HomeMy WebLinkAboutSR_HEX_Medical Office Shell_241022_v2_FINALREPORT TO THE HEARING EXAMINER
Hearing Date:
October 29, 2024
Project File Number:
PR24-000052
Project Name:
Medical Office Shell Building
Land Use File Number:
LUA24-000218, ECF, SA-H, V-H, MOD
Project Manager:
Alex Morganroth, Principal Planner
Owner:
Dale Fonk / ADF Properties LLC / 15007 Woodinville-Redmond Rd, Suite A, Woodinville, WA 98072
Applicant/Contact:
Tyler Graff, Graves + Associates / 2102 N Pearl St, Tacoma, WA 98406 / tgraff@gravesassoc.com
Project Location:
4409 NE Sunset Blvd (APN 0323059093)
Project Summary:
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, a Reasonable Use Exception (i.e. variance), and a Street Modification to construct a 5,200
sq. ft., one-story office building for a future medical office use. Other proposed site improvements include a 26-stall surface parking lot and modified street frontage improvements
to include a new sidewalk and planter strip along NE Sunset Blvd. The subject property (APN 0323059093) is a vacant parcel located on the south side of NE Sunset Blvd near the intersection
of Anacortes Ave NE. The project site totals 0.81 acres in area and is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use designation, Commercial Arterial (CA)
zoning classification, and Urban Design District ‘D’. Access is proposed via a new driveway off of NE Sunset Blvd. According to the applicant and the City’s mapping system, critical
areas on the site include an F-rated stream (Honey Creek) and sensitive slopes. The applicant is requesting a Reasonable Use Exception in order to allow the proposed surface parking
lot to encroach approximately 62 feet (62’) into the required buffer. Restoration and mitigation in the buffer are proposed. According to the applicant, four (4) trees are located on
the site, of which the applicant proposes to retain two (2) of the trees. The applicant submitted a geotechnical report, drainage report, arborist report, stream study and mitigation
plan, a traffic impact analysis, and an Environmental Checklist to evaluate the application.
Site Area:
0.81 acres
B. EXHIBITS:
Exhibits 1-20:
As shown in the Environmental Review Committee (ERC) Report
Exhibit 21:
Staff Report to the Hearing Examiner
Exhibit 22:
Environmental (SEPA) Review Determination of Non-Significance, Mitigated, dated September 30, 2024
C. GENERAL INFORMATION:
Owner(s) of Record:
Dale Fonk / ADF Properties LLC / 15007 Woodinville-Redmond Rd, Suite A, Woodinville, WA 98072
Zoning Classification:
Comprehensive Plan Land Use Designation:
Existing Site Use:
Vacant
Critical Areas:
F-rated stream (Honey Creek) and sensitive slopes
Neighborhood Characteristics:
North:
Multifamily residential; Residential High Density (HD) Comp Plan Designation; Residential Multifamily (RMF) zone
East:
Fast food restaurant; Commercial Mixed Use (CMU) Comp Plan Designation; Commercial Arterial (CA) zone
South:
Day care center; Commercial Mixed Use (CMU) Comp Plan Designation; Commercial Arterial (CA) zone
West:
Single-family residential; Commercial Mixed Use (CMU) Comp Plan Designation; Commercial Arterial (CA) zone
Site Area:
0.81 acres
D. HISTORICAL/BACKGROUND:
Action
Land Use File No.
Ordinance No.
Date
Althoff Annexation
A-68-NO
2408
05/29/1968
Site Plan Review
LUA01-134
N/A
N/A (no decision issued)
Site Plan Review
LUA08-028
N/A
09/10/2010
Comprehensive Plan
N/A
5758
06/22/2015
Zoning
N/A
5758
06/22/2015
Site Plan Review
LUA19-000290
N/A
N/A (no decision issued)
E. PUBLIC SERVICES:
Existing Utilities
Water: Water service is provided by the City of Renton. There are existing 12-inch (12”) water mains in NE Sunset Blvd.
Sewer: Sewer service is provided by the City of Renton. There is an existing 12-inch (12”) sewer main in NE Sunset Blvd.
Surface/Storm Water: No storm water conveyance systems are located on the site or within the ROW fronting the site.
Streets: The project site fronts NE Sunset Blvd along the north property line. NE Sunset Blvd is classified as a principal arterial with a current right of way (ROW) width of approximately
90 feet (90’) fronting the project site per King County Assessor’s Map. The existing street section is 55 feet (55’) of pavement (4 travel lanes with middle turn lane), with 0.5-foot
(0.5’) curb, and five-foot (5’) sidewalk.
Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
Section 4-2-120: Commercial Development Standards
Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Area Regulations
Section 4-3-100: Urban Design Regulations
Chapter 4 City-Wide Property Development Standards
Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
Chapter 9 Permits – Specific
Section 4-9-200: Master Plan and Site Plan Review
Section 4-9-200: Variances, Waivers, Modifications, Alternates
Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
Land Use Element
H. FINDINGS OF FACT (FOF):
The Planning Division of the City of Renton accepted the above master application for review on July 17, 2024 and determined the application complete on July 18, 2024. The project complies
with the 120-day review period.
The project site is located at 4409 Sunset Blvd NE (APN 0323059093).
The project site is currently undeveloped.
Access to the site would be provided via one (1) new driveway off of Sunset Blvd NE.
The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation.
The site is located within the Commercial Arterial (CA) zoning classification.
Two (2) trees on the site are proposed for removal.
The site is mapped with a Type F stream and sensitive slopes.
Approximately 1,500 cubic yard (cy) of strutural fill is proposed as part of the project.
The applicant is proposing to begin construction in spring of 2025 and complete the project in approximatley ten (10) months.
Staff received one comment letter from the Duwamish Tribe related to the finding of archeological or cultural artifacts (Exhibit 18) .
Staff received no other comments from members of the public.
P
ursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 30, 2024, the Environmental Review Committee issued a Determination of Non-Significance
- Mitigated (DNS-M) for the Medical Office Shell Building (Exhibit 22). The DNS-M included one (1) mitigation measure. A 14-day appeal period commenced on September 30, 2024 and ended
on October 14, 2024. No appeals of the threshold determination have been filed as of the date of this report.
Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measure with the Determination of Non-Significance
– Mitigated:
The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified professional prior to the start of any construction. The applicant shall provide notification to
Tribes’ cultural committee prior to the start of construction.
Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained
in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report.
Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s Comprehensive Plan Map. The purpose of the CMU designation is to establish commercial
and office areas near principal arterials within the Commercial and Mixed Use (CMU) land use designation and to transform strip commercial development into business districts through
the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with
the following Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance
Comprehensive Plan Analysis
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Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.
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Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional coordination.
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Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their
floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.
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Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their
floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.
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Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development.
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Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.
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Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during,
and after construction.
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Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
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Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.
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Policy L-56: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide
for respite, recreation, and sun/shade.
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Policy L-60: Improve the appearance of parking lots through landscaping and screening.
Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas characterized
by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA
Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. The proposal is compliant with the following development
standards, as outlined in RMC 4-2-120.A, if all conditions of approval are met:
Compliance
CA Zone Develop Standards and Analysis
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Use: The use “Medical and dental offices” is a permitted use in the CA zone.
Staff Comment: The applicant intends to lease future building to a medical or dental provider. Any future use proposed on the site would be evaluated during formal review of a tenant
improvement permit.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net acre. The maximum density permitted is 60 dwelling units per net acre in the City Center and Highlands
Community Planning Areas and 30 dwelling units per net acre in the East Plateau and Kennydale Community Planning Areas. Net density is calculated after the deduction of sensitive areas,
areas intended for public right-of-way, and private access easements.
Staff Comment: Not applicable, no residential development is proposed.
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Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are no minimum lot width or depth requirements.
Staff Comment: The existing lot is approximately 35,496 sq. ft. in size. No changes to the lot dimensions are proposed as a part of the project.
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Setbacks: The minimum front yard and secondary front yard setback is 15 ft. The minimum setback may be modified through the site plan review process if it can be demonstrated to the
Administrator’s satisfaction that the following criteria as set forth in RMC 4-2-120C.16 are met:
A maximum front yard and secondary front yard setback of 20 ft. is required. The maximum setback may be modified through the site plan review process if the applicant can demonstrate
that the proposed development meets the criteria as set forth in RMC 4-2-120C.15.
There are no minimum side or rear yard setbacks, except 15 feet. if the lot abuts or is adjacent to a lot zoned residential.
Staff Comment: The proposal includes the construction of a new one-story, 5,200 square foot medical office building on the north side of the site. The proposed building has a front yard
(north) setback of approximately 15 feet, 8 inches (15’ 8”), a rear side setback of approximately 124.5 feet (124.5’), and side yard (east and west) setbacks of approximately 3 feet,
8 inches (3’ 8”) and 57 feet (57’). Therefore, the proposed building would comply with all required setback areas.
(
Building Standards: The CA zone has a maximum building coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The maximum
building height permitted is 50 ft., except 70 ft. if the building is mixed use.
Staff Comment: The new building would have a total footprint of approximately 5,200 sq. ft., which results in a building coverage of 14.6% on a 35,496 sq. ft. project site. The maximum
height of the proposed building is 25 feet (25’). Therefore, the proposal complies with the building standards for the CA zone.
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The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Minimum planting strip widths between the curb and sidewalk are established
according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips pursuant to the following standards,
provided there shall be a minimum of one street tree planted per lot.
Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator
and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List.
Street trees shall have a minimum caliper of two inches (2") and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other
measures to help prevent tree roots from damaging infrastructure.
Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular
intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located
in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified
in the City’s Approved Tree List. Generally, the following spacing is required:
Small-sized maturing trees: thirty feet (30') on center;
Medium-sized maturing trees: forty feet (40') on center; and
Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one (1) tree per thirty (30) lineal
feet of street frontage.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100
or more spaces shall provide 35 sf of landscaping per parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet
(12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one (1) tree for every six (6) parking spaces within the
lot interior shall be planted.
