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HomeMy WebLinkAboutDOE06_SR_HEX_Cedar_River_Apts_210810_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_HEX_Cedar_River_Apts_210810_v1 A. REPORT TO THE HEARING EXAMINER Hearing Date: August 10, 2021 Project File Number: PR19-000306 Project Name: Cedar River Apartments Land Use File Number: LUA19-000161, ECF, SSDP, SA-M, SA-H Project Manager: Clark Close, Senior Planner Owner/Applicant: James D. Rivard, SRM Development, LLC, 720 6th St S, Ste 200, Kirkland, WA 98033 Contact: David Maul, Rutledge Maul Architects PS, 19940 Ballinger Way NE Ste A-33, Shoreline, WA 98115 Project Location: 1915 Maple Valley Highway, Renton, WA 98055 (APN 1723059026) Project Summary: The applicant is requesting Master Site Plan Review, Hearing Examiner Site Plan Review for Phases 1 and 2, Environmental (SEPA) Review, and Shoreline Substantial Development Review for a proposed phased mixed use development located at 1915 Maple Valley Highway. The proposal would include a two-phased five story building with 481 attached dwelling units with approximately 4,852 square feet of ground floor retail. The residential density of the proposal would result in approximately 39 dwelling units per net acre. A third phase would include a 25,000 square foot office building. The completed project would provide approximately 761 vehicle parking spaces with 56 of those spaces within a surface parking area and the remainder provided as structured parking within the residential and office buildings. The applicant proposes shoreline restoration that includes the retention of approximately 34 trees and construction of pedestrian trails near the Cedar River within the boundaries of the subject property. The applicant has requested fill activities in the 100-year flood plain along the Cedar River that would be mitigated via onsite compensatory flood storage. Site Area: 12.54 acres City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 2 of 64 SR_HEX_Cedar_River_Apts_210810_v1 B. EXHIBITS: Exhibits 1-39: As shown in the Environmental Review Committee (ERC) Report Exhibit 40: Staff Report to the Hearing Examiner Exhibit 41: Notice of Complete Application Letter dated August 15, 2019 Exhibit 42: On Hold Letter dated September 23, 2019 Exhibit 43: On Hold Correction Letter dated December 4, 2019 Exhibit 44: Off Hold Letter dated August 13, 2020 Exhibit 45: Re-Notice of Application dated March 23, 2021 Exhibit 46: Neighborhood Meeting Notes Exhibit 47: Public Comment Emails Exhibit 48: Department of Ecology Comments dated August 28, 2019 Exhibit 49: Department of Ecology Comments dated June 29, 2021 Exhibit 50: Environmental “SEPA” Determination and Notice Exhibit 51: Environmental (SEPA) Checklist Exhibit 52: Applicant Urban Design Report Exhibit 53: School District Response Letter Exhibit 54: View Corridor Study dated January 1, 24, 2020 Exhibit 55: Acknowledgment for Building Permit Submittal C. GENERAL INFORMATION: 1. Owner(s) of Record: SRM Renton, LLC, 111 N Post St, Ste. 200, Spokane, WA 99201 2. Zoning Classification: Commercial Office Residential (COR) Urban Design District ‘C’ 3. Comprehensive Plan Land Use Designation: Commercial Office Residential (COR) 4. Existing Site Use: Currently Vacant 5. Critical Areas: Special Flood Hazard (FEMA Zone – AE), Floodway, Shoreline High-Intensity Cedar River Reach C Designation, Wellhead Protection Zone 1, Regulated Slopes, High Seismic Hazard Area, and Channel Migration Zone (CMZ) – Severe Hazard Area 6. Neighborhood Characteristics: a. North: Renton Community Center, Henry Moses Aquatic Center, and vacant land north of SR 169. Commercial Office Residential (COR) Comprehensive Plan Land Use Designation; Commercial Office Residential (COR) zone b. East: Cedar Place Office Building. Commercial Office Residential (COR) Comprehensive Plan Land Use Designation; Commercial Office Residential (COR) zone City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 3 of 64 SR_HEX_Cedar_River_Apts_210810_v1 c. South: Cedar River and vacant City of Renton Parks and Recreation land. Residential Low Density (LD) Comprehensive Plan Land Use Designation; Resource Conservation (RC) zone d. West: Renton Community Center, Cedar River Park, and Carco Theatre. Commercial Office Residential (COR) Comprehensive Plan Land Use Designation; Commercial Office Residential (COR) zone 7. Site Area: 12.54 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation (Windsor Hills) N/A 1212 04/20/1945 Tier 2 Temporary Use Permit LUA12-092 N/A 10/30/2012 Shoreline Exemption LUA07-136 N/A 11/14/2007 Environmental (SEPA) Review LUA03-043 N/A 09/16/2005 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch ductile water main northeast of the site within Maple Valley Highway that can deliver a maximum flowrate of 2,500 gallons per minute (gpm). b. Sewer: Sewer service is provided by the City of Renton. There is an existing 12-inch sewer main running from east to west, north of the site within Cedar River Park Dr. c. Surface/Storm Water: There is no existing on-site conveyance system. There is an existing 12-inch public storm drain that flows from northwest to southeast along the southern frontage of Maple Valley Highway that collects drainage in the public right-of-way. In addition, there is a 12-inch public storm drain that flows from east to west that collects drainage from the Cedar River Park Dr public right-of-way. Storm drainage from this system is conveyed through the Renton Community Center site and into the Cedar River. 2. Streets: Maple Valley Highway (State Route 169) is classified as a principal arterial. Maple Valley Highway is owned and maintained by WSDOT. The existing right-of-way width for Maple Valley Highway adjacent to the site varies from approximately 95’ to approximately 127’ per the King County Assessor’s Map. The paved roadway width adjacent to the site is approximately 82’ consisting of three (3) travel lanes in each direction and a center turn lane. There is a concrete curb and sidewalk directly behind the curb along each side of the roadway. The sidewalk along the project frontage is approximately six and one half feet (6 ½’) in width. 3. Fire Protection: Renton Regional Fire Authority (RRFA) City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 4 of 64 SR_HEX_Cedar_River_Apts_210810_v1 F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations c. Section 4-2-120B: Development Standards for Commercial Zoning Designations (CD, CO, & COR) 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations b. Section 4-3-090 Shoreline Master Program Regulations c. Section 4-3-100: Urban Design Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-030: Drainage (Surface Water) Standards b. Section 4-6-040: Sanitary Sewer Standards c. Section 4-6-060: Street Standards d. Section 4-6-080: Water Service Standards 5. Chapter 9 Permits – Specific a. Section 4-9-190: Shoreline Permits b. Section 4-9-200: Master Plan and Site Plan Review 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Transportation Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on July 19, 2019 and determined the application complete on August 15, 2019 (Exhibit 41). The project was placed on hold for secondary review on September 23, 2019 and a subsequent on hold correction letter was issued on December 4, 2019 for additional information (Exhibits 42 and 43, respectively). The project was taken off hold on August 13, 2020 (Exhibit 44). The project was re-noticed on March 23, 2021 to allow for a thirty (30) day public comment period as is required for shoreline permits and to provide notice of the applicant’s intent to include site plan review for Phase 1 and 2 with the master application (Exhibit 45). On February 24, 2021, the applicant waived the 120 day review period. 2. A neighborhood meeting facilitated by the applicant was held on September 25, 2018 at the Renton Community Center located at 1715 Maple Valley Highway, Renton, WA 98057. One (1) member of the public attending the meeting. See Exhibit 46 for more information. 3. The project site is located 1915 Maple Valley Highway, Renton, WA 98055 (APN 1723059026). City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 5 of 64 SR_HEX_Cedar_River_Apts_210810_v1 4. The project site is currently a compacted gravel lot with minimal vegetation. The majority of the site is relatively flat and gradually slopes from the northeast to the south, with an elevation change of approximately twenty feet (20’) across the site. 5. Access to the site would be provided via Maple Valley Highway (SR 169) and Cedar River Park Dr. 6. The property is located within the Error! Reference source not found. Comprehensive Plan land use designation. 7. The site is located within the Error! Reference source not found. zoning classification and within Design District C. 8. There are approximately 53 trees located onsite, of which the applicant is proposing to retain a total of 34 trees along the Cedar River shoreline. 9. The site is mapped with Shoreline High-Intensity Cedar River Reach C Designation, Special Flood Hazard Area (FEMA Zone – AE), Severe Channel Migration Zone (as mapped by King County), Floodway, Wellhead Protection Zone 1, Regulated Slopes, and High Seismic Hazard Area. 10. Approximately 2,673 cubic yards of material would be cut onsite and approximately 42,417 cubic yards of fill is proposed to be brought into the site. 11. The applicant was originally proposing to start Phase 1 construction on September 3, 2019 and end construction on August 11, 2021. Phase 2 construction was originally proposed to begin on August 21, 2021 and end on April 12, 2023. Phase 3 construction was originally proposed to begin on April 12, 2023 and end on May 13, 2024. 12. Staff received public comment emails from Nicola Robbinson (Exhibit 47). To address public comments the following report contains analysis related to the aquifer protection zone, shoreline regulations, flood zones, refuse and recycling collection, traffic impacts, and tree retention. 13. Staff received agency comments from Muckleshoot Indian Tribe Fisheries Division (Exhibit 30), Department of Ecology (Exhibits 48 and 49), Duwamish Tribe (Exhibit 37), and Washington State Department of Transportation (Exhibit 33). 14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on June 17, 2021, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for Cedar River Apartments (Exhibit 50). The DNS-M included eight (8) mitigation measures. A 14-day appeal period commenced on June 17, 2021 and ended on July 1, 2021. No appeals of the threshold determination have been filed as of the date of this report. 15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated: 1. The project shall comply with the recommendations of the geotechnical report, prepared by Terracon Consultants Inc., dated October 31, 2018 and any future addenda. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). 3. The applicant’s geotechnical engineer shall provide notes on the construction and building permit plans identifying when onsite geotechnical engineer supervision of construction events is recommended. 4. The applicant shall submit a Final Technical Information Report (TIR) with the civil construction permit application that includes qualitative and quantitative analysis demonstrating compliance with the Water Resource Inventory Area (WRIA) 8 Chinook Salmon Conservation Plan. The analysis City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 6 of 64 SR_HEX_Cedar_River_Apts_210810_v1 shall provide justification for the currently proposed stormwater improvements, or if needed, an amended proposal to comply with the conservation plan as it relates to salmon health, habitat, and effects from the project’s stormwater discharge into the Cedar River. The analysis and any amendments to the proposed stormwater improvements needed to comply with the conservation plan shall be reviewed and approved by the Development Engineering Plan Reviewer prior to permit issuance. 5. The applicant shall submit an archeological survey prepared by a qualified professional with the civil construction permit application. Consultation with Concerned Tribes shall occur prior to survey activities. Based on the results and recommendations of the survey, an Inadvertent Discoveries Plan and onsite monitoring during construction activities by a professional archeologist funded by the applicant may be required. 6. The applicant shall reconfigure the northbound Cedar River Park Drive to provide dual left turn lanes with a shared right turn lane (curb lane). To support this new channelization, the applicant shall install signal detection, signal head modifications, and overhead signage on the east side mast-arm at the intersection of Cedar River Park Drive and Maple Valley Highway. The applicant shall submit plans to construct these off-site improvements with the civil construction permit application to be reviewed and approved by Development Engineering and Transportation staff prior to permit issuance. 7. The applicant shall fully fund the installation and configuration of the Adaptive Traffic Control System (ATCS) Split Cycle Offset Optimization Technique (SCOOT) along intersections impacted by the proposal including NE 3rd Street/Monterey Drive NE and those identified in the Cedar River Apartments Independent Transportation and Mitigation Analysis (Exhibit 34) prepared by Transpo Group dated May 7, 2021. Installation, configuration, and operation of the SCOOT system shall occur prior to Temporary Certificate of Occupancy of the first building. 8. The applicant shall identify and propose potential traffic calming measures to be located within the Cedar River Park parking lot to discourage project related cut-through traffic. The traffic calming proposal shall be coordinated and approved by the Community Services Department. Approved traffic calming measures shall be installed prior to Temporary Certificate of Occupancy of the first building. 16. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development (Exhibit 39). 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. 17. Comprehensive Plan Compliance: The site is designated Error! Reference source not found. on the City’s Comprehensive Plan Map. COR designations are place areas that are located near a significant amenity, such as a waterfront, are near major transportation or transit routes, and are comprised of one or more large tracts of vacant or underutilized land. The intention of this land banking designation is to transform properties into compact, mixed-use developments that act as City gateways, through master planning and coordinated design. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Goal L-H: Plan for high quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 7 of 64 SR_HEX_Cedar_River_Apts_210810_v1 ✓ Goal L-I: Utilize multiple strategies to accommodate residential growth, including: Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ✓ Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional coordination. ✓ Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards. ✓ Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development. ✓ Policy L-29: Protect the integrity of natural drainage systems, existing land forms, and maintain wildlife habitat values by preserving and enhancing existing vegetation and tree canopy coverage to the maximum extent possible and by restoring hydrological flows and improving the condition of shorelines. ✓ Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present. ✓ Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design. ✓ Policy L-49: Maintain existing, and encourage the creation of additional, places and events throughout the community where people can gather and interact. Allow for flexibility in public gathering places to encourage place-making efforts and activities. ✓ Policy L-51: Include human-scale features such as pedestrian pathways, quality landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. ✓ Policy L-52: Orient buildings in developments toward the street or a common area, rather than toward parking lots. ✓ Policy L-54: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River. ✓ Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 8 of 64 SR_HEX_Cedar_River_Apts_210810_v1 ✓ Policy L-56: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide for respite, recreation, and sun/shade. ✓ Policy L-60: Improve the appearance of parking lots through landscaping and screening. ✓ Policy T-45: Ensure that new development contributes its fair share of the cost of transportation facilities, programs and services needed to mitigate growth related transportation impacts. 18. Zoning Development Standard Compliance: The purpose of the Commercial Office Residential Zone (COR) is to provide for a mix of intensive office, hotel, convention center, and residential activity in a high-quality, master-planned development that is integrated with the natural environment. Commercial retail and service uses that are architecturally and functionally integrated are permitted. Also, commercial uses that provide high economic value may be allowed if designed with the scale and intensity envisioned for the COR Zone. The scale and location of these sites will typically denote a gateway into the City and should be designed accordingly. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120.B, if all conditions of approval are met: Compliance COR Zone Develop Standards and Analysis ✓ Use: Pursuant to RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations, mixed use projects for attached dwellings – flats, retail sales, and medical office are permitted in the COR zone provided the retail sales are housed in a structure containing offices, residences, hotels, convention centers, and/or research and development facilities. The retail sales requirement can be adjusted through the Master Plan process. Staff Comment: The applicant proposes to provide attached dwellings – flats (apartments) as two (2) new attached two- to five-story buildings as part of Phases 1 and 2. RMC 4-2-060 Zoning Use Table allows attached dwellings – flats in the COR zone, subject to RMC 4-2-080.A.6 (Condition #6). In the COR zone, standalone residential is allowed as determined through the Master Site Plan process. The applicant did not propose three (3) exclusive standalone residential buildings, rather the multi-phased project would include residential (Building A), mixed-use residential with commercial retail space (Building B), and medical office (Building C). Commercial uses in residential mixed-use buildings are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator. No specific commercial retail use or tenant has been proposed by the applicant at this time. Verification of the use and tenant would occur during the tenant improvement building permit application at a later date. The five-story mixed-use apartment buildings would be connected via a two-story leasing and lounge area located between Buildings A and B, near the center of the site. Buildings A and B would be constructed as part of Phases 1 and 2, respectively (Exhibits 3-8). Buildings A and B would each wrap around a structured parking area. The garage wrapped with units and wings would extend out from the wrapped garage to allow for courtyards on the south facing elevations that are oriented towards Cedar River to the south. The future standalone medical office building would be located at the intersection of Cedar River Park Dr and Maple Valley Highway as part of Phase 3 (Exhibits 9 and 10). Phase 3 would require a future Site Plan Review application to confirm compliance with the master site plan and development regulations. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 9 of 64 SR_HEX_Cedar_River_Apts_210810_v1 ✓ Density: The density range permitted in the COR zone is a minimum of 30 up to a maximum of 50 dwelling units per net acre. The same area used for commercial and office development can also be used to calculate residential density. Where commercial and/or office areas are utilized in the calculation of density, the City may require restrictive covenants to ensure the maximum density is not exceeded should the property be subdivided or in another manner made available for separate lease or conveyance. Density may be increased 30-percent above the maximum per RMC 4-9- 065, Density Bonus Review. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: The calculated net area of the property is 536,989 square feet or 12.33 acres after 6,022 square feet of right-of-way dedications (in varying widths) along Cedar River Park Dr to achieve the designated commercial access street standard. In addition, the site has roughly 3,197 square feet of critical areas. The proposal would add 481 new multi-family units to the site and the result in net density would be 39 dwellings per net acre (481 units / 12.33 acres = 39 du/ac rounded up to the nearest whole number). Therefore, the proposal complies with the density range permitted in the COR zone. ✓ Setbacks: Setbacks in the COR zone are determined through site plan review. Staff Comment: The proposed Buildings A and B would be setback a minimum of 100 feet from the Ordinary High Water Mark (OHWM) of Cedar River. Phase 1 would maintain a minimum setback of roughly 43 feet to the west property line and roughly 40 feet to the north property line. Phase 2 would maintain a minimum setback of roughly 168 feet to the north property line and roughly 23 feet to the east property line at its closest point. The proposed Phase 1 and 2 buildings are appropriate for the site. The Phase 3 medical office building footprint, as shown in the proposed phasing plan (Exhibit 5), is conceptual and Building C setbacks would be determined during a future site plan review for Phase 3. ✓ Building Standards: The maximum lot coverage requirements for buildings in the COR zone is 65 percent of the total lot area or 75 percent is parking is provided within the building or within a parking garage. The maximum building height permitted is 10 stories and/or 125 feet. Staff Comment: The proposed buildings would have a footprint of approximately 149,189 square feet on the 536,989 square foot site resulting in a building lot coverage of approximately 28 percent (149,189 sf / 536,989 sf = 28 percent rounded up to the nearest whole number). As currently proposed, the buildings would comply with the maximum lot coverage requirements in the COR zone. The proposed multifamily buildings (Buildings A and B) would be five (5) stories and approximately 67 feet in height at their highest point (top of the roof to finished grade). The subject property is located within an Airport Influence Area and Traffic Pattern Zone (Zone 6) for the Renton Municipal Airport. The nearest airport height restriction contour is 182 feet. The ground elevation of the site at the finished building pads is approximately 52 feet. The result would be an airport height restriction of 130 feet. Based on the provided elevations the proposed building would be under the airport height restriction. