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Administrative Report_My Dental Offices_15-000729
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTCITYOF—RentoncADMINISTRATIVESITEPLAN&MODIFiCATIONSREPORTANDDECISIONA.SUMMARYANDPURPOSEOFREQUESTREPORTDATE:December3,2015ProjectName:MyDentalOfficeBuildingOwner:Dr.YuMaoDDS&Park09LLC,507WilliamsAveS,RentonWA,98057Applicant/Contact:DonSnair,D+BGroup,5100SEHarneyDrivet13,PortlandOR,97206FileNumber:LUA15-000729,SA-A,MOD,MOD,LCProjectManager:KrisSorensen,AssociatePlannerProjectSummary:TheapplicantisrequestingAdministratorSitePlanReview,aLotCombinationoftwoparcels,andtwoModificationrequestsfortheconstructionofaone-storydentalofficebuilding.Theaddressesofthetwoparcelsare521and525ParkAveNwithintheCommercialArterial(CA)zone.Thecombinationofthetwoparcelswouldcreatea10,212squarefoot(0.23acres)site.Theproposedbuildingwouldbe3,414sfandcontaintwodentaloffices.Theexistingresidentialhomesandaccessorystructureswouldbedemolished.AccesstothesitewouldbegainedthroughadrivewayfromParkAveNattheeastandanalleyatthewest.Theapplicantproposesdedicationofright-of-wayalongParkAveNandthealley.AModificationfromtheCity’sstreetstandardsRMC4-6-060F.2isrequestedtoleavetheexistingright-of-wayimprovementsalongParkAveN.Also,aModificationfromtheCity’sdrivewaystandardsRMC4-4-0801.4isrequestedtoallowtwodrivewaycurbcutsalongParkAveNforpropertiesundercommonownership.Threetreesaretoberemoved.Otherproposedsiteimprovementsinclude13surfaceparkingstalls,adriveway,andlandscaping.Documentssubmittedincludegeotechnicalanddrainagereports.ProjectLocation:521&525ParkAveNSiteArea:10,212squarefeet(sf)ProjectLocationMapAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page2of40B.EXHIBITS:Exhibit1SitePlanReportExhibit2ProjectNarrativeExhibit3ZoningandNeighborhoodMapExhibit4LotCombinationApplicationExhibit5SitePlan,CoverSheet,SheetA1.0,D+BGroup,dated2/31/15andStaffMeasurementsExhibit6LandscapePlan,SheetA1.0,D+BGroup,dated10/2/15Exhibit7TopographyPlan,SheetA.0.2,D+BGroup,dated9/25/15Exhibit2FloorPlans,SheetA3.0,D+BGroup,dated8/31/15Exhibit9Elevations,SheetA5.0,D+BGroup,dated8/31/15andStaffMeasurementsExhibit10ModificationRequest,CurbCut&DrivewayfromParkAveNExhibit11ModificationRequest,StreetImprovementsforParkAveNExhibit12Landscape,LotCoverage,andParkingAnalysisExhibit13GeotechnicalReport,MeritEngineering,dated7/9/14Exhibit14TechnicalInformationReport,WR&Associates,dated9/21/2015Exhibit15ConstructionMitigationPlanandCutandFillEstimateExhibit16Water/SewerServicePlan,SheetC-3,WR&Associates,dated9/21/2015Exhibit17StormDrainagePlan,WR&Associates,dated9/21/2015Exhibit18StreetviewGooglePhotoofSubjectSitefromParkAveNExhibit19AdvisoryandReviewNotes&TransportationMitigationFeeExhibit20KingCountyParcelInformationfor525and521ParkAveNC.GENERALINFORMATION:Dr.YuMaoDDS&Park09LLC1.Owner(s)ofRecord:507WilliamsAveSRenton,WA980572.ZoningDesignation:CommercialArterial(CA)3.ComprehensivePlanLandUseDesignation:CommercialMixedUse(CMU)4.ExistingSiteUse:Twosinglefamilyresidences5.NeighborhoodCharacteristics:a.North:Singlestoryrestaurant(CAzone)b.East:Boeingoffices(UCzone)c.South:Automotiverepairandvehiclestorage(CAzone)d.West:SingleFamilyResidencesfR-Szone)6.ProposedOrientation:EastfacingtowardsParkAveN7.Access:PrimaryaccessfromParkAveNwithsecondaryaccessfromthepublicalley8.SiteArea:10,212sf(0.23acres)[aHISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateAdministrativeReportMyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentMYDENTALOFFICEBUILDINGDecember3,2015AdministrativeShortPlotReport&DecisionLUA5-000729,SA-A,MOD,MOD,LCPage3of40SitePlan&ModificationsLUA14-001148N/A11/12/14Decision:Mixed-UseBuildingComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015Annexation“09”N/A15605/23/1909E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterserviceisprovidedtothesitebytheCityofRenton.b.Sewer:SewerserviceisprovidedtothesitebytheCityofRenton.c.Surface/StormWater:ThereisadrainageconveyancesystemfrontingthesiteinParkAveN.2.Streets:AlongParkAveN,thereisexistingcurb,gutter,andsidewalk(Exhibit18).ParkAveNisclassifiedasaPrincipalArterialstreetandtheapplicantproposes9.5feetwidthofdedicationontheprojectsidetoestablisha79-footstreetcrosssection.The9.5feetwidthwouldbeanapproximate902.5sfofdedicatedarea.Thealleyatthewestofthesiteisimprovedwithasphalt.Thealleyisclassifiedasanalleyforbothresidentialandnon-residentialuses.Theapplicantproposes2feetwidthofdedicationontheprojectsidetoestablisha16-footalleycrosssection.The2feetwidthwouldbeanapproximate190sfofdedicatedarea.3.FireProtection:CityofRentonFireDepartment.[APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistricts2.Chapter3EnvironmentalRegulationsa.Section4-3-100:UrbanDesignRegulations3.Chapter4PropertyDevelopmentStandardsa.Section4-4-030:DevelopmentGuidelinesandRegulationsb.Section4-4-070:Landscapingc.Section4-4-075:Lighting,ExteriorOn-Sited.Section4-4-080:Parking,LoadingandDrivewayRegulationse.Section4-4-090:RefuseandRecyclablesStandardsf.Section4-4-095:ScreeningandStorageHeight/LocationLimitationsg.Section4-4-130:TreeCuttingandLandClearingRegulations4.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards5.Chapter9Permits-Specifica.Section4-9-200:SitePlanReview6.Chapter11Definitionsa.Section4-2-020:b.Section4-2-070:c.Section4-2-120:PurposeandIntentofZoningDistrictsZoningUseTableCommercialDevelopmentStandardsAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA5-000729,SA-A,MOD,MOD,LCDecember3,2015Page4of40bG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementH.FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonOctober5,2015anddeterminedtheapplicationcompleteonOctober20,2015.Theprojectcomplieswiththe120-dayreviewperiod.2.TheSitePlanReviewisrequiredfordevelopmentintheCAzoningclassificationwhenitisnotexemptfromEnvironmental(SEPA)Revieworwhenabuildingisproposedwithlessthantheminimumfrontyard10-footbuildingsetback.ThesubjectprojectisSEPAexempt.Theapplicanthaschosentodesignthefrontyardsetbackwithlessthantheminimum10-feetandisthereforesubjecttoSitePlanReview(Exhibit5).3.Theprojectsiteisacombinationofthetwoparcelslocatedat521and525ParkAveN(APN57224000850and7224000855)(Exhibit4and20).4.Thesiteiscurrentlydevelopedwithonesinglefamilyhomeoneachofthetwoparcelsthatwereconstructedinthe1920sand1930s.Allstructuresareproposedforremoval.5.Vehicularaccesstothesiteisproposedthroughtwopoints,onefromtheParkAveNarterialtotheeast,andtheotherfromthepublicalleyonthewestside.ThealleyhasmultipleconnectionsonN5thSt,PellyAveN,andParkAveN(Exhibit3).6.ThepropertyislocatedwithintheCommercialandMixedUse(CMU)ComprehensivePlanlandusedesignation,CommercialArterial(CA)zoningclassification,theCityCenterPlanningArea,andUrbanDesignRegulationsDistrict‘D.’7.Therearethreetreeslocatedonsitethattheapplicantisproposingtoremove.8.ThesubjectsiteislocatedonthewestsideofParkAveN,approximatelymid-block,betweenN6thStandN5thSt(Exhibit3).ThesiteisborderedbyParkAveNtotheeast,apublicalleytothewest,anexistingsinglestoryrestauranttothenorth,andanexistingsinglestoryautorepairbusinesstothesouth.9.ThetwoexistingparcelswouldbecombinedthroughaLotCombinationof521ParkAveN(APN72240000850)and525ParkAveN(APN72240000855)tocreateasitewithatotalof10,212sf(Exhibit4andExhibit20).TheproposedLotCombinationhasbeenreviewedbycitystaff.InExhibit19thePropertyServicesDivisionhasprovidednecessaryamendmentsfortheLotCombinationtobeapprovable.10.TheapplicantrequeststwoModificationsforallowancesfromtheCity’sstreetanddrivewaystandards.TheStreetModificationfromRMC4-6-060F.2isrequestedtoleavetheexistingright-of-wayimprovementsalongParkAveNratherthaninstallnewimprovementsincludingnewsidewalkandplanterstrip.TheDrivewayModificationfromRMC4-4-0801.4isrequestedtoallowtwodrivewaycurbcutsalongParkAveNforcontinguouspropertiesunderthesameownership(Exhibits10and11).AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA5-000729,SA-A,MOD,MOD,LCDecember3,2015PageSof4011.TheapplicantrequeststhatthefrontyardsetbackfortheproposedbuildingunderRMC4-2-120A“MinimumFrontYardSetbacks”bereducedtolessthan10feet.Theproposalisafrontyardsetbackofapproximately6inchesforthebuildingasallowedthroughSitePlanreviewfortheCAzone(Exhibit5).12.Theproposedstructureisasinglestorydentalofficebuildingwithtwodentalofficespacesproposed.TheUnit“A”wouldhaveapproximately1,741sfandtheUnit“B”wouldbeapproximately1,671sf(Exhibit8).13.Thesiteisflatwithanapproximate1%slope(Exhibit7).14.Theproposedstructuredesignwouldhavefullhipmetalstandingseamroofwitha3:12slope(Exhibit9).Thebuildingheightwouldbeapproximately15Y2feetfromtheproposedgradeplaneatthetallestpointoftheroof.15.ThebuildingwouldhavefourentranceswithtwoentrancesontheParkAveNstreetfacingsideandtwointherearofthebuilding(Exhibit5and9).ThetwoeastfacingfrontentrancesareconsideredtheprimaryentrancesbecausetheyfaceParkAveN.16.Approximately175cubicyardsofcutisproposedon-sitetoremovetopsoilandapproximately175cubicyardsofstructuralfill(Exhibit15).17.Theproposalincludes13surfacevehicleparkingstalls(Exhibit5).18.ThesubjectsiteislocatedintheCityofRentondesignatedseismichazardCriticalArea.19.Nopubliccommentoragencycommentswerereceived.20.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport(Exhibit19).21.ComprehensivePlanCompliance:ThesiteisdesignatedCommercialandMixedUse(CMU)ontheCity’sComprehensivePlanMap.ThepurposeofCMUistobelocatedwithinestablishedcommercialandofficeareasnearprinciplearterialsandallowresidentialusesaspartofmixed-usedevelopments,andsupportnewofficeandcommercialdevelopmentthatismoreintensivethanwhatexiststocreateavibrantdistrictandincreaseemploymentopportunities.Theintentionofthisdesignationistotransformstripcommercialdevelopmentintobusinessdistrictsthroughtheintensificationofusesandwithcohesivesiteplanning,landscaping,signage,circulation,parking,andtheprovisionofpublicamenityfeatures.Theproposaliscompliantwiththefollowingcomprehensiveplangoalsandpoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysis,,GoalL-G:Pursuetransitionofnon-conformingusesandstructurestoencouragedevelopmentpatternsconsistentwithRenton’slanduseplan.Goal1-K:ProvideanenergeticbusinessenvironmentforcommercialactivityprovidingVarangeofservice,office,commercial,andmixeduseresidentialusesthatenhancetheCity’semploymentandtaxbasealongarterialstreetsandinCenters.GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewVdevelopmentisdesignedtobefunctionalandattractive.AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page6of40CompliantifconditionPolicyL-52:Includehuman-scalefeaturessuchaspedestrianpathways,qualityofapprovallandscaping,andpublicspacesthathavediscernibleedges,entries,andborderstoismetcreateadistinctivesenseofplaceinneighborhoods,commercialareas,andcenters.VPolicyL-53:Orientbuildingsindevelopmentstowardthestreetoracommonarea,ratherthantowardparkinglots.22.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedCommercialArterialZone(CA)ontheCity’sZoningMap.TheCAZoneimplementstheCommercialandMixedUseLandUseDesignation,wherethepurposeofthezoneisintendedtobelocatedwhereahistoricalstrippatterndominates,characterizedbylargesurfaceparkinginfrontofbuildings,longblocksorientedtoautomobiles,andanincompletestreetgrid.CommercialArterialzoningshouldbelocatedwithinone-quartermileoftransit,provideemployment,andallowmixed-usedevelopment.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceCAZoneDevelopmentStandardsandAnalysisDensity:PerRMC4-2-120AthealloweddensityrangeintheCAzoningclassificationisN/Aaminimumof20dwellingunitspernetacre(du/ac)uptoamaximumof60du/ac.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.LotDimensions:PerRMC4-2-120Atheminimumlotsize,intheCAzone,is5,000squarefeet.Therearenominimumlotwidthordepthstandards.StaffComment:Thereisadiscrepancyofprojectsquarefootagefromtheapplicant’ssubmittedmaterials.Allmaterialsidentifyalotsizeof10,212sfwiththeexceptionofthesubmittedlotcombinationmaterialswhichidentifies10,190sf.Forthisreportandstaffanalysis,staffusestheKingCountyParcelInformation(Exhibit20)andlanduseapplicationnumbersof5,375sffor525ParkAveNand4,837sffor521ParkAveN.Thesetwoparcelscreatea10,212sfarea.