Shrubs at the minimum rate of one (1) per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation.
There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a tree grate must be planted in ground cover plants, which may include grasses. Mulch must be confined
to areas underneath plants and is not a substitute for ground cover plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size, provided such plants have well-developed roots and are not root bound or J-rooted; alternative
standards may be applied pursuant to RMC 4-4-070C. Area planted in ground cover plants, other than grass seed or sod, must be planted in triangular spacing. Ground cover plants must
be planted at a density that will cover the entire area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within three (3) years of planting. Shrubs must be at least a two (2) gallon container size at planting.
Shrubs shall be in beds that include a layer of mulch at least two inches (2") in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at least three inches (3") and is at least three feet (3') in radius around the tree.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier, is required along the common property line.
A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas.
Staff Comment: A Conceptual Landscape Plan (Exhibit 7) was submitted with the project application materials. An eight-foot (8’) wide street tree planting strip is proposed between the
new curb and sidewalk. This landscape strip is proposed to be vegetated with Japanese snowbell street trees and lawn. The species ‘Japanese snowbell’ is not on the City’s approved Street
Tree List.
The landscape plan also includes a 10-foot (10’) onsite landscape strip along the project frontage, perimeter and interior parking lot landscaping within the proposed surface parking
to the south and west of the new building, and landscaping within areas of the site not developed by buildings or impervious surface. The 10-foot (10’) on-site landscaped area would
be planted with a variety of shrubs and ground cover including Muskogee crape myrtle, Pacific wax myrtle, Purple gem azalea, sword fern, and Purple rock rose.
The proposal includes a total of 26 surface parking spaces within the parking area immediately to the south and west of the proposed medical office building. A total of 390 sq. ft. of
interior parking lot landscaping would be required for 26 parking spaces (15 sq. ft. x 26 stalls = 390 sq. ft.). The applicant has proposed four (4) interior landscape islands totaling
approximately 485 sq. ft., which exceeds the minimum 390 sq. ft. required. In addition, perimeter landscaping is located between the ROW and first parking space and includes a tree,
shrubs, and groundcover.
underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the
following spacing is required:
Small-sized maturing trees: thirty feet (30') on center;
Medium-sized maturing trees: forty feet (40') on center; and
Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one (1) tree per thirty (30) lineal
feet of street frontage.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100
or more spaces shall provide 35 sf of landscaping per parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet
(12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one (1) tree for every six (6) parking spaces within the
lot interior shall be planted.
Shrubs at the minimum rate of one (1) per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation.
There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a tree grate must be planted in ground cover plants, which may include grasses. Mulch must be confined
to areas underneath plants and is not a substitute for ground cover plants.
(
The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Minimum planting strip widths between the curb and sidewalk are established
according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips pursuant to the following standards,
provided there shall be a minimum of one street tree planted per lot.
Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator
and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List.
Street trees shall have a minimum caliper of two inches (2") and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other
measures to help prevent tree roots from damaging infrastructure.
Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular
intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located
in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified
in the City’s Approved Tree List. Generally, the following spacing is required:
Small-sized maturing trees: thirty feet (30') on center;
Medium-sized maturing trees: forty feet (40') on center; and
Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one (1) tree per thirty (30) lineal
feet of street frontage.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100
or more spaces shall provide 35 sf of landscaping per parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet
(12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one (1) tree for every six (6) parking spaces within the
lot interior shall be planted.
Shrubs at the minimum rate of one (1) per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation.
There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a tree grate must be planted in ground cover plants, which may include grasses. Mulch must be confined
to areas underneath plants and is not a substitute for ground cover plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size, provided such plants have well-developed roots and are not root bound or J-rooted; alternative
standards may be applied pursuant to RMC 4-4-070C. Area planted in ground cover plants, other than grass seed or sod, must be planted in triangular spacing. Ground cover plants must
be planted at a density that will cover the entire area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within three (3) years of planting. Shrubs must be at least a two (2) gallon container size at planting.
Shrubs shall be in beds that include a layer of mulch at least two inches (2") in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height.
E
xcept for trees with a tree grate, trees shall include a mulch ring that has a depth of at least three inches (3") and is at least three feet (3') in radius around the tree.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier, is required along the common property line.
A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas.
Staff Comment: A Conceptual Landscape Plan (Exhibit 7) was submitted with the project application materials. An eight-foot (8’) wide street tree planting strip is proposed between the
new curb and sidewalk. This landscape strip is proposed to be vegetated with Japanese snowbell street trees and lawn. The species ‘Japanese snowbell’ is not on the City’s approved Street
Tree List.
The landscape plan also includes a 10-foot (10’) onsite landscape strip along the project frontage, perimeter and interior parking lot landscaping within the proposed surface parking
to the south and west of the new building, and landscaping within areas of the site not developed by buildings or impervious surface. The 10-foot (10’) on-site landscaped area would
be planted with a variety of shrubs and ground cover including Muskogee crape myrtle, Pacific wax myrtle, Purple gem azalea, sword fern, and Purple rock rose.
The proposal includes a total of 26 surface parking spaces within the parking area immediately to the south and west of the proposed medical office building. A total of 390 sq. ft. of
interior parking lot landscaping would be required for 26 parking spaces (15 sq. ft. x 26 stalls = 390 sq. ft.). The applicant has proposed four (4) interior landscape islands totaling
approximately 485 sq. ft., which exceeds the minimum 390 sq. ft. required. In addition, perimeter landscaping is located between the ROW and first parking space and includes a tree,
shrubs, and groundcover.
Compliant if condition of approval is met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-130) require the retention of 30 percent of trees on all properties subject to an active land development
permit.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas
and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
Staff Comment: The applicant submitted an Arborist Report, prepared by Greenforest Incorporated, dated April 2, 2018 (Exhibit 9). According to the applicant, two (2) significant trees
and two (2) landmark trees are present on the site including a 29-inch (29”) DBH Douglas fir tree, a 27-inch (27”) DBH Douglas fir tree, a 30-inch (30”) Douglas fir tree, and an 18-inch
(18”) DBH Maple tree. The report indicates that two (2) of the trees, the Maple and the 30-inch (30”) Douglas fir are located in the proposed reduced stream buffer and therefore were
not analyzed. The other two (2) trees located outside of the buffer, the 27-inch (27”) and 29-inch (29”) DBH Douglas firs are proposed for removal based on the design of the site improvements,
resulting in a tree retention rate of 0%. The two (2) trees proposed for removal were determined by the arborist to be in good health. Review of the site plan finds that at least one
(1) of the two (2) trees could be saved with minimal impact to the overall design of the site. Therefore, in order to ensure compliance with the tree retention standards for the CA zone,
staff recommends as a condition of approval, the applicant shall retain either the 29-inch (29”) DBH Douglas fir tree or the 27-inch (27”) DBH Douglas fir tree identified in the Arborist
Report submitted with the application.
Compliant if condition of approval is met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-130) require the retention of 30 percent of trees on all properties subject to an active land development
permit.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas
and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
Staff Comment: The applicant submitted an Arborist Report, prepared by Greenforest Incorporated, dated April 2, 2018 (Exhibit 9). According to the applicant, two (2) significant trees
and two (2) landmark trees are present on the site including a 29-inch (29”) DBH Douglas fir tree, a 27-inch (27”) DBH Douglas fir tree, a 30-inch (30”) Douglas fir tree, and an 18-inch
(18”) DBH Maple tree. The report indicates that two (2) of the trees, the Maple and the 30-inch (30”) Douglas fir are located in the proposed reduced stream buffer and therefore were
not analyzed. The other two (2) trees located outside of the buffer, the 27-inch (27”) and 29-inch (29”) DBH Douglas firs are proposed for removal based on the design of the site improvements,
resulting in a tree retention rate of 0%. The two (2) trees proposed for removal were determined by the arborist to be in good health. Review of the site plan finds that at least one
(1) of the two (2) trees could be saved with minimal impact to the overall design of the site. Therefore, in order to ensure compliance with the tree retention standards for the CA zone,
staff recommends as a condition of approval, the applicant shall retain either the 29-inch (29”) DBH Douglas fir tree or the 27-inch (27”) DBH Douglas fir tree identified in the Arborist
Report submitted with the application.
Partially Compliant/ Compliant if condition of approval is met
Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing
or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls
shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public
view.
Staff Comment: Any proposed surface mounted or rooftop mounted utility equipment shall be screened from public view. In the submitted Architectural Elevations (Exhibit 4), the applicant
indicates that future mechanical equipment would be located on the roof of the new building behind a parapet wall. The parapet would extend approximately four feet (4’) above the roofline
and would provide ample screening for most types of mechanical equipment. The effectiveness of the parapet to screen equipment would be evaluated as part of any future building permit
review. No surface mounted equipment, such as utility boxes, HVAC components, or emergency generators, were shown on the site plan. Therefore, staff recommends as a condition of approval,
a screening detail be provided for any proposed surface or roof mounted utility equipment be submitted to the Current Planning Project Manager for review and approval. The screening
detail for surface mounted utility equipment that includes cross sections of the utility and screening shall be provided at the time of Construction Permit review.
Partially Compliant/ Compliant if condition of approval is met
Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing
or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls
shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public
view.
Staff Comment: Any proposed surface mounted or rooftop mounted utility equipment shall be screened from public view. In the submitted Architectural Elevations (Exhibit 4), the applicant
indicates that future mechanical equipment would be located on the roof of the new building behind a parapet wall. The parapet would extend approximately four feet (4’) above the roofline
and would provide ample screening for most types of mechanical equipment. The effectiveness of the parapet to screen equipment would be evaluated as part of any future building permit
review. No surface mounted equipment, such as utility boxes, HVAC components, or emergency generators, were shown on the site plan. Therefore, staff recommends as a condition of approval,
a screening detail be provided for any proposed surface or roof mounted utility equipment be submitted to the Current Planning Project Manager for review and approval. The screening
detail for surface mounted utility equipment that includes cross sections of the utility and screening shall be provided at the time of Construction Permit review.