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 10 of 64 SR_HEX_Cedar_River_Apts_210810_v1 are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’). Staff Comment: The applicant submitted a landscape plan (Exhibit 4), tree retention plan (Exhibit 17), arborist report (Exhibit 18), and shoreline landscaping plans (Exhibit 15) with the application submittal. The existing onsite landscaping includes relatively small areas of shrub and groundcover species, predominantly along the southern edge of the property adjacent to Cedar River, and in some places below the concrete bulkhead wall. All onsite trees inventoried within the project area were within the 100-foot standard shoreline buffer of Cedar River. Existing significant trees onsite include balsam poplar, bigleaf maple, red alder, and black cottonwood with a range of 8 to 48 caliper inches (DBH). The tree retention plans include the preservation of 34 existing trees along the shoreline and a detailed planting plan has been provided within the 100-foot vegetation conservation buffer that would provide native plantings with 125,724 square feet of planting areas designated for high visibility and low growing (e.g., Douglas aster, tufted hair grass, and creeping Oregon grape), view preservation (e.g., vine maple, western columbine, and redtwig dogwood), forested (e.g., big leaf maple, serviceberry, and bitter cherry), bioswale (e.g., slough sedge, sawbeak sedge, and spike rush), and meadow (e.g., western yarrow, slim-leaf onion, and canary violet). Landward of the 100-foot vegetation conservation buffer, the applicant has proposed a variety of trees, shrubs, and groundcovers along the property’s perimeter, parking lot, planter strips, and exterior amenity areas. The conceptual landscape plan illustrates trees, shrubs and ground cover that would be used to enhance the visual character of the buildings, street frontages, interior roadways, and interior parking areas. The proposed trees include, vine maple (9), redpointe maple (9), autumn brilliance serviceberry (42), katsura tree (3), kousa dogwood (12), ruby vase persian parrotia (4), quaking aspen (83), and sawleaf zelkova (26). Within the planter strips along Cedar River Dr and Maple Valley, the applicant is proposing sawleaf zelkova trees at approximately fifty feet (50’) on center. The conceptual landscaping plan provides some general locations of proposed street trees and groundcover within the planter strips. Sawleaf zelkova is not on the City City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 11 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Approved Street Tree List. Therefore, staff recommends as a condition of approval, the applicant submit a detailed landscaping plan per the submittal requirements set forth in RMC 4-8-120.D.12 that meets the applicable standards set forth in RMC 4-4-070, Landscaping with the civil construction permit application. The applicant shall coordinate with the Current Planning Project Manager with selection of street tree species from the City’s Approved Street Tree List. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The applicant is proposing to only hydroseed the future development pad as part of Phases 1 and 2. To ensure compliance with the street frontage landscaping requirement, staff recommends as a condition of approval, that the applicant install ten feet (10’) of temporary onsite landscaping along the public street frontages of the Phase 3 development site. Such landscaping shall include a mixture of trees, shrubs, and groundcover. Installation of the temporary landscaping shall be completed as part of Phase 2 unless a construction or building permit for Phase 3 has been applied for. A final detailed landscape plan shall be provided to and approved by the Current Planning Project Manager prior to construction permit issuance. No irrigation was shown on the landscape plans. Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system must provide full water coverage of the planted areas specified on the landscape plan. As a result, staff recommends as a condition of approval, that the applicant be required to provide a detailed irrigation plan with the civil construction permit application. The detailed irrigation plan shall be provided to and approved by the Current Planning Project Manager prior to civil construction permit issuance. The designed surface parking lot would provide a total of 56 spaces and it does not abut a street right-of-way. Therefore, perimeter parking lot landscaping would not be required. As part of the parking lot landscaping design, the applicant is proposing significantly more the minimum required 25 square feet of landscaping per parking space and the interior parking lot landscaped areas meet or exceed the minimum dimension of 8 feet (8’) by 12 feet (12’). ✓ Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: The 19 trees proposed for removal are either located in the future boardwalk alignment (8 trees), have risk of failure (1 tree), are growing out of an existing wall that is to be retained (5 trees), would be adversely impacted due to grading (4 trees), City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 12 of 64 SR_HEX_Cedar_River_Apts_210810_v1 or would block public access to future pedestrian path (1 tree). Of the 19 trees to be removed, one (1) tree is in good condition with the remainder fair, poor, or dead/dying. Two (2) large Black Cottonwoods on the southwest portion of the site slated for removal would be made into snags for habitat. The applicant complies with minimum tree retention requirement by retaining roughly 64 percent of the existing trees. In addition, the applicant is proposing to plant 188 new deciduous trees and 137 evergreen trees as shown in the Landscape Plan (Exhibit 4) and an estimated 281 trees with the forested shoreline area (Exhibit 15). See Landscaping discussion above for more information. Compliant if condition of approval is met Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: The applicant did not provide sufficient details of roof or surface mounted equipment and/or screening identified for such equipment with the land use application. Therefore, staff recommends as a condition of approval, the applicant submit a special utility and landscape plan set that includes cross-section details identifying the location and screening provided for all surface and roof top utility/mechanical equipment and identify how they would be screened from public view. The applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public right-of-way view, active common open spaces, and they shall not displace required landscaping areas. The special utility and landscape plan set shall be provided to, and approved by, the Current Planning Project Manager prior to civil construction permit and/or building permit approval. Compliant if condition of approval is met Refuse and Recycling: In multi-family developments a minimum of one and one-half (1- 1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City- sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided fo r refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. There shall be a minimum of one refuse and recyclables deposit area/collection point for each project. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. The required refuse and recyclables deposit areas shall be dispersed throughout the site when a residential development comprises more than one building. Refuse and recyclables deposit areas and collection points may be located in separate buildings/structures or outdoors. Refuse and recyclables deposit areas may be located within residential buildings, providing that they are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling trucks. Refuse and recyclables deposit areas and collection points shall be located no more than two hundred feet (200') from a common entrance of a residential building, allowing for easy access by residents and hauling trucks. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 13 of 64 SR_HEX_Cedar_River_Apts_210810_v1 If refuse or recyclable containers are located within a building, then the space which these facilities utilize as well as parking space for refuse/recyclable container-towing vehicles must be clearly shown on plans submitted to the City. Additionally, an exterior space must be provided to accommodate the container(s) on refuse/recyclable pick-up days. Refuse and recyclable containers, and associated refuse/recyclable container-towing vehicles may not be stored in the minimum required parking spaces for a development. Staff Comment: Based on the proposal for 481 units, a total of 2,164.5 square feet of refuse and recycle area is required. Based on the proposal, several trash rooms are located throughout each floor for the collection of refuse and recycling. The proposal includes four (4) dispersed ground floor interior refuse and recycle areas totaling 3,243 square feet (Phase 1 – 908 sf + 682 sf and Phase 2 - 795 sf + 858 sf). Garbage truck access for the collection of refuse and recycling appears to come from the two more centrally located ground floor trash rooms off the parking garages. Staff recommends, as a condition of approval, that the applicant provide a detailed refuse and recycling pick-up plan. The final detailed plan shall also be provided to the City’s contracted refuse and recycling hauler (currently Republic Services) with any correspondence to and from the hauler provided to the Current Planning Project Manager. ✓ Parking: Parking regulations require that a minimum of 1 parking space be proved per attached dwelling unit. A maximum of 1.75 per dwelling unit is allowed. Parking regulations for commercial activities require a minimum and maximum of 5.0 per 1,000 square feet of net floor area for medical offices and a required minimum and maximum of 2.5 per 1,000 square feet of net floor area for retail sales. Standard surface parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Each parallel stall shall be twenty-three feet by nine feet (23' x 9') in size. Compact parking spaces shall not to exceed fifty percent (50%) of structured parking and thirty percent (30%) for all other uses. A structured parking stall shall be a minimum of seven feet, six inches (7'6") in width. A parking stall shall be a minimum of twelve feet (12') in length, measured along both sides for stalls designed at less than forty-five degrees (45°). A stall shall be a minimum of thirteen feet (13') in length, for stalls designed at forty-five degrees (45°) or greater. Staff Comment: The applicant is proposing a combined total of 761 vehicle parking spaces when all phases of the development are completed. Phases 1 and 2 (Buildings A and B) would provide 645 structured parking spaces and Phase 3 (future medical office building) would provide sixty (60) below grade structured parking spaces. In addition to structured parking areas, an additional fifty-six (56) surface parking spaces would be provided onsite. Together, all three (3) uses would be required to provide a minimum of 618 parking spaces up to a maximum of 979 parking spaces. The full buildout of 761 vehicle parking spaces would comply with the allowed range of parking requirements. Access and parking lot configuration would be designed for two-way circulation throughout. All parking on site would comply with dimensional stall requirement based on parking stall type. The applicant is proposing a variety of parking stall types and sizes and types in order to fit the site and comply with parking standards. The use of landscaping is an integral component to reducing the visual impacts of the 56 surface parking stalls on the pedestrian environment and abutting/adjacent properties (see City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 14 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Landscaping discussion above for more information). The final detailed plan shall also be provided to the City’s contracted refuse and recycling hauler (currently Republic Services) with any correspondence to and from the hauler provided to the Current Planning Project Manager. ✓ Access: Direct arterial access to individual structures shall occur only when alternative access to local or collector streets or consolidated access with adjacent uses is not feasible. Staff Comment: The overall development has two (2) primary points of access, one full access from Cedar River Park Dr and a second limited access (right in, right out) from a driveway off of Maple Valley Highway (SR 169). The proposed new SR 169 access from the interior east/west road would replace the existing driveway opening. Finally, a third fire lane access driveway to Maple Valley Highway is proposed between Building B and the sports courts near the southeast corner of the lot. The majority of the vehicle trips would utilize Cedar River Park Dr to gain access to the signalized intersection for access onto Maple Valley Highway. As a result, primary and direct access to the site would be from Cedar River Park Dr. See also FOF 19, Design District Review: 2. Parking and Vehicular Access, subsection c. Vehicular Access and 3. Pedestrian Environment for more information. Compliant if condition of approval is met Bicycle Parking: Attached dwellings shall provide one-half (0.5) bicycle parking space per one dwelling unit. Commercials uses shall provide bicycle parking spaces equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Staff Comment: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at provide one-half (0.5) bicycle parking space per one dwelling unit. Commercials uses shall provide bicycle parking spaces equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. The applicant is proposing four (4) separate bike rooms on the first level. The bicycle rooms have a combined area of 2,764 square feet (846 sf + 536 sf + 846 sf + 536 sf). The floor plans provide a potential layout of the secure bicycle racks within each bicycle room. In total, the applicant would be required to provide up to 242 bicycle parking spaces for the combined uses of Phases 1 and 2. Staff recommends as a condition of approval that the applicant provide bicycle parking for up to 242 stalls (one of which shall be for the commercial retail space) and indicate compliance with bicycle parking standards on the floor plans submitted with the building permit application. Bicycle parking shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. ✓ Pedestrian Access: Pedestrian access is determined through site plan review. Staff Comment: Internal pedestrian connections to the public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site and to abutting sites. Compliant if condition of approval is met Upper Story Setbacks: Buildings or portions of buildings that exceed fifty feet (50') in height shall include upper story setbacks as follows: The minimum setback for a fifth story and succeeding stories shall be ten feet (10') minimum from the preceding story, applicable to each story or an equivalent standard that adds interest and quality to the building. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 15 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Staff Comment: The proposed Buildings A and B would be five (5) stories in height and would exceed fifty feet (50’) in height. The visual interest can be viewed from all facades. The covered decks on the fifth floor would include post and beam structure roof typical of a pacific northwest cabin porch. The applicant is proposing portions of the fifth floor be stepped back, ranging from zero feet (0’) to thirty-one feet (31’) above the fourth floor, to add interest and quality design to the building. To ensure the buildings comply with the 10-foot minimum upper story setback on the fifth floor, staff recommends as a condition of approval, the applicant submit revised building elevations and floor plans that clearly indicate a minimum ten feet (10') setback for a fifth story above the preceding story. The revised building elevations and floor plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. ✓ Roofline and Façade Modulation: Buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the building. Staff Comment: Based on the building elevations and renderings (Exhibits 6 and 7), the applicant is proposing vertical and horizontal modulation of roof lines for Buildings A and B by including a broken shed roof and several large court yards along the south side of the buildings. The buildings are designed around two (2) large parking structures and are angles to provide visual interest. In addition, Phase 1 includes a two-story leasing area, lounge, and co-working room aid to further provide vertical and horizontal modulation and break up the massing between each multi-family building. Compliant if condition of approval is met Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The project site includes existing shoreline armoring along the subject property consisting of an approximately 15-foot to 20-foot (15’-20’) tall concrete bulkhead extending east from the settling pond. The toe of the bulkhead wall consists of mass concrete along the base with concrete blocks stacked vertically and embedded into the mass. To the west of the settling pond the shoreline bank slopes gradually to where a retaining wall is located. An old chain link fence (appears to be four feet (4’) in height) is located on top of the concrete wall and retaining wall along the length of the shoreline. The parcel contains inconsistent perimeter chain link fencing with heights ranging from approximately four- to eight-foot (4’-8’) with barbwire placed on top of some of fencing. The location of the exiting chain link fencing would stand in or in front of the required landscaping and therefore the eight feet (8’) tall fencing would exceed the height limitations. Furthermore, the chain link fencing is not a quality material commensurate with the proposed mixed use development proposed with the master plan. Therefore, staff recommends as a condition of approval, that the applicant submit a detail fencing plan with the civil construction permit application that provides material details, height, and location of fencing on the master site plan. The fencing shall be consistent, high- quality, and commensurate to the materials that are used throughout the development. The fencing material shall be wood, ornamental, or comparable material as approved by the Current Planning Project Manager. Chain link fencing shall not be accepted. The City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 16 of 64 SR_HEX_Cedar_River_Apts_210810_v1 revised fencing plan shall be reviewed and approved by the Current Planning Project Manager prior permit issuance. In addition, the applicant is proposing to cut the waterward wall from a top elevation of around 42 feet down to a top elevation of 35 feet at the settling pond, remove and regrade the riparian area and existing basin structures, and construct passive trails and vegetation and as shown on the Shoreline Grading and Trail Plan (Exhibit 16) and Compensatory Storage Plan (Exhibit 13). 19. Design District Review: The project site is located within Design District ‘C’. The following table contains project elements intended to comply with the standards of the Design District ‘C’ Standards and guidelines, as outlined in RMC 4-3-100.E: Compliance Design District Guideline and Standard Analysis 1. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. a. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. ✓ Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Staff Comment: Building A is proposed to be located approximately 230 feet east of Carco Theatre and approximately 258 feet south of Henry Moses Aquatic Center. Building B is proposed to be located approximately 220 feet northwest of Cedar Place Office Building. The future medical office building is proposed to be located approximately 355 feet southeast from Henry Moses Aquatic Center. It is not anticipated that the proposed buildings would shade neighboring civic or private spaces. Summer afternoon shading would occur on Cedar River Park Dr. The proposed modification would likely increase shading on portions of the surface parking on City of Renton property. Shading would extend into the morning hours during the Spring Equinox and Winter Solstice, however these months the sun is often obscured by clouds. See also FOF 20, Master Plan and Site Plan Review. ✓ Standard: Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature “pedestrian-oriented facades,” and have clear connections to the sidewalk. Staff Comment: The residential and commercial buildings are architecturally designed to have pedestrian-oriented façades. Building orientation generally face the two (2) public streets – Cedar River Park Dr and Maple Valley Highway. The commercial areas City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 17 of 64 SR_HEX_Cedar_River_Apts_210810_v1 contain glazing and have clear connections to street frontages. Connections to the public sidewalks are also provided from the residential entrances. Overall, the commercial portions of the project are primarily oriented to the north or towards the signalized intersection (Exhibits 6-10). Upon the completion of all phases, each building would include pedestrian-oriented connections to each other and to the associated street frontages. ✓ Standard: Office buildings shall have pedestrian-oriented facades. In limited circumstances the Department may allow facades that do not feature a pedestrian orientation; if so, substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk. Staff Comment: The commercial office building is proposed as Phase 3. The site plan and building designs were created to have pedestrian-oriented façades. As mentioned above, staff is recommending the applicant install ten feet (10’) of temporary onsite landscaping along the public street frontages deferred to Phase 3 to begin the process of securing substantial landscaping between the sidewalk and the future commercial office building that will be located at the signalized intersection. ✓ Standard: Residential and mixed-use buildings containing street-level residential uses and single-purpose residential buildings shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or b. Have the ground floor residential uses raised above street level for residents’ privacy. Staff Comment: The applicant is proposing, as part of Phase 2, a mixed-use building with roughly 23 feet of separation from the east property line at its closest point. Substantial landscaping, up to 49 feet, is proposed between Building B and the public sidewalk (Exhibit 4). b. