Loading...
HomeMy WebLinkAboutD_HEX_Final_Decision_Fire_Station_171207Denis Law Mayor City Clerk-Jason A.Seth,CMC December 8, 2017 Mary Lux Schreiber Starling Whitehead Architects 9015th Avenue Seattle, WA 98164 Subject: Hearing Examiner's Final Decision RE:Fire Station 15 (LUA-17-000632) Dear Ms. Lux: Enclosed please find the Hearing Examiner's Final Decision dated December 7, 2017.This document is immediately available: Electronically online at the City of Renton City Clerk Division website at www.rentonwa.gov/cityclerk. Click the "Hearing Examiner Decisions" link on the right side. of the scireen located under the section titled, "Helpful Links." The Hearing Examiner Decisions are filed by year and then alphabetical order by project name. I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you. Sincerely, AA. Qr th, CMC City Clerk cc: Hearing Examiner Clark Close,Senior Planner Matthew Herrera,Senior Planner Jennifer Henning, Planning Director Brianne Bannwarth, Development Engineering Manager Craig Burnell,Building Official Katie Buchl-Morales,Secretary,Planning Division Julia Medzegian,City Council Liaison Parties of Record(2) 1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 1 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Fire Station 15 Admin Site Plan, Street Modification and Conditional Use Permit LUA17-000632, ECF, CU-H, SA-A, MOD FINAL DECISION Summary The City of Renton is requesting conditional use permit, site plan review and street modification approval to build a new fire station (Fire Station 15) at 1404 N 30th St. in the Kennydale neighborhood. The applications are approved subject to conditions. Testimony Clark Close, City of Renton Senior Planner, summarized the proposal. In response to examiner questions, Mr. Clark confirmed that the proposed parking in the R6 portion of the project site is authorized in the R6 zone. The nearest residences are located to the north within about a thousand feet, composed of single-family residences. In terms of noise, there are other calls for service in the area already. Mr. Close noted that the exhibit addressing the street modification specifically identifies the parameters of the requested modification. Exhibits The November 21, 2107 Staff Report Exhibits 1-22 identified at page 2 of the Staff Report itself were admitted into the record during the hearing. In addition, the following exhibits were admitted during the hearing. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 2 2 Exhibit 23 Staff PowerPoint Exhibit 24 COR Maps FINDINGS OF FACT Procedural: 1. Applicant. City of Renton. 2. Hearing. The Examiner held a hearing on the subject application on November 21, 2017 at 11:00 am in the City of Renton Council Chambers. Substantive: 3. Project Description. The City of Renton is requesting conditional use permit, site plan review and street modification approval to build a new fire station (Fire Station 15) at 1404 N 30th St. in the Kennydale neighborhood. The project site is composed of a 1.09 acre vacant parcel. The parcel is currently a split zoned parcel. The project is proposing to share an access drive along the west side of the property with the new reservoir and a second driveway would be located closer to the east property line for fire truck exiting. The site slopes from north to south from approximately 226 feet to 208 feet (18 feet). The site is located within the Wellhead Protection Area Zone 2. Construction of the fire station would begin in February 2018 and end on December 2018. Exterior improvements include parking, driveways, landscaping, pedestrian sidewalks, and stormwater improvements. Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, for N 30th St to reduce the amount of right-of-way dedication and waive the frontage improvement requirements along the minor arterial street. The applicant is also requesting an Administrative Modification from RMC 4-4-080I.3, Driveway Width Maximums Based upon Land Use, for the driveway from the fire station garage to N 30th St. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Water and sewer will be provided by the City of Renton. B. Fire and Police. Police and Fire Prevention Staff indicate that sufficient resources exist to furnish services to the proposed development. The addition of a new fire station would provide improved fire and emergency service response times in the Kennydale neighborhood and Renton Regional Fire Authority service area. This is expected to relieve some of the current loads placed on other RRFA Fire Stations in the district. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 3 3 C. Drainage. The applicant’s Preliminary Drainage Plan and Technical Information Report (TIR) (Ex. 14) demonstrates compliance with the 2009 King County Surface Water Design Manual and the 2010 City of Renton Amendments thereto. There is an existing 12-inch piped conveyance system that flows from east to west along N 30th St frontage. There are two (2) type 1 catch basins along the project frontage that drain to this conveyance system. One is near the site’s southeast corner and the other is located near the site’s southwest corner. D. Parks/Open Space. City development standards do not require any set-asides or mitigation for parks and open space for the proposed use. E. Transportation and Circulation. Access to the site is proposed via N 30th St. A trip generation memorandum was submitted with the site plan application, prepared by Transpo Group (dated July 11, 2017; Exhibit 15). The proposed use is considered a low generator of vehicular traffic with approximately 46 daily vehicle trips. This would include 14 trips occurring during the AM peak hour and 8 trips occurring during the PM peak hour. It is anticipated that temporary impacts to traffic would result from the proposed project during construction and staff have determined that no off-site traffic mitigation is necessary. The applicant is proposing to conform to a modified minor arterial street standard along N 30th St through a requested street modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys. In addition, the applicant is also requesting an Administrative Modification from RMC 4-4-080I.3, Driveway Width Maximums Based upon Land Use, to increase the width of the driveway by 6 feet (6’) to allow fire trucks to safely and efficiently enter and exit the fire station garage as necessary to provide emergency response services. See FOF 22, Street Modification Analysis for more information. City staff have determined that the proposed development is expected to provide for safe and efficient pedestrian, bicycle and vehicle circulation if all conditions of approval are complied with. All vehicular access entering the property would be limited to a 20-foot wide driveway approach that widens to 24 feet through the public parking area and beyond the patio area on the west side of the building, before narrowing down to 16 feet near the northwest corner of the building through the start of the water reservoir portion of the site. A second 36-foot wide driveway would be provided closer to the east property line for fire truck exiting. The two driveway locations would minimize access conflicts between existing and proposed driveways. Additionally, service elements (trash/recycling) would be located behind the building, adjacent to the surface parking spaces, to reduce impacts on pedestrian movements at the front of the building. The applicant is also proposing a common 4’-6” wide concrete sidewalk pedestrian connection between the building’s main entrance and the N 30th St and the public parking area (Exhibit 3) for additional pedestrian safety. The applicant has designed the driveway isle, at the rear of the building, to be used for refuse and recycling pick-up, a loading and unloading area, and delivery area. The loading and delivery 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 4 4 area would be separated from the onsite dedicated pedestrian walkways located at the front of the building. A park and ride lot is located at the Kennydale United Methodist Church. The lot is open from 5 AM to 7 PM and it serves King County Metro routes 111, 167, 342, 952 and Sound Transit route 560. F. Parking. The applicant is proposing two (2) public parking spaces, an ADA parking space and a general parking space, along the west side of the new structure. At the rear of the lot, the applicant is proposing 10 standard fire fighter parking stalls on the north side of the building, between the fire station and the reservoir. These stalls would only be accessible through a sliding security gate that restricts access beyond the public parking area to the west of the building. Staff determined that the designated parking spaces and proposed locations provide adequate parking for both fire fighters and the general public. No additional off-site or onsite parking spaces is recommended. Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10 percent (10%) of the number of required off-street parking spaces. The applicant is proposing one (1) bicycle rack at the front of the building with up to two (2) bicycle parking spaces. As there are no vehicular parking requirements specified in RMC for a fire station, staff finds one bicycle rack sufficient to comply with bicycle facilities. 5. Adverse Impacts. As conditioned, there are no significant adverse impacts associated with the project. Specific issues related to impacts are discussed below. A. Compatibility. The proposal is moderately compatible with surrounding residential use. Surrounding uses are a mix of residential and commercial use with a new reservoir to be constructed immediately to the north. The sound of fire engines responding to 1,000 service calls per year is not ideal, but the noise is mitigated as much as reasonably practicable as outlined in Finding of Fact No. 5(E) below. Compliance with the City’s tree retention and landscaping standards, as outlined in Findings of Fact No. 5(B) and (C) below provide for aesthetic compatibility with the residential uses by providing for a significant amount of screening and aesthetic enhancements. Views from surrounding properties would be altered with the proposed development. However, the proposed fire station would be architecturally compatible with the surrounding environment in terms of bulk and scale, exterior materials, and color if all conditions are met as the tallest point of the professionally designed building would be less than 24 feet in height (Exhibits 7 and 9). The proposed structure would not block view corridors to shorelines or Mt. Rainier. B. Tree Retention. As conditioned, the proposal will satisfy the City’s tree