Compliant if condition of approval is met
Refuse and Recycling: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area
shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas.
Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50') of a lot zoned residential, except by approval through the site development
plan review process, or through the modification process if exempt from site development plan review.
Staff Comment: The applicant submitted plans showing a refuse and recycling deposit area to the south of the building adjacent to the surface parking lot. Based on the gross floor area
of the building, 5,200 sq. ft., the proposal would require 10.4 square feet of recyclable deposit areas and 20.8 square feet of refuse deposit areas for a total of 31.2 square feet.
The applicant submitted a Trash Enclosure Plan, with the application (Exhibit 6). The proposed trash enclosure would be approximately 192 square feet and would be constructed of natural
ground face CMU block. The enclosure would be covered with a metal roof matching the metal proposed for incorporation into the main building and would include both swinging double chain
link gates with plastic or wood slats and a three foot (3’) wide by six foot (6’) tall chain link (or similar) man-door for access. The enclosure would not be visible from the ROW and
is not within fifty feet (50') of a residentially zoned lot. While the proposed enclosure complies with the size, material, and setback requirements, the location of the enclosure near
the back of the parking lot may present problems for the garbage service provider (Republic Services), particularly due to the lack of turnaround. Therefore, in order to ensure the provider
can effectively collect the refuse and recycling, staff recommends as a condition of approval, the applicant shall submit a letter from the garbage and recycling service provider approving
the location of the enclosure. The letter shall be submitted for review and approval by the Current Planning Project Manager prior to Civil Construction Permit issuance.
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Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without
the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street.
Staff Comment: There is a stream located along the south property line, which would preclude a site-to-site vehicular access connection to the property to the south. The property to
the west, while zoned Commercial Arterial (CA), is developed with a single-family residential use and therefore a connection is not appropriate. Lastly, the fast-food restaurant to the
east already has two (2) access points to their site and therefore is unlikely to be supportive of an additional access point, especially one that would result in the elimination of
parking stalls. Therefore, site-to-site vehicular access to the adjacent parcels would not appropriate or feasible for the applicant’s project.
(
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without
the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street.
Staff Comment: There is a stream located along the south property line, which would preclude a site-to-site vehicular access connection to the property to the south. The property to
the west, while zoned Commercial Arterial (CA), is developed with a single-family residential use and therefore a connection is not appropriate. Lastly, the fast-food restaurant to the
east already has two (2) access points to their site and therefore is unlikely to be supportive of an additional access point, especially one that would result in the elimination of
parking stalls. Therefore, site-to-site vehicular access to the adjacent parcels would not appropriate or feasible for the applicant’s project.
(
Parking: Parking regulations require medical and dental office uses to provide a minimum and maximum of 5.0 per 1,000 square feet of net floor area.
Minimum standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Each parallel stall shall be 23 feet by 9 feet in size. Van accessible
parking stall dimensions are 8 feet by 20 feet with a companion access aisle of 8 feet wide. Typical accessible parking stall dimensions are 8 feet by 20 feet with a companion access
aisle of 5 feet wide.
Staff Comment: The applicant has proposed the construction of a surface parking lot with 26 total spaces, including three (3) ADA spaces. The parking would be located to the south and
west of the building with a single drive aisle.
The total gross floor area of the building is approximately 5,200 sq. ft. The applicant has proposed the construction of a shell building with no interior walls or finishes, with the
intent to lease the building to a future medical or dental business. The interior would be built out to meet the specific needs of a future a tenant and therefore the net floor area
is currently unknown. Based on a gross floor area of 5,200 sq. ft., the applicant would be required to provide a total of 26. The applicant has elected to provide 26 surface parking
spaces and therefore the site would comply with the parking standards for the proposed uses.
In addition, the dimensions of the parking stalls appear to comply with the parking stall dimension standards, which would be verified at the time of formal building permit application
review.
Complaint if condition of approval is met
Bicycle Parking: Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential developments that exceed four thousand
(4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces.
Bicycle parking facilities shall include a rack that is permanently affixed to the ground and supports the bicycle at two (2) or more points, including at least one point on the frame.
The user shall be able to lock the bicycle with a U-shaped lock or cable lock. Bicycle racks that only support a bicycle front or rear wheel are not permitted. Bicycle racks shall be
installed to provide adequate maneuvering space and ensure that the requisite number of bicycle parking spaces remain accessible; and
Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). A maneuvering area of five feet (5') shall separate
rows of bicycle parking spaces. Where the bicycle parking is abutting the sidewalk, only the maneuvering area may extend into the right-of-way.
Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle parking only.
Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Parking areas shall be located so as to not conflict with vehicle vision clearance standards.
Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the
most direct pedestrian access route.
Whenever possible, bicycle parking shall be incorporated into the building design and coordinate with the design of the street furniture when it is provided.
Bicycle parking shall be visible to cyclists from street sidewalks or building entrances, so that it provides sufficient security from theft and damage.
Bicycle parking shall be at least as well-lit as vehicle parking for security.
Staff Comment: Based on the minimum number of vehicle spaces required for the use (26 spaces), the applicant is required to provide a minimum of three (3) bicycle parking spaces (10%
of 26 = 2.6 spaces). The bicycle parking space should be located close to the front entrance and positioned in a manner that does not allow a vehicle to block access for a user. The
submitted documents show three (3) bike parking stalls near the southwest corner of the building, accessible via the internal concrete pathway proposed, but did not include any information
on the specific type of racks proposed. Therefore, to ensure compliance with the bicycle parking requirements, staff recommends as a condition of approval, the bicycle parking detail
be submitted at the time of Building Permit Review for review and approval by the Current Planning Project Manager demonstrating that the proposal would comply with the bicycle parking
requirements as required in RMC 4-4-080F.11.
Complaint if condition of approval is met
Bicycle Parking: Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential developments that exceed four thousand
(4,000) gross square feet in size. The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces.
Bicycle parking facilities shall include a rack that is permanently affixed to the ground and supports the bicycle at two (2) or more points, including at least one point on the frame.
The user shall be able to lock the bicycle with a U-shaped lock or cable lock. Bicycle racks that only support a bicycle front or rear wheel are not permitted. Bicycle racks shall be
installed to provide adequate maneuvering space and ensure that the requisite number of bicycle parking spaces remain accessible; and
Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). A maneuvering area of five feet (5') shall separate
rows of bicycle parking spaces. Where the bicycle parking is abutting the sidewalk, only the maneuvering area may extend into the right-of-way.
Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle parking only.
Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Parking areas shall be located so as to not conflict with vehicle vision clearance standards.
Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the
most direct pedestrian access route.
Whenever possible, bicycle parking shall be incorporated into the building design and coordinate with the design of the street furniture when it is provided.
Bicycle parking shall be visible to cyclists from street sidewalks or building entrances, so that it provides sufficient security from theft and damage.
Bicycle parking shall be at least as well-lit as vehicle parking for security.
Staff Comment: Based on the minimum number of vehicle spaces required for the use (26 spaces), the applicant is required to provide a minimum of three (3) bicycle parking spaces (10%
of 26 = 2.6 spaces). The bicycle parking space should be located close to the front entrance and positioned in a manner that does not allow a vehicle to block access for a user. The
submitted documents show three (3) bike parking stalls near the southwest corner of the building, accessible via the internal concrete pathway proposed, but did not include any information
on the specific type of racks proposed. Therefore, to ensure compliance with the bicycle parking requirements, staff recommends as a condition of approval, the bicycle parking detail
be submitted at the time of Building Permit Review for review and approval by the Current Planning Project Manager demonstrating that the proposal would comply with the bicycle parking
requirements as required in RMC 4-4-080F.11.
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Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or
pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way.
Staff Comment: No existing fences or retaining walls are present on the site. In addition, the applicant has not proposed the installation of any fences or retaining walls, except for
the required four-foot (4’) tall 162 linear foot (162’) split rail fence along the proposed stream buffer boundary. All new fences proposed shall comply with the fence and wall standards
in RMC 4-4-040.
Compliant if condition of approval is met
Lighting:
Guidelines: Lighting that is appropriate to the architectural character of the neighborhood and of a human scale shall be provided. Lighting shall be minimal where possible to achieve
the desired purpose. Light spillover for all lighting, as well as single source lighting of large areas shall be avoided.
Staff Comment: No lighting specifications were shown on the utilities or site plan and no separate lighting plan was submitted. Therefore, staff recommends, as a condition of approval,
the applicant shall submit a lighting plan be provided that demonstrates compliance with RMC 4-4-075 and provides enough light for security but does not create excessive light impacts
on neighboring properties. In addition, the parking and pedestrian areas shall also contain adequate lighting to ensure safety and security. The lighting plan shall include detailed
sheets of all existing and new light fixtures on site, footcandle illumination information, and shall be reviewed and approved by the Current Planning Project Manager prior to Civil
Construction Permit issuance.
Compliant if condition of approval is met
Lighting:
Guidelines: Lighting that is appropriate to the architectural character of the neighborhood and of a human scale shall be provided. Lighting shall be minimal where possible to achieve
the desired purpose. Light spillover for all lighting, as well as single source lighting of large areas shall be avoided.
Staff Comment: No lighting specifications were shown on the utilities or site plan and no separate lighting plan was submitted. Therefore, staff recommends, as a condition of approval,
the applicant shall submit a lighting plan be provided that demonstrates compliance with RMC 4-4-075 and provides enough light for security but does not create excessive light impacts
on neighboring properties. In addition, the parking and pedestrian areas shall also contain adequate lighting to ensure safety and security. The lighting plan shall include detailed
sheets of all existing and new light fixtures on site, footcandle illumination information, and shall be reviewed and approved by the Current Planning Project Manager prior to Civil
Construction Permit issuance.