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Compliant if condition of approval is met Standard: A primary entrance of each building shall be located on the façade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Staff Comment: Under Phase 1, the primary entrances to Buildings A and B would be located along the interior roadway. The interior roadway includes a roundabout located in front of the primary residential entrance, creating a focal point for the development. The buildings’ main entrance includes aluminum storefront glazing, an entry lobby/vestibule that is recognizable and visible from Cedar River Park Dr because it is three stories lower than the rest of the mixed-use buildings. Prominent architectural and site plan design features would direct guests to the main entrance. The structure is City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 18 of 64 SR_HEX_Cedar_River_Apts_210810_v1 connected to the public street by an internal road, walkways, and crosswalks. The widths of the interior pathways should be designed based on the intended number of users. The provided plans also do not include much detail on urban amenities such as surface material, seating areas, and accent lighting. Details and amenities are needed to ensure the proposal establishes a quality pedestrian experience in the courtyards, along the internal street, and at the entrance of the building. Therefore, staff recommends as a condition of approval, the applicant submit a detailed entrance and courtyard plan that includes specifications for pedestrian amenities that add to the pedestrian experience and the human scale intended for the development. A revised detailed entrance and courtyard plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Compliant if condition of approval is met Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a façade overhang, trellis, large entry doors, and/or ornamental lighting. Staff Comment: The building entries from the interior road lack distinguishing entry features between the residential entrance and the commercial retail entrances for Buildings A and B. Therefore, staff recommends as a condition of approval, that the applicant submit revised elevations for Buildings A and B. The revised elevations shall provide prominent entry features that distinguish the residential entrances from the commercial entrances and are architecturally compatible. The revised building elevations shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. The main vehicular and pedestrian entrances are marked by a roundabout in the interior road and unique building design elements such as roof overhangs, weather protection, large entry doors, two-stories of glazing, and changes in building height (Exhibits 6-8). See also Ground Level Details. ✓ Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (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. Staff Comment: See comments above and see Ground Level Details. ✓ Standard: Building entries from a parking lot shall be subordinate to those related to the street. Staff Comment: The main building entry is from Cedar River Park Dr to the parking areas located within the building or along the internal street. All other building entrances are subordinate to the main building entrances. A designated building off-shoot of Building A and clear architectural elements for the commercial entrance into Building B make these main entrances recognizable from the public realm. ✓ Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Staff Comment: See discussion above. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 19 of 64 SR_HEX_Cedar_River_Apts_210810_v1 ✓ Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Staff Comment: Phases 1 and 2 include two (2) connected building and a network of pedestrian paths that would tie into future Phase 3. ✓ Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. Staff Comment: As shown on the conceptual landscaping plan, architectural elevations, and floor plan (Exhibits 4, 6, 7, and 8), no ground floor residential units are directly accessible from the interior roadway. All ground floor entrances to residential units would include transition spaces with landscaping or would open out to a large courtyard at the rear of the property. The landscaping along the building facades would provide a sight obscuring buffer between the street and the ground floor units. c. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton’s long-established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. N/A Standard: For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street), applicants shall demonstrate how their project provides an appropriate transition to the long-established, existing residential neighborhood south of North 6th Street known as the North Renton Neighborhood. N/A Standard: For properties located south of North 8th Street, east of Garden Avenue North, applicants must demonstrate how their project appropriately provides transitions to existing industrial uses. d. 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. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition to or as part of service enclosures. ✓ Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Staff Comment: Service elements, such as loading and refuse and recycling areas are built into the building itself and access to the building is accessible to service vehicles via two (2) garage entrances and two (2) loading areas. In addition to building acting City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 20 of 64 SR_HEX_Cedar_River_Apts_210810_v1 to minimize the impacts, the development proposal includes landscape screening at these access points to further reduce visibility of these service areas. ✓ Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Staff Comment: Not applicable. See comments above. ✓ Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Staff Comment: Not applicable. See comments above. ✓ Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. Staff Comment: The service area entrances are from the internal road and would not be adjacent to a street, pathway, or pedestrian-oriented space. The entrance to the garage entry is screened with landscaping, as shown on the conceptual landscape plan (Exhibit 4). e. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. Guidelines: Development that occurs at gateways should be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types of features include monuments, public art, and public plazas. N/A Standard: Developments located at district gateways shall be marked with visually prominent features. N/A Standard Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. N/A Standard: Visual prominence shall be distinguished by two (2) or more of the following: a. Public art; b. Special landscape treatment; c. Open space/plaza; d. Landmark building form; e. Special paving, unique pedestrian scale lighting, or bollards; f. Prominent architectural features (trellis, arbor, pergola, or gazebo); g. Neighborhood or district entry identification (commercial signs do not qualify). 2. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 21 of 64 SR_HEX_Cedar_River_Apts_210810_v1 reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. ✓ Standard: Parking shall be at the side and/or rear of a building and may not occur between the building and the street. However, if due to the constraints of the site, parking cannot be provided at the side or rear of the building, the Administrator may allow parking to occur between the building and the street. If parking is allowed to occur between the building and the street, no more than sixty feet (60') of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access. Staff Comment: With exception to a limited amount of surface parking spaces (56 total) to serve the development, parking for Phases 1 and 2 would be located within a parking structure hidden from public view. Once all phases of the development are completed, no parking would be located between the building and the street. ✓ Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Staff Comment: The surface lot would be obscured from view by the future construction of Phase 3 and landscape screening as shown on the conceptual landscaping plan (Exhibits 3 and 4). ✓ Standard: Surface parking lots shall be designed to facilitate future structured parking and/or other infill development. For example, provision of a parking lot with a minimum dimension on one side of two hundred feet (200') and one thousand five hundred feet (1,500') maximum perimeter area. Exception: If there are size constraints inherent in the original parcel. Staff Comment: The majority of the parking is planned to be fully screened from public view as part of the phased development project. Only limited amounts of high turnover parking are planned for medical office, commercial, and visitors along the interior roadway. No further infill development is planned once all three (3) phases are complete. b. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 22 of 64 SR_HEX_Cedar_River_Apts_210810_v1 ✓ Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Staff Comment: As shown on the ground level floor plans (Exhibit 8), the parking is located within Buildings A and B and the parking structures are wrapped with ground floor commercial, residential, and amenity space. Due to mixed zoning, mixed uses, and size of the buildings, the seventy five percent (75%) commercial requirement would not be feasible. While short of the seventy five percent (75%) requirement, the ground floor wrapping of the parking structure provides active uses and attractive streetscape meeting the overall intent and guidelines. ✓ Standard: The entire façade must feature a pedestrian-oriented façade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Staff Comment: As mentioned above, the parking structure is wrapped with active uses. Residential and commercial orientation is provided toward the interior east/west road with significant glazing and weather protection over the entrances. Ground floor units are screened with substantial onsite landscaping along Maple Valley Highway (Exhibit 4). ✓ Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Staff Comment: As shown on the elevations and renderings (Exhibits 6 and 7), a consistent menu of façade treatment is provided along the wrapped parking structure that is indicative of the commercial and residential uses of the buildings. ✓ Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Staff Comment: As shown on the floor plans (Exhibit 8), the entries are located away from Cedar River Park Dr and Maple Valley Highway. The garage entrances are accessible to the residences and other users and meet the overall intent and guidelines. ✓ Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Staff Comment: See earlier discussion regarding wrapped structure. N/A 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); City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 23 of 64 SR_HEX_Cedar_River_Apts_210810_v1 b. Decorative artwork; c. Display windows; d. Brick, tile, or stone; e. Pre-cast decorative panels; f. Vine-covered trellis; g. Raised landscaping beds with decorative materials; or h. Other treatments that meet the intent of this standard... Staff Comment: No reduced setbacks of the parking structure are proposed. c. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. ✓ Standard: Parking garages shall be accessed at the rear of buildings. Staff Comment: The site plan is designed to provide access to the parking garages from the interior street and surface parking area located on the north sides of the mixed-use building (Exhibit 3). Each additional curb cut interrupts the sidewalk minimizing consolidated safe pedestrian walkways. Access from the rear of the building is limited to fire emergency access and shoreline restoration. Based on the site constraints (i.e. bordered on one south side by Cedar River), curb cuts can be expected along the interior road and no curb cuts should be permitted between the buildings and Cedar River which would minimizes potential pedestrian conflicts to the shoreline. In addition, the curb cuts have been reduced to the minimum necessary to improve uninterrupted pedestrian mobility along the interior road and would meet the intent and guidelines of the code. ✓ Standard: Parking lot entrances, driveways, and other vehicular access points shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. Staff Comment: Based on the provided site plan, access to the development is limited to one vehicular access point from each of the abutting public street frontages. 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. a. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. 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 City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 24 of 64 SR_HEX_Cedar_River_Apts_210810_v1 and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Compliant if condition of approval is met Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety. b. Pathways shall be an all-weather or appropriate permeable walking surface material, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: The provided site plan (Exhibit 3) and shoreline site plan (Exhibit 14) includes a number of pedestrian connections via sidewalks along street frontages and a pedestrian trail along the shoreline. In addition to the standard public right-of-way sidewalks, onsite pedestrian sidewalks and a shoreline trail along the river, the applicant is proposing a twenty-foot (20’) wide grasscrete fire lane access road along the west and southern portions of the site in order to create a looped road around the mixed use buildings. The project is proposing to utilize the fire lane as a pedestrian access around the site as several pedestrian paths flow into the lane. In order to improve the network of linkages for pedestrians and to enhance the pedestrian environment within the fire lane, staff recommends as a condition of approval, that the applicant provide the paving material as scored concrete or comparable material as approved by the Current Planning Project Manager. A detailed fire lane design plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Compliant if conditions of approval are met Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Staff Comment: As shown on the site plan (Exhibit 3), landscaping plan (Exhibit 4), and floor plans (Exhibit 8) the pathways within parking areas are raised via curb and gutter. In addition, the applicant is proposing to include the pedestrian pathway on the south and west side of Phase 3 as part of the Phase 1 and 2 construction and development. The sidewalk along the future medical office pad would provide key linkage to Cedar River Park Dr. Therefore, staff recommends as a condition of approval, that the applicant provide pedestrian sidewalks on the south and west side of Phase 3 as part of the Phase 1 and 2. The civil plans would be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. As shown on the landscaping plan (Exhibit 4), the applicant is proposing a standard drive aisle crosswalk between the buildings of Phases 1 and 2 and the future building of Phase 3. In order to better differentiate the crosswalk from the interior roadway, staff recommends as a condition of approval, that the applicant provide a raised crosswalk or a crosswalk out of different materials from the abutting paving material within the drive aisle as approved by the Current Planning Project Manager. A detailed crosswalk design plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 25 of 64 SR_HEX_Cedar_River_Apts_210810_v1 ✓ 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 façade) 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'). Staff Comment: Sidewalks are five to fifteen feet (5’ to 15’) along the facades of the buildings. The sidewalk is widest along the commercial retail portion of Building B at 15 feet (15’). Sidewalks along the commercial office are proposed to be ten feet (10’) and residential portions (away from the primary leasing office entrance) are five (5) feet wide. The proposed interior pathways and sidewalk widths have been sized appropriately based on the intended number of users. N/A Standard: Mid-block connections between buildings shall be provided. ✓ Standard: Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. Staff Comment: Analysis of the effectiveness of permeable pavement would occur during civil construction permit review. b. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. ✓ Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Staff Comment: As shown on the conceptual landscaping plan (Exhibit 4), Building A’s entrance includes approximately 6,000 square feet of landscaping. Building B’s façade includes sight obscuring landscaping along the street frontage and architectural elements to create attractive spaces to unify the building and street environments to meet the intent of the standard. Compliant if condition of approval is met Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. a. Site furniture shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. b. Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Staff Comment: The conceptual landscape plan (Exhibit 4) identifies various areas of outdoor group seating and benches within three (3) separate courtyards. In addition, outdoor benches are provided near the main entrance and sports area. No specific City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 26 of 64 SR_HEX_Cedar_River_Apts_210810_v1 details or quantities were provided for outdoor site furniture and amenities. Therefore, staff recommends as a condition of approval, that the applicant submit detail sheets and quantities of all outdoor site furniture and amenities, including, but not limited to, benches, group seating, refuse and recycling, pet relief areas/disposal, and outdoor recreation equipment. The detail sheets and quantities shall be integrated in the detailed landscape plan submitted with the civil construction permit to be reviewed and approved by the Current Planning Project Manager. Compliant if condition of approval is met Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of 4.5 feet wide along at least seventy 75 percent of the length of the building façade facing the street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. Staff Comment: The building elevations for Buildings A and B (Exhibits 6 and 7) identify weather protection along portions of the north elevation facing the interior road. The weather protection is no lower than eight (8) feet and no higher than fifteen feet (15’) except for the larger building overhangs and canopy areas at the more prominent entrances. The primary purpose for the building overhangs and canopies is unique architectural features and identifiers and not weather protection. It is difficult to determine whether the weather protection extends a minimum of four and one-half feet (4 ½’) from the building and encompasses seventy five percent (75%) of the length of the façade. Therefore, staff recommends as a condition of approval, that the applicant submit graphic verification that weather protection is at least four and one- half feet (4 ½’) from the building and along five percent (75%) of the commercial retail façades facing the interior street and/or a narrative of how the proposed weather protection meets the intent and guidelines of the Pedestrian Environment section of the Urban Design Regulations with the building permit application. The verification and narrative shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 4. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians ✓ Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. a. At minimum, fifty (50) square feet per unit shall be provided. b. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. c. Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 27 of 64 SR_HEX_Cedar_River_Apts_210810_v1 d. For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space. e. At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea patches, or multi-purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. f. The following shall not be counted toward the common open space or recreation area requirement: i. Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Staff Comment: The 481 dwelling units located within Buildings A and B would result in a combined minimum common open/recreation space area of 24,050 square feet. As shown on the landscaping plan (Exhibit 4), the applicant is proposing approximately 42,000 square feet of exterior open space in the form of courtyards and approximately 6,000 square feet of outdoor recreation space for basketball and tennis. Floor plans for Buildings A and B (Exhibits 6 and 7) provide approximately 12,400 square feet of combined interior recreation facilities in the form of gyms and lounges. N/A Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian- oriented space. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 28 of 64 SR_HEX_Cedar_River_Apts_210810_v1 a. The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum. b. The pedestrian-oriented space shall include all of the following: i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot- candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. c. The following areas shall not count as pedestrian-oriented space: i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Staff Comment: Phases 1 and 2 would not exceed 30,000 square feet of nonresidential uses and therefore would not be subject to pedestrian oriented space standards. N/A Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below: a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. b. Bronson Area: Intersections with Bronson Way North at: i. Factory Avenue N./Houser Way S.; ii. Garden Avenue N.; and iii. Park Avenue N. and N. First Street. c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. d. Northeast Fourth Area: Intersections with N.E. Fourth at: i. Duvall Avenue N.E.; ii. Monroe Avenue N.E.; and iii. Union Avenue N.E. e. Grady Area: Intersections with Grady Way at: i. Lind Avenue S.W.; ii. Rainier Avenue S.; iii. Shattuck Avenue S.; and iv. Talbot Road S. f. Puget Area: Intersection of S. Puget Drive and Benson Road S. g. Rainier Avenue Area: Intersections with Rainier Avenue S. at: i. Airport Way/Renton Avenue S.; City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 29 of 64 SR_HEX_Cedar_River_Apts_210810_v1 ii. S. Second Street; iii. S. Third Street/S.W. Sunset Boulevard; iv. S. Fourth Street; and v. S. Seventh Street. h. North Renton Area: Intersections with Park Avenue N. at: i. N. Fourth Street; and ii. N. Fifth Street. i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: i. Duvall Avenue N.E.; and ii. Union Avenue N.E. N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. N/A Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low impact development facilities may be used in the plaza where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall count towards no more than fifty percent (50%) of the plaza requirement. 5. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. a. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. ✓ Standard: All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows. Staff Comment: As shown on the elevation and floor plans (Exhibits 6-8), Buildings A and B contain numerous modulations and articulation at interval of no more than 136 feet; however, most building façades include modulation and articulation from unit to unit and both buildings have been designed around the unique shape of the lot which further aids in breaking up long walls, adds visual interest, and enhances the character of the neighborhood. The combination of the building’s windows, balconies, awnings, and material/color contrast aid in reducing the bulk of the structures and add visual interest. Massing reduction is further pronounced by the required upper story step back. Compliant if conditions of approval are met Standard: All buildings shall be articulated with one or more of the following: a. Defined entry features; b. Bay windows and/or balconies; City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 30 of 64 SR_HEX_Cedar_River_Apts_210810_v1 c. Roof line features; or d. Other features as approved by the Administrator. Staff Comment: Interspersed shed roofs add to the detail of the buildings to create a distinct roof line feature to ensure that buildings are not bland. In addition, see FOF 19, Design District Review: Building Entries for comments and recommended conditions of approval above. Compliance to be further determined under Master Plan and Site Plan Review, FOF 20. ✓ Standard: Single purpose residential buildings shall feature building modulation as follows: a. The maximum width (as measured horizontally along the building’s exterior) without building modulation shall be forty feet (40'). b. The minimum width of modulation shall be fifteen feet (15'). c. The minimum depth of modulation shall be greater than six feet (6'). Staff Comment: Together, Buildings A and B are not single purpose residential buildings. For the majority of the combined structure, modulations widths and depths vary from elevation to elevation to create a sense of scale important to residential buildings. The proposed building modulations meet the overall intent and guidelines. ✓ Standard: All 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 (as illustrated in District B above); or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering area. Staff Comment: Buildings A and B are greater than 160 feet in length. As mentioned above the buildings would contain modulations to break up the perceived massing. The buildings also contain a distinct base with glazing and storefront system, clear entrances, awnings, roof overhangs, siding material changes, board formed exposed concrete, vinyl windows in white and black, balconies with steel railings, and color transition. Compliance to be further determined under Master Plan and Site Plan Review, FOF 20. b. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. ✓ Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. Staff Comment: Architectural exterior elevations of Phases 1 and 2 were provided with the land use application (Exhibits 6 and 7). The design of the building includes contrasting through building material, paint color, building shadow lines, and other architectural detailing for design. The building materials are proposed to be high City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 31 of 64 SR_HEX_Cedar_River_Apts_210810_v1 quality, provide visual interest, and reinforces the intended pedestrian environment at the ground level. As shown on the conceptual landscaping plan (Exhibit 4), vegetation would be provided throughout the development. According to the Environmental (SEPA) Checklist, the proposed residential buildings and associated structures would include external lighting typical of residential development at entryways and walkways for use after daylight hours. All external lighting would be downcast to minimize glare to the river and not interfere with views (Exhibit 51). ✓ Standard: On any façade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Staff Comment: The north and east facing façades will be visible to the public from Cedar River Park Dr and Maple Valley Highway. The applicant is proposing storefront windows along the commercial retail space in Building B and large amounts of glazing for visibility at the primary entrance of Building A (Exhibits 6 and 7). Each building elevation includes over fifty percent (50%) or more of the ground floor glazing between 4 feet (4’) and 8 feet (8’) above ground. ✓ Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Staff Comment: As shown on the building elevation plans (Exhibits 6 and 7) and as indicated by the applicant in the urban design regulation report (Exhibit 52), vinyl windows in black and white transparent windows are proposed on upper floors anodized dark bronze storefront system proposed for non-residential spaces. Landscape screening would be provided for lower-level residential units. ✓ Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Staff Comment: Applicant is proposing anodized dark bronze storefront system proposed for non-residential spaces. No permanent display windows are proposed for frequent change of merchandise in the commercial retail space. ✓ Standard: Where windows or storefronts occur, they must principally contain clear glazing. Staff Comment: The proposed buildings include principally clear glazing in window and storefront windows. ✓ Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Staff Comment: No heavy tinted or dark glass, highly reflective glass or film are proposed in the storefront glazing. Further Compliance to be demonstrated under Master 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: City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 32 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Plan and Site Plan Review a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or b. 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. Staff Comment: As shown on the architectural elevation plans (Exhibits 6 and 7) and as indicated by the applicant in the urban design regulation report (Exhibit 52), no blank walls are proposed. Compliance to be further determined under Master Plan and Site Plan Review, FOF 20. Further Compliance to be demonstrated under Master Plan and Site Plan Review Standard: If blank walls 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; 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. Staff Comment: See comment above. Compliance to be determined under Master Plan and Site Plan Review, FOF 20. c. 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 lines 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; 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. Staff Comment: The proposed development includes varied building heights, roof deck above the central common space and leasing office, post and beam structure roof, and varied roof line by cabin like covered porches at the top floor. Based on the submitted elevations, the roof profile contains flat and shed roof lines to create variety and interesting design elements to strengthen the building design. d. Building Materials: City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 33 of 64 SR_HEX_Cedar_River_Apts_210810_v1 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 a consistent manner. High quality materials shall be used. If materials like concrete or block walls are 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 same building materials, detailing, and color scheme, or if different, with materials of the same quality. Staff Comment: The façade siding materials are similar on all sides of the buildings (Exhibits 6 and 7). The materials identified include using glass storefront windows, architectural concrete (board formed), wood columns, fiber cement panels (white, light blue, and painted wood tone), and metal panels to complete the siding of the building. The proposed material changes create visual interest and appeal to the aesthetic design of the buildings and provide a consistent texture and pattern. Compliant if condition of approval is met Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Staff Comment: See comment above. In addition, in order to further meet the requirement for high quality building material standards, staff recommends, as a condition of approval, that the applicant provide one (1) additional durable high quality building material and one (1) additional color, pattern, or textural change to the exterior façade. Revised architectural elevations and a materials board with color chips shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Compliant if conditions of approval are met 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-place concrete. Staff Comment: See recommended condition above and see earlier cladding comments. ✓ Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Staff Comment: See earlier building material and cladding comments. N/A Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. 5. 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, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 34 of 64 SR_HEX_Cedar_River_Apts_210810_v1 be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Compliant if condition of approval is met Standard: Entry signs shall be limited to the name of the larger development. Staff Comment: A signage package was not included with the application materials. The signage of the overall development should be coordinated with the building design and should consider both the residential development and the commercial business that are proposed to be located amongst the three (3) phases. To ensure that all uses receive equal signage opportunities, staff recommends as a condition of approval, that the applicant submit an overall sign design package for review and approval by the Current Planning Project Manager prior to the approval of any sign permit for the project. As indicated by the applicant in the urban design regulation report (Exhibit 52), the project would comply with all requirements of RMC 4-4-100. Full compliance determined with future sign permit Standard: Corporate logos and signs shall be sized appropriately for their location. Staff Comment: See comments above. Full compliance determined with future sign permit Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Staff Comment: See signage comment above. Full compliance determined with future sign permit 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. Staff Comment: See signage comment above. Full compliance determined with future sign permit Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Staff Comment: See signage comment above. Full compliance determined with future sign permit 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 cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection G8 of this Section). Staff Comment: See signage comment above. 6. 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. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 35 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Compliant if condition of approval is met 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. Staff Comment: A lighting package was not included with the application materials. The lighting of the overall development should be consistent with the building design and should consider the critical areas, pedestrian pathways, and vehicular movement throughout the site. Therefore, staff recommends as a condition of approval, that the applicant submit a detailed lighting plan with the building permit application for Building A and Building B that includes detail sheets of all light fixtures and their supports. Fixtures and supports shall be pedestrian scaled and consistent with the design of the site and provide adequate footcandle illumination in pedestrian areas. The detailed lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Compliant if condition of approval is met 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. Staff Comment: See discussion above. Compliant if condition of approval is met 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 flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.). Staff Comment: See initial lighting discussion above. 20. Master Plan and Site Plan Review: Master plan review is required for all development within the COR Zones unless specifically exempted in RMC 4-9-200C. This application does not meet any of the specific exemption and therefore is subject to master plan review. The purpose of the master plan process is to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on a single large site. The master plan process allows for analysis of overall project concepts and phasing as well as review of how the major project elements work together to implement City goals and policies. Master plan review allows for consideration and mitigation of cumulative impacts from large-scale development and allows for coordination with City capital improvement planning. Master plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9- 200.E.3 the following table contains project elements intended to comply with level of detail needed for a Master Site Plan and site specific Site Plan review request: Compliance Site Plan Criteria and Analysis Compliant if conditions of approval are met a. Comprehensive Plan Compliance and Consistency. Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 36 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Staff Comment: See discussion under FOF 18, Zoning Development Standard Compliance. Compliant if conditions of approval are met c. Design Regulation Compliance and Consistency. Staff Comment: See discussion under FOF 19, Design District Review. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Compliant if conditions of approval are met e. Off-site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The proposed project would be constructed over three (3) phases. The site plan includes higher intensity uses (medical office and commercial retail) along or closer to the public streets and the less intensive uses (multi-family) along the back or rear portions of the lot. The project transitions in height between phases with generally lower building heights closer to the public streets. The transition in scale across the development provides a development pattern that avoids over scaling and overconcentration of the development in any particular portion of the site. The apartment buildings would be constructed during phases 1 and 2 and the future medical office building would be constructed during phase 3. Most of the site would be fully developed after the first two initial phases (approximately 92% of the site). See FOF 19, Design District Review: Building Character and Massing. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The project’s internal public street alignment, located between the medical office building and the apartment buildings, allows for safe transitions and linkages between uses, streets, walkways and adjacent properties. Pedestrian walkways, internal to the development, would link guests to the public sidewalk system. Staff recommends, as a condition of approval, that the surface material for all pedestrian walking surfaces be either concrete, unit pavers, or similar material as approved by the Current Planning Project Manager. See also FOF 19, Design District Review: Pedestrian Environment. Utilities, 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. Locate utilities underground consistent with RMC 4-6-090. Staff Comment: Phase 1 and Phase 2 storage and garbage enclosures would be located within the parking structures of the multi-family buildings. See also FOF 18: Zoning Compliance and Consistency: Refuse and Recyclables. A separate access to the loading and unloading areas, screen by landscaping from the public street, would be provided for each multi-family building. The loading area for each building is sufficient in size and location to support the proposed multi-family buildings. The site plan provides for a minimum of forty-five feet (45') of clear maneuvering area from the internal street and parking lot in front of each door. See also FOF 18, Zoning Development Standard: Screening. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 37 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The mixed-use buildings would provide views to Cedar River. It is not anticipated the new buildings would result in substantially obscuring existing views of attractive natural features. 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. Staff Comment: As shown on the conceptual landscaping plan (Exhibit 4), street frontage landscaping is provided along the site’s perimeter with the exception of pedestrian areas. Overall, the proposed preliminary landscape plan provides adequate transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and would generally enhance the appearance of the project. Additional analysis regarding landscaping can be found under FOF 18: Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the application; therefore, staff recommended that a detailed lighting plan be provided at the time of building permit review. See Lighting discussion under FOF 19, Design Review: Lighting. ✓ f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: Existing noise within the vicinity of the subject site is primarily composed of vehicles on adjacent streets (Maple Valley Highway, I-405, and Cedar River Dr). Temporary construction noise is anticipated as a result of the subject project. At this time, the applicant has indicated that construction work would occur during construction hours. The site layout arranges the buildings with larger densities and scale near the southern portion of the lot, along the waterfront, and transitions to a smaller scale and lower building heights closer to the public right-of-way. Setbacks along the east and west ends of Buildings A and B provide for privacy and noise reduction. Once completed, the mixed-use buildings would provide privacy and noise reductions for outdoor use along the waterfront. 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. Staff Comment: The proposed apartment building design includes a five-story building approximately 67 feet above the finished elevation of the building. The apartment buildings would be some of the tallest structures in the area; however, the proposed building heights would comply with the airport overlay, Part 77 horizontal surface height restrictions and would fall within the allowed 10 story height of the COR zone. The proposed apartment buildings are sized appropriately for the area near I-405. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 38 of 64 SR_HEX_Cedar_River_Apts_210810_v1 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. Staff Comment: The majority of the existing parcel is generally void of any meaningful vegetation with the exception of areas along the shoreline. The shoreline, located along the south property line, would limit the sites impervious surface potential in order to meet the established shoreline buffer or setback from the Ordinary High Water Mark (OHWM). In addition, the applicant proposing to protect the natural landscape by retaining 34 trees along the shoreline. The applicant submitted a geotechnical report prepared by Terracon Consultants, Inc, (Terracon) dated October 31, 2018 (Exhibit 19) with the master site plan application. The observed onsite soils were consistent with the geologic mapped units and were predominantly alluvial deposits overlain by fill. Subsurface conditions include a relatively shallow unit of loose to very dense existing fill, loose to medium dense sand of variable silt and gravel content, and medium dense to very dense sand and gravel alluvium. The initial stratum fill layer contained anthropogenic debris including concrete, brick, wood, plastics, metal, and fabric. The western portion of the subject property contains concrete-like soils that were likely hardened through the leaching of wet cement from the site’s previous use. The applicant anticipates approximately 2,673 cubic yards of excavation and approximately 42,417 cubic yards of fill to support the construction of the proposed development. On June 17, 2021, the Environmental Review Committee issued mitigation measures that the applicant comply with the recommendations found in the geotechnical report, prepared by Terracon Consultants Inc., dated October 31, 2018 and any future addenda. In addition, that the applicant’s geotechnical engineer review the project’s construction and building permit plans to verify compliance with the geotechnical report(s) and that the geotechnical engineer submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). Finally, that the applicant’s geotechnical engineer provide notes on the construction and building permit plans identifying when onsite geotechnical engineer supervision of construction events is recommended. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030 Staff Comment: The redevelopment of the former Stoneway Sand & Gravel site would provide all code required parking for the phased mixed-use development via surface parking, structured parking, and below grade/building parking. The site is located in Wellhead Protection Zone 1. Areas within the Zone 1 designation are lands situated between a well or wellfield owned by the City and the 365-day groundwater travel time contour. Given that the project is with the City’s Aquifer Protection Zone 1, infiltration devices are not allowed. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 39 of 64 SR_HEX_Cedar_River_Apts_210810_v1 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. Staff Comment: Landscaping has been incorporated into site plan to soften the appearance of the limited surface parking areas (Exhibit 4). See also FOF 18, Zoning Development Standard: Landscaping. Compliant if conditions of approval are met g. Access and Circulation. 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. Staff Comment: The applicant submitted a Traffic Impact Analysis (TIA) performed by William Popp Associates, dated July 6, 2020 (Exhibit 31). The proposed vehicular access points would be limited to a single street connection to Cedar River Dr and one (1) driveway connection to Maple Valley Highway. The proposed driveways appear to be appropriately spaced along the western property to provide adequate site access and circulation to the building and parking. Moreover, the Environmental Review Committee issued three (3) transportation mitigation measures to reduce the traffic impacts resulting from a full build-out of the project (Exhibit 1). 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. Staff Comment: Drive aisles within the development would be designed to accommodate two vehicle travel lanes. Sidewalks would be separated from the vehicle lanes by parking lanes and/or planters. Curb bulbs would be provided at intersections to shorten pedestrian crossing distances and provide traffic calming measures. See Location and Consolidation, Transit and Bicycle, and Parking discussions. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Phases 1 and 2 include separated loading and delivery areas from parking and pedestrian areas (Exhibit 3). See also Location and Consolidation, Transit and Bicycle, and Parking discussions sections. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Transit service in the region is provide by the King County Department of Transportation (Metro Transit). There are two routes that run along SR 169 in the vicinity of the site (Routes 907 and 143). The proposal would not alter current transit services. Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of required off-street parking spaces for medical office and one-half (0.5) bicycle parking space per one attached dwelling unit. The submitted attached residential floor plans (Exhibit 8) indicates several bicycle rooms within level 1. However, not enough detail was provided to identify quantities or other bicycle parking standards of the code and City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 40 of 64 SR_HEX_Cedar_River_Apts_210810_v1 therefore staff recommended a condition of approval to ensure compliance. See also FOF 18, Zoning Development Standard Compliance: Bicycle Parking. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: Internal pedestrian connections to the public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site and to abutting sites. See also FOF 19, Design District Compliance. ✓ 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. Staff Comment: Passive and active recreation is provided on courtyards, shoreline trails, and multi-purpose sports courts throughout the development. See also FOF 19, Design District Compliance: Recreation Areas and Common Open Space. ✓ i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. Staff Comment: The applicant provided a view corridor study (Exhibit 54) with the master site plan application. According to the Study, there are no trails on or near the subject property and no views to the Cedar River shoreline from the project frontages along the public rights-of-way. The site is mostly bordered with landscape screening prohibiting views. As part of Phases 1 and 2, the applicant is proposing two (2) full view corridors from the right-of-way on either side of the project. There is an additional view corridor in the middle of the project through our glass wall entry and leasing office. These view corridors are anticipated to provide views of the adjacent treed hillside on the south side of the river. In addition, the proposal would include access to the 100- foot buffer located along the approximately 1,400 feet south frontage along the Cedar River. This shoreline buffer would be revegetated to a more natural state to improve the overall natural habitat of the site. In addition, the shoreline restoration plans include a new meandering public trail along the river providing continuous views of the river and shoreline with access from Maple Valley Highway and Cedar River Park Dr. The proposed structure would not block view corridors to shorelines or Mt. Rainier. Territorial views may be available from upper floors of the apartment buildings. ✓ j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: Phases 1 and 2 are oriented to Cedar River and the buildings are setback a minimum of 100 feet from the Ordinary High Water Mark (OHWM) of the river. Within the setback area, the applicant has proposed shoreline habitat restoration and pedestrian access amenities (Exhibits 14-18). As shown on the Flood Boundary Map and Compensatory Storage Plan (Exhibits 12 and 13), the applicant proposes to fill portions of the subject property’s floodplain to accommodate the location of the proposed buildings and infrastructure. The applicant has also submitted a Conditional Letter of Map Revision Based on Fill (CLOMR-F) form (Exhibit 26) that, if approved by the Federal Emergency Management Agency, would result in the building’s exclusion from the flood hazard area as indicated on the Flood Insurance Rate Map (FIRM) map. The Compensatory Storage Plan (Exhibit 13) proposes approximately 883 cubic yards of fill to be placed within the existing floodplain. The City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 41 of 64 SR_HEX_Cedar_River_Apts_210810_v1 applicant proposes to excavate approximately 1,374 cubic yards to provide compensatory flood storage. Additionally, the river side wall of the settling pond is proposed to be reduced thereby providing approximately 2,126 cubic yards of flood storage. The net increase in flood storage with the floodplain excavation and settling pond storage results in 2,616 cubic yards. It is anticipated the Critical Areas Regulations will adequately mitigate impacts to the Cedar River floodplain. Compliant if conditions of approval are met k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. See FOF 23, Availability and Impact on Public Services. Water and Sewer. Staff Comment: See FOF 23, Availability and Impact on Public Services. Drainage. Staff Comment: See FOF 23, Availability and Impact on Public Services. Transportation. Staff Comment: Access to the site is proposed via Cedar River Dr and Maple Valley Highway. The applicant submitted a Traffic Impact Analysis (TIA), prepared by William Popp Associates dated July 6, 2020 (Exhibit 31), to respond to comments by the City’s secondary reviewer Transpo Group (Exhibit 32) and WSDOT (Exhibit 33) on previous TIA drafts. Additional work was completed by Transpo Group for review of the project’s transportation related impacts resulting in the Cedar River Apartment Independent Transportation and Mitigation Analysis, dated May 7, 2021 (Exhibit 34). Key findings from the independent analysis indicate all six (6) study intersections would operate a LOS D or better during AM and PM peak hours with the exception of Bronson Way N/Houser Way N which would operate a LOS F (with and without the project). In addition, the N 3rd St/Sunset Blvd N intersection would drop from LOS D to LOS E with the addition of the project related traffic in the peak hour. As a result of the anticipated LOS changes, the independent analysis recommended mitigation focused on improving performance and reliability of the signal system at the Cedar River Park Dr/Maple Valley Highway intersection and along the Maple Valley Highway corridor in the immediate vicinity of the site utilizing an Adaptive Traffic Control System (ATCS). The adaptive system known as Split Cycle Offset Optimization Technique (SCOOT) would mitigate the project’s impact to vehicle queuing, intersection operations, and vehicle hours of delay along Maple Valley Highway. Furthermore, the independent analysis also recommended traffic calming measures within the Cedar River Park parking lot to discourage project related traffic from utilizing the Cedar River Park parking lot to bypass congestion around the I-405 interchange. The project fronts Maple Valley Highway. Along the Maple Valley Highway frontage, the frontage improvement requirement would include a minimum of 18 feet of right-of- way starting from the back side of the new curb line. This would consist of an eight-foot (8’) wide planter strip and an eight-foot (8’) wide sidewalk with a two-foot (2’) clear zone behind the sidewalk. Dedication of right-of-way may be required based upon available right-of-way behind the curb and would vary based on the existing variable City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 42 of 64 SR_HEX_Cedar_River_Apts_210810_v1 right-of-way width. Required curb to curb dimensions would be determined by WSDOT’s Right of Way division at Northwest Regional Headquarters. The project design proposal provides all the identified requirements from the Advisory Notes (Exhibit 39). Approved roadway improvement plans from WSDOT along SR169 would be required prior to Civil Construction Permit Issuance. The project’s primary access would be from Cedar River Park Dr, approximately 175 feet southwest from Maple Valley Highway (from stop bar). The existing approach configuration to Maple Valley Highway consists of two lanes (a left turn lane and a right turn lane) and one lane exiting southbound from Maple Valley Highway. Frontage improvements within Cedar River Park Dr would consist of an eight-foot (8’) wide planter strip and a six-foot (8’) wide sidewalk. To address the potential queuing issue, the Environment (SEPA) Review Committee, included a mitigation measure to reconfigure the northbound Cedar River Park Dr to provide dual left turn lanes with a shared right turn lane (curb lane). To support this new channelization, the applicant would be required to install signal detection, signal head modifications, and overhead signage on the east side mast-arm at the intersection of Cedar River Park Dr and Maple Valley Highway. The applicant would submit plans to construct these off-site improvements with the civil construction permit application to be reviewed and approved by Development Engineering and Transportation staff prior to permit issuance. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 36), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, site specific improvements, and future payment of Transportation Impact Fees due to the increase in traffic created by the development. The current transportation impact fees are assessed at $6,717.10 per new apartment unit, $32.94 per square foot for medical office, or $7,145.85 for each net new PM Peak Hour Vehicle Trip for uses not specifically listed in the fee schedule. This fee increases each year and the applicable fee is paid at the time of building permit issuance. N/A l. Phasing: The applicant is proposing to develop the site in three (3) phases. As shown on the proposed phasing plan, the applicant proposes a sequence to construct each building (Exhibit 5). The first two (2) phases would include 481 multifamily dwelling units and 4,852 square feet of commercial retail space in Buildings A and B. Phase 1 would develop approximately seventy percent (70%) percent of the site and Phase 2 would include development of twenty one percent (21%) of the site. Phase 3 would develop the remaining nine percent (9%) of the project and it would include a 25,000 square feet of medical office building located north of Phases 1 and 2. ✓ m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: See FOF 23, Availability and Impact on Public Services. 21. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 43 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Compliant if conditions of approval are met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The applicant submitted a Geotechnical Report, prepared by Terracon Consultants, Inc, (Terracon), (dated October 31, 2018; Exhibit 19), with the master land use application. The surficial geology of site is Quaternary, Cedar River alluvium per the Washington State Department of Natural Resources and the observed onsite soils were consistent with the geologic mapped units and were predominantly alluvial deposits overlain by fill. Subsurface conditions observed include a relatively shallow unit of loose to very dense existing fill, loose to medium dense sand of variable silt and gravel content, and medium dense to very dense sand and gravel alluvium. The initial stratum fill layer contained anthropogenic debris including concrete, brick, wood, plastics, metal, and fabric. The western portion of the subject property contains concrete-like soils that were likely hardened through the leaching of wet cement from the site’s previous use. The site’s previous industrial use resulted in soil contamination, including gasoline-, diesel-, and oil-range petroleum hydrocarbons (TPH-G, TPH-D, and TPH-O), and formaldehyde. The applicant participated in the Washington State Department of Ecology (DOE) Voluntary Cleanup Program and removed approximately 23,600 cubic yards of high pH, oil contaminated, formaldehyde, and petroleum contaminated soils. Additionally, the applicant removed a 600-gallon heating oil underground storage tank. On October 31, 2019 the applicant received a No Further Action opinion letter from Department of Ecology (DOE) (Exhibit 28), dependent on the continued performance and effectiveness of the post-cleanup controls and monitoring as specified in the opinion letter. Restrictions, limitations, and monitoring standards of the environmental covenant were anticipated to mitigate soil contamination impacts. On June 29, 2021, staff received an email from DOE with regards to this project (Exhibit 49). DOE is recommending that the project development and design be subject to the restriction of the recorded Environmental Covenant found in Enclosure C. Therefore, staff recommends as a condition of approval, that the applicant comply with contamination-related details associated with the project, as identified by Department of Ecology. More specifically, three (3) onsite 48-inch diameter dry wells be decommissioned in accordance with WAC 173-160. Any project construction that could encounter groundwater with elevated pH levels must provide provisions beyond standard worker safety precautions in accordance with WAC 173-340-810, Safety Standards for Hazardous Waste, and WAC 173-340-810, Worker Safety and Health. Such activities include removal, treatment, and disposal of any soil, settling pond sediment, or groundwater during the proposed partial demolition of the settling basins and restoration of the Cedar River shoreline. Compliance with Department of Ecology’s identified contamination-related details shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The geotechnical report states that based on the site’s geology and subsurface groundwater conditions, the hazard of liquefaction of the site’s soils is moderate to high for the subject property during a design level earthquake and is most likely to trigger between 18 and 32 feet below the ground surface. Liquefaction-induced settlements City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 44 of 64 SR_HEX_Cedar_River_Apts_210810_v1 are estimated to range from two-inches (2”) to six-inches (6”). Horizontal movements from lateral spreading are estimated to range from one-half feet (½’) to three feet (3’). As a result, the geotechnical engineer recommended the use of mat foundations over aggregate piers. As previously discussed, per the DNS-M, all project construction would be required to comply with all recommendations found in the Geotechnical Report and any future addenda, the applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s), and applicant’s geotechnical engineer must provide notes on the construction and building permit plans identifying when onsite geotechnical engineer supervision of construction events is recommended (Exhibits 1 and 49). ✓ Wellhead Protection Areas: Staff Comment: The site‘s southern boundary abuts the Cedar River. The City’s mapping system has identified a Flood Hazard and the site falls within the Downtown Wellhead Protection Area Zone 1. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Approximately 42,417 cubic yards of fill is proposed to be brought into the site. A Fill Material Source Statement prepared by a professional engineer or licensed geologist would be required prior to stockpiling or grading any imported fill on the subject property pursuant to RMC 4-4-060N.4.e. Alternatively, the applicant could obtain fill from a WSDOT approved source and thereby avoid the need for a source statement (RMC 4-4-060N.4.i). Impacts to the Wellhead Protection Area are not anticipated as a result of the subject project, provided the City of Renton codes are complied with. ✓ Flood Hazard Area and Channel Migration Zone: Staff Comment: King County has identified a Channel Migration Zone on the site. An existing bulkhead is located along the southern boundary except for the far western portion of the property. As shown on the Flood Boundary Map and Compensatory Storage Plan (Exhibits 12 and 13), the applicant proposes to fill portions of the subject property’s floodplain to accommodate the location of the proposed building and infrastructure. The applicant has also submitted a Conditional Letter of Map Revision Based on Fill (CLOMR-F) form (Exhibit 26) that, if approved by the Federal Emergency Management Agency, would result in the building’s exclusion from the flood hazard area as indicated on the Flood Insurance Rate Map (FIRM) map. The Compensatory Storage Plan (Exhibit 13) proposes approximately 883 cubic yards of fill to be placed within the existing floodplain. To compensate for the loss of existing flood storage, the applicant proposes to excavate approximately 1,374 cubic yards and to grade additional areas southwest of the building to provide additional compensatory flood storage. Additionally, the river side wall of the settling pond is proposed to be reduced thereby providing approximately 2,126 cubic yards of flood storage. The net increase in flood storage with the floodplain excavation and settling pond storage results in 2,616 cubic yards. The applicant’s proposal would maintain a minimum 100-foot setback for Buildings A and B from the OHWM. Within the setback area, the applicant has proposed shoreline habitat restoration and pedestrian access amenities (Exhibits 14-18) to mitigate impacts to the Cedar River floodplain. The applicant submitted a Channel Migration Risk Assessment, provided by The Watershed Company (dated April 8, 2020; Exhibit 25). The analysis found that no geomorphic or photogrammatic indicators of a historical migration area since the City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 45 of 64 SR_HEX_Cedar_River_Apts_210810_v1 construction of the Seattle City Light Masonry Dam and that based on the analysis there is no evidence to support a channel migration hazard on the subject property. The memo concludes that the channel migration zone mapped by King County is based on unarmored areas of the Cedar River and thereby would not apply to the subject property. See ERC Staff Report (Exhibit 1) for more information. 