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HomeMy WebLinkAboutHEX_Report_17-000632_171114_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map HEX_Report_17-000632_171114_v1 A. REPORT TO THE HEARING EXAMINER HEARING DATE: November 21, 2017 Project Name: Fire Station 15 Owner/Applicant: Michael Kirk, City of Renton Director of Facilities, 1055 S Grady Way, Renton, WA 98057 Contact: Mary Jo Lux, Schreiber Starling Whitehead Architects, 901 5th Ave Seattle, WA 98164 Project File Number: PR17000490 Land Use File Number: LUA17-000632, ECF, CU-H, SA-A, MOD Project Manager: Clark H. Close, Senior Planner Project Summary: The applicant is requesting Administrative Site Plan Review, Hearing Examiner Conditional Use Permit, State Environmental Policy Act (SEPA) Review, and a street modification request for the construction of a new fire station (Fire Station 15) in the Kennydale Neighborhood. The 1.09-acre site is located at 1404 N 30th St. The vacant parcel is currently a split zoned parcel. Approximately the first 120 feet of the property from N 30th St is located within the Commercial Neighborhood (CN) zoning classification and Residential High Density (RHD) land use designation. The north portion of the property is located within the Residential-6 (R-6) zoning classification and Residential Medium Density (RMD) land use designation. Improvements to property include a new 7,497 sf fire station. 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. Project Location: 1404 N 30th St, Renton, WA 98056 Site Area: 47,538 sf (1.09 acres) City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 2 of 23 HEX Report Fire Station 15 B. EXHIBITS: Exhibit 1-17: As shown in the SEPA Environmental Review Report Exhibit 18: Hearing Examiner Staff Recommendation (dated November 21, 2017) Exhibit 19: Environmental “SEPA” Determination, ERC Mitigation Measures and Notice Exhibit 20: Street Modification Request Exhibit 21: Fire Response Zone Maps Exhibit 22: Wellhead Protection Area Zone 2 Map C. GENERAL INFORMATION: 1. Owner(s) of Record: City of Renton. Contact: Michael Kirk, City of Renton Director of Facilities, 1055 S Grady Way, Renton, WA 98057 2. Zoning Classification: Commercial Neighborhood (CN) and Residential-6 (R-6) 3. Comprehensive Plan Land Use Designation: Residential High Density (RHD) and Residential Medium Density (RMD) 4. Existing Site Use: Vacant 5. Critical Areas: Wellhead Protection Area Zone 2 and Regulated Slopes (>15% & <=25%) 6. Neighborhood Characteristics: a. North: Single family residential. Residential Medium Density (RMD) land use designation and Residential-6 (R-6) zoning. b. East: Kennydale Neighborhood Market/Shell Gas and multi-family residential. Residential High Density (RHD) and Residential Medium Density (RMD) land use designation and Commercial Neighborhood (CN) and Residential-6 (R-6) zoning. c. South: Right-of-Way, commercial and vacant. Residential High Density (RHD) land use designation and Commercial Neighborhood (CN) zoning. d. West: Commercial (7-Eleven) and single family residential. Residential High Density (RHD) and Residential Medium Density (RMD) land use designation and Commercial Neighborhood (CN) and Residential-6 (R-6) zoning. 6. Site Area: 1.09 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation (Kennydale) A-69-002 2531 12/31/1969 City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 3 of 23 HEX Report Fire Station 15 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 12” water main south of the site in N 30th St that can deliver 2,800 gallons per minute (gpm). b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” concrete sewer flowing from east to west south of the site in N 30th St. There is also an existing 8” concrete sewer flowing from north to south along the eastern boundary of the site. c. Surface/Storm Water: The project site is currently vacant. The site consists of grassy areas with some trees scattered throughout. The site slopes gently from the northeast to the southwest. There is no existing onsite conveyance system. There is an existing 12” 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 southeast corner and the other is located near the southwest corner of the site. 2. Streets: N 30th St, located south of the site, is classified as a minor arterial street. The N 30th St existing street section consists of a pavement width of roughly 42 feet with a 13-foot travel lane in each direction and an 8-foot parking lane on both sides of the street. A 0.5’ curb and a 5-foot wide concrete sidewalk directly behind the curb exist along each side of the pavement. The existing right-of-way width for N 30th St is approximately 60 feet for the majority of the frontage per King County Assessor’s Map. The existing right-of-way width for N 30th St, adjacent to a portion of the eastern frontage, is 72 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-120: Commercial Development Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permits b. Section 4-9-200: Master Plan and Site Plan Review c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 4 of 23 HEX Report Fire Station 15 H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on September 22, 2017 and determined the application complete on October 2, 2017. The project complies with the 120-day review period. 2. The parcel area is 1.09 acres and the site is located at 1404 N 30th St in the Kennydale Designated Neighborhood (Exhibit 2). 3. The project site is located on the southern portion of the lot. The fire station and associated improvement consist of approximately 31,053 square feet or roughly 65 percent (65%) of the parcel. 