Design Standards: The project site is located within Design District ‘D’. The proposal includes one 5,200 square foot medical office building areas. Compliance with the applicable design
standards for the proposed building is discussed in the table below. The following table contains project elements intended to comply with the standards of the Design District ‘D’ Standards
and guidelines, as outlined in RMC 4-3-100.E:
Compliance
Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment;
so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural
light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential
uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a
pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential
uses shall be provided for.
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Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting
structures.
Staff Comment: See FOF 19, Site Plan Review.
(
Standard: Buildings shall be oriented to the street with clear connections to the sidewalk.
Staff Comment: The proposed building would be located approximately 15 feet (15’) from the NE Sunset Blvd ROW, or the minimum required per the CA zone setback. The primary building entrance
is oriented towards NE Sunset Blvd with a clear pedestrian connection between the building entry and the public sidewalk via a five-foot (5’) wide concrete walkway.
(
Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard.
Staff Comment: The front entry of the proposed retail building is oriented towards NE Sunset Blvd.
N/A
Standard: Buildings with residential uses located at the street level shall be:
Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or
Have the ground floor residential uses raised above street level for residents’ privacy.
Staff Comment: Not applicable, no residential uses are proposed.
N/A
Standard: Buildings with residential uses located at the street level shall be:
Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or
Have the ground floor residential uses raised above street level for residents’ privacy.
Staff Comment: Not applicable, no residential uses are proposed.
(
Standard: Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator may allow facades that do not feature a pedestrian orientation; if so,
substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least thirty feet (30') in width as measured from the sidewalk.
Staff Comment: The facades of the one-story building contain significant articulating and modulating elements in addition to a variety of materials such as ribbed metal siding, split
face CMU blocks in four (4) varying natural colors, and flat metal siding. All four (4) facades also incorporate metal canopies of varying lengths located approximately nine to eleven
feet (9’ to 11’) above ground level, providing a significant pedestrian scale element on the building.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character
of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable
while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking
lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site.
(
Standard: A primary entrance of each building shall be located on the façade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
Staff Comment: A primary entrance of the proposed medical office shell building is located on the north facade facing NE Sunset Blvd. The entrance is recessed approximately 26 feet (26’)
from the north facade wall, which creates a small plaza area on the corner. The entry is highlighted by glazing, a large metal canopy for weather protection, and vertical CMU color differentiation
framing the front doors. The entry is connected to the public sidewalk via a pedestrian walkway. See below for a condition of approval related to the sidewalk width.
(
Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental
lighting.
Staff Comment: See previous discussion above.
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Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four
and one-half feet (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground
level.
Staff Comment: See previous discussion above.
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Standard: Building entries from a parking lot shall be subordinate to those related to the street.
Staff Comment: The proposed building would have two (2) main entries, one (1) fronting NE Sunset Blvd (north) and the other fronting the parking lot (south). The entry facing the parking
lot would not be visible from NE Sunset Blvd and contains similar entry features as the main entrance facing the street. Two (2) additional secondary entries are located on the south
facade facing the parking lot. All four (4) entries are accessible via concrete pathways connected to the public sidewalk on NE Sunset Blvd.
(
Standard: Building entries from a parking lot shall be subordinate to those related to the street.
Staff Comment: The proposed building would have two (2) main entries, one (1) fronting NE Sunset Blvd (north) and the other fronting the parking lot (south). The entry facing the parking
lot would not be visible from NE Sunset Blvd and contains similar entry features as the main entrance facing the street. Two (2) additional secondary entries are located on the south
facade facing the parking lot. All four (4) entries are accessible via concrete pathways connected to the public sidewalk on NE Sunset Blvd.
(
Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated.
Staff Comment: See discussion above.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping.
Staff Comment: No applicable; only one (1) building is proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from
an open space such as a courtyard or garden that is accessible from the street.
Staff Comment: Not applicable, no residential uses are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height,
bulk and scale.
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Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches
adjacent and/or abutting yards.
Staff Comment: The applicant has added articulating and modulating elements to the building facade to reduce the bulk and scale of the building and to provide a transition to surrounding
uses and developments. Key characteristics include the large windows on all facades, metal canopies for visual interest and weather protection, increased building height at the building
entries, and the various colors and materials used for the building.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas,
and screening them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated
with landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement
vegetative screening in addition to or as part of service enclosures.
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Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located
where they are accessible to service vehicles and convenient for tenant use.
Staff Comment: The primary service element for the development, the garbage/recycling enclosure, would be located to the rear of the of the proposed building and would be hidden from
public view. See above under FOF 17: Zoning Standards Compliance, Refuse and Recycling for a condition of approval related to accessibility.
Compliant if condition of approval is met.
Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their
perimeter by a wall or fence and have self-closing doors.
Staff Comment: A screening detail for the proposed service element was included with the application materials (Exhibit 6). The proposed screening area would be comprised of masonry
with a metal roof to match the elements of the main building. It is unclear if the doors would be self-closing. Staff recommends, as a condition of approval, the applicant shall provide
a service area screening detail at the time of Building Permit review demonstrating that the service element doors would be self-closing.
(
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3).
Staff Comment: See previous discussion above.
(
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility.
Staff Comment: The proposed service area is located to the rear of the proposed building away from pedestrian oriented spaces and public view; therefore, the landscape planting strip
would not be required.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should
be distinctive within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated
with landscaping and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually prominent features.
Staff Comment: Not applicable.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles.
Staff Comment: Not applicable.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
(a) Public art;
(b) Special landscape treatment;
(c) Open space/plaza;
(d) Landmark building form;
(e) Special paving, unique pedestrian scale lighting, or bollards;
(f) Prominent architectural features (trellis, arbor, pergola, or gazebo);
(g) Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Not applicable.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles;
ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street
frontages, without parking lot siting along sidewalks and building façades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to
the district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be
designed to accommodate future infill development.
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Standard: Parking shall be located so that no surface parking is located between:
(a) A building and the front property line; and/or
(b) A building and the side property line (when on a corner lot).
Staff Comment: No surface parking is proposed between the proposed building and public street.
(
Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: A large landscape island containing a tree, shrubs, and groundcover is proposed between the northern-most parking stall and the public sidewalk along NE Sunset Blvd.
(
Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: A large landscape island containing a tree, shrubs, and groundcover is proposed between the northern-most parking stall and the public sidewalk along NE Sunset Blvd.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses;
and reduce the overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width.
Staff Comment: Not applicable.
N/A
Standard: The entire façade must feature a pedestrian-oriented façade. The Administrator of the Department of Community and Economic Development may approve parking structures that
do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping.
This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial
and/or minor arterial.
Staff Comment: Not applicable.
N/A
Standard: Public facing façades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials.
Staff Comment: Not applicable.
N/A
Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building.
Staff Comment: Not applicable.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments.
Staff Comment: Not applicable.
N/A
Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the
landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or
more of the following integrated with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h) Other treatments that meet the intent of this standard.
Staff Comment: Not applicable.
N/A
Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the
landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or
more of the following integrated with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h) Other treatments that meet the intent of this standard.
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be
minimized.
(
Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets.
Staff Comment: There are no alleys or side streets available to access the site.
(
Standard: The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded.
Staff Comment: The applicant is proposing to construct one (1) driveway access point off of NE Sunset Blvd.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives
to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through
parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to
buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered.
Pathways shall be easily identifiable to pedestrians and drivers.
(
Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties
shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or appropriate permeable walking surface material, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated
number of users and complementary to the design of the development.
Staff Comment: The proposal would include a five-foot (5’) wide concrete pedestrian walkway connecting the public sidewalk, the front entry, the rear entries, the parking lot, and the
garbage/recycling enclosure, resulting in robust connections between all major site elements. In order to provide additional space for an entrance feature such as a bench or similar,
staff recommends as a condition of approval, the section of the on-site sidewalk between the public sidewalk in NE Sunset Blvd and the plaza area near the main entrance shall have a
minimum width of six feet (6’).
(
Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties
shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or appropriate permeable walking surface material, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated
number of users and complementary to the design of the development.
Staff Comment: The proposal would include a five-foot (5’) wide concrete pedestrian walkway connecting the public sidewalk, the front entry, the rear entries, the parking lot, and the
garbage/recycling enclosure, resulting in robust connections between all major site elements. In order to provide additional space for an entrance feature such as a bench or similar,
staff recommends as a condition of approval, the section of the on-site sidewalk between the public sidewalk in NE Sunset Blvd and the plaza area near the main entrance shall have a
minimum width of six feet (6’).
N/A
Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials.
Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart.
Staff Comment: Due to the small size of the parking lot, which only contains one (1) drive aisle, no internal pathways are proposed.
(
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the façades of mixed use and retail buildings 100 or more feet in width (measured along the façade) shall provide sidewalks at least 12 feet in width.
The walkway shall include an 8 foot minimum unobstructed walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5')
and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users.
Staff Comment: The pedestrian walkway proposed on the site connecting to the public sidewalk in NE Sunset Blvd would have a width of five feet (5’), which exceeds the 5-foot (5’) minimum
width requirement for interior pathways. See above for recommended condition of approval related to the width of the walkway.
N/A
Standard: Mid-block connections between buildings shall be provided.
(
Standard: Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual.
Staff Comment: The applicant has not proposed permeable pavement for pedestrian circulation features, but has been proposed permeable pavement for 13 of the proposed 26 parking spaces.
Addition opportunities for permeable pavement may be evaluated as the project progresses.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function
for a variety of year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience
shall be included.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function
for a variety of year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience
shall be included.
(
Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at façades along streets, shall be provided.
Staff Comment: The submitted Landscape Plan (Exhibit 7) includes landscaping at all building entrances, around the foundation of the building, between the building and NE Sunset Blvd,
and within the proposed surface parking lot.
Compliant if condition of approval is met
Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances.
Staff Comment: There appears to be adequate area to provide a seating area near the main north front entrance along the west facade of the building. As such, staff recommends, as a condition
of approval, the applicant shall install two (2) benches, or an alternative seating option, near either the front or adjacent rear entrance of the building. The site furniture locations
and details demonstrating compliance with the design standards be provided with the building permit application for review and approval by the Current Planning Project Manager.