retention requirements. A Tree Retention/Tree Inventory Plan was prepared by HBB Landscape Architecture (dated August 18, 2017; Exhibit 10) and a Level 2 Tree Assessment Report was prepared by Urban Forestry Services, Inc. (dated September 13, 2017; Exhibit 16). The 1.09-acre site is largely open lawn with 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 5 5 a total of 32 fruit and ornamental trees. The predominant species, included black locust (Robinia pseudoacacia), flowering plum (Prunus cerisifera form), and various fruit trees. The tree structures range from fair to poor with many of the trees ranked with a present value of low. None of the surveyed trees were considered hazardous. According to the Tree Assessment Report, most of the trees are recommended for removal by reason of construction impacts. The significant trees range in size from 7.2 to 24 DBH. Many of the trees surveyed by the arborist fall below Renton’s significant tree size thresholds to be considered for tree retention, as a result there are only a total of 21 significant trees onsite. The applicant is required to retain 10 percent (10%) of the trees located within the commercial neighborhood portion and 30 percent (30%) of the trees located within the residential portion of the site that are not located within the proposed rights-of-way or access easements. Of the 21 significant trees within the project area, the applicant is proposing to retain one (1) tree out of the required six (6) retention trees onsite. As a result, the applicant is proposing to replant the existing lot with seven (7) trees on the fire station portion of the lot and 49 trees on the reservoir portion of the lot to comply with the tree retention requirements of the code. The replacement trees on the fire station site include the following: bloodgood Japanese maple, Firestarter® tupelo and western red cedar. C. Landscaping. A conceptual landscape plan with irrigation was submitted with the project application (Exhibit 10) establishing compliance with the City’s landscaping standards. The conceptual landscape plan illustrates materials that would be used to enhance the visual character of the building. Together the retained and new landscaping would consist of a variety of vegetation along the property edges and around the structures to help create human scale, add visual interest along the building façades and provide a transition between the fire station and the Kennydale Reservoir or the fire station and the abutting residential zoned properties to reduce noise and glare and maintain privacy. The fire station landscape plan proposes seven (7) new trees including bloodgood Japanese maple, Firestarter® tupelo, and western red cedar at either 2-inch caliper or 6 to 8 feet in height and 50 emerald green arborvitae. Shrubbery includes: vine maple, Oregon grape, red flowering currant, daisy bush, compact burning bush, gold coast juniper, longleaf mahonia, knock out rose, kelseyi dogwood, and firepower heavenly bamboo. Groundcover includes: salal, gro-low fragrant sumac, golden Japanese forest grass, soft rush, little bunny fountain grass, Mt. Vernon English laurel, and sod lawn. The landscape plan includes ten-foot (10') wide fully sight-obscuring landscaped visual barrier along the abutting residential property to the west, a fifteen-foot (15') wide partially sight- obscuring landscaped visual barrier to the residential property to the east and a ten-foot (10') wide landscaped visual barrier between the fire fighter surface parking and the reservoir retaining wall to the north. In addition, the landscape plan also contains planting areas in the front yard setback and around the building. Other important site features include hardscape, lighting, patios, retaining wall, fences, bike rack, and a flagpole that would be incorporated throughout the site plan. The landscape plan should also include site furniture for public outdoor seating (bench, ledge, etc.) to enhance the open space. At the time of building permit submittal, a detailed landscape plan would 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 6 6 be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. A condition of approval requires that the applicant provide a final detailed landscape plan to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. D. Critical Areas. The only critical areas on-site is Well Head Protection Area Zone 2. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. The fire station parking portion of the lot is proposed to be permeable pavement that would have an underlying layer of water quality treatment media such as treatment soil or sand filtering media. The asphalt driveway accessing the parking lot and reservoir would be directed to a storm filter catch basin system, with two (2) 18-inch filter cartridges. Approximately 350 cubic yards of fill would be brought to the fire station site. Such fill would be used for the structural needs of the building and would be obtained from approved local fill sources. Since fill is proposed for project development, a fill source statement would be required to be submitted to the City to ensure clean fill is used. The fill source statement shall be submitted with the construction permit application. Impacts to the Wellhead Protection Area are not anticipated as a result of the