22. Shoreline Substantial Development Permit: The jurisdictional area includes lands within two hundred feet (200'), as measured on a horizontal plane, from the OHWM, or lands within two hundred feet (200') from floodways, whichever is greater. The proposed improvements on the subject property are located within the regulated shoreline associated with the Cedar River. Pursuant to Chapter 90.58 RCW, staff recommends granting a Shoreline Substantial Development Permit (SSDP). The granting of the SSDP would be pursuant to the Shoreline Management Action of 1971 and the following: The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from compliance with federal, state, and other permit requirements. Construction permits shall not be issued until twenty-one (21) days after approval by the Washington State Department of Ecology or until any review proceedings initiated within this twenty-one (21) day review period have been completed. SHORELINE MASTER PROGRAM CRITERA: A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY, SHORELINE ELEMENT: The site is located in the Shoreline High Intensity Environmental Designation and Cedar River ‘C’ Reach. The objective of the High Intensity Overlay is to provide opportunities for large-scale office and commercial employment centers, as well as, multifamily residential use and public services. This district provides opportunities for water dependent and water-oriented uses while protecting existing ecological functions and restoring ecological functions in areas that have been previously degraded. Development may also provide for public use and/or community use, especially access to and along the water's edge. The proposal is compliant with the following Shoreline objectives and policies if conditions of approval are met: ✓ Policy SH-7: Existing and future activities on all Shorelines of the State regulated by the City of Renton should be designed to ensure no net loss of ecological functions. ✓ Policy SH-14: Shoreline use and development should be carried out in a manner that prevents or mitigates adverse impacts so that the resulting ecological condition does not become worse than the current condition. This means ensuring no net loss of ecological functions and processes in all development and use. Permitted uses should be designed and conducted to minimize, in so far as practical, any resultant damage to the ecology and environment (RCW 90.58.020). Shoreline ecological functions that should be protected include, but are not limited to, fish and wildlife habitat, food chain support, and water temperature maintenance. Shoreline processes that shall be protected include, but are not limited to, water flow; littoral drift; erosion and accretion; infiltration; ground water recharge and discharge; sediment delivery, transport, and storage; large woody debris recruitment; organic matter input; nutrient and pathogen removal; and stream channel formation/ maintenance. ✓ Objective SH-F: Increase public accessibility to shorelines and preserve and improve the natural amenities. ✓ Policy SH-23: Future multi-family, planned unit developments, subdivisions, commercial, and industrial developments that provide physical and visual City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 46 of 64 SR_HEX_Cedar_River_Apts_210810_v1 public/community access along the water's edge should be guided by the policy provided in Policy SH-31 Table of Public Access Objectives by Reach (emphasized below). A public trail is provided on the former Milwaukee railroad. Public access is provided at a public park on the north side immediately east of I-405. Public and/or community access along the waterfront should be provided as private lands on the north side of the river redevelop, considered along with the goal of restoration of ecological functions. The single-family residential area on the north side of the river provides no public access. The potential for provision of public access from new development is low because further subdivision and non-single family use is not likely but should be pursued if such development occurs. Public agency actions to improve public access should include additional interpretive trails and trail linkages through public lands on the south side of the river, if consistent with ecological functions and public acquisition of access to the water in existing single-family areas, where appropriate. ✓ Policy SH-24: Public access to and along the water's edge should be located, designed, and maintained in a manner that protects the natural environment and shoreline ecological functions and is consistent with public safety, as well as, compatible with water-dependent uses. Preservation or improvement of the natural processes shall be a basic consideration in the design of shoreline areas to which public access is provided, including trail systems. ✓ Policy SH-26: Both passive and active public areas should be designed and provided. ✓ Objective SH-H: Minimize the impacts of motor vehicular traffic and encourage non- motorized traffic within the shorelines as part of achieving no net loss. ✓ Policy SH-48: Include programs and interpretive areas in recreational facilities in or near identified shoreline areas with historical, cultural, educational, and scientific value. B. DEVELOPMENT STANDARDS: The subject site is classified as Shoreline High Intensity on the City of Renton Shoreline Overlay Map. The following development standards are applicable to the proposal: 1. No Net Loss Required ✓ Shoreline use and development shall be carried out in a manner that prevents or mitigates adverse impacts to ensure no net loss of ecological functions and processes in all development and use. Permitted uses are designed and conducted to minimize, in so far as practical, any resultant damage to the ecology and environment (RCW 90.58.020). Shoreline ecological functions that shall be protected include, but are not limited to, fish and wildlife habitat, food chain support, and water temperature maintenance. Shoreline processes that shall be protected include, but are not limited to, water flow; erosion and accretion; infiltration; groundwater recharge and discharge; sediment delivery, transport, and storage; large woody debris recruitment; organic matter input; nutrient and pathogen removal; and stream channel formation/maintenance. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 47 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Staff Comment: The proposed project would be confined to the former Stoneway Sand and Gravel Company property and only a limited number of trees would be removed. The applicant’s proposal would maintain a minimum 100-foot setback for Buildings A and B from the OHWM. Within the setback area, the applicant has proposed shoreline habitat restoration and pedestrian access amenities within the Cedar River buffer which is currently significantly degraded (Exhibits 14-18). The applicant’s Critical Areas Report, prepared by The Watershed Company dated October 2018 (Exhibit 27), states vegetation is limited to few areas with much of the property consisting of compacted gravel. As a component of Phase 1 of the Master Plan (Exhibit 5), the applicant proposes restoration of the riparian buffer as identified in the Shoreline Landscaping Plan (Exhibit 15). Proposed vegetation would include native species suitable for high visibility, view preservation, and forested conditions. Bioswale and meadow planting would be located in stormwater areas in and around the settling ponds, respectively. The applicant would also regrade the riparian area and construct passive trails and as shown on the Shoreline Grading and Trail Plan (Exhibit 16). All development is proposed outside of the shoreline buffer and Cedar River habitat conservation area, with the exception of a public access trail and associated public access areas along the shoreline, and the shoreline buffer would be restored with native plantings to provide a net improvement over the existing condition and provide screening between the upland development and the river. In addition, the floodplain area would be graded to result in a net increase in floodplain storage capacity and no fill would occur within the floodway. As a result, no adverse effects on floodplain habitat function or the species they support are expected to occur. According to the Report, the proposal seeks to avoid and minimize adverse impacts to ensure no net loss of ecological functions and processes. The project proposes revegetation of the buffer, has been designed to meet code requirements and would protect or enhance fish and wildlife habitat and other shoreline functions. Shoreline processes would be maintained or improved though the addition of native vegetation in the riparian area. Therefore, the proposed project would result in no net loss of ecological functions and has values consistent with the City of Renton’s Shoreline Master Program. 2. Burden on Applicant ✓ Applicants for permits have the burden of proving that the proposed development is consistent with the criteria set forth in the Shoreline Master Program and the Shoreline Management Act, including demonstrating all reasonable efforts have been taken to provide sufficient mitigation such that the activity does not result in net loss of ecological functions. 3. Critical Areas within Shoreline Jurisdiction Compliant if SEPA Mitigation Measure Implemented Critical areas shall be regulated in accordance with the provisions of RMC 4-3-050, Critical Area Regulations, adopted by reference except for the provisions excluded in subsection D2cii of this Section. Said provisions shall apply to any use, alteration, or development within shoreline jurisdiction whether or not a shoreline permit or written statement of exemption is required. Unless otherwise stated, no development shall be constructed, located, extended, modified, converted, or altered, or land divided without full compliance with the provision adopted by reference and the Shoreline Master Program. Within shoreline jurisdiction, the regulations of RMC 4-3-050 shall be liberally construed together with the Shoreline Master Program to give full effect to City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 48 of 64 SR_HEX_Cedar_River_Apts_210810_v1 the objectives and purposes of the provisions of the Shoreline Master Program and the Shoreline Management Act. If there is a conflict or inconsistency between any of the adopted provisions below and the Shoreline Master Program, the most restrictive provisions shall prevail. Staff Comment: The project site is located in a High Seismic Hazard Area. The applicant submitted a geotechnical report prepared by Terracon Consultants, Inc, (Terracon) dated October 31, 2018 (Exhibit 19). The report includes analysis and a series of recommendations based on the potential for liquefaction to occur on the site during a seismic event. For example, due to the potential for seismic induced vertical and lateral movements and cost effectiveness of deep foundations to mitigate movements, the geotechnical engineer recommended mat foundations over aggregate piers. As part of environmental (SEPA) review, three (3) SEPA mitigation measures were included to comply with the recommendation related to the geotechnical report findings (Exhibits 1 and 50). The geotechnical report also stated slope areas along the Cedar River are generally present due to natural stream processes as the river has eroded and steepened the upland soils. Isolated sensitive slopes upland of the river would be leveled during site grading to support the proposed development. A protected slope along the southeastern portion of the property would not be impacted as most of the area is within the 100-foot OHWM buffer area. No proposed structure encroachments are proposed within the protected slope or its 15-foot setback. Other identified critical areas onsite include Special Flood Hazard (FEMA Zone – AE), Floodway, Shoreline High-Intensity Cedar River Reach C Designation, Wellhead Protection Zone 1, Regulated Slopes, and King County Department of Natural Resources has mapped the property with a Channel Migration Zone – Severe Hazard Area. See FOF 21, Critical Areas for additional analysis for more information. The proposal is consistent with critical areas within shoreline jurisdiction, if all conditions of approval are complied with. 3. View Obstruction and Visual Quality ✓ View Corridors Required: Where commercial, industrial, multiple use, multi-family and/or multi-lot developments are proposed, primary structures shall provide for view corridors between buildings where views of the shoreline are available from public right-of-way or trails. Staff comment: Development of the buildings would alter the view of the Cedar River and forested area south of the river from surrounding properties and from Maple Valley Highway. Several City of Renton sites, including Renton Community Center, Cedar River Park, and Carco Theatre are located northwest of the site and Cedar River Trail is located across the river. Both areas are open to the public. The park and trail system provides users views of Cedar River. The residential wings of Buildings A and B are separated with a two-story leasing office and amenity space to allow for additional view corridors through the development to the shoreline from the public rights-of-way and the development to the north. The proposed project has been designed to minimize impacts to both aesthetics and views (Exhibit 54). See also FOF 20, Master Plan and Site Plan Review: Views and Public Access. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 49 of 64 SR_HEX_Cedar_River_Apts_210810_v1 ✓ Maximum Building Height: Buildings shall be limited to a height of no more than 35 feet above average finished grade level except at specific locations. Staff comment: The applicant’s proposal would maintain a minimum 100-foot setback for Buildings A and B from the OHWM, as shown on the Site Plan (Exhibit 3). ✓ Minimum Setbacks for Commercial Development Adjacent to Residential or Park Uses: All new or expanded commercial development adjacent to residential use and public parks shall provide fifteen feet (15') setbacks from adjacent properties to attenuate proximity impacts such as noise, light and glare, and may address scale and aesthetic impacts. Fencing or landscape areas may be required to provide a visual screen. Staff Comment: The applicant’s proposal includes a minimum fifteen-foot (15') setback from the adjacent public park property. The standalone medical office building would be located at the intersection of Cedar River Park Dr and Maple Valley Highway as part of Phase 3 and is located outside of the 200-foot Shoreline Master Program overlay. Compliant if conditions of approval are met Lighting Requirements: Display and other exterior lighting shall be designed and operated so as to prevent glare, to avoid illuminating nearby properties used for noncommercial purposes, and to prevent hazards for public traffic. Methods of controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Staff Comment: All external lighting would be downcast to minimize glare to the river. Staff is recommending the applicant submit a detailed lighting plan with the building permit application for Building A and Building B that includes detail sheets of all light fixtures and their supports. See also See also FOF 19, Design District Review: Lighting. As a result, the project would be compliant with the above standard provided all mitigation measures identified in the SEPA Environmental Review and Site Plan conditions of approval are complied with. Compliant if conditions of approval are met Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall employ materials that limit reflected light. Staff Comment: The project would be compliant with the above standard provided all mitigation measures identified in the SEPA Environmental Review and Site Plan conditions of approval are complied with. Compliant if conditions of approval are met Integration and Screening of Mechanical Equipment: Building mechanical equipment shall be incorporated into building architectural features, such as pitched roofs, to the maximum extent feasible. Where mechanical equipment cannot be incorporated into architectural features, a visual screen shall be provided consistent with building exterior materials that obstructs views of such equipment. Staff Comment: The project would be compliant with the above standard provided all mitigation measures identified in the SEPA Environmental Review and Site Plan conditions of approval are complied with. Compliant if conditions of approval are met Visual Prominence of Freestanding Structures to Be Minimized: Facilities not incorporated into buildings including fences, piers, poles, wires, lights, and other freestanding structures shall be designed to minimize visual prominence. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 50 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Staff Comment: The project would be compliant with the above standard provided all mitigation measures identified in the SEPA Environmental Review and Site Plan conditions of approval are complied with. Compliant if conditions of approval are met Maximum Stair and Walkway Width: Stairs and walkways located within shoreline vegetated buffers shall not exceed four feet (4') in width; provided that where ADA requirements apply, such facilities may be increased to six feet (6') in width. Stairways shall conform to the existing topography to the extent feasible. Staff Comment: As shown in the Shoreline Grading and Trail Plan (Exhibit 16), the applicant is proposing cast-in-place concrete steps with handrails to conform to the existing topography and provide access to the meadow planting proposed along the shoreline area along the river. The overall width of the trail and staircase is proposed at six feet (6’) in width to accommodate the handrails and to likely accommodate more foot traffic. In order to maintain the six-foot (6’) wide stair and walkway widths, the applicant would be required to demonstrate how ADA requirements apply or submit a shoreline variance application for the expanded width above four feet (4”). Therefore, as a condition of approval, that the applicant demonstrate ADA requirements for the proposed six-foot (6’) stair and walkway widths or apply for a shoreline variance application for the expanded width above four feet (4”). 3. Community Disturbances: Compliant if conditions of approval are met Noise, odors, night lighting, water and land traffic, and other structures and activities shall be considered in the design plans and their impacts avoided or mitigated. Staff Comment: A majority of Buildings A and B would be located landward of the 200- foot Shoreline Master Plan overlay (Exhibit 5). Vehicle circulation, surface parking, and the future medical office building (Phase 3) would be located outside of the shoreline overlay. The project would be compliant with the above standard provided all mitigation measures identified in the SEPA Environmental Review and Master Site Plan conditions of approval are complied with. 4. Public Access Physical or visual access to shorelines shall be incorporated in all new development when the development would either generate a demand for one or more forms of such access, would impair existing legal access opportunities or rights, or is required to meet the specific policies and regulations of the Shoreline Master Program. ✓ Cedar River (Reach C): Public/community access along the waterfront should be provided as private lands on the north side of the river redevelop, considered along with the goal of restoration of ecological functions. Public or community access shall be provided when residential development occurs consistent with standards of the Shoreline Master Program. Staff Comment: Public access to the shoreline would be improved along the shorelines of the Cedar River as a result of the project. ✓ Walkways or Trails Required in Vegetated Open Space: Public access on sites where vegetated open space is provided along the shoreline shall consist of a public pedestrian walkway parallel to the OHWM of the property. The walkway shall be buffered from sensitive ecological features, may be set back from the water’s edge, City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 51 of 64 SR_HEX_Cedar_River_Apts_210810_v1 and may provide limited and controlled access to sensitive features and the water’s edge where appropriate. Fencing may be provided to control damage to plants and other sensitive ecological features and where appropriate. Trails shall be constructed of permeable materials and limited to four feet (4') to six feet (6') in width to reduce impacts to ecologically sensitive resources. Staff Comment: As shown in the Shoreline Site Plan and Shoreline Landscaping Plan (Exhibits 14 and 15, respectively), the applicant is proposing a shoreline public access plan to improve access to and enjoyment of the Cedar River shoreline. The plan includes view preservation areas within the restored shoreline area, including designated viewpoints from a network of trails set back from the water’s edge, public amenities, and vegetated open space within the shoreline buffer. ✓ Preferred Location: Public access shall be located adjacent to other public areas, accesses, and connecting trails, connected to the nearest public street, and include provisions for handicapped and physically impaired persons, where feasible. Staff Comment: As shown in the Shoreline Site Plan (Exhibits 14), the applicant is proposing to provide shoreline access through trail or sidewalk connections to nearby properties or the nearest public street. Where feasible, provisions for handicapped and physically impaired persons would be installed. ✓ Parking Requirements: Where public access is within four hundred feet (400') of a public street, on-street public parking shall be provided, where feasible. For private developments required to provide more than twenty (20) parking spaces, public parking may be required in addition to the required parking for the development at a ratio of one space per one thousand (1,000) square feet of public access area up to three (3) spaces and at one space per five thousand (5,000) square feet of public access area for more than three (3) spaces. Parking for public access shall include the parking spaces nearest to the public access area and may include handicapped parking if the public access area is handicapped accessible. Staff Comment: As shown in the site plan (Exhibit 3), the applicant is proposing to provide a general surface parking lot within four hundred feet (400') of the shoreline. The surface parking lot would be located on the north side of the mixed-use buildings. ✓ General Design: Design of public access shall provide the general public with opportunity to reach, touch, and enjoy the water’s edge and to view the water and the shoreline from adjacent locations and shall be as close horizontally and vertically to the shoreline’s edge as feasible; provided, that public access does not adversely affect sensitive ecological features or lead to an unmitigated reduction in ecological functions. Staff Comment: As shown in the Shoreline Grading and Trail Plan (Exhibit 16) and Compensatory Storage Plan (Exhibit 13), the applicant is proposing to cut the existing waterward wall down to 35 feet and regrade the riparian area and construct passive trails. As a result, the public would have the opportunity to view the water from the designated shoreline area along the river. As designed and proposed, the public access improvements would not adversely affect sensitive ecological features or lead to an unmitigated reduction in ecological functions. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 52 of 64 SR_HEX_Cedar_River_Apts_210810_v1 N/A Privacy: Design shall minimize intrusions on privacy of adjacent use by avoiding locations adjacent to residential windows and/or outdoor private residential open spaces or by screening or other separation techniques. Staff Comment: Not applicable, the proposed project is not adjacent to residential development. Compliant if conditions of approval are met Public Access Required for Occupancy: Required public access sites shall be fully developed and available for public use at the time of occupancy of the use or activity or in accordance with other provisions for guaranteeing installation through a monetary performance assurance. Staff Comment: Public access to the site is expected to be fully developed and available for public use at the time of occupancy. Since the project is proposed as a phased project, staff recommends as a condition of approval, that the applicant complete site inspection of the public access prior to Temporary Certificate of Occupancy of the first building. ✓ Maintenance of Public Access Required: Public access facilities shall be maintained over the life of the use or development. Future actions by successors in interest or other parties shall not diminish the usefulness or value of required public access areas and associated improvements. Compliant if conditions of approval are met Public Access Must Be Legally Recorded: Public access provisions on private land shall run with the land and be recorded via a legal instrument such as an easement, or as a dedication on the face of a plat or short plat. Such legal instruments shall be recorded prior to the time of building occupancy or plat recordation, whichever comes first. Staff Comment: Staff recommends as a condition of approval, that the applicant submit a draft of the public access legal instrument to be recorded that includes language regarding maintenance responsibilities with the building permit application. The final legal instrument shall be recorded prior to Temporary Certificate of Occupancy of the first building. ✓ Maintenance Responsibility: Maintenance of the public access facility shall be the responsibility of the owner unless otherwise accepted by a public or nonprofit agency through a formal recorded agreement. ✓ Hours of Access: Public access facilities shall be available to the public twenty four (24) hours per day unless an alternate arrangement is granted though the initial shoreline permitting process for the project. Changes in access hours proposed after initial permit approval shall be processed as a shoreline conditional use. Compliant if conditions of approval are met Signage Required: The standard State-approved logo or other approved signs that indicate the public’s right of access and hours of access shall be installed and maintained by the owner. Such signs shall be posted in conspicuous locations at public access sites and at the nearest connection to an off-site public right-of-way. Staff Comment: In order to ensure consistent signage is provided for access throughout the site, staff recommends as a condition of approval, that the applicant be required to provide a public access signage package with the civil construction permit City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 53 of 64 SR_HEX_Cedar_River_Apts_210810_v1 application. The public access signage package shall be provided to, and approved by, the Current Planning Project Manager prior to civil construction permit issuance. 5. Building and Development Location – Shoreline Orientation Shoreline developments shall locate the water-dependent, water-related, and water-enjoyment portions of their developments along the shoreline. Development and use shall be designed in a manner that directs land alteration to the least sensitive portions of the site to maximize vegetation conservation; minimize impervious surfaces and runoff; protect riparian, nearshore and wetland habitats; protect wildlife and habitats; protect archaeological, historic and cultural resources; and preserve aesthetic values. ✓ Location of Development: Development and use shall be designed in a manner that directs land alteration to the least sensitive portions of the site. Staff Comment: All land disturbance would occur within fully impervious, developed areas of the site and all buildings are proposed above the OHWM. As such, the locations where the work would occur can be found in the less sensitive areas of the site. Due to the concrete bulkhead wall and the existing highly-developed nature of the area where the work would occur, the development would not be occurring on a sensitive portion of the site. ✓ Minimization of Site Alteration: Development shall minimize site alteration in sites with substantial unaltered natural features by applying the following criteria: (a) Vehicle and pedestrian circulation systems shall be designed to limit clearing, grading, and alteration of topography and natural features. (b) Impervious surfacing for parking lot/space areas shall be limited through the use of under-building parking or permeable surfaces where feasible. (c) Utilities shall share roadway and driveway corridors and rights-of-way wherever feasible. (d) Development shall be located and designed to avoid the need for structural shoreline stabilization over the life of the development. Exceptions may be made for the limited instances where stabilization is necessary to protect allowed uses, particularly water-dependent uses, where no alternative locations are available and no net loss of ecological functions will result. Staff Comment: The proposed project improvements would occur within impervious areas formerly used as a concrete facility. In addition, the proposed improvements would not significantly alter existing natural features as the building work area would be located on previously developed portion of the property. The total area of impervious surface located on the site is anticipated to decrease due to the proposed replacement of gravel to landscaped areas. As previously noted, the area within 100- feet of the OHWM would be limited shoreline restoration activities and public access. Most of the improvements associated with Buildings A and B would be located outside of the 200-foot Shoreline Master Program overlay. Surface vehicle parking and circulation and future Phase 3 would be located entirely outside of the shoreline overlay. The applicant is not proposing any new shoreline stabilization measures for the proposed development. The project would not require any shoreline stabilization as there is already shoreline armoring (concrete bulkhead) from the settling pond to the City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 54 of 64 SR_HEX_Cedar_River_Apts_210810_v1 eastern extent of the subject property as provided in the applicant’s wall stability and scour analysis (Exhibits 20-23) and the City’s independent review of those studies (Exhibit 24). The upper portion of one area of the wall would be removed; otherwise, the wall would be retained in its existing condition. No repairs, modification, or expansion of the wall are proposed. ✓ Location for Accessory Development: Accessory development or use that does not require a shoreline location shall be located outside of shoreline jurisdiction unless such development is required to serve approved water-oriented uses and/or developments or unless otherwise allowed in a High Intensity designation. When sited within shoreline jurisdiction, uses and/or developments such as parking, service buildings or areas, access roads, utilities, signs and storage of materials shall be located inland away from the land/water interface and landward of water-oriented developments and/or other approved uses unless a location closer to the water is reasonably necessary. Staff Comment: Accessory development activities, as noted above, would be located outside the shoreline jurisdiction (Exhibit 5). The proposed project improvements would require a fire access lane within 150 feet of all points on the buildings. As a result, the development would require a looped fire access lane within the shoreline buffer for fire related emergency use. ✓ Navigation and Recreation to Be Preserved: Shoreline uses shall not deprive other uses of reasonable access to navigable waters. Existing water-related recreation shall be preserved. 6. Archaeological, Historical, and Cultural Resources: Compliant if conditions of approval are met Detailed Cultural Assessments May Be Required: The City will work with tribal, State, Federal, and other local governments as appropriate to identify significant local historical, cultural, and archaeological sites in observance of applicable State and Federal laws protecting such information from general public disclosure. Detailed cultural assessments may be required in areas with undocumented resources based on the probability of the presence of cultural resources. Staff Comment: The project proposal and notice of application were provided to reviewing agencies including the State Department of Archaeology & Historic Preservation (DAHP) as part of the SEPA review process. Staff received agency comments from Muckleshoot Indian Tribe Fisheries Division (Exhibit 30), Department of Ecology (Exhibit 48), Duwamish Tribe (Exhibit 37), and Washington State Department of Transportation (Exhibit 33). As part of the environment (SEPA) review, a SEPA mitigation measures was required for the applicant to submit an archeological survey prepared by a qualified professional with the civil construction permit application. See also ERC Report for more information (Exhibit 1). The project would be compliant with the above standard provided all mitigation measures identified in the SEPA Environmental Review and Master Site Plan conditions of approval are complied with. Compliant if conditions of Coordination Encouraged: Owners of property containing identified or probable historical, cultural, or archaeological sites are encouraged to coordinate well in advance of application for development to assure that appropriate agencies such as City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 55 of 64 SR_HEX_Cedar_River_Apts_210810_v1 approval are met the Washington State Department of Archaeology and Historic Preservation, affected tribes, and historic preservation groups have ample time to assess the site and identify the potential for cultural resources. Staff comment: See comment above. Compliant if conditions of approval are met Detailed Cultural Assessments Required: Upon receipt of application for a development in an area of known or probable cultural resources, the City shall require a site assessment by a qualified professional archaeologist or historic preservation professional and ensure review by qualified parties including the Washington State Department of Archaeology and Historic Preservation, affected tribes, and historic preservation groups. Staff comment: See detailed cultural assessments comment above. Compliant if conditions of approval are met Work to Stop Upon Discovery: If historical, cultural, or archaeological sites or artifacts are discovered in the process of development, work on that portion of the site shall be stopped immediately, the site secured, and the find reported as soon as possible to the Administrator of the Department of Community and Economic Development or designee. Upon notification of such find, the property owner shall notify the Washington State Department of Archaeology and Historic Preservation and affected tribes. The Administrator of the Department of Community and Economic Development or designee shall provide for a site investigation by a qualified professional and may provide for avoidance, or conservation of the resources, in coordination with appropriate agencies. Staff comment: See detailed cultural assessments comment above. Compliant if conditions of approval are met Access for Educational Purposes Encouraged: Land owners are encouraged to provide access to qualified professionals and the general public if appropriate for the purpose of public education related to a cultural resource identified on a property. Staff comment: See detailed cultural assessments comment above. 7. Density, Setbacks, and Height – Bulk Standards for Shoreline High Intensity Overlay ✓ Non-Water Oriented Use Structure Setback from OHWM: 100-feet Staff Comment: All proposed structures would be setback a minimum of 100-feet from the Ordinary High Water Mark (OHWM) of the Cedar River (Exhibit 3). ✓ Front Yard, Side Yard, and Rear Yard Setbacks: Governed by underlying zoning in Chapter 4-2 RMC except in cases where specific shoreline performance standards provide otherwise. Staff comment: See also FOF 18: Zoning Compliance and Consistency: Setbacks. ✓ Vegetation Conservation Buffer: 100-feet Staff Comment: All proposed structures would be setback a minimum of 100-feet from the Ordinary High Water Mark (OHWM) of the Cedar River. As a component of Phase 1 of the Master Plan (Exhibit 5), the applicant proposes restoration of the riparian buffer as identified in the Shoreline Landscaping Plan (Exhibit 15). City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 56 of 64 SR_HEX_Cedar_River_Apts_210810_v1 ✓ Building Height – Maximum: For buildings landward of one hundred feet (100') from OHWM, the maximum building height shall be defined by a maximum allowable building height envelope that shall: • Begin along a line lying parallel to and one hundred feet (100') from OHWM at a height of either thirty five feet (35') or one-half (1/2) the maximum height allowed in the underlying zone, whichever is greater; and • Have an upward, landward transition at a slope of one vertical to one horizontal from the beginning height either (a) until the line at which the maximum height allowed in the underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall extend landward at the maximum height allowed in the underlying zoning), or (b) to the end of shoreline jurisdiction, whichever comes first. Staff Comment: The proposed multifamily buildings (Buildings A and B) would be five (5) stories and approximately 67 feet in height at their highest point (top of the roof to finished grade) and setback approximately 129 feet from the Ordinary High Water Mark (OHWM) of the Cedar River. As such, the building height would be within the maximum allowable building height envelope by roughly 24 ½ feet (125’/2 = 62.5’ + 29’ = 91.5’ – 67’ = 24.5’). ✓ Impervious area within the Buffer/Setback: 5% In addition, for projects that provide public access and the opportunity for substantial numbers of people to enjoy the shoreline, up to twenty five percent (25%) impervious surface is allowed; provided, that no more than five percent (5%) impervious surface is allowed closer than twenty five feet (25') from OHWM. Staff Comment: As shown in the shoreline site plan (Exhibit 14), less than twenty five percent (25%) of the shoreline buffer area would be impervious surface and no more than five percent (5%) impervious surface would be constructed closer than twenty five feet (25') from OHWM. ✓ Impervious Area within 100 ft. of OHWM: 50% Staff Comment: As shown in the shoreline site plan (Exhibit 14), less than fifty percent (50%) of the area within 100 feet of the OHWM would be impervious surface. 8. Use Regulations: Attached residential and commercial uses are proposed on the site. ✓ Land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water-oriented uses. Staff Comment: See FOF 18: Zoning Compliance and Consistency: Use. 9. Residential Development ✓ General Criteria: Residential developments shall be allowed only when: • Density and other characteristics of the development are consistent with the Renton Comprehensive Plan and Zoning Code. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 57 of 64 SR_HEX_Cedar_River_Apts_210810_v1 • Residential structures shall provide setbacks and buffers as provided in Shoreline Bulk Standards, or as Vegetation Conservation. Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis. See also FOF 18: Zoning Compliance and Consistency. ✓ Public Access Required: Unless deemed inappropriate due to health, safety or environmental concerns, new multi-family developments shall provide a significant public benefit such as providing public access and/or ecological restoration along the water’s edge. Staff Comment: As part of the new multi-family and mixed use development, the applicant is proposing shoreline views and restoration along the river. See also FOF 20, Master Plan and Site Plan Review for more information. Compliant if conditions of approval are met Shoreline Stabilization Prohibited: New residential development shall not require new shoreline stabilization. Developable portions of lots shall not be subject to flooding or require structural flood hazard reduction measures within a channel migration zone or floodway to support intended development during the life of the development or use. Prior to approval, geotechnical analysis of the site and shoreline characteristics shall demonstrate that new shoreline stabilization is unlikely to be necessary for each new lot to support intended development during the life of the development or use. Staff Comment: The shoreline is armored from the far eastern boundary of the site to the west central portion of the shoreline. Further west, the shoreline armoring extends approximately 170 feet and then the bank slopes gradually for the remaining shoreline area between the armoring and the abutting Renton Community Center property. The applicant has proposed to retain the existing shoreline armoring. The applicant has submitted geotechnical analysis specific to bulkhead stability (Exhibits 20-22) and scour study (Exhibit 23) based on comments from the City’s secondary reviewer GeoEngineers (Exhibit 24). See also FOF 21, Critical Areas. Compliant if conditions of approval are met Critical Areas: New residential development shall include provisions for critical areas including avoidance, setbacks from steep slopes, bluffs, landslide hazard areas, seismic hazard areas, riparian and marine shoreline erosion areas, and shall meet all applicable development standards. Setbacks from hazards shall be sufficient to protect structures during the life of the structure (one hundred (100) years). Staff Comment: See FOF 21, Critical Areas for comments and recommended conditions of approval. 10. Existing Shoreline Stabilization Structure Compliant if conditions of approval are met Changes in Land Use: An existing shoreline stabilization structure established to serve a use that has been abandoned per RMC 4-10-060, Nonconforming Uses, discontinued, or changed to a new use may be retained or replaced with a similar structure if: • There is a demonstrated need documented by a geotechnical analysis to protect principal uses or structures from erosion caused by currents or waves; and City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 58 of 64 SR_HEX_Cedar_River_Apts_210810_v1 • An evaluation of the existing shoreline stabilization structure in relation to the hierarchy of shoreline stabilization alternatives established in subsection F4aiii of this Section shows that a more preferred level of shoreline stabilization is infeasible. In the case of an existing shoreline stabilization structure composed of rigid materials, if alternatives (a) through (c) of the hierarchy in subsection F4aiii of this Section would be infeasible then the existing shoreline stabilization structures could be retained or replaced with a similar structure. Staff Comment: The applicant is proposing to retain the existing shoreline armoring as shown on the Site Plan (Exhibit 3). The applicant has submitted geotechnical analysis specific to bulkhead stability (Exhibits 20-22) and scour study (Exhibit 23) to retain, protect, and maintain the existing shoreline stabilization structure. See also FOF 21, Critical Areas. ✓ No Net Loss: Where a net loss of ecological functions associated with critical habitats would occur by leaving an existing structure that is being replaced, the structure shall be removed as part of the replacement measure. Staff Comment: No existing buildings are proposed to remain. The proposal seeks to avoid and minimize adverse impacts to ensure no net loss of ecological functions associated with critical habitats and processes. See also FOF 22: Shoreline Master Program Criteria: No Net Loss Required. 23. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees (Exhibit 39). See also FOF 20, Master Plan and Site Plan Review: Police and Fire. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Tiffany Park Elementary, Nelsen Middle School, and Lindbergh High School. Elementary and High School students from the proposed development would be bussed to their schools. Currently, this parcel has not been routed a bus stop (Exhibit 53). Renton School District would create a bus route to this development prior to building occupancy. A School Impact Fee would be required for the future dwellings. The current Renton School District Impact Fee is $4,989.00 per multifamily dwelling unit plus a school impact administration fee of 5% of the total school impact fee. Assessed fees are based on the City of Renton Fee Schedule. The school impact fee is paid at time of building permit issuance. ✓ Parks: A Park Impact Fee would be required for the future dwellings. The current Park Impact Fee is $1,977.62 for multi-family dwelling units for buildings with five (5) or mor units. Assessed fees are based on the City of Renton Fee Schedule. The fee is paid at time of building permit issuance. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 59 of 64 SR_HEX_Cedar_River_Apts_210810_v1 Compliant if conditions of approval are met Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant’s preliminary Technical Information Report (TIR) prepared by KPFF Consulting Engineers, dated January 11, 2019 (Exhibit 29) indicates drainage from the site discharges to the Cedar River and then northwest to Lake Washington. Existing stormwater conveyance near the site is limited to infrastructure in the Maple Valley Highway and Cedar River Park Dr right-of-way, with no existing onsite stormwater improvements. The proposal requires full drainage review under the 2017 Renton Surface Water Design Manual (RSWDM). Based on the City of Renton’s flow control map, the site falls under Flow Control Duration Standards (Forested Conditions) and is located within the Lower Cedar River drainage basin. The subject property is located within a Wellhead Protection Zone 1, which precludes the use of Best Management Practices (BMPs) that rely on stormwater infiltration, open stormwater facilities, and connections to subsurface drains. The subject property is located within an Enhanced Basic Water Quality treatment area per the RSWDM. Targeted pollution generating impervious surfaces would be treated via three (3) Filterra system units. Flows from the water quality units and non-pollution generating surfaces are proposed to be piped with two (2) outfalls on the Cedar River, one (1) outfall located in the former location of the washout basin and one (1) outfall approximately 385-feet to the west. On June 17, 2021, the Environmental Review Committee issued mitigation measure for the applicant to submit a Final Technical Information Report (TIR) with the civil construction permit application that includes qualitative and quantitative analysis demonstrating compliance with the Water Resource Inventory Area (WRIA) 8 Chinook Salmon Conservation Plan. The analysis must provide justification for the currently proposed stormwater improvements, or if needed, an amended proposal to comply with the conservation plan as it relates to salmon health, habitat, and effects from the project’s stormwater discharge into the Cedar River. The analysis and any amendments to the proposed stormwater improvements would be required to comply with the conservation plan. Review and approval of the Final Technical Information Report (TIR) would be completed by the Development Engineering Plan Reviewer prior to permit issuance. During site construction, the applicant would be required to implement temporary erosion and sediment control measures. Such measures would include but are not limited to silt fences, conveyance swales, check dams, a sediment pond with a liner, catch basin inserts, mulching of exposed areas, and dust control. ✓ Water: The applicant submitted Preliminary Utility Overall Plan as part of the Civil Sheets, prepared by KPFF dated January 11, 2019 (Exhibit 11). The Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,500 gallons per minute (gpm) including the use of an automatic fire sprinkler system. A looped water main would be required around the development since the fire flow demand exceeds 2,500 gpm. There is an existing 12-inch ductile water main northeast of the site within Maple Valley Highway that can deliver a maximum flowrate of 2,500 gallons per minute (gpm). Water system improvements shall be designed in accordance with Appendix J of the City’s 2012 Water System Plan. See Exhibit 39, Advisory Notes to Applicant, for a list of water system improvements required of the proposed development. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 60 of 64 SR_HEX_Cedar_River_Apts_210810_v1 ✓ Sanitary Sewer: There is an existing 12” HDPE sewer running from east to west, north of the site within Cedar River Park Dr. The development has proposed a private sewer main that connects to an existing sewer manhole located within Cedar River Park Dr. The private sewer line begins at the north side of the proposed building near the frontage along Maple Valley Highway. From there the sewer line follows the building and proceeds to the south east side of the site where it ties into an existing sewer manhole. The proposed path of the sewer main appears to maintain adequate separation between the sewer main and water main. Sewer mains and manholes shall be designed and installed in accordance with City and Department of Ecology standards. The applicant would be required to extend the sewer line to the easterly property line. The 2021 sewer SDC fee for a 1-inch meter is $4,450.00 per meter, 1-1/2 inch meter is $22,25015,500.00 and a 2-inch meter is $35,600.00. SAD fees are payable at construction permit issuance. For more information regarding sewer improvements, see Exhibit 39, Advisory Notes. I. CONCLUSIONS: 1. The subject site is located in the Error! Reference source not found. Comprehensive Plan designation and complies with the goals and policies established with this designation and the transportation element of the Comprehensive Plan, see FOF 17. 2. The subject site is located in the Error! Reference source not found. zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 18. 3. The proposed Master Site Plan complies with the Urban Design District ‘C’ Standards provided the applicant complies with City Code and conditions of approval, see FOF 19. 4. The proposed Master Site Plan complies with the Master Plan and Site Plan Review criteria provided the applicant complies with City Code and conditions of approval, see FOF 20. 5. The proposed Master Site Plan complies with the Critical Areas Regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 21. 6. The proposed Master Site Plan complies with the Shoreline Substantial Development Permit regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 22. 7. The proposed Master Site Plan complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 20. 8. There would be safe walking routes a future designated school bus stop, see FOF 23. 9. There are adequate public services and facilities to accommodate the proposed Master Site Plan for Phases 1 and 2, see FOF 23. 10. Key features, which are integral to this project include master plan development and corresponding site plan reviews for Buildings A and B that ensure the mixed-use buildings, shoreline restoration and public access, and infrastructure are constructed in the initial phases of the master plan. As provided on detailed elevations, three dimensional renderings, and color perspectives with the application, Buildings A and B would be constructed of high-quality materials and contain modulation and articulation features commensurate with their overall scale and relationship to pedestrians on the street. Buildings A and B would have three distinct courtyards between the buildings and Cedar River and commercial retail space City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 61 of 64 SR_HEX_Cedar_River_Apts_210810_v1 along the north elevation of Building B near Maple Valley Highway. Buildings A and B provide architectural front-facing features along the Cedar River façade and avoids “turning-its-back” towards the river. Entries would be comprised of expansive glazing, weather protection, and connected sidewalks to public streets. The development includes multiple onsite parking structures to reduce offsite parking impacts to the neighborhood. In addition, the building design encloses the structured parking garages in order to maximize the project aesthetics from the public view. The proposed development would provide new public access along the Cedar River shoreline in the form of a walking trail and viewing platform. Restoration of the shoreline area would provide no net loss and would create habitat where none currently exists. The site plan provides compatible transition to the future Phase 3 portion of the site provided the applicant complies with City Code and conditions of approval. Pedestrian and vehicle conflicts are minimized with site-to-site circulation and limited curb cuts. J. RECOMMENDATION: Staff recommends approval of the Cedar River Apartments Master Site Plan application, File No. LUA19-000161, ECF, SSDP, SA-M, SA-H, as depicted in the Cedar River Apartments Site Plan (Exhibit 3), subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance Mitigated, dated June 17, 2021. a. The project shall comply with the recommendations of the geotechnical report, prepared by Terracon Consultants Inc., dated October 31, 2018 and any future addenda. b. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). c. The applicant’s geotechnical engineer shall provide notes on the construction and building permit plans identifying when onsite geotechnical engineer supervision of construction events is recommended. d. The applicant shall submit a Final Technical Information Report (TIR) with the civil construction permit application that includes qualitative and quantitative analysis demonstrating compliance with the Water Resource Inventory Area (WRIA) 8 Chinook Salmon Conservation Plan. The analysis shall provide justification for the currently proposed stormwater improvements, or if needed, an amended proposal to comply with the conservation plan as it relates to salmon health, habitat, and effects from the project’s stormwater discharge into the Cedar River. The analysis and any amendments to the proposed stormwater improvements needed to comply with the conservation plan shall be reviewed and approved by the Development Engineering Plan Reviewer prior to permit issuance. e. The applicant shall submit an archeological survey prepared by a qualified professional with the civil construction permit application. Consultation with Concerned Tribes shall occur prior to survey activities. Based on the results and recommendations of the survey, an Inadvertent Discoveries Plan and onsite monitoring during construction activities by a professional archeologist funded by the applicant may be required. f. The applicant shall reconfigure the northbound Cedar River Park Drive to provide dual left turn lanes with a shared right turn lane (curb lane). To support this new channelization, the applicant shall install signal detection, signal head modifications, and overhead signage on the east side mast-arm at the intersection of Cedar River Park Drive and Maple Valley Highway. The applicant shall submit plans to construct these off-site improvements with the civil construction permit City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 62 of 64 SR_HEX_Cedar_River_Apts_210810_v1 application to be reviewed and approved by Development Engineering and Transportation staff prior to permit issuance. g. The applicant shall fully fund the installation and configuration of the Adaptive Traffic Control System (ATCS) Split Cycle Offset Optimization Technique (SCOOT) along intersections impacted by the proposal including NE 3rd Street/Monterey Drive NE and those identified in the Cedar River Apartments Independent Transportation and Mitigation Analysis (Exhibit 34) prepared by Transpo Group dated May 7, 2021. Installation, configuration, and operation of the SCOOT system shall occur prior to Temporary Certificate of Occupancy of the first building. h. The applicant shall identify and propose potential traffic calming measures to be located within the Cedar River Park parking lot to discourage project related cut-through traffic. The traffic calming proposal shall be coordinated and approved by the Community Services Department. Approved traffic calming measures shall be installed prior to Temporary Certificate of Occupancy of the first building. 2. The applicant shall submit a detailed landscaping plan per the submittal requirements set forth in RMC 4- 8-120.D.12 that meets the applicable standards set forth in RMC 4-4-070, Landscaping with the civil construction permit application. The applicant shall coordinate with the Current Planning Project Manager with selection of street tree species from the City’s Approved Street Tree List. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 3. The applicant shall install ten feet (10’) of temporary on-site landscaping along the public street frontages of the Phase 3 development site. Such landscaping shall include a mixture of trees, shrubs, and groundcover. Installation of the temporary landscaping shall be completed as part of Phase 2 unless a construction or building permit for Phase 3 has been applied for. A final detailed landscape plan shall be provided to and approved by the Current Planning Project Manager prior to construction permit issuance. 4. The applicant shall be required to provide a detailed irrigation plan with the civil construction permit application. The detailed irrigation plan shall be provided to and approved by the Current Planning Project Manager prior to civil construction permit issuance. 5. The applicant shall submit a special utility and landscape plan set that includes cross-section details identifying the location and screening provided for all surface and roof top utility/mechanical equipment and identify how they would be screened from public view. The applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public ROW view, active common open spaces, and they shall not displace required landscaping areas. The special utility and landscape plan set shall be provided to, and approved by, the Current Planning Project Manager prior to civil construction permit and/or building permit approval. 6. The applicant shall provide a detailed refuse and recycling pick-up plan. The final detailed plan shall also be provided to the City’s contracted refuse and recycling hauler (currently Republic Services) with any correspondence to and from the hauler provided to the Current Planning Project Manager. 7. The applicant shall provide bicycle parking for up to 242 stalls (one of which shall be for the commercial retail space) and indicate compliance with bicycle parking standards on the floor plans submitted with the building permit application. Bicycle parking shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 8. The applicant shall submit revised building elevations and floor plans that clearly indicate a minimum ten feet (10') setback for a fifth story above the preceding story. The revised building elevations and floor plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 9. The applicant shall submit a detail fencing plan with the civil construction permit application that provides material details, height, and location of fencing on the master site plan. The fencing shall be consistent, City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 63 of 64 SR_HEX_Cedar_River_Apts_210810_v1 high-quality, and commensurate to the materials that are used throughout the development. The fencing material shall be wood, ornamental, or comparable material as approved by the Current Planning Project Manager. Chain link fencing shall not be accepted. The revised fencing plan shall be reviewed and approved by the Current Planning Project Manager prior permit issuance. 10. The applicant shall submit a detailed entrance and courtyard plan that includes specifications for pedestrian amenities that add to the pedestrian experience and the human scale intended for the development. A revised detailed entrance and courtyard plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 11. The applicant shall submit revised elevations for Buildings A and B. The revised elevations shall provide prominent entry features that distinguish the residential entrances from the commercial entrances and are architecturally compatible. The revised building elevations shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 12. The applicant shall provide the paving material as scored concrete or comparable material as approved by the Current Planning Project Manager. A detailed fire lane design plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 13. The applicant shall provide pedestrian sidewalks on the south and west side of Phase 3 as part of the Phase 1 and 2. The civil plans would be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 14. The applicant shall provide a raised crosswalk or a crosswalk out of different materials from the abutting paving material within the drive aisle as approved by the Current Planning Project Manager. A detailed crosswalk design plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 15. The applicant shall submit detail sheets and quantities of all outdoor site furniture and amenities, including, but not limited to, benches, group seating, refuse and recycling, pet relief areas/disposal, and outdoor recreation equipment. The detail sheets and quantities shall be integrated in the detailed landscape plan submitted with the civil construction permit to be reviewed and approved by the Current Planning Project Manager. but not limited to benches, group seating, refuse and recycling, and outdoor recreation equipment. The detail sheets and quantities shall be integrated in the detailed landscape plan submitted with the civil construction permit to be reviewed and approved by the Current Planning Project Manager. 16. The applicant shall submit graphic verification that weather protection is at least four and one-half feet (4 ½’) from the building and along five percent (75%) of the commercial retail façades facing the interior street and/or a narrative of how the proposed weather protection meets the intent and guidelines of the Pedestrian Environment section of the Urban Design Regulations with the building permit application. The verification and narrative shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 17. The applicant shall provide one (1) additional color, pattern, or textural change to the exterior façade. Revised architectural elevations and a materials board with color chips shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 18. The applicant shall submit an overall sign design package for review and approval by the Current Planning Project Manager prior to the approval of any sign permit for the project. 19. The applicant shall submit a detailed lighting plan with the building permit application for Building A and Building B that includes detail sheets of all light fixtures and their supports. Fixtures and supports shall be pedestrian scaled and consistent with the design of the site and provide adequate footcandle illumination in pedestrian areas. The detailed lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. City of Renton Department of Community & Economic Development Cedar River Apartments Staff Report to the Hearing Examiner LUA19-000161, ECF, SSDP, SA-M, SA-H Report of August 10, 2021 Page 64 of 64 SR_HEX_Cedar_River_Apts_210810_v1 20. The surface material for all pedestrian walking surfaces shall be either concrete, unit pavers, or similar material as approved by the Current Planning Project Manager. 21. The applicant shall comply with contamination-related details associated with the project, as identified by Department of Ecology. More specifically, three (3) onsite 48-inch diameter dry wells be decommissioned in accordance with WAC 173-160. Any project construction that could encounter groundwater with elevated pH levels must provide provisions beyond standard worker safety precautions in accordance with WAC 173-340-810, Safety Standards for Hazardous Waste, and WAC 173-340-810, Worker Safety and Health. Such activities include removal, treatment, and disposal of any soil, settling pond sediment, or groundwater during the proposed partial demolition of the settling basins and restoration of the Cedar River shoreline. Compliance with Department of Ecology’s identified contamination-related details shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 22. The applicant shall demonstrate ADA requirements for the proposed six-foot (6’) stair and walkway widths or apply for a shoreline variance application for the expanded width above four feet (4”). 23. The applicant shall complete site inspection of the public access prior to Temporary Certificate of Occupancy of the first building. 24. The applicant shall submit a draft of the public access legal instrument to be recorded that includes language regarding maintenance responsibilities with the building permit application. The final legal instrument shall be recorded prior to Temporary Certificate of Occupancy of the first building. 25. The applicant shall be required to provide a public access signage package with the civil construction permit application. The public access signage package shall be provided to, and approved by, the Current Planning Project Manager prior to civil construction permit issuance. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Cedar River Apartments Land Use File Number: LUA19-000161, ECF, SSDP, SA-M, SA-H Date of Hearing August 10, 2021 Staff Contact Clark Close Senior Planner Project Contact/Applicant David Maul Rutledge Maul Architects PS 19940 Ballinger Way NE Ste A-33, Shoreline, WA 98115 Project Location 1915 Maple Valley Highway, Renton, WA 98055 (APN 1723059026) The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibits 1-39: As shown in the Environmental Review Committee (ERC) Report Exhibit 40: Staff Report to the Hearing Examiner Exhibit 41: Notice of Complete Application Letter dated August 15, 2019 Exhibit 42: On Hold Letter dated September 23, 2019 Exhibit 43: On Hold Correction Letter dated December 4, 2019 Exhibit 44: Off Hold Letter dated August 13, 2020 Exhibit 45: Re-Notice of Application dated March 23, 2021 Exhibit 46: Neighborhood Meeting Notes Exhibit 47: Public Comment Emails Exhibit 48: Department of Ecology Comments dated August 28, 2019 Exhibit 49: Department of Ecology Comments dated June 29, 2021 Exhibit 50: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes Exhibit 51: Environmental (SEPA) Checklist Exhibit 52: Applicant Urban Design Report Exhibit 53: School District Response Letter Exhibit 54: View Corridor Study dated January 24, 2020 Exhibit 55: Acknowledgment for Building Permit Submittal