(
Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half
feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building façade facing the street, a maximum height of fifteen feet (15') above the ground elevation,
and no lower than eight feet (8') above ground level.
Staff Comment: The applicant has proposed weather protection along all facades facing a publicly accessible area (north, south, and west). The metal canopies are approximately five feet
(5’) deep with varying widths and would be installed between nine (9) and eleven (11) feet above ground elevation. The north facade facing NE Sunset Blvd includes weather protection
along approximately 80% of the facade length (91’ 6” of canopy width / 114’ 8” facade length = 0.798) and therefore complies with the standards.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity
and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation
and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional
and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity
and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation
and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional
and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas.
(a) At minimum, fifty (50) square feet per unit shall be provided.
(b) The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator.
(c) Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents.
(d) For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed
consistent with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space.
(e) At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments
having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an
asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as
garbage dumpsters, drainage facilities, and parking areas.
(f) The following shall not be counted toward the common open space or recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails.
Staff Comment: Not applicable, the building does not contain residential units.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented
space.
(a) The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum.
(b) The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space.
(c) The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator determines
such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas.
(d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space.
Staff Comment: Not applicable, the building is less than 30,000 square feet.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low
impact development facilities may be used in the plaza where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall count towards no more than fifty
percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate. To discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building façades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character
of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings.
(
Standard: All building façades shall include modulation or articulation at intervals of no more than forty feet (40').
Staff Comment: The submitted building elevations include modulation or articulation at intervals of at least every forty feet (40’).
(
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.
Staff Comment: All proposed modulations comply with the minimum dimensional requirements.
(
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.
Staff Comment: All proposed modulations comply with the minimum dimensional requirements.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the façade
(illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable, the applicant has proposed a variety of architectural elements to break up the proposed facades, however, the building has a length of less than 160 feet
(160’) and therefore does not need to comply with the standard.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within
near or distant public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent
by incorporating architectural features such as a façade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to
include things such as decorative entry paving, street furniture (benches, etc.), and/or public art.
(
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the façade’s ground floor.
Staff Comment: See previous discussion above under Pedestrian Amenities.
(
Standard: Upper portions of building façades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency.
The minimum amount of light transmittance for windows shall be 50 percent.
Staff Comment: The applicant has proposed clerestory windows on the upper portions of all facades, including above both the primary and secondary entries.
(
Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Display racks and fixtures may not obscure more than fifty percent (50%)
of the window space.
Staff Comment: No permanent displays are proposed.
(
Standard: Window coverings, such as blinds and curtains, must be functional, they may not be affixed so that they cannot be open and/or closed.
Staff Comment: Window coverings were not shown the submitted architectural elevations (Exhibit 4).
(
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited.
Staff Comment: No tinted windows are proposed. The type of glass would be further verified at the time of formal building permit review.
(
Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building façades and retaining walls) is considered
a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation
or other architectural detailing; or
(b) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing.
Staff Comment: No blank walls are proposed.
(
Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building façades and retaining walls) is considered
a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation
or other architectural detailing; or
(b) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing.
Staff Comment: No blank walls are proposed.
(
Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Staff Comment: No blank walls are proposed.
(
Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor façade that is between
4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The submitted architectural elevations include windows between two (2) and fourteen (14) feet above ground surface on all four (4) building facades, two (2) of which are
highly visible to the public (north and west). Between four (4) and eight (8) feet above ground on the north and west facades, the applicant has proposed windows and doors that comprise
approximately 50% of the total facade area.
(
Standard: Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited.
Staff Comment: The proposed windows would contain clear glazing. The type of glass would be further verified at the time of formal building permit review.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building.
(
Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs.
(e) Roof-mounted mechanical equipment shall not be visible to pedestrians.
(f) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break
up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposed roof profile of the office building includes extended parapets as well as sloped roofs.
(
Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs.
(e) Roof-mounted mechanical equipment shall not be visible to pedestrians.
(f) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break
up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposed roof profile of the office building includes extended parapets as well as sloped roofs.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use
of materials that add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to
create visual appeal and eliminate monotony of façades. This shall occur on all façades in a consistent manner. High quality materials shall be used. If materials like concrete or block
walls are used they shall be enhanced to create variation and enhance their visual appeal.
(
Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme,
or if different, with materials of the same quality.
Staff Comment: The elevations submitted indicate that all facades of the building would be finished in the same materials.
(
Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes.
Staff Comment: The proposed materials include CMU blocks, utilizing admixture and texturing, and metal siding in both smooth and ribbed varieties.
(
Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible façades.
Staff Comment: The proposed materials provide texture and add dimension to all proposed building facades.
Compliant if condition of approval is met
Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone,
steel, glass and cast-in-place concrete.
Staff Comment: To ensure that the materials proposed are of high quality, staff recommends, as a condition of approval, the applicant shall submit a materials board to the Current Planning
Project Manager at the time of Building Permit review for review and approval.
(
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture.
Staff comment: Proposed concrete materials would utilize admixture for multiple colors and would be textured.
(
Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry
materials.
Staff Comment: See comments above.
(
Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes.
Staff Comment: The proposal includes a variation of materials and colors.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design Districts C and D are also subject to the additional sign restrictions found in RMC
4-4-100G, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible for those proposals that can comply with the Design District
criteria found in RMC 4-3-100F, Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required.
Compliance not yet demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A complete sign package was not included with the submitted site plan review application materials. Compliance with these requirements will be verified at the time of
sign permit application.
Compliance not yet demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design.
Staff Comment: A complete sign package was not included with the submitted site plan review application materials. Compliance with these requirements will be verified at the time of
sign permit application.
Compliance not yet demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: A complete sign package was not included with the submitted site plan review application materials. Compliance with these requirements will be verified at the time of
sign permit application.
Compliance not yet demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A complete sign package was not included with the submitted site plan review application materials. Compliance with these requirements will be verified at the time of
sign permit application.
Compliance not yet demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Staff Comment: A complete sign package was not included with the submitted site plan review application materials. Compliance with these requirements will be verified at the time of
sign permit application.
Compliance not yet demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign.
Staff Comment: A complete sign package was not included with the submitted site plan review application materials. Compliance with these requirements will be verified at the time of
sign permit application.
Compliance not yet demonstrated
Standard: Blade type signs, proportional to the building façade on which they are mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: A complete sign package was not included with the submitted site plan review application materials. Compliance with these requirements will be verified at the time of
sign permit application.
Compliance not yet demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as
area signs with only the individual letters back-lit (see illustration, subsection G8 of this Section).
Staff Comment: A complete sign package was not included with the submitted site plan review application materials. Compliance with these requirements will be verified at the time of
sign permit application.
Compliance not yet demonstrated
Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure.
Staff Comment: A complete sign package was not included with the submitted site plan review application materials. Compliance with these requirements will be verified at the time of
sign permit application.
Compliance not yet demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may
incorporate stone, brick, or other decorative materials as approved by the Director.
Staff Comment: A complete sign package was not included with the submitted site plan review application materials. Compliance with these requirements will be verified at the time of
sign permit application.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places;
and increase the visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided.
Compliant if condition of approval is met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building façades, awnings with down-lighting and decorative
street lighting.
Staff Comment: The Architectural Elevations submitted by the applicant show exterior sconce fixtures on either side of all four (4) entry points in addition to other areas of the facade.
However, a lighting plan and specific lighting details were not provided with the site plan application materials. See FOF 17: Zoning Development Standards Compliance, Lighting for a
condition of approval.
Compliant if condition of approval is met
Standard: Accent lighting shall also be provided on building façades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant
landscaping, water features, and/or artwork.
Staff Comment: See previous discussion above.
Compliant if condition of approval is met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement unless alternative pedestrian scale lighting has been approved administratively or
is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lighting,
etc.).
Staff Comment: See previous discussion above.
Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for all development in the Employment Area (EA) land use designation. For Master Plan applications, compliance
with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for Site Plan
requests:
Compliance
Site Plan Criteria and Analysis
Compliant if conditions of approval are met
Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if conditions of approval are met
Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard Compliance.
N/A
Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Design Standard Compliance.
N/A
Planned action ordinance and Development agreement Compliance and Consistency.
Compliant if conditions of approval are met
Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site.
Staff Comment: The proposal includes the construction of a one-story, 5,200-square foot building and an associated surface parking lot which would not result in overscale structures
or an overconcentration of development on a particular portion of the 0.81-acre project site.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties.
Staff Comment: See FOF 18, DesignStandards: Pedestrian Environment. The project site includes pedestrian walkways within the development as well as connections to the public sidewalk
in NE Sunset Blvd.
Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces.
Staff Comment: The applicant has not proposed the removal of any significant vegetation on the site, as the majority of the site consists of packed gravel. The applicant has requested
a Reasonable Use Variance to encroach into the Type F stream buffer and in return would revegetate the existing degraded buffer area with native plants. See FOF 19, Critical Areas: Streams,
and FOF 20, Variance for additional analysis.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to
multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas;
(4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low
impact development techniques consistent with RMC 4-6-030.
Staff Comment: The proposed new parking lot on the site adds impervious surface. However, proposed stormwater upgrades would provide a significantly higher degree of water treatment
compared to the current conditions, which primarily consists of hard packed gravel with no water quality treatment. In addition, substantial landscaping is proposed in the form of perimeter
and interior parking lot landscaping. Lastly, approximately a third of the parking spaces would be constructed with permeable pavement, which further reduces the impacts of the development.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the
appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Landscaping
shall be consistent with RMC 4-4-070.
Staff Comment: The proposed project includes a variety of landscape improvements and represents a significant improvement over the existing conditions on site. See FOF 17, Zoning Development
Standard Compliance; Landscaping for additional analysis.
Compliant if condition of approval is met
Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on
the site and, when feasible, with adjacent properties.