subject project, provided the City of Renton codes are complied with. E. Noise, Light and Glare. Noise, light and glare have been mitigated to the extent reasonably practicable. Sirens and lights would be directed toward the N 30th St to minimize noise to adjacent properties. Landscape plantings and building elevation changes onsite are anticipated to reduce light and glare to adjacent properties. Onsite lighting would be shielded to limit light spill to adjacent properties. The fire station would have minor car traffic to and from the site, except at the once daily shift change, when six (6) cars would be arriving or departing from the site within a limited timeframe. Two parking stalls are provided at the front of the site for the general public. Fire truck engine noise and siren noise would occur on demand as service calls occur. The fire station would have exterior lighting for security and safety at the rear apron/parking area and at the front apron. These lights would operate from dusk to dawn and would use sharp cut-off fixtures to limit light pollution from the site. With muted exterior materials and minimal glazing, no glare is anticipated by the development of the fire station or its operation. Conclusions of Law 1. Authority. City government facilities require a hearing examiner conditional use permit in all zones as identified in RMC 4-2-060. RMC 4-8-080(G) classifies hearing examiner conditional use applications as Type III permits when Hearing Examiner review is required. Site plan review is required for all development in the CN zone by RMC 4-9-200(B)(2)(a). In the absence of the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 7 7 conditional use permit application, no Hearing Examiner review would be required for the site plan and it would be classified as a Type II permit by RMC 4-8-080(G). RMC 4-8-080(G) also classifies modification review as Type I review. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under “the highest-number procedure”. The conditional use, site plan and modification applications are consolidated. The Type III conditional use review is the “highest-number procedure” and therefore must be employed for the consolidated conditional use, site plan and modification review. As outlined in RMC 4-8-080(G), the hearing examiner is authorized to hold hearings and issue final decisions on Type III applications subject to closed record appeal to the Renton City Council. 2. Zoning/Comprehensive Plan Designations. Approximately the first 120 feet of the property from N 30th St is located within the Commercial Neighborhood (CN) zoning classification and the remainder is in the R6 zone. Only a portion of the project parking lot is located within the R6 zoning classification and the remainder of the proposed improvements are located within the CN zoning classification. The comprehensive plan map designations are Residential High Densit y (RHD) and Residential Medium Density (RMD). 3. Review Criteria/Street Modification. Conditional use criteria are governed by RMC 4-9-030(C). Site plan review criteria are governed by RMC 4-9-200(E). All applicable criteria are quoted below in italics and applied through corresponding conclusions of law. The application for street modifications as detailed in Finding of Fact No. 3 meets all applicable code criteria for the reasons outlined in Finding of Fact No. 22 of the staff report. All findings in Fi nding of Fact No. 22 are adopted by reference as findings of this decision. Conditional Use The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following factors for all applications: RMC 4-9-030(C)(1): Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 4. The proposal is consistent with the comprehensive plan as outlined in Finding 16 of the Staff report, adopted and incorporated by this reference as if set forth in full. The proposal is consistent with all applicable zoning and other development standards as outlined in Finding 17 of the Staff report, adopted and incorporated by this reference as if set forth in full. RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 8 8 5. The parcel is well suited for its intended use. The parcel was selected by the Applicant because it was located on an arterial street with quick access to both the Kennydale neighborhood and access to I-405. The new fire station would also improve overall fire department service to the City of Renton as a whole. The proposed use supports growth and needed facilities for the City of Renton and specifically for the Kennydale neighborhood area. There is also no overconcentration of fire stations in the area, as the parcel was specifically selected as an area in need of additional fire infrastructure. RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 6. As determined in Finding of Fact No. 5 and as conditioned, there are no significant adverse impacts associated with the proposal, so it will not result in substantial or undue adverse effects on adjacent property. RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 7. As determined in Finding of Fact No. 5(A), the proposal is compatible with surrounding uses. RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available. 