—TheLotCombinationoftwoparcelswouldcreateanapproximate10,212sflotor10,190sflotdependingontheapplicationmaterialsused.Bothcomplywiththeminimumlotsize.Theproposedpublicstreetright-of-waydedicationandalleyright-of-waydedicationareastotal1,092.5sf.Bysubtracting1,092.5sffromthegrossareaofthesite,thecombinedlotswithdedicationwouldcreateanapproximate9,119.5sflotusingtheKingCountyParcelInformationand9,097.5sflotusingthelotcombinationsubmittalinformation(Exhibits2,4,and20).Therefore,stafffindsthattheproposedlotsizemeetstheminimumstandardof5,000sf.Setbacks:PerRMC4-2-120AtheCAzoningclassificationrequiresaminimumfrontyard,andsideyardalong-a-streetsetbackof10feetwhichmaybereducedtozeroCompliantiffeetduringthesiteplandevelopmentreviewprocess,providedblankwallsarenotconditionoflocatedwithinthereducedsetback.Thereisamaximumfrontyardsetbackof15approvalisfeet.TheCAzonehasnorearorsideyardsetbackexcept15feetiflotabutsorismetadjacenttoaresidentialzone.StaffComment:Theproposedbuildinghasanapproximate6inchfrontyardsetbackfromtheproposedParkAveNboundaryfollowingtheproposeddedicationofright-of-AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrotiveShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA1S-000729,SA-A,MOD,MOD,LCDecember3,2015Page7of40way(Exhibit5).TheexistingParkAveNright-of-waylinewouldberelocatedtothewestapproximately9J’feetfollowingtheproposeddedication.TheapplicantisrequestingAdministrativeconsiderationforlessthantheminimum10-footfrontyardsetbackasallowedintheCAzone.AnapplicantcanmakethisrequestthroughtheSitePlanReviewprocessifblankwallsarenotlocatedwithintheproposedreducedsetbackarea.Analysisofblankwallsandrecommendationofthelessersetbackthan10feetisprovidedbelowinthisreportsubsectionfollowinganalysisoftheproposedsetbacks.Thesubmittedsiteplanandbuildingelevationsidentifyroofoverhangsextendingout2-feetfromallfacades(Exhibit5and9).Theeastfacingbuildingfaçadewouldbeapproximately6inchesfromthenewright-of-wayandthe2-footroofoverhangwouldprojectapproximately;,feetintotheright-of-way.Buildingroofsarenotallowedtoprojectintopublicright-of-wayareas.PerRMC4-2-120F.5.b,eavesandroofoverhangsareallowedtoprojectupto2feetintoaprivateyardsetbackbutnotpublicright-of-wayarea.Theproposedroofprojectionwouldnotbeallowedasdesigned.Awningsandsimilaroverhangsthatareconnectedtothesideofawall,andnotthepermanentroof,areallowedtoprojectintotheright-of-way.Therefore,staffrecommendsaconditionofapprovalthattheroofoverhangalongtheParkAveNfacadeberevisedwithashorterroofoverhang,buildingfootprintchange,orotheralternativethatwouldnothavearoofwithintheproposedright-of-wayarea.TherevisedelevationsorplansshallbesubmittedtotheCurrentPlanningManager,forreviewandapproval,priortobuildingpermitapprovalorconstructionpermitapprovalwhichevercomesfirst.Theapplicanthasdesignedthebuildingtoprovidea35-footrearsetbackfromthealleytothewestfollowingtheproposed2feetofright-of-waydedication(Exhibit5).Buildingsetbacksaredescribedinthetablebelow.Thetablecomparessetbackswithandwithouttheproposeddedicationofright-of-way.Staffisusingthesetbackmeasurementswiththeproposedright-of-waydedicationsforthisreport:EastFrontBuildingWestRearNorthSideSouthSideYard—ParkSetbackYard-AlleyYardYardAveWithout10ft37ft5ft21.5ftROWDedicationsWithROW0.5ft35ft5ft21.5ftDedicationsRecommendationtoallowalesserfrontyardsetbackthanthe10-footminimum:FrontyardsetbacksintheCAzoneareallowedtobereducedthroughSitePlanReviewuptozerofeetifitisdeterminedtherearenoblankwalls.Fordeterminingwhetherthereisablankwall,thefrontfaçadegroundfloorlevelisevaluated.ThecriteriacanbefoundintheUrbanDesignRegulationsfortheapplicableDistrict“D.”Awallisconsideredblankifthewallisover6feetinheightandthereishorizontallengthgreaterthan15feetthatdoesnotincludeawindow,door,buildingmodulationorotherarchitecturaldetailing.Or,thewallisconsideredblankifanyportionofagroundfloorwallhasasurfaceareaof400squarefeetorgreateranddoesnotincludeawindow,door,buildingmodulation,orotherarchitecturaldetailing.AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page8of40StaffComment:Staff’sfollowinganalysisfindsthattheproposedfrontfaçadefacingeastisnotconsideredablankwall.Theproposedlengthoftheeastfaçadeisapproximately6814feet(Exhibit9).Themajorityofthefaçadeconsistsofglasswindowsandglassentrydoorsatthetwoofficeentries.Basedonstaffmeasurements,therearenodistancesbetweenwindowsand/orentrydoorsgreaterthan614feetwithoutmodulation,window,doors,orotherarchitecturaldetailing(Exhibit9).Additionallytherearenoblanksurfaceareasof400sforgreateralongtheeastfaçadeasdesigned.Althoughtherearenoblankwallsorblankareasidentifiedbythestaffanalysis,staffrecommendsconditionsofapprovallaterinthereport,FOF25DesignStandardsandDesignDistrictReview,torevisethefrontfaçadeprimaryentriestoincorporatemorearchitecturalfeatures.Therefore,staffsupportstheproposedreductioninthefrontyardsetbackfrom10feetto6inchesontheeastfacingfrontfaçadeifallconditionsofapprovalofthisreportaremetincludingrevisionsoftheprimaryentriesandrevisionoftheroofoverhang.Theproposalcomplieswithallothersetbackrequirementsofthezone.BuildingStandards:PerRMC4-2-120Atheallowedlotcoverageis65percentforproposalswithintheCAclassification.TherearenoimperviouscoveragemaximumsfortheCAzone.VStaffComment:Followingpropertydedicationforright-of-way,thebuildingcoveragewouldbeapproximately46percentbasedona9,119.5sflotsizeareaandisthereforelessthanthemaximum65percentcoverageallowanceofthezone.BuildingHeight:PerRMC4-2-120Abuildingheightisrestrictedto50feet,except60feetwithresidentialuse,andabovetheseallowancesaconditionalusepermitwouldberequire.VStaffComment:Theheightoftheproposedstructurewouldbeapproximately15.34feetatthetallestpointofthefullhiproof(Exhibit9).Theproposalcomplieswiththeheightrequirementsofthezone.Landscaping:TheCity’slandscaperegulationsRMC4-4-070arebrokenintotheseseparateareas:AlongStreets:Tenfeetofon-sitelandscapingisrequiredalongallpublicstreetfrontages,withtheexceptionofareasforrequitedwalkwaysanddrivewaysandthosezoneswithbuildingsetbackslessthantenfeet.Inthosecases,tenfeetoflandscapingshallberequiredwherebuildingsarenotlocated.PerimeterParkingLot:ParkingareasshallhaveaminimumoftenfeetinwidthofCompliantiflandscapingasmeasuredfromthestreetright-of-way.conditionofapprovalisInteriorParkingLot:Surfaceparkinglotswith14ormorestallsshallbemetlandscaped.StreetRight-of-Way:AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,atetobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesareAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page9of40requiredinthefrontyardsubjecttoapprovaloftheAdministrator.StaffComment:Theapplicantproposesnewlandscapinginmultipleareasbutnotwithinthesurfaceparkingareaastherearelessthan14surfaceparkingstallsproposed.Noexistinglandscapingisproposedtobekept.Theapplicantproposeslandscapingalongtheeastfacingfaçade,withintheto-be-dedicatedpublicright-of-wayareaalongParkAye,betweentheStreetandsurfaceparkingstallsatthesouthofthesite,andalongthenorthernpropertylinebetweentheproposednorthbuildingfaçadeandexistingrestaurantontheabuttingpropertytothenorth.AlongStreetsandwithintheStreetRight-of-Way:AlongParkAveN,theapplicantproposesamixoflandscapeplantswithintheareabetweentheexistingsidewalkandproposedeastbuildingfaçade.Thisareaisapproximately10%feetinwidthfromnorthtosouthasidentifiedonthesubmittedlandscapeplan(Exhibit6).Followingdedicationofright-of-way,thiswidthwouldbeapproximatelyhalfafooton-site(privateside)and10feetoff-site(publicright-of-way).Notreesareidentifiedtobeplantedinthisbufferarea.TheplantmixidentifiesVariegatedSedge,JapaneseSilverGrass,DavidViburnum,hexSkyPencil,andPachySandra(Exhibit6).Therefore,staffrecommends,asaconditionofapproval,thattheapplicantprovideaminimumoftwo,andpossiblythree,treesinthepublicright-of-waybuffernorthoftheproposedParkAveNdrivewayonadetailedlandscapeplan.TheplanmustmeettheminimumstandardsofRMC4-4-070.ThedetailedplanshallbeprovidedtotheCurrentPlanningProjectManager,forreviewandapproval,priortobuildingpermitapproval.TheCityofRentonhandout,“Treeplantingintheright-of-way”providesspacingbetweentreesandsizeoftreetobeplantedintheplanterstrip.Forthesizeoftree,wherethereis8feetorwiderplantingstrip,a“Large”treeistobeplanted.Approved“Large”trees,inrelationtothesizeofmaturegrowth,arelistedinthe“Approvedtreelist.”TheapprovedtreelistisavailablefromtheDepartmentofCommunityandEconomicDevelopmentandisalsoavailableonthecitywebsite(Rentonwa.gov).Additionally,thedocumentstatesthatthetreescannotbemapleorcherryspecies.Ifconifersorevergreensareconsideredforplantinginthepublicplantingstrip,pleasecontacttheCityArboristforapprovalatthecontactbelow.ItisrecommendedthatstreettreesbeapprovedbytheCityArboristifthetreeconsideredisnotontheapprovedtreelist(ArboristTerryFlatley,phone#425-430-6601).PerimeterParkingLot:AlandscapebufferisproposedinthesoutheastcornerofthesitebetweentheStreetandproposedparallelparkingstalls(Exhibit12).Thisareaisapproximately10-footby9-footbasedonexistinglotdimensions.Withtheproposeddedicationofright-of-wayalongParkAveNof9%feet,theareawouldbeonlyahalf-footwideandnottherequired10-footwidth.Therefore,staffrecommendsaconditionofapprovalthattheapplicantreducetheproposedsurfaceparkingareaonsouthsideofthesiteandrevisethesiteplanandlandscapeplanwiththerequired10-footon-sitelandscapebufferbetweensurfaceparkingandtheParkAveNright-of-wayfollowingdedication.Stafffurtherrecommendsthatatreebeplantedinthisareatobecompliantwiththeon-sitelandscapingstandards,whichrequireamixtureoftrees,AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page10of40shrubs,andgroundcover.Stafffurtherrecommendsasaconditionofapprovalthatastreettreebeplantedwithintheright-of-wayareasouthofthedrivewayunlessthereareexistingobstaclestiehydrants,streetlights,etc).AnupdateddetailedlandscapeplanshallbeprovidedtotheCurrentPlanningProjectManager,forreviewandapproval,priortobuildingpermitapproval.OtherProposedLandscapeArea:Alandscapestripisproposedalongthenortherlypropertyline.ThestripprovidesamixofBlueItalianCypresstrees,CamelliaSasanquashrubs,andJapaneseforestgrassasgroundcover.Thisapproximate5-footwidelandscapedareaisproposedbetweenthewallofthesingle-storyrestaurantbuildingtothenorthandtheproposednorthfaçadeofthesubjectdentaloffice.Basedonthestaffanalysisaboveandrecommendedconditionsofapproval,thesubjectproposalwillprovidetherequiredon-siteandpublictight-of-waylandscaping.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof10percentoftreesinanon-residentialdevelopment.StaffComment:Three8-inchdiameterfruittreesarelocatedonthesite(Exhibit2).Theapplicantproposestoremoveallthreeforsitedevelopmentandisnotrequiredtoreplaceanyofthetrees.Basedon10percentofsignificanttreestobekept,theretentionislessthanone-halfatreeat0.3trees.RMC4-4-130H.1.cstatesthatwhenthenumberoftreestoberetainedincludesafractionofatree,anyamountequaltoorgreaterthanone-halftreeshallberoundedup.Therefore,thereislessthanone-halftreerequitedandthenumberroundsdowntozero.Althoughnotreeswouldberetained,staffrecommendsaconditionofapprovalintheprevious“Landscaping”subsectionthat3or4treesbeplantedalongParkAveNasstreettrees.Therefore,followingconstructionthesitewouldhavemoretreesthenthecurrentcondition.Screening:RMC4-4-095hasstandardrequirementsforsurfacemountedequipmenttobescreenedfrompublicviewandstandardsforroof-topequipmentthatshouldbesimilarlyscreenedfromview.Shieldingshallconsistofroofwells,clerestories,parapets,wallsorenclosuresasdeterminedbytheAdministratortomeettheintentCompliantifoftherequirement.conditionofapprovalisStaffComment:Theapplicationdoesnotshowsurfaceorroof-topmountedequipmentmetonsubmittedplansets.Therefore,staffrecommendsasaconditionofapproval,thatanyplansubmittedidentifysurfaceand/orroof-topmountedequipmentonthesubjectsite,wheretheequipmentshallmeettheminimumstandardsofRMC4-4-095.SuchplanshallbesubmittedtotheCurrentPlanningProjectManagerwiththebuildingpermitapplicationforreviewandapprovalpriortobuildingpermitissuance.Parking:Theparkingregulations,RMC4-4-080,requireaspecificnumberofoff-streetparkingstallsforbicyclesandvehiclesunlessexemptfromtherequirementandrequirementsfordriveaislewidthsandparkingstallsizes.Formixedoccupancies,with2or3differentusesinthesamebuilding,thetotalrequirementsforoff-streetparkingfacilitiesshallbethesumoftherequirementsfortheseveralusescomputedseparately.Bicycleparkingisrequiredfornon-residentialdevelopmentsthatexceed..4000grosssquarefeetofarea.CompliantifconditionofDrivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewapprovalisdrivewaysmaybeamaximumof30feetinwidthatthepropertylineandshallnotAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA5-000729,SA-A,MOD,MOD,LCDecember3,2015Page11of40metexceed40%oftheStreetfrontage.Maximumdrivewayslopesshallnotexceed15percent;provided,thatdrivewaysexceeding8percentshallprovideslotteddrainsatthelowerendwithpositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.Parking:Thefollowingparkingstallratiowouldbeapplicabletothesite:Use—DentalRequiredAreaSFRatioOfficesSpaces12(11.1NetareaMm&Max:roundedVehicle2,221sfsspaces/l,000sfup)GrossareaNorequirementforlessthanBicycle03,414sf4,000grosssquarefeetStaffComment:Aminimumandmaximumof12vehicleparkingstallsisrequiredforthedentalofficesproposalbasedonthetableabove.Theapplicantproposes13parkingstallsintotalwiththemajoritybehindthebuildingattherearofthesiteandarowofthreeparallelparkingstallsalongthesouthernboundary.Thethirteenthstallbeyondthe12maximumincreasestheamountstallsbyapproximately8percent.ThecodesubsectionRMC4-4-080F.10.c.iModificationsof“NumberofParkingSpacesRequired”allowsapplicantstorequestuptoa25percentincreaseordecreasefromtheminimumormaximumnumberofparkingspaces.Therequestmaybegrantedfornon-residentialusesthroughsiteplanreviewiftheapplicantcanjustifythemodification.Theapplicantdidnotprovideajustificationfortheincreaseofonevehicleparkingstall.Further,theapplicantmaynothavesufficientspacefor13surfacestallsbasedontherequirementthataparkinglotlandscapebuffer10feeton-siteshallbeinstalledasdescribedintheabove“Landscaping”subsection.Theapplicantmayprovideawrittenrequestandjustificationfortheincreaseinparkingstallnumbersfrom12to13iftheybelievethereissufficientroomonsitetoaccommodateboththerequited10feetonon-sitelandscapingandthethirteenthstall.Thelettershallprovidejustificationsuchasquantitativeinformation,salesreceipts,documentationofcustomerfrequency,orparkingstandardsofnearbycities.AnywrittenjustificationshallbesubmittedtotheCurrentPlanningProjectManager,forreviewandapproval,priortobuildingpermitissuance.The13proposedstallsvaryastotypeanddimension.Theapplicantproposesfourtypesofvehicleparkingstalls.Sevenoftheproposedstallsarestandardsizeandthreeofthoseareparallelparkingstalls.Onestallisanaccessiblestall.Fivearecompactstalls.EachparkingstalltypeisidentifiedinthetablebelowwithacomparisonoftheminimumdesignstandardsandanalysisofcompliancewithRMCminimumstandardsasfoundinRMC4-4-080F.8“ParkingStallTypes,Sizes,andPercentageAllowed/Required.”Theproposedparkingstalltypesanddimensionscomplywiththerequiredminimumstandardsasidentifiedinthetablebelow.MinimumDimensionSurfaceStall#per.DimensiononPlanParkingStallSitePlan..Compliance(Widthx(WidthxType(Exhibit5)Length)Length)AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page12of40Accessible49+8x209+8x20CompliesCompact1,2,3,8,8.5x168.5x16Compliesand9Standard5,6,and79x209x20CompliesStandard,10,11,12,9x239x23CompliesParalleland13TheRentonMunicipalCodeallowsamaximumnumberofcompactstallsunderRMC4-4-080F.8.c.iii“MaximumNumberofCompactSpacesOutsideoftheUCZones.”Specifically,compactspacesshallnotaccountformorethan40percentfordesignatedemployeeparkingspacesandnotmorethan30percentforallotheruses.The5compactstallsareapproximately38percentandisgreaterthantheallowed30percentforalluses.Therefore,staffrecommendsasaconditionofapproval,thateithertheapplicantrevisethenumberofcompactstallsproposed,orprovideaparkingsiteplanwithanalysisofparkingstallsthatmeetsthenumberofcompactstallsallowedpriortobuildingpermitissuance.IfaModificationfromthecompactstallsallowanceisrequested,theapplicantmayapplyforamodificationtothestandardpriortobuildingpermitissuance.AnyreviseddocumentsoranalysisshallbesubmittedtotheCurrentPlanningProjectManagerpriortobuildingpermitapproval.VehicularAccess:FortheCAzone,perRMC4-2-120,aconnectionshallbeprovidedforsite-to-sitevehicleaccessways,wheretopographicallyfeasible,toallowtrafficflowbetweenabuttingCAparcelswithouttheneedtouseastreet.Accessmay,zcomprisetheaislebetweenrowsofparkingstallsbutisnotallowedbetweenabuildingandapublicstreet.StaffComment:Thepublicalleytothewestprovidesvehicularaccessbetweentheneighboringpropertiestothenorthandsouth.Driveways:AmaximumnumberofdrivewaysareallowedbasedonlanduseperRMC4-4-0801“DrivewayDesignStandards.”Fortheproposedofficeuse,thereshallbenomorethanonedrivewayforeach165feetofstreetfrontageservinganyonepropertyoramongpropertiesunderunifiedownershiporcontrol.Foreach165ofadditionalstreetfrontageanotherdrivewaymaybepermittedsubjecttootherrequirementsoftheRMCsection.StaffComment:TheapplicanthasrequestedaModificationtotheDrivewaystandardsofRMC4-4-0801.4.btoallowtwodrivewaysforeach165feetofstreetfrontageoncontiguousparcelsunderthesameownership.Foreachadditional165feetofvadditionalstreetfrontageanotherdrivemaybepermitted.Theapplicantownsthetwoparcelsthatcreatethesubjectsiteandtheapplicantownsthepropertytothenorthat529ParkAveNwheretherestaurantislocated.Thestreetfrontagelengthofthethreepropertiesisapproximately130feet.Currently,therearetwoexistingdrivewaycurbcutsfromParkAveNontothethreeparcelsundercommonownership.Onecurbcutisonthenorthernpropertyat529ParkAveNthatprovidesaccesstotherestaurantthatisnotpartofthesubjectproposal.Theotherexistingcurbcutisontheproperty521ParkAveN,oneofthetwoparcelspartofthesubjectsite,andiscurrentlybothaningressandegressdriveway.Becausethethreeparcelsareunderunifiedownership,onlyonedrivewayisallowed.Theapplicantproposestwodrivewaysontheco-ownedthreepropertiesof521,525,and529ParkAveN.AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA5-000729,SA-A,MOD,MOD,LCDecember3,2015Page13of40Theapplicantwouldretainthedrivewayfortheexistingrestaurantat529ParkAveN.Theapplicantproposesaturn-in/ingressonlydrivewayinthesoutheastcorneroftheproposedsiteplanintheapproximatelocationoftheexistingdriveway.Thisseconddrivewaywouldbelimitedtoingressonly.StaffprovidesananalysisoftheModificationrequestinFOF#24“DrivewayModificationAnalysis.”Staffrecommendsapprovaloftheproposedlimitedingressonlydrivewayforthedentalofficeinthesoutheastcornerofthesubjectproposalinadditiontoretentionoftheexistingdrivewayonthe529ParkAveNpropertyfortherestaurantbuilding.Signs:TheapplicantwouldberequiredtocomplywiththesignagerequirementsoutlinedinRMC4-4-100atthetimeofsignapplication.StaffComment:Conceptualsignageareasareidentifiedonthesubmittedbuildingelevationsas“MyDental”(Exhibit12).Theapplicantdidnotsubmitasignagepackagefortheproposalandthereforecouldnotbereviewedatthistime.CompliantifThereforestaffrecommends,asaconditionofapproval,theapplicantberequiredtoconditionofsubmitaconceptualsignpackagewhichindicatestheapproximatelocationofa/Iapprovalisexteriorbuildingsignage.Proposedsignageshallbecompatiblewiththebuilding’smetarchitectureandexteriorfinishes.Theconceptualsignpackageshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapprovalorconstructionpermitapprovalwhichevercomesfirst.Allsignsrequireseparatesignpermitapplicationsandreview.LoadingDocks:RMC4-4-080providestandardsforloadingdocksandfortheCAzone,theyarenotallowedonthesideofalotadjacentorabuttingaresidentialzone.StaffComment:Theproposaldoesnotindicateloadingdocks.Docksareusuallyareasforcommercialandindustrialusesrequiringlargerdeliveriesandloadingbaysrelatedtowarehousestoragetypeinteriorspaces.Theproposeddentalofficeuseisnotanticipatedtorequireregularloadingbaysforlargedeliveriesand/orshipments.ItisanticipatedthattheproposalmayhaveirregulardeliveryorshipmentsthataresmallerinnatureandwouldbethroughFedEx,USPS,UPS,andsimilarsizedtrucks.Suchtrucksdonotrequireloadingbays.Therefore,stafffindsthatloadingdockswouldnotbeneeded.CriticalAreas:ThesubjectsiteislocatedintheCityofRentondesignatedseismichazardCriticalArea.Theseismichazardisrelatedtopotentialliquefactionofsoilsduringanearthquakeevent.ThesubmittedGeotechnicalReport,preparedbyMeritEngineeringInc,datedJuly10,2014providesareportofthesurfaceandsubsurfacesiteconditionsandrecommendationsforsitepreparationandconstructionofabuilding.Thereportstatesthatgroundwaterwasencounteredatadepthof10feet.CompliantifThereportprovidesrecommendationsforfoundationdesignparameters,structuralconditionoffillandcompactioncriteria,drainage,sitegrading,andsoilinfiltrationparameters.approvalisSpecifictoseismicandliquefactionrecommendations,thegeotechnicalreportstatesmetthatbasedonthesitesoilsandgroundwaterconditionsthesiteissubjecttolowpotentialforliquefaction.Thereportalsostatesthatlocalbuildingcodesanddesignpracticesnowconsiderthepossibleeffectsofsoilconditionsandlargesubductionrelatedearthquakeinthedesignofstructures.Therefore,staffrecommendsasaconditionofapprovalthattheapplicationfollowtherecommendationsoftheGeotechnicalReport,preparedbyMeritEngineeringInc,datedJuly10,2014.CompliantifRefuseandRecyclables:RMC4-4-090hasstandardrequirementsforbothmultiAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA5-000729,SA-A,MOD,MOD,LCDecember3,2015Page14of40conditionoffamilyandcommercialuses.Forcommercialuses,refuseandrecyclablesareasapprovalisrequirescreeningandweatherprotection,andarenotallowedinrequiredsetbacksmetandrequiredlandscapeareas.StaffComment:Thedentalbuildingisproposedtohave3,414grosssquarefeetofarea.ThetablebelowisbasedonstandardsrequiredinRMC4-4-090:UseRefuseareaRecyclablesTotalMm100sfmin:6sfareamin:3sfrequiredper1,000per1,000grosssfgrosssfDentaloffices;20.5sf10.2sf30.7sf100sf3,414sfTheapplicantprovidedagenerallocationoftherefuseandrecyclingareaalongthenorthernboundaryofthesiteandjustnorthoftherowofparkingstalls.Theapplicantdoesnotprovidesufficientclarityoftheexact100sfareaanditisuncleartostaffhowrefuseandrecyclingpickupwillbeaccomplishedwithvehicularstallslocatedbetweenthefacilityandthealley.Therefore,staffrecommendsasaconditionofapproval,thattheapplicantrevisethesiteplantoidentifythespecificareaon-sitewheretherefuseandrecyclingareawithdimensionsandprovideinformationidentifyinghowtherefuseanrecyclingpickupwillbeaccomplished.TherevisedplanshallbesubmittedtotheCurrentPlanningProjectManagerpriortobuildingpermitapproval.23.StreetModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-6-060F.2“MinimumDesignStandardsTableforPublicStreetsandAlleys”inordertoleavetheexistingParkAveNright-of-wayimprovementsincludingcurb,gutter,andsidewalkratherthaninstallanewplanterstripfortreesandsidewalkalongtheprojectinthestandardarrangement.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250D,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification:ComplianceStreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:TheCommunityDesignElementhasapplicablepolicieslistedunderaseparatesectionlabeledStreets,SidewalksandStreetscapes.Thesepoliciesaddressvwalkableneighborhoods,safetyandshareduses.Twospecificpoliciessupportthedecisiontomodifythestreetstandardsinordertoextendtheexistingsidewalkatawidthofsevenfeetandeliminatetheneedforthelandscaperequirementbetweenthecurbandthesidewalk.ThesepoliciesarePolicyCD-i02andPolicyCD-i03whichstatethatthegoalistopromotenewdevelopmentwith“walkableplaces,”“supportgridandflexiblegridstreetandpathwaypatterns,”and“arevisuallyattractive,safe,andhealthyenvironments.”Therequestedstreetmodificationisconsistentwiththesepolicyguidelines.,,,b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page15of40soundengineeringjudgment.StaffComment:Themodifiedstreetimprovementswillmeettheobjectivesofasafewalkableenvironmentasintendedbythecode.Theimprovementsprovideforaplantingstripofsufficientsizeforlandscapingonthebacksideofthesidewalk.Thesevenfootwidesidewalkatthislocationmeetstheneedsoftheresidentsrelyingonthissidewalkforaccesstothegreaterneighborhood.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:Theimprovementswillprovideanupgradetocurrentconditions.The“newimprovementswillmeetthestandardsforsafevehicularandpedestrianusewithinthecurrentroadwayimprovementsandwouldnotbeinjurioustootherpropertiesinthevicinityd.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andStaffComment:Therevisedstreetstandardsprovideasafedesignforvehiclesandl’pedestrians,andwillenhancetheattractivenessofthenewdevelopment.Maintainingaconsistentappearancealongthestreetfrontagewillbebeneficialtothesubjectpropertyandsurroundingpropertyowners.f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:TherearenoidentifiedadverseimpactsfromthismodificationofVsidewalkwidthandplantingstripwidthforthisarea.ThemodificationwouldnotresultinadverseimpactstootherpropertiesinthevicinityasaconsistentstreetfrontageappearancewillbemaintainedalongParkAve.N.24.DrivewayModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-4-O$Ol.4.b“DrivewayDesignStandards”inordertoallowtwodrivewaysfromParkAveNright-of-wayratherthanbelimitedtooneasrequiredwhenpropertiesareunderunifiedownershiporcontrol.Theownerofthetwopropertiesthatcombinetomakethesubjectsitealsoisownerofthepropertytothenorthat529ParkAveNwhereonedrivewayalreadyexists.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250D,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification,subjecttoconditionsasnotedbelow:ComplianceDrivewayModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.CompliantifconditionStaffComment:TheLandUseElement“GoalL-L”statesthattoplanforefficientuseofofapprovallandandmulti-useneighborhoods,enhancedsiteplanning,efficientparkingdesign,ismetcoordinatedaccessforallmodesoftransportation,pedestrianlinkages,andboulevardtreatmentsaretobeconsidered.TherequesteddrivewaymodificationisconsistentwiththegoalandpoliciesoftheComprehensivePlan.Themodificationrequestistoallowoneingress-onlydrivewayintheareawhereaningressandegressaccesspoint__ _ _ _ __ _ _ _ _currentlyexistsinthesoutheastcornerofthesite.ThemodificationrequestalsoAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page16of40requeststhattheexistingcurbcutat529ParkAveNberetainedforaccesstotheexistingrestaurant.Themodificationlimitsingressandegresstothesite.Thesubmittedsiteplandoesidentifydirectionalarrowswithinthedriveaislefortheone-wayonlylimitationbutnopostedsignageisidentified.Therefore,staffrecommendsasaconditionofapprovalthattheapplicantidentifythetypeofone-wayonlysignagetobeusedonthesiteandlocationsofthesignagetotheCurrentPlanningManager,forreviewandapproval,priortobuildingpermitissuance.