Staff Comment: See FOF 17, Zoning Development Standard Compliance, Vehicle Access and FOF 18, Design District Review: Parking and Vehicular Access for analyis.
Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives,
parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: The applicant proposes to construct an “L” shaped parking lot with access off NE Sunset Blvd. Six (6) of the 26 stalls on the west side of the site are angled in a manner
that could be difficult for drivers to maneuver out of safely. Therefore, staff recommends as a condition of approval, the applicant shall submit an internal traffic circulation analysis
that demonstrates how vehicles would safely enter and exit the parking lot on the site. The analysis shall evaluate turning movements both into and out of the stalls, as well as identify
where drivers could safely turnaround on the site if all parking stalls were filled. The analysis shall be reviewed or approved prior to issuance of the Civil Construction Permit.
See FOF 18, Design Standards: Parking and Vehicular Access and Pedestrian Environment for additional analysis.
Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives,
parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: The applicant proposes to construct an “L” shaped parking lot with access off NE Sunset Blvd. Six (6) of the 26 stalls on the west side of the site are angled in a manner
that could be difficult for drivers to maneuver out of safely. Therefore, staff recommends as a condition of approval, the applicant shall submit an internal traffic circulation analysis
that demonstrates how vehicles would safely enter and exit the parking lot on the site. The analysis shall evaluate turning movements both into and out of the stalls, as well as identify
where drivers could safely turnaround on the site if all parking stalls were filled. The analysis shall be reviewed or approved prior to issuance of the Civil Construction Permit.
See FOF 18, Design Standards: Parking and Vehicular Access and Pedestrian Environment for additional analysis.
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas.
Staff Comment: Deliveries of medical testing products or similar would be from standard mail, UPS, or FedEx trucks. These delivery vehicles are anticipated to use the proposed parking
lot for access and drop off/pick up. In order to minimize the potential for a pedestrian/vehicular conflict created by trucks providing delivery or pick up of medical products or tests,
staff recommends as a condition of approval, the applicant shall submit an updated site plan identifying a loading and delivery area separate from the customer/employee parking and pedestrian
areas. The updated site plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Due to the auto-centric nature of the area’s development pattern, staff expects the majority of visitors and employees of the site to arrive by vehicle. However, multiple
King County Metro bus stops are located nearby on NE Sunset Blvd which serve surrounding communities and provide access to downtown Renton. The applicant has also proposed the installation
of three (3) bike racks to ensure bicyclists can safely lock their bike up on the site. See FOF 17, Zoning Development Standard Compliance, Bicycle Parking for additional analysis and
a recommended condition of approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 17, Design District Compliance: Pedestrian Environment.
(
Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site.
Staff Comment: See FOF 17, Design District Compliance: Pedestrian Environment.
(
Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. Due to the topography of the southern portion of the site, no shoreline or mountain
views are present. The proposed building has a maximum height of approximately 25 feet (25’) above grade.
(
Natural Systems: Arranging project elements to protect existing natural systems where applicable.
Staff Comment: See “Natural Features” under criterion ‘e’ above. In addition, see FOF 19, Critical Areas: Streams and FOF 20, Variance for additional analysis.
Compliant if condition of approval is met
Services and Infrastructure: Making available public services and facilities to accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development, if the applicant provides Code required improvements
and fees. Current fire impact fees would be charged at the rate of $0.61 per square foot of medical/dental office space. This fee is assessed and paid at the time of building permit
issuance.
Water and Sewer.
Staff Comment: Based on the information submitted with the land use application, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the development
is 1,500 gpm. A minimum of two (2) fire hydrants are required, including one (1) within 150 feet (150’) and one within 300 feet (300’) of the building.
The existing three-quarter inch (¾”) domestic water service must be cut, capped, and abandoned at the main line. The development is subject to a water system development charge (SDC)
fee. This is payable at construction permit issuance The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch
(1”) meter is $2,875.00 per meter. There is no credit for the abandonment of the existing three-quarter inch (¾”) water service, as the water service has not been used over five (5)
years.
The submitted preliminary utility plan depicts the new medical office building would be served by an individual 6-inch (6”) sewer stub connecting to the existing 8-inch (8”) sewer main
within the western portion of the site (Exhibit 8). A paved access road to the existing sewer manhole (COR Facility ID MH 3619) within the 20-foot (20’) wide easement shall be provided.
No structures shall be installed within the existing easement, and the proposed bioretention cell shall be located outside of the existing public utility easement. During review of the
proposal, staff could not confirm the existing of the noted 20-foot (20’) wide sewer easement. Therefore, staff recommends as a condition of approval, the applicant shall provide documentation
of the existing 20-foot (20’) wide sewer easement on the site. The document shall be reviewed and approved by the Public Works plan reviewer prior to issuance of the Civil Construction
Permit. If no easement is found to exist, the applicant shall establish a new sewer easement prior to issuance of a Certificate of Occupancy for the new building. The location, size,
and language of the easement shall be reviewed and approved by the Public Works plan reviewer prior to issuance of the Civil Construction Permit.
Drainage.
Staff Comment: Based on the submitted documents, the project would add more than 5,000 sq. ft. of new and replaced pollution generating impervious area. Therefore, the applicant is required
to provide enhanced basic water quality treatment, which would be reviewed at the time of Construction Permit submittal. Stormwater improvements proposed for the project include the
installation of a below-grade vault, outfall control structure, permeable pavement, and bio-retention cells. The applicant submitted a Preliminary Technical Information Report, prepared
by AHBL, Inc, dated April 19, 2024 (Exhibit 12) and preliminary grading and drainage plan (Exhibit 8).
Project construction is required to comply with the 2022 Renton Surface Water Design Manual (RSWDM). The TIR submitted is based on a full drainage review as required in the 2022 Renton
Surface Water Design Manual. Core requirements one through nine (1-9), as well as the six (6) special requirements, have been discussed in the Technical Information Report. All requirements
would be addressed in the final TIR submitted and reviewed with the Civil Construction Permit application. The advisory notes (Exhibit 20) highlight several errors in the TIR that need
to be addressed in the Final TIR. Staff’s opinion is that any changes can be addressed with the Civil Construction Permit review and are not critical at this time.
A Construction Stormwater Pollution Prevention Plan (CWWPPP) and Erosion and Sediment Control plan (ESC) are also required for the site. The development would be subject to stormwater
system development charges. It is anticipated that the requirements set forth by the 2022 City of Renton Surface Water Design Manual (2022 RSWDM), or a future stormwater manual adopted
by the City of Renton, would be sufficient to mitigate stormwater impacts generated by the proposed development and no specific mitigation measures are recommended.
Drainage.
Staff Comment: Based on the submitted documents, the project would add more than 5,000 sq. ft. of new and replaced pollution generating impervious area. Therefore, the applicant is required
to provide enhanced basic water quality treatment, which would be reviewed at the time of Construction Permit submittal. Stormwater improvements proposed for the project include the
installation of a below-grade vault, outfall control structure, permeable pavement, and bio-retention cells. The applicant submitted a Preliminary Technical Information Report, prepared
by AHBL, Inc, dated April 19, 2024 (Exhibit 12) and preliminary grading and drainage plan (Exhibit 8).
Project construction is required to comply with the 2022 Renton Surface Water Design Manual (RSWDM). The TIR submitted is based on a full drainage review as required in the 2022 Renton
Surface Water Design Manual. Core requirements one through nine (1-9), as well as the six (6) special requirements, have been discussed in the Technical Information Report. All requirements
would be addressed in the final TIR submitted and reviewed with the Civil Construction Permit application. The advisory notes (Exhibit 20) highlight several errors in the TIR that need
to be addressed in the Final TIR. Staff’s opinion is that any changes can be addressed with the Civil Construction Permit review and are not critical at this time.
A Construction Stormwater Pollution Prevention Plan (CWWPPP) and Erosion and Sediment Control plan (ESC) are also required for the site. The development would be subject to stormwater
system development charges. It is anticipated that the requirements set forth by the 2022 City of Renton Surface Water Design Manual (2022 RSWDM), or a future stormwater manual adopted
by the City of Renton, would be sufficient to mitigate stormwater impacts generated by the proposed development and no specific mitigation measures are recommended.
Transportation.
Staff Comment: NE Sunset Blvd is classified as a principal arterial with a current right of way (ROW) width of approximately 90 feet (90’) fronting the project site per King County Assessor’s
Map. Per RMC 4-6-060, the minimum ROW width for a principal arterial with five (5) lanes is 103 feet (103’). The minimum paved roadway width for a principal arterial with five (5) lanes
is 66 feet (66’). The paved roadway section consists of four (4) – 11-foot (11’) wide travel lanes, one (1) – 12-foot (12’) wide center turn lane, and two (2) – five-foot (5’) wide bike
lanes. A one-half foot (0.5’) wide curb, an eight foot (8’) wide planter, and an eight-foot (8’) wide sidewalk are required along both sides of the pavement. Two feet (2’) of clear space
behind the sidewalk is required along both sides of the roadway. A dedication of approximately six and one-half feet (6.5’) along the frontage would be required to meet the city’s street
standards. However, the City’s Transportation Department determined the existing curb-to-curb width is sufficient. The applicant submitted a modification to retain the existing pavement,
see FOF: 22, Modification for analysis.
The applicant submitted a Trip Generation Memo prepared by TENW and dated June 4, 2024 (Exhibit 15). According to the report, the proposed project is estimated to generate 130 new weekday
daily trips with six (6) new trips occurring during the weekday AM peak hour (3 in, 3 out), and eight (8) new trips occurring during the weekday PM peak hour (4 in, 4 out). The calculation
was based on the ITE Manual for Trip Generation, 11th Edition. Therefore, a full Transportation Impact Analysis (TIA) is not required.
Staff determined that at completion of the project, the development would have met City of Renton traffic concurrency requirements (Exhibit 17), which is based upon a test of the citywide
Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, site specific improvements, and future payment of Transportation Impact Fees.