8. The proposal will be served with adequate parking as identified in Finding of Fact No. 4. RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 9. As determined in Finding of Fact No. 4(E), the project will not have a significant impact on the general traffic in the vicinity and the proposal provides for safe and efficient pedestrian and vehicular circulation. RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 10. As stated in FOF 5(E), no significant impacts from noise, light or glare are anticipated. This criterion is satisfied. RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 11. Tree replacement and landscaping would be provided for throughout the site including trees, bushes, rocks and groundcover. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 9 9 Site Plan RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following: a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100. 12. As discussed in Conclusion of Law No. 4, as conditioned, the proposal is consistent with the City’s comprehensive plan, as well as development and design regulations. The proposal does not qualify as a Planned Action Ordinance, as outlined at Finding No. 21 of the Staff Report. The project location does not fall within one of the four (4) possible design districts nor does RMC 4 -2-115 Residential Design and Open Space Standards apply, see applicability. RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties; iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 10 10 vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 13. The fire station proposal would not be an overscale structure as the proposal does not exceed maximum height, lot coverage, and setback requirements of the CN zone. As determined in Finding of Fact No. 5, no lighting or view impacts are anticipated and landscaping is effectively used to protect adjoining properties from noise and glare and to maintain privacy and enhance the appearance of the project. This criterion is satisfied. RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including: i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; iii. 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; and iv. 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. 14. As proposed and conditioned, native and planted landscaping has been well designed to provide for privacy and noise reduction. There is nothing in the record to reasonably suggest that the scale, spacing and orientation of the project could be modified to provide for more privacy and noise reduction without unreasonably interfering with the objectives of the facility. The scale of the facility will not create any adverse impacts as previously discussed and is compatible with vehicle and pedestrian circulation as determined in Finding of Fact No. 4(E). In addition, there is nothing in the record to reasonably suggest that the scale of the project is incompatible with sunlight, prevailing winds or natural characteristics. The criterion is met. RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all users, including: i. 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; 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 11 11 ii. 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; iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 15. The proposal provides for adequate and safe access and circulation as required by the criterion above for the reasons identified in Finding of Fact No. 4(E). RMC 4-9-200(E)(3)(e): 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. 16. No open space is required for this use RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. 17. There are no view corridors to shorelines or Mt. Rainier affected by the proposal. RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. 18. There are no natural systems at the project site. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 19. The project is served by adequate services and facilities as determined in Finding of Fact No. 4. RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. 20. No phasing is proposed. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 CONDITIONAL USE, SITE PLAN, STREET MODIFICATION CAO VARIANCE - 12 12 DECISION As conditioned below, the conditional use, street modification and site plan applications are consistent with all applicable development standards for the reasons identified in the Conclusions of Law above and are approved: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated October 30, 2017. 2. The applicant shall provide a final detailed landscape plan for review and approval by the Current Planning Project Manager prior to construction permit approval. 3. The applicant shall provide a revised architectural site plan identifying all utility equipment and screening. The architectural site plans shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. 4. The applicant shall provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and down-lighting shall be used in all cases to assure safe pedestrian and vehicular movement. The lighting plan shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. DATED this 7th day of December, 2017. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-110(C)(2) requires appeals of the hearing examiner’s decision to be filed within fourteen (14) calendar days from the date of the hearing examiner’s decision. A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-100(I). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation.