that are nom1ally associated with a residential and conunercial project. future residents would be subject lo O\erllight noise. The imposition of avigation easements would provide notice to future residenh. Eating establishment uses in the conuncrcial space may have customary odors associated with such uses. LUAOOB-083 Hexreport City of Renton Department of Community & Economic Development WHITWORTH CONDOMINIUMS PUBLIC HEARING DA TE: October 2, 2008 Preliminary Report to the Hearing Examiner LUAOB-083, SA-H, ECF Page 14 of 14 L At'ai/ability ofpuhlic se11·ices andjacilitic.\ to accommodate the proposed use Fire and Fmergency Services, PolicL· and Parb staff have indicated existing facilities are adequate to accorrunodate the subject proposal. subject(() the applicant's payment of the necessary impact tCcs. As imposed by the FRC mitigation n11.:asurL'S. th~ applkant will be required to pay Fire and Parks mitigation fees prior to the issuance of building pt:nnits. \\later service and olher utilities ar(' availabk and \VOuld be extended as necessary to the building by the applicant as required by City Code. J. Pn•1·ention ofneiglthorhood deteriora1io11 a11d hlight The proposal would redevelop a :-.ite lhat is currently developed \Vith t\.VO single family residences. The investment in the area and the added prc.-;cnc..: of an increased residential population would serve lo prevenl neighborhood deterioration and blight Conrdinated site improvements including landscaping would be included as part of this dcvelopmcnl. H. RECOMMENDA T/ON: Staff reconuuends approval of the Whitworth Condominiums, Project File No. LUAOS-083, SA-H, F,CF subject tu the following conditions. l. l'he installation of mirror. warning dcvicc...·s or other safety equipment at both driveways shall be incorporated into the final building d~sign and completed prior to the issuarn.:c of the ccrttt'kate of occupancy. The satisfaction of this r1 .. :quir(~ment is subject to the review and approval of the Pla1ming Division Project Manager at the 1i111<..· (,t· building pennil revie\v. 2. A board depicting materials to b,.: us,:d cu1 the facades of the proposed building shall be submitted. The satisfaction of this condition is :-.ubjL'ct w thc revic\.v and approval of the Planning Division Project Manager at the time of building permit rc,·il'\\·. 3. Avigation easements shall be pr(l\·idcd h) the applicant, subject to the revie\v of the City Attomey, and recorded prior to issuance of ocn1p,u1cy pcnnits. EXPIRATION PERIODS: Site Plan Approvals (SA): Two (2) years from the final approval (signature) date. LUA008-083 Hexreporl 'E l ~ ~ ! • .. I- U1 DI Ill I- If) ~ L ti\ If) L Ii: 3/1.• KUKIMUHM Mr t J.O• .. ......... ,._ ..... . ~,1,."'..,,.. .... _, ...... o,.,. _,, ..... I ,J:f SOONO::> Hll:IOM11HM 60t/LOt .. , •. u,·- ., .. ~•<s ....... ,.. ..... , EXHIBIT 2 S ;IA¥ SllliaH.LIJ.-19 I-w w Ill ,&\ I-YJ.. If) S ;IA 'fl SlllllllOJ.-1 ..c ~ ~ ~ ,to If) ~ ~ S ii!A¥ H.Ll!IOM.LIHM • w I- If) I- \) S iaA 'fl ;:,i~n.L.L ¥HS w , () Ill ~ w IL \) ..(_ < ..1 ..J \\- IL fi ~ sot L " ti\ If) • • raC? _- i T"' I us-..Nn<111.1SINC"Wto I-w U1 Ill I- If) 0.. ..c < ~ l: ll\ :::! 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