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:Theproposeddrivewayonthesubjectdentalofficesiteisadifferentsitethanthepropertytothenorththathasarestaurant.Therestaurantat529ParkAveNhasadrivewaycurbcutatthenorthedgeoftheparcelandtheoppositesideofthesubjectpropertiesproposedfortheofficedevelopment.Thisdrivewaycurbcutisapproximately119feetfromtheproposeddrivewayandisnotcloseenoughtotheproposedcurbcuttojustifyshareduse.Thethreepropertiesareunderthesameownership.Theproposedingressonlydrivewayatthesoutheastcornerofthesitemeetstheminimumstandardsfordriveways.Thesubmittedplansidentifythedrivewayat12-feetinwidth,greaterthan5feetfromthesouthsharedpropertyline,lessthan8percentslope,lessthan40percentofthestreetfrontageofthesubjectproposal,andisapproximately119feetdistancefromtheotherdrivewayonthe529ParkAveNdriveway(Exhibit5,17,and18).TheproposednewdrivewaymeetstheotherminimumdrivewaystandardsofRMC4-4-080!“DrivewayDesignStandards”basedonthesubmittedapplicationmaterialsandwouldmeettheobjectivesofsafety,functionandappearance.ConstructionpermitsfordevelopmentofthesiteanddrivewaywillbereviewedbyCitystaffbasedonsoundengineeringpriortoconstruction.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:Thereisanexistingingressandegressdrivewayinthelocationofthe“requestednewlimitedingressonlydrivewayforthesubjectproposal.Themodificationrequestisnotanticipatedtobeinjurioustootherpropertiesinthevicinityandmeetstheminimumstandardsfordistancefromneighboringproperties.d.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘b.’e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andVStaffComment:Seecommentsundercriterion‘a’and‘b.’f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Anexistingingressandegressdrivewayislocatedwheretheproposedingressonlydrivewayisproposedinthesoutheastcornerofthesite.TherearenoidentifiedadverseimpactsfromthismodificationtoallowtheproposedlimitedingressonlydrivewaycurbcutfromParkAveN.25.DesignStandards:UrbanDesignRegulations(RMC4-3-100)areapplicableintheCAzone.ThesiteislocatedwithinDesignDistrict‘D.’ToensurethatbuildingsarelocatedinrelationtostreetsandotherbuildingssothattheVisionoftheCityofRentoncanberealizedforahigh-densityurbanenvironment;sothatbusinessesenjoyvisibilityfrompublicrights-of-way;andtoencouragepedestrianactivitythroughoutthedistrict.CompliancewithDesignRegulationswouldbeverifiedpriortoissuanceoftheAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page17of40buildingpermitforthenewcommercialbuilding.AsdemonstratedinthetablebelowtheproposalmeetstheintentoftheDesignRegulationsonthebasisofindividualmeritifallconditionsofapprovalaremet:I.SITEDESIGNANDBUILDINGLOCATION:Intent:ToensurethatbuildingsarelocatedinrelationtostreetsandotherbuildingssothattheVisionoftheCityofRentoncanberealizedforahigh-densityurbanenvironment;sothatbusinessesenjoyvisibilityfrompublicrights-of-way;andtoencouragepedestrianactivity.1.BuildingLocationandOrientation:Intent:Toensurevisibilityofbusinessesandtoestablishactive,livelyusesalongsidewalksandpedestrianpathways.Toorganizebuildingsforpedestrianuseandsothatnaturallightisavailabletootherstructuresandopenspace.Toensureanappropriatetransitionbetweenbuildings,parkingareas,andotherlanduses;andincreaseprivacyforresidentialuses.Guidelines:Developmentsshallenhancethemutualrelationshipofbuildingswitheachother,aswellaswiththeroads,openspace,andpedestrianamenitieswhileworkingtocreateapedestrianorientedenvironment.Lotsshallbeconfiguredtoencouragevarietyandsothatnaturallightisavailabletobuildingsandopenspace.Theprivacyofindividualsinresidentialusesshallbeprovidedfor.Standard:Theavailabilityofnaturallight(bothdirectandreflected)anddirectsunexposuretonearbybuildingsandopenspace(exceptparkingareas)shallbeconsideredwhensitingstructures.StaffComment:Theproposedsingle-storyofficestructurecoversapproximately44percentofthesiteafterdedicationofright-of-way.Therestofthesitewouldbepavedsurfaceparking,walkwayareas,andlandscapingareas.ThebuildingeastfacingfaçadeislocatednexttothesidewalkandpedestrianrealmalongParkAveNandensuresthevisibilityofthebusinessesandbuilding.Therearestructuressurroundingallsidesofthesubjectsitebutsufficientsetbackshavebeenprovidedbetweenthesebuildings.Theproposedbuildingissituatedtoprovidenaturallightaroundthesiteandtonearbystructures.Therearwallisseparatedfromthewesterlyresidentialzonedpropertiesbyapproximately49feetindistance.Stafffindsthatthereareopenareasaroundthestructurethatallowsufficientnaturallightanddirectsunexposuretonearbybuildingsandopenspaces.Thenearbyoff-siteopenareasarethealleytothewest,thevehicleparkingareafortheautorepairbusinesstothesouth,theparkingareafortherestauranttothenorth,andtheParkAveNright-of-way.Standard:Buildingsshallbeorientedtothestreetwithclearconnectionstothesidewalk.StaffComment:ThesubjectsiteislocatedalongtheprincipalarterialParkAveN.Theproposedorientationofthesingle-storystructurewouldfaceParkAveNonthewestsideofthestreetwithtwoentriesfacingthestreetfrontagearea(Exhibit5).ParkAveNisdevelopedwithsidewalksonbothsidesofthestreet.Thebuildingissplitintotwoofficespaces,“UnitA”and“UnitB,”asidentifiedonthesubmittedbuildingfloorplan(Exhibit13).BothofficeshaveseparateentriesalongtheParkAveNfaçadeandseparateentriesattherearofthebuildingwherevehicleparkingisprovided.Allentriesprovideaccessibleroutesintoandoutofthebuildingwithdirectconnectiontothestreet,sidewalk,andrearalley.AdministrativeReportMyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortP/atReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page18of40TheParkAveNfaçadeisproposedat6inchesfromthenewproposedright-of-wayboundary.Theorientationofthestructurebringsthebuildingandprimarybuildingentriesclosetothesidewalkandpedestrianrealm(Exhibit5).Approximately10feetoflandscapingisproposedbetweentheproposedbuildingandexistingsidewalkareaexceptwheretheofficeentriesarelocated.Theproposedfrontfaçadehasasimilarsetbackastherestauranttothenorth.Thebuilding’sorientationandsitelocationprovidesamoreurbanatmosphereandcloserpedestrian-sidewalkrelationship.Stafffindsthebuildingisclearlyorientedtothestreet.Staffalsofindsthatthereclearconnectionstothepublicrealmfromthebuilding’sprimaryentries.Standard:Buildingswithresidentialuseslocatedatthestreetlevelshallbesetbackfromthesidewalkaminimumoftenfeet(10’)andfeaturesubstantiallandscapingN/AbetweenthesidewalkandthebuildingorhavethegroundfloorresidentialusesraisedaboveStreetlevelforresidentsprivacy.StaffComment:Noresidentialusesareproposed.2.BuildingEntries:Intent:Tomakebuildingentrancesconvenienttolocateandeasytoaccess,andensurethatbuildingentriesfurtherthepedestriannatureofthefrontingsidewalkandtheurbancharacterofthedistrict.Guidelines:Primaryentriesshallfacethestreet,serveasafocalpoint,andallowspaceforsocialinteraction.Allentriesshallincludefeaturesthatmakethemeasilyidentifiablewhilereflectingthearchitecturalcharacterofthebuilding.Theprimaryentryshallbethemostvisuallyprominententry.Pedestrianaccesstothebuildingfromthesidewalk,parkinglots,and/orotherareasshallbeprovidedandshallenhancetheoverallqualityofthepedestrianexperienceonthesite.Standard:Aprimaryentranceofeachbuildingshallbelocatedonthefacadefacingastreet,shallbeprominent,visiblefromthestreet,connectedbyawalkwaytothepublicsidewalk,andincludehuman-scaleelements.StaffComment:Fourentriesareproposedwithtwoinfrontandtwointherear.Thetwofrontfaçadeentryareasarerecessedintothefaçadeapproximately2feet(Exhibit5).Basedonthesubmittedelevations,thefaçadetreatmentsarethesameonallsidesofthebuildingconsistingofalowerculturedstoneveneerandupperhorizontalboardsiding(Exhibit12).Variationsofwindowsizesareusedaroundthebuilding.ThefaçadewiththemostglazingandtransparencyisthefrontParkAveNfacingfaçade.CompliantifconditionofBasedonthesubmittedelevations,stafffindsthatneitherthefrontorrearentriesapprovalisprovideafeelingofaprimaryentrance.Thefrontentryareasarefairlynon-descriptmetwithoutadifferentiationofmaterialsorprominenceascomparedwiththebuildings’otherfacades.Nolightingisidentifiedontheproposedelevations.Lightingsuchaswallsconcesareanelementthatcandistinguishthefrontfaçadefromtheotherfacades.AnawningisproposedontheParkAveNsideandprovidessomehuman-scaleelementstothefrontfaçadealthoughadditionaltreatmentand/oramenitiesshallbeprovidedtomeetthestandards.ThesubmittedParkAveNelevationislackinginprominentdesign.Additionalvariationofbuildingfaçadetreatmentsanddesignneedstobeincorporatedaroundthetwofrontentriestocreatemoreprominence,anddistinguishtheentryareasfromtherestofthebuilding,andcreateauniquefaçadealongtheprincipalarterial._ __ _ _ _ _ _ __ _ __Staffrecommendsasaconditionofapproval,thattheelevationsberevisedbyaddingAdministrativeReport_MyDentalOffices_15-000729 December3,2015Page19of40toorchangingthetreatmentssurroundingtheentryareas.Examplescouldbeaprojectionofthewallaroundtheentriestocreate“pillars,”acontinuationoftheculturedstonetotheroof/me,supportbeamsfortheawning,separateawningsforeachentryarea,arevisedroof/meorroofstyle,useofatwodoorentrance,wideningofthewalkwaysconnectingtothesidewalk,and/orotheralternativetreatmentsthatwouldaddprominencetotheParkAveNentryareas.Therefore,staffrecommendsthattheapplicantprovideanupdatedeastfacingelevationthatcreatesmoreprominentidentifiablestreetentriesintothebuilding,totheCurrentPlanningProjectManager,forreviewandapproval,priortobuildingpermitapproval.Staffalsorecommendsasaconditionofapproval,thattheapplicantsubmitalightingplanwithidentificationofornamentallightingandtherecommendationisdescribedingreaterdetailinsubsectionG.“Lighting”below.Standard:Aprimaryentranceofeachbuildingshallbemadevisiblyprominentbyincorporatingarchitecturalfeaturessuchasafacadeoverhang,trellis,largeentryCompliantifdoors,and/orornamentallighting.conditionofapprovalisStaffComment:Asdescribedabove,staffrecommendsthattheapplicantprovideametrevisedfronteastelevationthatprovidesadditionalfaçadetreatments,lighting,design,and/orotheralternativestocreatemoreprominententryareasfortheoffices.Standard:Buildingentriesfromastreetshallbeclearlymarkedwithcanopies,architecturalelements,ornamentallighting,orlandscapingandincludeweatherprotectionatleastfourandone-halffeet(4-1/2’)wide.Buildingsthataretatterthanthirtyfeet(30’)inheightshallalsoensurethattheweatherprotectionisproportionaltothedistanceabovegroundlevel.StaffComment:Bothofthedentaloffices’frontentriesalongParkAveNarecoveredwiththesameoverhangingawning(Exhibit5and9).Thesingleawningspansthemajorityofthefaçadeandisapproximately8feetabovegrade.Theproposedawningwidthis4-1/2feetwide.Witha6-inchsetbackfromtheproposedright-of-wayline,theawningwouldextendapproximately4feetintotheright-of-way.InCompliantifgeneralasseenat“TheLanding”orintheolddowntownareaofRenton,awningsareconditionofprovidedabovewindowsordoors,andmanytimestherearemultipleawningsalongapprovalisafaçadewheretherearespacesbetweenwindows.Awningscommonlyoverhangametsidewalkorpedestrianarea.Inthesubjectproposal,theproposedlandscapingalongtheeastfacadewouldbesignificantlycoveredbytheproposedawning(Exhibit12).StaffhasrecommendedtheplantingoftreeswithinthisareainapreviousdiscussionunderFOF22.“ZoningDevelopmentStandardCompliance—Landscaping.”Theprovidedawningswouldimpactthestreettreegrowthascurrentdesigned.Therefore,staffrecommendsasaconditionofapprovalthattheapplicantrevisetheawningandpotentiallylimittheawningoralternativecanopytotheentryareasand/orwindowareas.RevisedawningandelevationchangesshallbesubmittedtotheCurrentPlanningProjectManager,forreviewandapproval,priortobuildingpermitissuance.CompliantifStandard:Buildingentriesfromaparkinglotshallbesubordinatetothoserelatedtoconditionofthestreet.approvalisStaffComment:Therearefourbuildingentriesasdescribedabove.TherearentriesCityofRentonDepartmentofCommunity&EconomicDevelopmentMYDENTALOFFICEBUILDINGAdministrativeShortP/atReport&DecisionLUA5-000729,SA-A,MOD,MOD,LCAdministrativeReportMyDentalOffices15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentMYDENTALOFFICEBUILDINGDecember3,2015AdministrativeShortPlotReport&DecisionLUAS-000729,SA-A,MOD,MOD,LCPage20of40arefairlysimilartothefrontentrieswiththeexceptionofnotbeingrecessedintothefaçade(ExhibitSand9).Theteatenttieshavesimilararchitecturaltreatmentsastheproposedfrontentries,withanawningabove,similarsidingmaterials,andsingle-doorentrances.Asdescribedabove,staffhasrecommendedtheapplicantrevisethefronteastelevationtocreatemoreprominententriesalongthepublicstreetfaçadewheretherearbuildingentrieswouldbesubordinateindesigntothestreetentries.Standard:Featuressuchasentries,lobbies,anddisplaywindowsshallbeorientedtoastreetorpedestrian-orientedspace;otherwise,screeningordecorativefeatures..shouldbeincorporated.CompliantifconditionofStaffComment:Asanalyzedpreviously,theParkAveNstreetfacingfaçadeistheapprovalisbuilding’sfrontandhasmoreglazingandtransparencyascomparedwiththeothermetfacades.Theentriesarelocatedonthefrontfaçadeasarewindowsthatprovideviewingintoandoutoftheinteriorofthebuildingwheredentalactivitiesareproposed.Stafffindsthatthisrequirementismetaslongasallrecommendedconditionsofapprovalarealsomet.Standard:MultiplebuildingsonthesamesiteshalldirectviewstobuildingentriesbyN/Aprovidingacontinuousnetworkofpedestrianpathsandopenspacesthatincorporatelandscaping.Standard:GroundfloorresidentialunitsthataredirectlyaccessiblefromthestreetN/AshallincludeentriesfromfrontyardstoprovidetransitionspacefromthestreetorentriesfromanopenspacesuchasacourtyardorgardenthatisaccessiblefromtheStreet.Standard:GroundfloorresidentialunitsthataredirectlyaccessiblefromthestreetN/AshallincludeentriesfromfrontyardstoprovidetransitionspacefromtheStreetorentriesfromanopenspacesuchasacourtyardorgardenthatisaccessiblefromthestreet.3.TransitiontoSurroundingDevelopment:Intent:ToshaperedevelopmentprojectssothatthecharacterandvalueofRenton’slong-established,existingneighborhoodsarepreserved.Guidelines:Carefulsitinganddesigntreatmentshallbeusedtoachieveacompatibletransitionwherenewbuildingsdifferfromsurroundingdevelopmentintermsofbuildingheight,bulkandscale.Standard:Atleastoneofthefollowingdesignelementsshallbeconsideredtopromoteatransitiontosurroundinguses:(a)Buildingproportions,includingstep-backsonupperlevels;(b)Buildingarticulationtodividealargerarchitecturalelementintosmallerincrements;or(c)Rooflines,roofpitches,androofshapesdesignedtoreduceapparentbulkandtransitionwithexistingdevelopment.Additionally,theAdministratoroftheDepartmentofCommunityandEconomicDevelopmentordesigneemayrequireincreasedsetbacksatthesideorrearofabuildinginordertoreducethebulkandscaleoflargerbuildingsand/orsothatsunlightreachesadjacentand/orabuttingyards.StaffComment:Theproposedone-storybuildingisapproximately15-1/2feetinheightattherooflineanddesignedwithafullhipstyleroof(Exhibits5and9).Stafffindsthattheproposedrooflinereducestheapparentbulkofthesingle-storystructure.met/4.ServiceElementLocationandDesign:Intent:Toreducethepotentialnegativeimpactsofserviceelements(i.e.,wastereceptacles,loadingAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentMYDENTALOFFICEBUILDINGDecember3,2015AdministrativeShortPlatReport&DecisionLUA5-000729,SA-A,MOD,MOD,LCPage21of40docks)bylocatingserviceandloadingareasawayfromhigh-volumepedestrianareas,andscreeningthemfromviewinhighvisibilityareas.Guidelines:Serviceelementsshallbeconcentratedandlocatedsothatimpactstopedestriansandotherabuttingusesareminimized.Theimpactsofserviceelementsshallbemitigatedwithlandscapingandanenclosurewithfencingthatismadeofqualitymaterials.Standard:Serviceelementsshallbelocatedanddesignedtominimizetheimpactsonthepedestrianenvironmentandadjacentuses.Serviceelementsshallbeconcentratedandlocatedwheretheyareaccessibletoservicevehiclesandconvenientfortenantuse.StaffComment:Loadingdocksarenotproposed.Therefuseandrecyclingareaisconceptuallylocatedattherearofthenorthwestcornerofthebuildingnearcompactvehiclestalls1,2,and3(Exhibit5).Thisareaisconnectedtotherearbuildingentriesbytheproposedtearsidewalk.Theserviceareaisproposedattherequired100sfareaminimum.Theareaisscreenedfromthestreetbythebuildingsitingbutnoenclosureorsurroundingwallsareidentifiedinthesubmittedmaterials.Standard:Inadditiontostandardenclosurerequirements,garbage,recyclingcollection,andutilityareasshallbeenclosedonallsides,includingtheroofandscreenedaroundtheirperimeterbyawallorfenceandhaveself-closingdoors.V’StaffComment:Theapplicantdidnotsubmitadetailoftheproposedenclosurefortherefuseandrecyclingcollectionarea.Staffhaspreviouslyrecommendedthattheapplicantsubmitasiteplananddetailoftheproposedrefuseandrecyclingcollectionarea.Standard:Serviceenclosuresshallbemadeofmasonry,ornamentalmetalorwood,Compliantiforsomecombinationofthethree(3).conditionofapprovalISStaffComment:SeestaffrecommendedconditionofapprovalintheapplicantmetprovideclarityoflocationanddesigndetailsoftheserviceenclosureinsubsectionFOF22.“ZoningDevelopmentStandardCompliance—RefuseandRecyclables.”Standard:Iftheserviceareaisadjacenttoastreet,pathway,orpedestrian-orientedspace,alandscapedplantingstrip,minimum3feetwide,shallbelocatedon3sidesofsuchfacility.CompliantifconditionofStaffComment:Theserviceareaforrefuseandrecyclingislocatednearapathwayapprovalisorpedestrian-orientedspaceattherearofthebuildingandwherethereisapathwaymetalongthenorthfaçadeofthebuilding.Therefore,alandscapeplantingstripminimum3feetinwidthshallbelocatedonthesidesoftheservicearea.TheapplicantshallrevisethelandscapeplanandsubmittherevisiontotheCurrentPlanningProjectManager,priortobuildingpermitapproval.5.Gateways:NotApplicableii.PARKINGANDVEHICULARACCESS:Intent:Toprovidesafe,convenientaccesstotheUrbanCenterandtheCenterVillage;incorporatevariousmodesoftransportation,includingpublicmasstransit,inordertoreducetrafficvolumesandotherimpactsfromvehicles;ensuresufficientparkingisprovided,whileencouragingcreativityinreducingtheimpactsofparkingareas;allowanactivepedestrianenvironmentbymaintainingcontiguousstreetfrontages,withoutparkinglotsitingalongsidewalksandbuildingfacades;minimizethevisualimpactofparkinglots;anduseaccessstreetsandparkingtomaintainanurbanedgetotheAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentMYDENTALOFFICEBUILDINGDecember3,2015district.AdministrativeShortPlotReport&DecisionLUA5-000729,SA-A,MOD,MOD,LCPage22of401.SurfaceParking:Intent:Tomaintainactivepedestrianenvironmentsalongstreetsbyplacingparkinglotsprimarilyinbackofbuildings.Guidelines:Surfaceparkingshallbelocatedanddesignedsoastoreducethevisualimpactoftheparkingareaandassociatedvehicles.Largeareasofsurfaceparkingshallalsobedesignedtoaccommodatefutureinfilldevelopment.Standard:Parkingshallbelocatedsothatnosurfaceparkingislocatedbetweenabuildingandthefrontpropertyline,orthebuildingandsidepropertyline,onthestreetsideofacornerlot.StaffComment:Thereisnoproposedparkingareabetweenthestreetandthebuilding(Exhibit5).Standard:Parkingshallbelocatedsothatitisscreenedfromsurroundingstreetsbybuildings,landscaping,and/orgatewayfeaturesasdictatedbylocation.StaffComment:Allsurfaceparkingstallsareproposedbehindthebuildingexceptfor“theparallelparkingstallsalongthesoutherlypropertyboundary(Exhibit5).TheparallelparkingstallsarescreenedfromParkAveNbyarequired10-footlandscapestripconsistingofhexSkyPencilandPachySandra(Exhibit6)aslongasallstaffrecommendedconditionsofapprovalarecompliedwith.Staffhasrecommendedthatatreebeplantedinthislandscapedscreeningarea.2.StructuredParkingGarages:Notapplicable3.VehicularAccess:Intent:Tomaintainacontiguousanduninterruptedsidewalkbyminimizing,consolidating,and/oreliminatingvehicularaccessoffstreets.Guidelines:Vehicularaccesstoparkinggaragesandparkinglotsshallnotimpedeorinterruptpedestrianmobility.Theimpactsofcurbcutstopedestrianaccessonsidewalksshallbeminimized.Standard:Accesstoparkinglotsandgaragesshallbefromalleys,whenavailable.Ifnotavailable,accessshalloccuratsidestreets.vStaffComment:ThesiteisproposedwithaccessfromtheprincipalarterialParkAveNandfromanalleyatthewest(Exhibit3).Thealleyprovidesmultipleconnectionstoresidentialandcommercialareasnearby.Standard:Thenumberofdrivewaysandcurbcutsshallbeminimized,sothatpedestriancirculationalongthesidewalkisminimallyimpeded.‘StaffComment:SeestaffanalysisinFOF#22“ZoningDevelopmentStandardsCompliance-Driveways”forgreaterdetail.Theexistingingressandegressdrivewayon521ParkAveNisproposedasingressonlyturn-infromParkAveNwhichreducesthewidthofthecurbcutimprovingpedestriancirculationandsafetyalongParkAve.N.iii.PEDESTRIANENVIRONMENT:Intent:ToenhancetheurbancharacterofdevelopmentintheUrbanCenterandtheCenterVillagebycreatingpedestriannetworksandbyprovidingstronglinksfromstreetsanddrivestobuildingentrances;makethepedestrianenvironmentsaferandmoreconvenient,comfortable,andpleasanttowalkbetweenbusinesses,onsidewalks,toandfromaccesspoints,andthroughparkinglots;andpromotetheuseofmulti-modalandpublictransportationsystemsinordertoreduceothervehiculartraffic.1.PedestrianCirculation:AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page23of40Intent:Tocreateanetworkoflinkagesforpedestrianstoimprovesafetyandconvenienceandenhancethepedestrianenvironment.Guidelines:Thepedestrianenvironmentshallbegivenpriorityandimportanceinthedesignofprojects.Sidewalksand/orpathwaysshallbeprovidedandshallprovidesafeaccesstobuildingsfromparkingareas.Providingpedestrianconnectionstoabuttingpropertiesisanimportantaspectofconnectivityandencouragespedestrianactivityandshallbeconsidered.Pathwaysshallbeeasilyidentifiabletopedestriansanddrivers.Standard:Apedestriancirculationsystemofpathwaysthatareclearlydelineatedandconnectbuildings,openspace,andparkingareaswiththesidewalksystemandabuttingpropertiesshallbeprovided.(a)Pathwaysshallbelocatedsothatthereareclearsightlines,toincreasesafety.(b)Pathwaysshallbeanall-weatherorpermeablewalkingsurface,unlesstheapplicantcandemonstratethattheproposedsurfaceisappropriatefortheanticipatednumberofusersandcomplementarytothedesignofthedevelopment.StaffComment:Pedestriancirculationisprovidedaroundthesite.Thereisadirectandclearconnectionbetweenthebuildingentriesandpublicspaceandpublicsidewalk(Exhibit5).Newinteriorpathways/sidewalksareproposedalongtherearofthebuildingandtherearentriesforeachofficespace(Exhibit5).Standard:Pathwayswithinparkingareasshallbeprovidedanddifferentiatedbymaterialortexture(i.e.,raisedwalkway,stampedconcrete,orpayers)fromabuttingpavingmaterials.Permeablematerialsareencouraged.Thepathwaysshallbeperpendiculartotheapplicablebuildingfacadeandnogreaterthanonehundredfiftyfeet(150’)apart.CompliantifStaffComment:Pathwaystothefrontandrearbuildingentriesaredescribedabove.conditionofNopathwayisproposedtoconnecttheparallelparkingstallsatthesouthofthesiteapprovalistotherearsidewalksystem.Therefore,staffrecommendsasaconditionofapproval,metthattheapplicantrevisethesiteplantoincludeapathwaythatconnectstheparallelparkingstallstothesidewalkthatendsbetweenparkingstalls#7and#8withapathwayconstructedofdifferentiatedmaterialortexturefromabuttingpavingmaterials.Thepathwaycandeadendatparkingstall#11.TheapplicantshallrevisetheplansetstoshowcompliancewiththisconditionofapprovalandsubmittherevisiontotheCurrentPlanningProjectManager,forreviewandapproval,priortobuildingpermitapprovalorconstructionpermitapprovalwhichevercomesfirst.Standard:Sidewalksandpathwaysalongthefacadesofbuildingsshallbeofsufficientwidthtoaccommodateanticipatednumbersofusers.Specifically:(a)SidewalksandpathwaysalongthefacadesofmixeduseandretailCompliantifbuildings100ormorefeetinwidth(measuredalongthefacade)shallconditionofprovidesidewalksatleast12feetinwidth.Thewalkwayshallincludean8approvalisfootminimumunobstructedwalkingsurface.met(b)Interiorpathwaysshallbeprovidedandshallvaryinwidthtoestablishahierarchy.Thewidthsshallbebasedontheintendednumberofusers;tobenosmallerthanfivefeet(5’)andnogreaterthantwelvefeet(12’).(c)Forallotherinteriorpathways,theproposedwalkwayshallbeofsufficientwidthtoaccommodatetheanticipatednumberofusers.AdministrativeReportMyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page24of40StaffComment:TheexistingsidewalksalongParkAveNareproposedtoberetainedandnewinteriorpathway/sidewalkshavebeenproposedinsufficientwidthtoaccommodatetheanticipatednumberofusers.(Exhibit5).However,thepathwaythatprovidespedestrianaccessfromthepublicsidewalktothemainentrancesofthetwoofficeunitsdoesnotappeartobeofsufficientwidthtoaccommodatetheanticipatednumberofusers.Theentrancewalksshouldbeincreasedinwidthtoprovideamoreprominententryfeatureandallowmultiplepeopletopassoneanotherandholdopenthedoorforeachother.Inordertoaccommodatethesufficientnumberofusersstaffrecommendsasaconditionofapprovalthatthepathwaysarewidenedatthemainentrancetoaminimumof8feet.Theapplicant’sstreetModificationrequestwouldmaintaintheapproximate7-footwidesidewalkalongthewestsideofParkAveN.Thisexistingsidewalkwidthisthesamewidthinfrontoftheabuttingpropertiestothenorthandsouth.Theproposedinteriorpathwaysareapproximately5feetinwidthalongthebuildingfaçadeandapproximately4feetwherethepathwayextendsintotheparkinglot.3.PedestrianAmenities:Intent:Tocreateattractivespacesthatunifythebuildingandstreetenvironmentsandareinvitingandcomfortableforpedestrians;andprovidepubliclyaccessibleareasthatfunctionforavarietyofactivities,atalltimesoftheyear,andundertypicalseasonalweatherconditions.Guidelines:Thepedestrianenvironmentshallbegivenpriorityandimportanceinthedesignofprojects.Amenitiesthatencouragepedestrianuseandenhancethepedestrianexperienceshallbeincluded.Standard:Architecturalelementsthatincorporateplants,particularlyatbuildingentrances,inpubliclyaccessiblespacesandatfacadesalongstreets,shallbeprovided.‘-StaffComment:TheapplicantisproposingaplantingstripbetweenthebuildingfaçadealongParkAveNandtheexistingsidewalk.TheapplicanthasrequestedthattheParkAveNstreetimprovementsarekeptastheyexistandstaffisrecommendingapproval.Theplantingstripconsistsofavarietyofplantsandislocatedalongthemajorityofthebuildingfaçadeexceptwherethetwoofficeentriesarelocated.Standard:Amenitiessuchasoutdoorgroupseating,benches,transitshelters,fountains,andpublicartshallbeprovided.(a)Sitefurnitureshallbemadeofdurable,vandal-andweather-resistantmaterialsthatdonotretainrainwaterandcanbereasonablymaintainedoveranextendedperiodoftime.