N/A
Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. Each phase must be able to stand on its own without reliance upon
development of subsequent phases in order to meet all development standards of Title IV.
Staff Comment: The applicant is not requesting any phasing.
(
Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration
capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas
Regulations, if all conditions of approval are complied with:
Compliance
Critical Areas Analysis
Compliant if condition of approval is met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks
from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas.
Staff Comment: According to City of Renton (COR) Maps, sensitive slopes are located on the project site. As such, the applicant submitted a Geotechnical Engineering Report, prepared
by South Sound Geotechnical Consulting, dated February 12, 2018 (Exhibit 11). The topography of the site is generally flat but descends slightly to the south towards Honey Creek with
a total elevation change across the site of approximately five feet (5’). The memo contains information on soil infiltration capacity, groundwater table location, and soil types. The
report concludes that the proposed 5,200 sq. ft. building and associated site improvements are feasible and that properly prepared native soils can be used for the support of conventional
spread foot foundations, floor slabs, and pavement. Per the advisory comments from the Development Engineering reviewer (Exhibit 20), the geotechnical report was originally prepared
for a mixed-use development project. Therefore, staff recommends as a condition of approval, the applicant shall submit a signed and sealed letter from a licensed geotechnical engineer
stating that they have reviewed the construction plans and, in their opinion, the proposed plans and specifications meet the intent of the report. The letter shall be submitted to the
Current Planning Project Manager prior to issuance of the civil construction permit.
Compliant if Reasonable Use Variance is approved
Streams: The following buffer requirements are applicable to streams in accordance with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams require a 75-foot
buffer, and Type Ns streams require a 50-foot buffer. An additional 15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: The project site is mapped with a Type F stream (Honey Creek). As such, the applicant submitted a Stream Study and Buffer Mitigation Plan, prepared by Wetland Resources,
Inc., dated May 30, 2024 (Exhibit 13). The report identifies Honey Creek, which crosses the southwest corner of the site, as a Type F stream with a 115-foot (115’) buffer and additional
15-foot (15’) structure setback per Renton Municipal Code (RMC) 4-3-050G. The creek flows from a culvert onto the site and then flows west to east across the site in an open channel
where it enters the neighboring property and is piped approximately 665 feet (665’) under the additional properties to the west, going under NE Sunset Blvd and exiting the pipes into
an open drainage ditch in the street ROW. The ordinary high water mark (OHWM) of the north side of the creek was delineated by the consultant on April 12, 2024 and was subsequently surveyed.
No wetlands, flood hazards, or habitat conservation areas were found on the site per the report’s findings. The surface parking lot, stormwater detention vault, bioretention ponds are
proposed to be located inside of the standard buffer, approximately 40 feet (40’) from the OHWM at the closest point, and therefore the applicant has applied for a Reasonable Use Variance
as outlined in RMC 4-9-250B.7. The Reasonable Use Variance requesting a 40-foot (40’) enhanced reduced buffer would be reviewed as part of the site plan review process. The proposed
building would be located fully outside of both the 115-foot (115’) standard Type F buffer and 15-foot (15’) structure setback.
The applicant has proposed approximately 4,460 sq. ft. of buffer enhancement. According to the report and associated mitigation plan, enhancement activities would include trash/debris
removal from the stream and buffer areas, invasive species removal (primarily Himaylan blackberries, Knotweed, and English ivy), the planting of a diverse mix of native trees and shrubs,
and the installation of permanent fencing and signs along the perimeter of the buffer. The applicant has proposed planting native species including big-leaf maple, Douglas fir, Oregon
grape, vine maple, and others. According to the study, the proposed mitigation would improve buffer functions on the site by increasing noise and visual screening, improving wildlife
habitat functions, and limiting intrusion by humans and pets into the area surrounding the stream. In addition, as required by RMC 4-3-050G.3, the applicant would be required to establish
a Native Growth Protection Easement (NGPE) encompassing the stream and buffer, protecting the on-site portion of the stream and buffer in perpetuity. Staff concurs with the study’s findings
and recommends approval of the buffer reduction associated with the requested reasonable use variance. See FOF 21: Reasonable Use Variance for additional analysis.
Compliant if Reasonable Use Variance is approved
Streams: The following buffer requirements are applicable to streams in accordance with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams require a 75-foot
buffer, and Type Ns streams require a 50-foot buffer. An additional 15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: The project site is mapped with a Type F stream (Honey Creek). As such, the applicant submitted a Stream Study and Buffer Mitigation Plan, prepared by Wetland Resources,
Inc., dated May 30, 2024 (Exhibit 13). The report identifies Honey Creek, which crosses the southwest corner of the site, as a Type F stream with a 115-foot (115’) buffer and additional
15-foot (15’) structure setback per Renton Municipal Code (RMC) 4-3-050G. The creek flows from a culvert onto the site and then flows west to east across the site in an open channel
where it enters the neighboring property and is piped approximately 665 feet (665’) under the additional properties to the west, going under NE Sunset Blvd and exiting the pipes into
an open drainage ditch in the street ROW. The ordinary high water mark (OHWM) of the north side of the creek was delineated by the consultant on April 12, 2024 and was subsequently surveyed.
No wetlands, flood hazards, or habitat conservation areas were found on the site per the report’s findings. The surface parking lot, stormwater detention vault, bioretention ponds are
proposed to be located inside of the standard buffer, approximately 40 feet (40’) from the OHWM at the closest point, and therefore the applicant has applied for a Reasonable Use Variance
as outlined in RMC 4-9-250B.7. The Reasonable Use Variance requesting a 40-foot (40’) enhanced reduced buffer would be reviewed as part of the site plan review process. The proposed
building would be located fully outside of both the 115-foot (115’) standard Type F buffer and 15-foot (15’) structure setback.
The applicant has proposed approximately 4,460 sq. ft. of buffer enhancement. According to the report and associated mitigation plan, enhancement activities would include trash/debris
removal from the stream and buffer areas, invasive species removal (primarily Himaylan blackberries, Knotweed, and English ivy), the planting of a diverse mix of native trees and shrubs,
and the installation of permanent fencing and signs along the perimeter of the buffer. The applicant has proposed planting native species including big-leaf maple, Douglas fir, Oregon
grape, vine maple, and others. According to the study, the proposed mitigation would improve buffer functions on the site by increasing noise and visual screening, improving wildlife
habitat functions, and limiting intrusion by humans and pets into the area surrounding the stream. In addition, as required by RMC 4-3-050G.3, the applicant would be required to establish
a Native Growth Protection Easement (NGPE) encompassing the stream and buffer, protecting the on-site portion of the stream and buffer in perpetuity. Staff concurs with the study’s findings
and recommends approval of the buffer reduction associated with the requested reasonable use variance. See FOF 21: Reasonable Use Variance for additional analysis.
Reasonable Use Variance Analysis: The applicant has requested a Reasonable Use Variance as outlined in RMC 4-9-250B.7. The applicant requests to provide a 40-foot (40’) enhanced reduced
buffer instead of the standard 115-foot (115’) buffer required pursuant to RMC 4-3-050G.2. The proposed building would be located fully outside of both the 115-foot (115’) standard Type
F buffer and 15-foot (15’) structure setback. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250.B.7. Therefore, staff recommends approval of the
requested Reasonable Use Variance.
Compliance
Variance Criteria and Analysis
(
That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property
is situated.
Staff Comment: The applicant contends that granting of the variance would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity
and zone in which the subject property is situated since the development is compatible with the surrounding land use and is allowed under the property zoning designation. In addition,
the applicant contends the highly degraded nature of the existing buffer, which contains hard-packed gravel, invasive plants like Himalayan blackberry, and trash, is dangerous to the
public welfare and that cleaning up and enhancing the buffer in return for a buffer reduction would provide a public benefit by reducing the amount of pollution-generating runoff entering
the wetlands, the stream, and eventually Lake Washington. The siting of the building on the site would not affect the privacy or view of any of the surrounding uses due to the large
size of the property.
Staff has reviewed the applicant’s justifications and concurs with the reasoning provided. Staff finds that the proposed stream buffer encroachment would not be detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated based on the significant improvement the proposed mitigation would
provide as noted in the Stream Study.
(
That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property
is situated.
Staff Comment: The applicant contends that granting of the variance would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity
and zone in which the subject property is situated since the development is compatible with the surrounding land use and is allowed under the property zoning designation. In addition,
the applicant contends the highly degraded nature of the existing buffer, which contains hard-packed gravel, invasive plants like Himalayan blackberry, and trash, is dangerous to the
public welfare and that cleaning up and enhancing the buffer in return for a buffer reduction would provide a public benefit by reducing the amount of pollution-generating runoff entering
the wetlands, the stream, and eventually Lake Washington. The siting of the building on the site would not affect the privacy or view of any of the surrounding uses due to the large
size of the property.
Staff has reviewed the applicant’s justifications and concurs with the reasoning provided. Staff finds that the proposed stream buffer encroachment would not be detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated based on the significant improvement the proposed mitigation would
provide as noted in the Stream Study.
(
There is no reasonable use of the property left if the requested variance is not granted.
Staff Comment: The applicant contends that the small size of the property combined with the constraints created if a full 115-foot (115’) buffer created would not make any reasonably-sized
commercial development feasible. If the full buffer was required, the developable area of the existing 35,496 sq. ft. lot would be reduced by approximately 20,000 sq. ft., or less than
half of the full area. A potential building would be further constrained by buffer setbacks, standard yard setbacks, and stormwater requirements.
Staff has reviewed the applicant’s justifications and concurs that there is no reasonable commercial use of the property left if the requested variance is not granted. Due to the full
stream buffer covering the majority of the site and significantly reducing the development potential, a reasonably sized commercial building and associated parking could not be developed
on the site without a Reasonable Use Variance. If the variance is granted, the parking lot would encroach approximately 62 feet (62’) into the required buffer, but the building would
remain outside of both the 115-foot (115’) standard buffer and 15-foot (15’) building setback. Therefore, the granting of the variance would allow the property to be used in a manner
that is both reasonable and similar to adjacent properties in the CA zone.
(
The variance granted is the minimum amount necessary to accommodate the proposal objectives.
Staff Comment: The applicant contends that buffer reduction requested is the minimum necessary to construct a medical facility of reasonable size with the required number of parking
stalls.
Staff reviewed the variance request and concurs that the proposed encroachment into the stream buffer would be the minimum required in order to meet the goal of constructing a reasonably
sized medical office building while providing the code-required setbacks, parking spaces, and landscaping. Due to the smaller size of the site compared to many nearby CA-zoned properties,
including neighboring properties where the stream is piped, the buildable area left if the full buffer is implemented is likely not sufficient for a functional commercial development.
Therefore, staff concurs that the requested stream buffer encroachment would be the minimum necessary to accomplish the applicant’s desired purpose.
The need for the variance is not the result of actions of the applicant or property owner.
Staff Comment: The applicant contends that the need for the variance is a result of existing conditions on the site and does not result from any actions of the applicant or property
owner.
Staff concurs with the applicant and finds that the need for buffer reduction is not the result of actions by the applicant.
(
The proposed variance is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps
in RMC 4-9-250.F are followed.
Staff Comment: Per WAC 365-195-905, the criteria to determine whether information is considered the “best available science” includes Peer Review, Methods, Logical Conclusions and Reasonable
Inferences, Quantitative Analysis, and the Utilization of Context References. The applicant submitted a Stream Study and Buffer Mitigation Plan, prepared by Wetland Resources, Inc.,
dated May 30, 2024 that specializes in critical areas reconnaissance and environmental planning. According to their website, the firm has completed successful wetlands and stream mitigation
projects in many other communities in the Puget Sound region. The report included adequate analysis of the conditions and utilized best practices as determined by the Department of Ecology
for stream identification and delineation. The consultant utilized a site visit and industry-standard stream references when making the determination that the project would improve the
water quality for the stream and provide protective functions to the on-site buffer and riparian area. Therefore, the proposed variance is based on consideration of the best available
science as described in WAC 365-195-905.
Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for the section of NE Sunset Blvd adjacent to the site. NE Sunset Blvd is classified
as a Principal Arterial street. Specifically, the applicant is requesting a modification to the following street section: 103-foot (103’) ROW width including four (4) – 11-foot (11’)
travel lanes, one (1) – 12-foot (12’) center turn lane, and two (2) – 5-foot (5’) bike lanes. A 0.5-foot (0.5’) curb, an 8-foot (8’) planter, and 8-foot (8’) wide sidewalk are required
along both sides of the pavement. Two feet (2’) of clear space behind the sidewalk is required along both sides of the roadway. The applicant is proposing to retain the curb-to-curb
width and provide the complete street standards behind the curbline including an eight-foot (8’) wide planter, an eight-foot (8’) wide sidewalk, and two feet (2’) of clear space behind
the sidewalk.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the
requested modification:
Compliance
Modification Criteria and Analysis
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Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification
is the minimum adjustment necessary to implement these policies and objectives.
Staff Comment: The Comprehensive Plan’s Land Use Element Goal L-B is to “Continue to build Renton’s Regional Growth Center consistent with VISION 2040 to provide compact, pedestrian-oriented,
mixed-use development to meet the demands of population and employment growth, while reducing the transportation-related and environmental impacts of growth.”
Staff concurs the proposed modification implements the policy direction of the Comprehensive Plan and is the minimum adjustment necessary. Community design aspects of the Comprehensive
Plan address walkable neighborhoods, safety, and shared uses. The intent of the policies is to promote new development with walkable places that support grid and flexible grid street
and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines. The proposed modification
maintains the street’s vehicle capacity and walkable community.
(
Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment.
Staff Comment: The modification achieves these standards as follows:
Safety: The modified street section provides adequate separation for pedestrians and vehicles to maneuver the public right of way safely. Currently, there is no planter strip between
the travel lanes and the existing sidewalk along NE Sunset Blvd. This project would create a safer walking path between the street in front of the site.
Function/Appearance: The proposed modification would create a more convenient means of travel for pedestrians by providing continuity to the planter strip in front of the property to
the north, meeting the plan goals of providing a pedestrian-oriented space.
Environmental Protection: The modified section would provide a planter strip allowing for the establishment of street trees in front of the site. Street trees provide many positive environmental
benefits including cleaner air, cleaner water, and more shade for pedestrians and buildings.
The modified street improvements would meet the objectives of a safe, walkable environment consistent with the surrounding neighborhood.
(
Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties from the requested modification, see comments under criterion ‘b’.
(
Conforms to the intent and purpose of the Code.
Staff Comment: Staff concurs the proposed modification meets the intent and purposes of the Code. See also comments under criterion ‘b’.
(
Can be shown to be justified and required for the use and situation intended.
Staff Comment: Staff concurs that the modification is justified as it provides a safe and functional pedestrian experience. See also comments under criterion ‘b’.
I. CONCLUSIONS:
The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 16.
The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 17.
The proposed Site Plan complies with the Urban Design District D standards provided the applicant complies with City Code and conditions of approval, see FOF 18.
The proposed Site Plan complies with the Site Plan Review criteria provided the applicant complies with City Code and conditions of approval, see FOF 19.
The proposed Site Plan complies with the Critical Areas Regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 20.
The proposed Reasonable Use Variance complies with the special review criteria for critical areas regulations provided the applicant complies with City Code and conditions of approval,
see FOF 21.
The proposed street modification complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained
herein, see FOF 22.
There are adequate public services and facilities to accommodate the proposed parking lot upgrade project, see FOF 20.
Key features which are integral to this project include the provision of significant landscaping across the site, stream buffer enhancement, retention of at least one (1) landmark tree
on the site, and high quality design of the proposed building including the use of both metal panels and CMU, overhead weather protection, and a tall parapet wall to screen equipment.
J. RECOMMENDATION:
Staff recommends approval of the Medical Office Shell Building, File No. LUA24-000218, ECF, SA-H, V-H, MOD, as depicted in the Site Plan (Exhibit 3), subject to the following conditions:
The applicant shall retain either the 29-inch (29”) DBH Douglas fir tree or the 27-inch (27”) DBH Douglas fir tree identified in the Arborist Report submitted with the application.
A screening detail for any proposed surface or roof mounted utility equipment be submitted to the Current Planning Project Manager for review and approval. The screening detail for surface
mounted utility equipment that includes cross sections of the utility and screening shall be provided at the time of Construction Permit review.
The applicant shall submit a letter from the garbage and recycling service provider approving the location of the enclosure. The letter shall be submitted for review and approval by
the Current Planning Project Manager prior to Civil Construction Permit issuance.
A bicycle parking detail be submitted at the time of Building Permit Review for review and approval by the Current Planning Project Manager demonstrating that the proposal would comply
with the bicycle parking requirements as required in RMC 4-4-080F.11.
The applicant shall submit a lighting plan that demonstrates compliance with RMC 4-4-075 and provides enough light for security but does not create excessive light impacts on neighboring
properties. In addition, the parking and pedestrian areas shall also contain adequate lighting to ensure safety and security. The lighting plan shall include detailed sheets of all existing
and new light fixtures on site, footcandle illumination information, and shall be reviewed and approved by the Current Planning Project Manager prior to Civil Construction Permit issuance.
The applicant shall provide a service area screening detail at the time of Building Permit review demonstrating that the service element doors would be self-closing.
The section of the on-site sidewalk between the public sidewalk in NE Sunset Blvd and the plaza area near the main entrance shall have a minimum width of six feet (6’).
The applicant shall install two (2) benches, or an alternative seating option, near either the front or adjacent rear entrance of the building. The site furniture locations and details
demonstrating compliance with the design standards shall be provided with the building permit application for review and approval by the Current Planning Project Manager.
The applicant shall submit a materials board to the Current Planning Project Manager at the time of Building Permit review for review and approval.
The applicant shall submit an internal traffic circulation analysis that demonstrates how vehicles would safely enter and exit the parking lot on the site. The analysis shall evaluate
turning movements both into and out of the stalls, as well as identify where drivers could safely turnaround on the site if all parking stalls were filled. The analysis shall be reviewed
or approved prior to issuance of the Civil Construction Permit.
The applicant shall submit an updated site plan identifying a loading and delivery area separate from the customer/employee parking and pedestrian areas. The updated site plan shall
be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance.
The applicant shall submit a signed and sealed letter from a licensed geotechnical engineer stating that they have reviewed the construction plans and, in their opinion, the proposed
plans and specifications meet the intent of the report. The letter shall be submitted to the Current Planning Project Manager prior to issuance of the civil construction permit.
The applicant shall provide documentation of the existing 20-foot (20’) wide sewer easement on the site. The document shall be reviewed and approved by the Public Works plan reviewer
prior to issuance of the Civil Construction Permit. If no easement is found to exist, the applicant shall establish a new sewer easement prior to issuance of a Certificate of Occupancy
for the new building. The location, size, and language of the easement shall be reviewed and approved by the Public Works plan reviewer prior to issuance of the Civil Construction Permit.
In addition, a paved access road to the existing sewer manhole (COR Facility ID MH 3619) within the 20 feet wide easement shall be provided. No structures shall be installed within
the existing easement, and the proposed bioretention cell shall be located outside of the existing public utility easement.
CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Medical Office Shell Building
Land Use File Number:
LUA24-000218, ECF, SA-H, V-H, MOD
Date of Hearing
October 29, 2024
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Tyler Graff, Graves + Associates / 2102 N Pearl St, Tacoma, WA 98406 / tgraff@gravesassoc.com
Project Location
4409 NE Sunset Blvd(APN 0323059093)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-20:
As shown in the Environmental Review Committee (ERC) Report
Exhibit 21:
Staff Report to the Hearing Examiner
Exhibit 22:
Environmental (SEPA) Review Determination of Non-Significance, Mitigated, dated September 30, 2024