(b)SitefurnitureandamenitiesshallnotimpedeorblockpedestrianaccessCompliantiftopublicspacesorbuildingentrances.conditionofapprovalisStaffComment:Landscapingisproposedinthepublicright-of-waybetweenthemetbuildingandParkAveNsidewalk.Therearenootheramenitiesproposed.Therefore,staffrecommendsthatsiteamenitiessuchasbenches,publicart,bicycleparkingracks,orsomeotheralternativebeprovidednearthebuildingentries.Anyseatshallbefortwoormorepotentialusersthataremadeofdurable,vandal-andweather-resistantmaterialsthatdonotretainrainwaterandcanbereasonablymaintainedoveranextendedperiodoftimeandthatdonotimpedeorblockpedestrianaccesstopublicspacesorbuildingentrances.TheamenitiesshallbeAdministrativeReportMyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page25of40identifiedonthesiteplananddetailsoftheelement(s)aretobeprovidedtotheCurrentPlanningProjectManager,forreviewandapproval,priortobuildingpermitissuance.Standard:Pedestrianoverheadweatherprotectionintheformofawnings,marquees,canopies,orbuildingoverhangsshallbeprovided.Theseelementsshallbeaminimumof4.5feetwidealongatleastseventy75percentofthelengthofthebuildingfacadefacingthestreet,amaximumheightof15feetabovethegroundIntentandelevation,andnolowerthan$feetabovegroundlevel.GuidelineMetwithStaffComment:SeethestaffanalysisinFOF#25“DesignStandards—2.BuildingconditionsofEntries”formoredetail.Becausetheproposedawningoverhangslandscapingwhereapprovalstreettreesarerecommendedforplanting,staffrecommendsthattheawningnotspan75percentofthelengthofthebuildingfaçadefacingParkAveN.Staffhasrecommendedthattheawning(s)beprimarilylocatedabovethetwofrontentries.Theintentofthedesignstandardwouldbemetwiththerecommendedconditionsofapproval.iv.RECREATIONAREASANDCOMMONOPENSPACE:Notapplicable.v.BUILDINGARCHITECTURALDESIGN:Intent:Toencouragebuildingdesignthatisuniqueandurbanincharacter,comfortableonahumanscale,andusesappropriatebuildingmaterialsthataresuitableforthePacificNorthwestclimate.Todiscouragefranchiseretailarchitecture.1.BuildingCharacterandMassing:Intent:Toensurethatbuildingsarenotblandandvisuallyappeartobeatahumanscale;andensurethatallsidesofabuilding,thatcanbeseenbythepublic,arevisuallyinteresting.Guidelines:Buildingfacadesshallbemodulatedand/orarticulatedtoreducetheapparentsizeofbuildings,breakuplongblankwalls,addvisualinterest,andenhancethecharacteroftheneighborhood.Articulation,modulation,andtheirintervalsshouldcreateasenseofscaleimportanttoresidentialbuildings.Standard:Allbuildingfacadesshallincludemodulationorarticulationatintervalsofnomorethan40feet.StaffComment:Thenorthandeastsidesofthebuildingaremorethan40feetindistance,allotherfacadesarelessthan40feetinlength.Thehorizontaldistanceoftheeastfaçadeisapproximately68feet6inchesinlength.Ofthis,themajorityofthefaçadeconsistsofglasswindowsandtwoglassdoorsforthetwoentriesalongCompliantifthefaçadeandtherearetwobuildingmodulationswheretheentriesarelocated.conditionofTheseentriesarerecessedintothebuildingby2feetandare8feetwide(Exhibit5).approvalisThehorizontaldistanceofthenorthfaçadeisapproximately60feetinlengthandnometmodulationsareprovidedfor.Althoughnomodulationisprovidedalongthenorthfaçade,greatermodulationofthebuildingontheeastfacingstreetfaçademayimprovethebuildingcharactermoresignificantlythanthenon-streetfacingnorthfaçade.Therefore,staffrecommendsasaconditionofapproval,thattheapplicantsubmitarevisedplansetthatidentifiesimprovedmodulationand/orarticulationofthefronteastfacingfaçadeaspartoftherevisionofthefaçadeandcreationofmoreprominentbuildingentries.TherevisedplanshallbesubmittedtotheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Standard:Modulationsshallbeaminimumoftwofeet(2’)deep,sixteenfeet(16’)inAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page26of40height,andeightfeet(8’)inwidth.StaffComment:Thetwomodulationsontheeastfaçadeare2feetdeepand8feetinwidthwherethetwoofficeentriesarelocated.Thesingle-storyrooflinebeginsat10feetabovethesidewalk.Thebuildingdoesnothavea16-foottallfaçade.Thebuildingmodulationsattheentriesextendfromthegroundleveltotherooflineandtherefore,thefullheightofthebuilding’sfaçade,whichmeetstheintentofthemodulationheightrequirement.Seecommentsaboveaddressingmodulationonthenorthfaçade.Standard:Buildingsgreaterthanonehundredsixtyfeet(160’)inlengthshallprovideavarietyofmodulationsandarticulationstoreducetheapparentbulkandscaleofN/Athefacade;orprovideanadditionalspecialfeaturesuchasaclocktower,courtyard,fountain,orpublicgatheringarea.2.Ground-LevelDetails:Intent:Toensurethatbuildingsarevisuallyinterestingandreinforcetheintendedhuman-scalecharacterofthepedestrianenvironment;andensurethatallsidesofabuildingwithinnearordistantpublicviewhavevisualinterest.Guidelines:Theuseofmaterialvariationssuchascolors,brick,shingles,stucco,andhorizontalwoodsidingisencouraged.Theprimarybuildingentranceshouldbemadevisiblyprominentbyincorporatingarchitecturalfeaturessuchasafacadeoverhang,trellis,largeentrydoors,and/orornamentallighting(illustrationbelow).Detailfeaturesshouldalsobeused,toincludethingssuchasdecorativeentrypaving,streetfurniture(benches,etc.),and/orpublicart.Standard:Human-scaledelementssuchasalightingfixture,trellis,orotherlandscapefeatureshallbeprovidedalongthefacade’sgroundfloor.StaffComment:Theproposedelevationshaveaminimalamountofhuman-scaledCompliantifelements.Allentriesarecovetedbyawningsbuttheonlyotherhuman-scaleelementconditionofotherthanwindows,anddoorsisalandscapestripalongthefrontfaçade.Staffhasapprovalisrecommendedmultipleconditionsofapprovaltoincreasehuman-scaledelementsmetalongthefrontfaçadeandanincreaseinarchitecturaldesignaroundfrontentries.Withthestaffrecommendedconditionsofapproval,staffwillreviewfuturerevisionsofthebuildingfacadesandanticipatesthatadditionalhuman-scaleelementswillbeprovidedbeyondthecurrentproposalifallconditionofapprovalarecompliedwith.Standard:Onanyfacadevisibletothepublic,transparentwindowsand/ordoorsarerequiredtocompriseatleast50percentoftheportionofthegroundfloorfacadethatisbetween4feetand8feetaboveground(asmeasuredonthetrueelevation).StaffComment:Staff’sevaluationbelowfindsthattheeastfacingpublicfaçadeValongParkAveNiscomprisedofatleast50percenttransparentwindows/doors.ThelengthofthefaçadealongParkAveNisapproximately68-1/2feet.Between4and8feetinheightalongthefaçade,approximately56percentofthefaçadehaswindowordoortreatments(Exhibit9).Standard:Upperportionsofbuildingfacadesshallhaveclearwindowswithvisibilityintoandoutofthebuilding.However,screeningmaybeappliedtoprovideshadeandenergyefficiency.Theminimumamountoflighttransmittanceforwindowsshallbe50percent.AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA1S-000729,SA-A,MOD,MOD,LCDecember3,2015Page27of40StaffComment:Theproposedbuildingisfordentalofficeuseandnotretailoranothertypeofcommercialvenuewithdisplayedmerchandise.Theapplicanthasnotindicatedtintedordarkglass,highlyreflective,orfilmswouldbeusedondoorsorwindows(Exhibit9).Transparencyisakeydesignelementonallsidesofthebuilding,especiallyontheParkAveNfaçade.Asidentifiedonthesubmittedfloorplan,therearedentalchairareasjustinsidethepedestrianrealmofParkAveNfaçadethatlookouttothestreet.Thisinteriorareawouldbeactiveduringofficehours.Standard:Displaywindowsshallbedesignedforfrequentchangeofmerchandise,ratherthanpermanentdisplays.StaffComment:Seecommentsabove.Standard:Wherewindowsorstorefrontsoccur,theymustprincipallycontainclearglazing.StaffComment:Seecommentsabove.Standard:Tintedanddarkglass,highlyreflective(mirror-type)glassandfilmareprohibited.v,StaffComment:Seecommentsabove.Standard:Untreatedblankwallsvisiblefrompublicstreets,sidewalks,orinteriorpedestrianpathwaysareprohibited.Awall(includingbuildingfacadesandretainingwalls)isconsideredablankwallif:(a)Itisagroundfloorwallorportionofagroundfloorwallover6feetinheight,hasahorizontallengthgreaterthan15feet),anddoesnotincludeawindow,door,buildingmodulationorotherarchitecturaldetailing;orv’(e)Anyportionofagroundfloorwallhasasurfaceareaof400squarefeetorgreateranddoesnotincludeawindow,door,buildingmodulationorotherarchitecturaldetailing.StaffComment:Staffprovidedanevaluationofpotentialblankwallswithinthesubsection“25.ZoningDevelopmentStandardsCompliance—Setbacks”anddeterminedtherearenoblankwalls.Standard:Ifblankwallsarerequiredorunavoidable,blankwallsshallbetreatedwithoneormoreofthefollowing:(a)Aplantingbedatleastfivefeetinwidthcontainingtrees,shrubs,evergreengroundcover,orvinesadjacenttotheblankwall;(b)Trellisorothervinesupportswithevergreenclimbingvines;‘,.-(c)Architecturaldetailingsuchasreveals,contrastingmaterials,orotherspecialdetailingthatmeetstheintentofthisstandard;(d)Artwork,suchasbas-reliefsculpture,mural,orsimilar;or(e)Seatingareawithspecialpavingandseasonalplanting.StaffComment:Staffprovidedanevaluationofpotentialblankwallswithinthesubsection“25.ZoningDevelopmentStandardsCompliance—Setbacks”andAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA5-000729,SA-A,MOD,MOD,LCDecember3,2015Page28of40determinedtherearenoblankwalls.3.BuildingRoofLines:Intent:Toensurethatroofformsprovidedistinctiveprofilesandinterestconsistentwithanurbanprojectandcontributetothevisualcontinuityofthedistrict.Guidelines:Buildingrooflinesshallbevariedandincludearchitecturalelementstoaddvisualinteresttothebuilding.Standard:Buildingsshalluseatleastoneofthefollowingelementstocreatevariedandinterestingroofprofiles:(a)Extendedparapets;(b)Featureelementsprojectingaboveparapets;(c)Projectedcornices;(d)Pitchedorslopedroofs(e)Buildingscontainingpredominantlyresidentialusesshallhavepitchedroofswithaminimumslopeofonetofour(1:4)andshallhavedormersorCompliantifinterestingroofformsthatbreakupthemassivenessofanuninterruptedconditionofslopingroof.approvalismetStaffComment:TheapplicantproposesahiprooffacingParkAveNwithanapproximate3:12pitch(Exhibit9).Theroofmaterialconsistsofastandingseammetalroofalthoughnocolorhasbeenidentified.Becausestaffisrecommendingthatthefrontentriesofthebuildingberevisedtoincludemorearchitecturalprominenceandavariedandinterestingroofprofilewouldfacilitateincompliancewiththiscondition.Basedontheproposedelevations(Exhibit9),theroofprofileasviewedfromParkAve.Nislongandstraitanddoesnotcontainanymodulationvarianceorinterest.Assuch,staffrecommendsasaconditionofapprovalthatavariedroofprofileisproposedalongParkAve.N.4.BuildingMaterials:Intent:Toensurehighstandardsofqualityandeffectivemaintenanceovertime;encouragetheuseofmaterialsthatreducethevisualbulkoflargebuildings;andencouragetheuseofmaterialsthataddvisualinteresttotheneighborhood.Guidelines:Buildingmaterialsareanimportantandintegralpartofthearchitecturaldesignofabuildingthatisattractiveandofhighquality.Materialvariationshallbeusedtocreatevisualappealandeliminatemonotonyoffacades.Thisshalloccuronallfacadesinaconsistentmanner.Highqualitymaterialsshallbeused.Ifmaterialslikeconcreteorblockwallsareusedtheyshallbeenhancedtocreatevariationandenhancetheirvisualappeal.Standard:Allsidesofbuildingsvisiblefromastreet,pathway,parkingarea,oropenspaceshallbefinishedonallsideswiththesamebuildingmaterials,detailing,andcolorscheme,orifdifferent,withmaterialsofthesamequality.StaffComment:Allsidesofthebuildingaretreatedwiththesamesidingmaterialsconsistingofalowerstripofculturedstoneveneer,upperhorizontal“hardiboard”siding,andwindowsanddoorswithtrimsurrounds(Exhibit9).Thesubmittedelevationidentifiesvariationsofmaterialandasimilarpatternofstoneandhorizontalsidingmaterials.Thesidingproposedisofdurable,highquality,materialsconsistentwithmoretraditionalurbandevelopment.CompliantifStandard:Allbuildingsshallusematerialvariationssuchascolors,brickormetalconditionofbanding,patternsortexturalchanges.approvalisAdministrativeReportMyDentalQffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page29of40metStaffComment:Staffrecommendsdifferentconditionsofapprovalrelatedtothefronteastfacingfaçadeincludingrevisionsofthebuildingentries,modulation,anduseofarchitecturalbuildingmaterialsInprevioussubsectionsofFOF25“DesignStandards.”Therefore,staffrecommendsasaconditionofapprovalthattheapplicantprovideamaterialsboardwithmaterialtypeandcolorsforsidingmaterialsandwindowswithacolorrenderingofthebuildingelevationsaspartofanysubmittalofrevisedelevationsandplans.Standard:Materialsshallbedurable,highquality,andconsistentwithmoretraditionalurbandevelopment,suchasbrick,integrallycoloredconcretemasonry,pre-finishedmetal,stone,steel,glassandcast-in-placeconcrete.StaffComment:Seecommentsabove.Standard:Ifconcreteisused,wallsshallbeenhancedbytechniquessuchastexturing,reveals,and/orcoloringwithaconcretecoatingoradmixture.v/StaffComment:Noconcreteorconcreteblockwallsareproposedtobevisibleonthefacades(Exhibit9).Standard:Ifconcreteblockwallsareused,theyshallbeenhancedwithintegralcolor,texturedblocksandcoloredmortar,decorativebondpatternand/orshall,‘incorporateothermasonrymaterials.StaffComment:Seecommentsabove.vi.SIGNAGE:Intent:Toprovideameansofidentifyingandadvertisingbusinesses;providedirectionalassistance;encouragesignsthatarebothclearandofappropriatescalefortheproject;encouragequalitysignagethatcontributestothecharacteroftheUrbanCenterandtheCenterVillage;andcreatecolorandinterest.Guidelines:Front-lit,ground-mountedmonumentsignsarethepreferredtypeoffreestandingsign.Bladetypesigns,proportionaltothebuildingfacadeonwhichtheyaremounted,areencouragedonpedestrian-orientedstreets.Alterationoftrademarksnotwithstanding,corporatesignageshouldnotbegarishincolornoroverlylit,althoughcreativedesign,strongaccentcolors,andinterestingsurfacematerialsandlightingtechniquesareencouraged.Standard:Entrysignsshallbelimitedtothenameofthelargerdevelopment.ComplianceStaffComment:Asignpackagewasnotsubmittedwiththeapplicationmaterials.notyetTheapplicantwillberequiredtosubmitasignpermitincompliancewiththeSignagedeterminedstandardsoutlinedinDesignDistrict‘D’.Asignpermitwouldneedtobereviewedandapprovedforanysignsproposed.ComplianceStandard:Corporatelogosandsignsshallbesizedappropriatelyfortheirlocation.notyetdeterminedStaffComment:Seecommentabove.Standard:Inmixeduseandmulti-usebuildings,signageshallbecoordinatedwithN/Atheoverallbuildingdesign.AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA5-000729,SA-A,MOD,MOD,LCDecember3,2015Page30of40StaffComment:Seecommentabove.Standard:Freestandingground-relatedmonumentsigns,withtheexceptionofComplianceprimaryentrysigns,shallbelimitedtofivefeet(5’)abovefinishedgrade,includingnotyetsupportstructure.determinedStaffComment:Seecommentabove.Standard:Freestandingsignsshallincludedecorativelandscaping(groundcoverand/orshrubs)toprovideseasonalinterestintheareasurroundingthesign.ComplianceAlternately,signagemayincorporatestone,brick,orotherdecorativematerialsasnotyetapprovedbytheDirector.determinedStaffComment:Seecommentabove.Standard:Allofthefollowingareprohibited:a.Polesigns;b.Roofsigns;andCompliancec.Back-litsignswithlettersorgraphicsonaplasticsheet(cansignsornotyetilluminatedcabinetsigns).Exceptions:Back-litlogosignslessthanten(10)determinedsquarefeetarepermittedasareasignswithonlytheindividuallettersback-lit.StaffComment:Seecommentabove.G.LIGHTING:Intent:Toensuresafetyandsecurity;provideadequatelightinglevelsinpedestrianareassuchasplazas,pedestrianwalkways,parkingareas,buildingentries,andotherpublicplaces;andincreasethevisualattractivenessoftheareaatalltimesofthedayandnight.Guidelines:Lightingthatimprovespedestriansafetyandalsothatcreatesvisualinterestinthebuildingandsiteduringtheeveninghoursshallbeprovided.Standard:Pedestrian-scalelightingshallbeprovidedatprimaryandsecondarybuildingentrances.Examplesincludesconcesonbuildingfacades,awningswithCompliantifdown-lightinganddecorativeStreetlighting.conditionofapprovalisStaffComment:Alightingplanwasnotsubmittedwiththeapplicationnorweremetexteriorlightsshownonthebuildingelevations.Staffrecommendsalightingplanbesubmittedforreview.Accentlightingforthefrontfaçadeasitrelatestoawningsismentionedintheapplicationbutnofurtherdetailhasbeenprovided.N/AStandard:Corporatelogosandsignsshallbesizedappropriatelyfortheirlocation..Standard:Accentlightingshallalsobeprovidedonbuildingfacades(suchassconces)Compliantifand/ortoilluminateotherkeyelementsofthesitesuchasgateways,specimenconditionoftrees,othersignificantlandscaping,waterfeatures,and/orartwork.approvalismetStaffComment:Seecommentabove.CompliantifStandard:Downlightingshallbeusedinallcasestoassuresafepedestrianandconditionofvehicularmo’Jement,unlessalternativepedestrianscalelightinghasbeenapprovedapprovalisadministrativelyorisspecificallylistedasexemptfromprovisionslocatedinRMC4-AdministrativeReport_MyDentalOffices_f5-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA5-000729,SA-A,MOD,MOD,LCDecember3,2015Page31of40met4-075,Lighting,ExteriorOn-Site(i.e.,signage,governmentalflags,temporaryholidayordecorativelighting,right-of-way-lighting,etc.).StaffComment:Seecommentabove.26.SitePlanReview:PursuanttoRMC4-9-200.B,SitePlanReviewisrequiredfordevelopmentintheCAzoningclassificationwhenitisnotexemptfromEnvironmental(SEPA)Revieworwhenthebuildingisclosertotheright-of-waythantheminimum10-footbuildingsetback.TheapplicanthaschosentodesignthebuildingsetbacklessthantheminimumandisthereforesubjecttoSitePlanReview.Forsiteplanapplications,theAdministratorwillanalyzetheplanindetailandevaluatecompliancewiththespecificrequirementsdiscussedbelow.AsdemonstratedinthetablebelowtheproposalmeetstheintentoftheDesignRegulationsonthebasisofindividualmeritifallconditionsofapprovalaremet:ComplianceSitePlanCriteriaandAnalysisComplianta.ComprehensivePlanComplianceandconsistency.StaffComment:SeepreviousdiscussionunderFOF21.“ComprehensivePlanAnalysis.”conditionsofapprovalaremetCompliantb.ZoningComplianceandConsistency.‘StaffComment:SeediscussionunderFOF22.“ZoningDevelopmentStandardconditionsCompliance.ofapprovalaremetCompliantc.DesignRegulationComplianceandConsistency.ifStaffComment:SeediscussionunderFOF25.“DesignDistrictReview.”conditionsofapprovalaremetN/Ad.PlannedactionordinanceandDevelopmentagreementComplianceandConsistency.e.OffSiteImpacts.Structures:Restrictingoverscalestructuresandoverconcentrationofdevelopmentonaparticularportionofthesite.StaffComment:SeeFOF25,“DesignDistrictReview-BuildingLocationandCompliantOrientation”formoredetail.Theproposalwouldnotbeanoverscalestructureorifoverconcentrationofdevelopmentonthesubjectsiteastheproposaldoesnotexceedconditionsmaximumheight,lotcoverage,andsetbackrequirementsoftheCAzone.ofapprovalaremetCirculation:Providingdesirabletransitionsandlinkagesbetweenuses,streets,walkwaysandadjacentproperties.StaffComment:SeediscussionunderFOF25,“DesignDistrictReview—BuildingEntries”formoredetail.Theproposalhasentriesconnectedtointeriorpathwaysandtheoff-siteParkAveNsidewalkthatwouldprovidelinkagestostreets,walkways,adjacentproperties,parkingareas,andconnectionstothecommercialandresidentialAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page32of40useswithintheneighborhood,ifallconditionsofapprovalarecompliedwith.LoadingandStorageAreas:Locating,designingandscreeningstorageareas,utilities,rooftopequipment,loadingareas,andrefuseandrecyclablestominimizeviewsfromsurroundingproperties.StaffComment:SeediscussionunderFOF22,“ZoningDevelopmentStandard—Screening,LoadingDocks,andRefuseandRecyclables.”Views:Recognizingthepublicbenefitanddesirabilityofmaintainingvisualaccessibilitytoattractivenaturalfeatures.StaffComment:Therearenolargeattractivenaturalfeaturesonornearthesiteforwhichtomaintainvisualaccessibility.Landscaping:Usinglandscapingtoprovidetransitionsbetweendevelopmentandsurroundingpropertiestoreducenoiseandglare,maintainprivacy,andgenerallyenhancetheappearanceoftheproject.StaffComment:SeediscussionunderFOF22,“ZoningDevelopmentStandard-Landscaping.”Ifallconditionsofapprovalaremettheproposedlandscapingwouldenhancetheappearanceoftheproject.Lighting:Designingand/orplacingexteriorlightingandglazinginordertoavoidexcessivebrightnessorglaretoadjacentpropertiesandstreets.StaffComment:Alightingplanwasnotprovidedwiththeapplication;thereforestaffrecommendedasaconditionofapprovalthatalightingplanbeprovidedatthetimeofbuildingpermitreview(SeeLightingdiscussionunderFOF25,“DesignReview—Lighting”).f.OnSiteImpacts.StructurePlacement:Provisionsforprivacyandnoisereductionbybuildingplacement,spacingandorientation.StaffComment:Itisanticipatedthatmostofthenoiseimpactswouldoccurduringtheconstructionphaseoftheproject.TheapplicanthassubmittedaConstructionMitigationPlan(Exhibit15)thatprovidesmeasurestoreduceconstructionimpactssuchasnoise,controlofdust,trafficcontrols,etc.Inaddition,theprojectwouldberequiredtocomplywiththeCity’snoiseordinanceregardingconstructionhours.SeeFOF25,“DesignDistrictReview-BuildingLocationandOrientation”foradditionalstaffvanalysisrelatedtoprivacy,placementandorientation.StructureScale:Considerationofthescaleofproposedstructuresinrelationtonaturalcharacteristics,viewsandvistas,siteamenities,sunlight,prevailingwinds,andpedestrianandvehicleneeds.StaffComment:Theproposedone-storymixedusebuildingwouldbelocatedonapproximately44percentofthesite.Theapplicantproposessetbacksfromthenorth,south,andwesterlypropertyboundariesthatareanticipatedtoprovideforaccessofsunlight,winds,vehicleandpedestrianmovementthroughthesite.Architecturaltreatmentssuchastheamountofglazingonthebuildingprovidefortransparencybetweentheexteriorandinteriorofthebuildingandnaturallighttoreachintointerior__ _ __ _ __ _ __spaces.Thestructurescaleisnotsignificantasasingle-storybuildingpushedupAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page33of40againsttheParkAveNright-of-wayandisbrokendownthroughdesignelementssuchasglazingfeatures,horizontalsiding,andbuildingmodulation.NaturalFeatures:Protectionofthenaturallandscapebyretainingexistingvegetationandsoils,usingtopographytoreduceunduecuttingandfilling,andlimitingimpervioussurfaces.StaffComment:Theapplicantproposesremovaloftheexistingthreefruittreesonthesite.Theexistinggenerallyflattopographyofthesiteisnotproposedtosignificantlychange.Thesiteisproposedtohaveanapproximate1percentslopefromthenorthwestcornertowardsthecenterofthesiteandanapproximate2percentslopealongthesoutherlyboundarytodirectstormwatertowardsthecenterofthesiteforcollection(Exhibit17).Limitedsitegradingisproposedtoaccommodatetheproposeddevelopment.Newlandscapingisproposedintheareabetweenthefrontbuildingfaçadeandsidewalkarea(Exhibit6).Staffhasrecommendedstreettreesbeplantedintheproposedright-of-wayareabetweenthebackoftheParkAveNsidewalkandeastfaçadeinpreviousreportsections.Landscaping:Useoflandscapingtosoftentheappearanceofparkingareas,toprovideshadeandprivacywhereneeded,todefineandenhanceopenspaces,andgenerallytoenhancetheappearanceoftheproject.Landscapingalsoincludesthedesignandprotectionofplantingareassothattheyarelesssusceptibletodamagefromvehiclesorpedestrianmovements.StaffComment:SeeFOF22,“ZoningDevelopmentStandard:Landscaping.”g.AccessLocationandConsolidation:Providingaccesspointsonsidestreetsorfrontagestreetsratherthandirectlyontoarterialstreetsandconsolidationofingressandegresspointsonthesiteand,whenfeasible,withadjacentproperties.StaffComment:SeeFOF22,“ZoningDevelopmentStandard:Driveways”andFOF24,“DrivewayModificationAnalysis”formoredetail.ThesitecurrentlyhasonecurbcutfromParkAveNattheeastandaccessthroughthealleyatthewest.ParkAveNisaPrincipalArterial.TheexistingcurbcutonParkAveNwouldberestrictedtoaright-inturnonlyfromthesouthboundtravellanesofParkAveN.Byrestrictingthecurbcuttoingressonlyandnotegress,itisanticipatedthattherewouldbeareductionintheCompliantamountofpedestrianandvehiclecross-overinthesidewalkcorridor.Thealleyattheifwestofthesiteprovidesaccesstothesite,andtocommercialusestothenorthandconditionssouth,andaccesstomanysinglefamilyhomeswestofthesite.ofapprovalaremetInternalCirculation:Promotingsafetyandefficiencyoftheinternalcirculationsystem,includingthelocation,designanddimensionsofvehicularandpedestrianaccesspoints,drives,parking,turnarounds,walkways,bikeways,andemergencyaccessways.StaffComment:SeediscussionunderFOF25,“DesignDistrictReview—BuildingEntries”formoredetail.Theproposalhasentriesconnectedtointeriorpathwaysandtheoff-siteParkAveNsidewalkthatwouldprovidelinkagestostreets,walkways,adjacentproperties,parkingareas,andconnectionstothecommercialandresidentialuseswithintheneighborhood,ifallconditionsofapprovalaremet.LoadingandDelivery:Separatingloadinganddeliveryareasfromparkingandpedestrianareas.AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortP/atReport&DecisionMYDENTALOFFICEBUILDINGLUA5-000729,SA-A,MOD,MOD,LCDecember3,2015Page34of40StaffComment:SeediscussionunderFOF22,“ZoningDevelopmentStandards—LoadingDocksandRefuseandRecyclables.”Itisnotanticipatedthatloadinganddeliveryareasarerequiredoftheproposeduses.TransitandBicycles:Providingtransit,carpoolsandbicyclefacilitiesandaccess.StaffComment:Alternativetransportationoptionsareavailablewithpublictransitstopsnearby.Bicycleparkingfacilitiesarenotrequiredforthesubjectprojectsizealthoughstaffrecommendsthattheapplicantconsiderabicycleparkingrackforshort-termbicycleparkingalongthefrontfaçadeandsidewalkarea.TransitroutesarelocatednearthesubjectsiteforbothKingCountyMetroandSoundTransitbusses.Infrontoftheautorepairbusinessestothenorth,alongParkAye,isabusstop.ThestopprovidesconnectionforMetro240andSouthTransitbuslines560and566.ThebuslinesprovideconnectionattheRentonTransitCentertootherlocalandregionaltransitroutes.OntheoppositesideofParkAveN,attheintersectionwithN6thSt,arestopsforroutesheadingnorthonPark,includingbuslinesforMetro240and342andSoundTransitRoutes560and566.Pedestrians:Providingsafeandattractivepedestrianconnectionsbetweenparkingareas,buildings,publicsidewalksandadjacentproperties.StaffComment:SeediscussionunderFOF25,“DesignDistrictReview—BuildingEntries.”Ifallconditionsofapprovalaremet,pedestriansareprovidedsafeandattractivefeaturesatthefrontandrearofthebuilding.Alongthefront,therewouldbeanewlandscapestripbetweenthebuildingfaçadeandsidewalkarea.Atthebackofthebuildingaresidewalksthatconnectparkingstallswiththerearentries.TheexistingsidewalkalongParkAveNwouldcontinuetoprovideconnectionsfromthesitetonextdoorsitesandtotherestoftheneighborhoodandcommercialusesandactivitiestothenorthandsouthofthesite.h.OpenSpace:Incorporatingopenspacestoserveasdistinctiveprojectfocalpointsandtoprovideadequateareasforpassiveandactiverecreationbytheoccupants/usersofthesite.StaffComment:SeeFOF25,“DesignDistrictCompliance-RecreationAreasandCommonOpenSpace.”RecreationAreasandCommonOpenSpaceisnotrequiredfortheproposal.Theapplicantprovidesanapproximate10-footwidelandscapedareaalongthestreetfacingeastfaçade(Exhibit5).ThefrontentriesofthetwodentalofficespacesandthepublicsidewalkonParkAveNintegratewiththefrontlandscapeareaandtheareaisanticipatedtoprovideadistinctiveprojectfocalpoint.Withthewidenedenterpathwaysandassociatedrequiredsiteamenities,thebuildingeaterieswouldalsobecomeafocalpointandaspacetoprovidepassiverecreation.i.ViewsandPublicAccess:Whenpossible,providingviewcorridorstoshorelinesandMt.Rainier,andincorporatingpublicaccesstoshorelines‘StaffComment:TheproposedstructurewouldnotblockviewcorridorstoshorelinesorMt.Rainier.Thepublicaccessrequirementisnotapplicableasthesiteisnotadjacenttoashoreline.j.NaturalSystems:Arrangingprojectelementstoprotectexistingnaturalsystemswhereapplicable.StaffComment:Therearenonaturalsystemsonthesite.AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortP/atReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page35of40k.ServicesandInfrastructure:Makingavailablepublicservicesandfacilitiestoaccommodatetheproposeduse:PoliceandFire.StaffComment:PoliceandFirePreventionstaffindicatedthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;iftheapplicantprovidesCoderequiredimprovementsandfees.ThepreliminaryfireflowrequirementpertheFireMarshal’sofficeis2,000gpm.Allnewconstructionmusthavefirehydrantscapableofdeliveringaminimumof1,000gpmeach.Oneprimaryhydrantisrequiredwithin150feetfromthebuildingandoneadditionalhydrantwillberequiredwithin300feetofthebuilding.TherearefirehydrantsinthevicinitythatmaybecountedtowardsthefireprotectionoftheprojectbutlocationissubjecttoFireDepartmentapproval.Existinghydrant(s)countedasfireprotectionwillberequiredtoberetrofittedwithstorzfittingsifnotalreadyinstalled.AFireImpactFeefor2015,basedon$0.75persquarefootofdentalofficespacewouldbeapplicabletotheproposal(Exhibit19).Feesmaychangeyeartoyearandthe2016feetisbasedon$0.87persquarefoot.Schools.Noresidentialunitsareproposed.ASchoolFeewouldnotberequired.Parks.Noresidentialunitsareproposed.AParkImpactFeewouldnotberequired.WaterandSewer.StaffComment:ThesiteisservedbytheCityofRentonforwaterandsewerutilities.Ithasbeendeterminedthatthepreliminaryfireflowdemandfortheproposeddevelopmentis2,000gpm.TheexistinghomeonthenorthlotofthetwoparcelsiscurrentlyconnectedtotheCityofRentonsewerserviceandisconnectedtoainchmeter.Watersystemdevelopmentfeeswouldbeapplicableifthewatermetersizeincreasesbeyond1-inch(Exhibit19).Sewersystemdevelopmentfeeswouldbeapplicableifthesewermetersizeincreasesbeyond1-inch.Feesmaychangeyeartoyear.Drainage.StaffComment:AdrainagereportdatedSeptember21,2015wassubmittedbyWR&Associates(Exhibit17).ThesitefallswithinthePeakRateFlowControlDurationStandardforExistingConditions.ThesiteislocatedwithintheLowerCedarRiverBasin.TheredevelopmentissubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterManualandTheCityofRentonAmendmentstotheKCSWM,Chapters1and2.Allcoreandspecialrequirementshavebeendiscussedinthesubmitteddrainagereport.AsdescribedintheAdvisoryNotes,therunofffromtheexistingsiteincludestwosinglefamilyhomeswherenostormwatetconveyancesystemexists(Exhibit19).Accordingtothereport,andupondevelopment,allstormwaterrunofffromthesitewilldraintoacatchbasininParkAveN,flowthroughaseriesofcatchbasinsanda24inchstormdrainagesystem,whereitwilldischargeintotheCedarRiver.The2015surfacewatersystemdevelopmentfeeof$0.540persquarefootofnewimpervioussurfacewillapplyandfeeof$0.594in2016.Thefeeispayablepriortoissuanceoftheutilityconstructionpermit(Exhibit19).Feesmaychangeyeartoyear.Transportation.__ _ __ _ __ _ __StaffComment:Accesstothesiteisproposedthroughtwoproposedconnections.OneAdministrativeReport_MyDentalOffices_1S-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page36of40isaningressonlydrivewayfromParkAveNandtheotheristhroughanalleyatthewest.Increasedtrafficcreatedbythedevelopmentwouldbemitigatedbypaymentoftransportationimpactfees.Currentlythisfeeisassessedat$20,209.52for2015(Exhibit19).Thisfeeincreaseseachyearandtheapplicablefeeispaidatthetimeofbuildingpermitissuance.N/AI.Phasing:Theapplicantisnotrequestinganyadditionalphasing.I.CONCLUSIONS:1.TheproposalcomplieswiththeSitePlanReviewCriteriaforapprovalofreducedfrontyardalong-a-streetsetback,seeFOP22.2.TheproposalcomplieswiththeStreetModificationstandardsalongParkAveNtoleavetheexistingimprovements,seeFOP23.3.TheproposalcomplieswiththenumberofDrivewayCurbCutsModificationtohavetwodrivewaysalongthethreecommonlyownedparcels,seeFOE24.4.ThesubjectsiteislocatedintheCommercialMixedUse(CMU)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOE21.5.ThesubjectsiteislocatedintheCommercialArterial(CA)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF22.6.TheproposedprojectcomplieswiththeDesignDistrictStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF25.7.ThesubjectsiteislocatedintheCityofRentondesignatedseismichazardCriticalAreaandcomplieswiththeCriticalAreasRegulations,seeFOE21.8.Staffdoesnotanticipateanyadverseimpactsonsurroundingpropertiesandusesaslongastheconditionsofapprovalarecompliedwith,seeFOF26.9.TheproposeduseisanticipatedtobecompatiblewithexistingandfuturesurroundingusesaspermittedintheCAzoningclassification,seeFOF26.10.Thescale,height,andbulkoftheproposedbuildingisappropriateforthesite,seeFOE26.11.Safeandefficientaccessandcirculationhasbeenprovidedforallusers,seeFOE26.12.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposeduse,seeFOE26.13.TheproposedlocationwouldnotresultinthedetrimentaloverconcentrationofaparticularusewithintheCityorwithintheimmediateareaoftheproposeduse.Theproposedlocationissuitedfortheproposeduse,seeFOE26.AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page37of4014.Theusewouldnotresultinasubstantialorundueadverseeffectonadjacentproperties.Theconstructionofanewstructurewouldresultinanoverallimprovementofthevisualenvironment,seeFOE26.15.Adequateparkingfortheproposeduseisprovidedifallconditionsofapprovalarecompliedwith,seeFOE22.16.Theproposedsiteplanensuressafemovementforvehiclesandpedestriansandhasmitigatedpotentialeffectsonthesurroundingareaifallconditionsofapprovalarecompliedwith,seeFOE26.17.Theproposeddevelopmentwouldnotgenerateanylongtermharmfulorunhealthyconditions.Potentialnoise,light,andglareimpactsfromtheproposedusehavebeenevaluatedandmitigatedifallconditionsofapprovalarecompliedwith.18.Landscapingisprovidedinallareasnotoccupiedbythebuildingorpavingifallconditionsofapprovalarecompliedwith,seeFOE22.J.DECISION:TheMyDentalOfficeBuilding,FileNo.LUA15-000729,asdepictedinExhibit5,isapprovedandissubjecttothefollowingconditions:1.TheapplicantshallrecordaformalLotCombinationinordertoensuretheproposedbuildingisnotbuiltacrosspropertylines.Theinstrumentshallberecordedpriortobuildingpermitapproval.2.TheapplicantshallsubmitanewsiteplanandelevationplanthatidentifiestheroofoverhangalongtheParkAveNfaçadethatdoesnotprotrudeintotheright-of-wayareatotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitapproval.3.TheapplicantshallsubmitadetailedlandscapeplanasoutlinedinRMC4-8-120D.12tobesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitapproval.Thedetailedlandscapeplanshallincludebutisnotlimitedtothefollowing:twoorthreetreestobeplantedinthepublicright-of-wayalongtheeastbuildingfaçade;multipletreestobeplantedinthesoutheastcornerofthesitebetweenthesidewalkandon-siteparallelparking;refuseandrecyclingscreening;andtherequiredirrigationsystem.4.TheapplicantshallrevisethesurfaceparkingarealayoutofthesiteplanandsubmitittotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitapproval.Theparkinglayoutshallincludethefollowing:areductioninlengthoftheparallelparkingareaonthesouthsideofthesitetoincludeaminimum10-footperimeterlandscapedbuffetbetweentheParkAveNright-of-wayandsurfaceparking,andareductioninthenumberofvehiclestallstoamaximumof12stalls.Morethan12stallsmaybeconsiderediftheapplicantprovidessufficientjustification.5.Theapplicantshallprovidedetailsofsurfaceand/orroot-fopmountedequipmentwiththebuildingpermitapplication,forreviewandapprovalbytheCurrentPlanningProjectManagerpriortobuildingpermitissuance.6.Theapplicantshalleitherrevisethenumberofcompactstallsproposedtomeetthe30%maximumallowed,orprovideaparkingsiteplanwithanalysisofparkingstallsthatmeetsthenumberofcompactstallsallowedwithrelationshiptoemployeeparkingpriortobuildingpermitissuance.IfaModificationfromthecompactstallsallowanceisrequested,theapplicantshallapplyforandreceiveapprovalofthemodificationtothecompactstallstandardspriortobuildingpermitissuance.AnyrevisedAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page38of40documentsoranalysisshallbesubmittedtotheCurrentPlanningProjectManagerpriortobuildingpermitapproval.7.Theapplicantshallsubmitaconceptualsignpackagewhichindicatestheapproximatelocationofallexteriorbuildingsignage.Proposedsignageshallbecompatiblewiththebuilding’sarchitectureandexteriorfinishes.TheconceptualsignpackageshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalasapartofthesignpermitapplication.8.TheapplicantshallfollowtherecommendationsoftheGeotechnicalReport,preparedbyMeritEngineeringlnc,datedJuly10,2014.9.TheapplicantshallsubmitarevisedsiteplantotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitissuance,thatprovidesspecificinformationofrefuseandrecyclablesserviceareaandadetailoftherequiredserviceareaenclosure,alongwithinformationidentifyinghowtherefuseandrecyclingpickupwillbeaccomplished.10.TheapplicantshallsubmitalightingplanwhichcomplieswiththeDesignDistrictstandards.Theplanshallindicatethelocationofexterior/ornamentallightingtobeattachedtothebuilding,andanysurfaceparkinglighting,includingspecificationsofthelightfixtures.ThelightingplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitapproval.11.Theapplicantshallsubmitdetailsofthesignageandmarkingsfortheone-way/ingressonlydrivewaywithasiteplanidentifyingthelocationsoftheproposedsignageandmarkings.TheplananddetailsshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitapproval.12.TheapplicantshallsubmitarevisedcolorelevationofthefronteastfacingbuildingfaçadethatcreatesmoreprominentandidentifiablestreetfacingentriesthatcomplywiththeDesignDistrictstandardthatincludesthetypesandcolorsofmaterialstobeused.Therevisedelevationshallincludearevisionoftheawningalongthefaçade.TherevisedelevationshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitapproval.13.Theapplicantshallprovideapathwaythatconnectstheparallelparkingstallstotheinteriorpathwaysattherearofthebuilding.Thepathwayshallbeconstructedwithadifferentiatedmaterialortexturefromabuttingpavingmaterials.TheproposedmaterialandrevisedplansshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitapproval.14.Thepathwaysthatprovideaccesstothemainentrancesofthebuildingfromthepublicsidewalkshallbewidenedtoaminimumof8feetinwidth.Anupdatesiteplanshallbeprovidedshowingcompliancewiththeincreasedpathwaywidth,whichshallbereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitissuance.15.Theapplicantshallprovideamenitiesalongtheeastfaçadesuchasseating,publicart,etcandthedetailsofthesiteamenitiesshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitapprovalorconstructionpermitapprovalwhichevercomesfirst.Anyrevisedsiteplanshallidentifythelocationanddetailsofthesiteelement.16.TheapplicantshallrevisethenorthfaçadetoincludetherequiredmodulationandshallsubmitanyrevisedplansidentifyingthechangetotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitapproval.17.AvariedroofprofileshallbeprovidedalongParkAve.N.TheeastelevationchangesshallbeidentifiedinthebuildingpermitapplicationandshallbereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitissuance.AdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlatReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page39of4018.TheapplicantshallprovideamaterialsboardwithmaterialtypeandcolorsforsidingmaterialsandwindowtypesalongwithacolorrenderingoftheeastfacingbuildingelevationtotheCurrentPlanningProjectManagerforreviewandapprovalpriortobuildingpermitissuance.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:ienniferHenning,PlanningDirectDateDepartmentofCommunity&EconomicDevelopmentTRANSMuTEDthis3,ddayofDecember,2015totheOwner/Applicant/Contact:Owner:Applicant/Contact:DrVuMaoDDS&ParkAveLLCDonSnair,D+BGroup507WilliamsAveS5100SEHarneyDrive#13Renton,WA98057Portland,OR97206TRANSMITTEDthis3rddayofDecember,2015tothePartyofRecord:LeahThomasonTRANSMITTEDthis3tddayofDecember,2015tothefollowing:JenniferHenning,PlanningDirectorBrianneBannwarth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonDecember17,2015.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativesiteplanreviewdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070.M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillAdministrativeReport_MyDentalOffices_15-000729 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeShortPlotReport&DecisionMYDENTALOFFICEBUILDINGLUA15-000729,SA-A,MOD,MOD,LCDecember3,2015Page40of40benofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdministrativeReport_MyDentalOffices_15-000729