4. Access to the site would be provided via N 30th St (Exhibit 3). 5. The property is located within the Residential High Density (RHD) and Residential Medium Density (RMD) Comprehensive Plan land use designations. 6. The site is located within the Commercial Neighborhood (CN) and Residential-6 (R-6) zoning classifications. 7. There are approximately 21 significant trees located onsite of which the applicant is proposing to retain one (1) existing tree. 8. The vacant site is mapped with Wellhead Protection Area Zone 2 (Exhibit 22). 9. Approximately 2,050 cubic yards of material would be cut onsite and approximately 350 cubic yards of fill is proposed to be brought into the project site. 10. The applicant is proposing to begin construction in February 2018 and end in December 2018. 11. The applicant held a neighborhood meeting or open house on July 12, 2017 from 6:00 PM to 8:00 PM. A total of 14 people signed the sign-in sheet. Staff received no public comments or letters directly related to the fire station. 12. No other public or agency comments were received. 13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on October 30, 2017 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for Fire Station 15. The DNS-M included one (1) mitigation measure. A 14-day appeal period commenced on November 3, 2017 and ended on November 17, 2017. No appeals of the threshold determination have been filed as of the date of this report (Exhibit 19). 14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated: 1. The applicant shall comply with the recommendations included in the Kennydale Fire Station 15 Geotechnical Engineering Report, prepared by HWA GeoSciences, Inc. (dated August 31, 2017), or an updated report submitted at a later date. 15. 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 (Exhibit 17). 16. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) and Residential Medium Density (RMD) on the City’s Comprehensive Plan Map. The purpose of the RHD is to incorporate features from both single-family and multi-family developments, support cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. Lands designated HD is where projects would be compatible with existing uses and where City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 5 of 23 HEX Report Fire Station 15 infrastructure is adequate to handle impacts from higher density uses. The purpose of the RMD designation is to allow a variety of single-family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-51: Respond to specific site conditions such as topography, natural features, and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings.  Policy CF-8: Promote conservation and demand-management programs that reduce the impact on public facilities and maximize their efficiency.  Policy CF-9: Advocate projects that are energy efficient or enhance energy conservation efforts by the City and its residents. 17. Zoning Development Standard Compliance: The fire station building will be constructed on the Commercial Neighborhood (CN) zoned portion of the property. For that purpose, only the CN zone development standards are addressed below. The purpose of the Commercial Neighborhood Zone (CN) is to provide for small-scale convenience retail/commercial areas offering incidental retail and service needs for the surrounding area. Uses serving a larger area may be appropriate if they also serve the residents of the immediate area and are compatible with the scale and character of the neighborhood. This designation is the smallest and least intensive of the City’s commercial zones. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120A, if all conditions of approval are met: Compliance CN Zone Develop Standards and Analysis  Use: Pursuant to RMC 4-2-060, City Government Facilities: Facilities of any unit of City government. Types of facilities include community centers, public works maintenance facilities, courts of law, fire halls, and other types of municipal facilities. This definition excludes city government offices, jails, parks, transit centers, park & rides, sewage treatment plants, municipally owned golf course or airports, and libraries. City government facilities require a Hearing Examiner Conditional Use Permit in all zones. Staff Comment: The applicant is requesting a Hearing Examiner Conditional Use Permit to construct a 7,497 sf single-story fire station in the Kennydale Neighborhood (Exhibit 4). Site Plan Review is required for all development in the CN zone. N/A Density: There is no minimum density required in the CN zone. A maximum net density of 4 dwelling units per structure is permitted. An assisted living bonus of 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065. Net density is City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 6 of 23 HEX Report Fire Station 15 calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements.  Lot Dimensions: The minimum lot size required in the CN zone is 5,000 square feet. There are no minimum lot width or depth requirements. Staff Comment: At this time, the applicant is not proposing to alter the existing dimensions or area of the single lot. A future 2-lot short plat would comply with the minimum lot size requirement of 5,000 square feet in the CN zone.  Setbacks: The required setbacks in the CN zone are as follows: The minimum front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. A maximum front yard setback of 20 ft. is required. The minimum secondary front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. The maximum secondary front yard setback is 20 feet. There are no minimum side or rear yard setbacks, unless the lot abuts a lot zoned residential, then a 15-foot setback is required. The maximum setback may be modified through the site plan review if the applicant can demonstrate that the proposed development meets the following criteria: i. Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and ii. Creates a low-scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and iii. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic, and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. b. Alternatively, the maximum setback requirement may be modified if the applicant can demonstrate that the preceding criteria cannot be met by addressing the criteria below. However, those criteria that can be met shall be addressed in the site development plan. i. Due to factors including but not limited to the unique site design requirements or physical site constraints such as critical areas or utility easements, the maximum setback cannot be met; or ii. One or more of the above criteria would not be furthered or would be impaired by compliance with the maximum setback; or iii. Any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback. Staff Comment: City staff is recommending that approximately 11 feet of right-of-way be dedicated along the project’s N 30th St frontage and frontage improvements in accordance with the modified minor arterial street standard be installed. Following a right-of-way dedication of 11 feet, the applicant is proposing a 30’-0 5/8” front yard setback, which exceeds the maximum setback permitted in the CN zone. The maximum City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 7 of 23 HEX Report Fire Station 15 setback may be modified through the site plan review if the project is compliant with the criteria listed in RMC 4-2-120C, Note 15a and 15b, as noted above. The project complies with the modification criteria, as noted in Note 15a, as the project includes orienting the development to the pedestrian, providing a connected 4’-6” pedestrian walkway from the parking lot to the building and from the public sidewalk to the front door, providing low-scale streetscapes along the property frontage while minimizing conflict between the pedestrian foot traffic and the vehicular traffic. The primary purpose of increasing the building setback is to create a minimum concrete apron to accommodate the length of a parked fire truck between the apparatus bay doors and the public sidewalk, which promotes safety between both pedestrians and vehicles located in N 30th St. Without the increased setback a parked fire truck would extend beyond the concrete apron and into the right-of-way. Therefore, staff is recommending approval of an increased maximum setback from 20 feet to up to 31 feet after right-of-way dedication.  Building Standards: The maximum lot coverage for buildings required in the CN zone is 65 percent of the total lot area or 75 percent if parking is provided within the building or within an onsite parking garage. The maximum building height permitted is 35 ft. Staff Comment: The applicant is proposing to construct a 7,497 square foot structure (7,039 sf first floor gross area + 458 sf mezzanine gross area) on the southern portion of the 47,538 square foot lot. The building footprint would cover approximately 14.8 percent (14.8%) of the lot (7,039 sf / 47,538 sf = 14.8%). Together the fire station and the reservoir structures would have a lot coverage of 19.9 percent (19.9%). Following a future short plat of the site, the fire station would be located on roughly 31,053 square feet and would ultimately have a have an anticipated building coverage of roughly 22.7 percent (22.7%). The provided elevations (Exhibit 7) identify a building height of 23’-6 ½” from the new finished grade to the top of the mezzanine parapet (ELEVATION 212.2 feet – 235.75 feet). The new fire station complies with the 35-foot maximum building height allowed in the CN zone. N/A Building Limitations: The maximum gross floor area of any single commercial use on a site is 5,000 sq. ft. in the CN zone. The maximum size shall not be exceeded, except by conditional use permit. These restrictions do not apply to residential uses subject to net density limitations. The maximum gross floor area of any single office use on a site is 3,000 sq. ft. The maximum size shall not be exceeded, except by conditional use permit. These restrictions do not apply to residential uses subject to net density limitations. All commercial uses shall have their primary entrance and shop display window oriented toward the street frontage. Staff Comment: The applicant is proposing a 7,497 gross square foot fire station or City Government Facility. The commercial use maximum gross floor area of 5,000 square feet in the CN zone does not apply based on the proposed City Government Facility use. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 8 of 23 HEX Report Fire Station 15 minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls must provide additional landscaping per parking space. For projects abutting a less intensive zone or use, 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 common property lines. Staff Comment: A conceptual landscape plan with irrigation was submitted with the project application (Exhibit 10). 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 be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. Staff recommends as a condition of approval, 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. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 9 of 23 HEX Report Fire Station 15 The applicant has requested a street modification from RMC 4-6-060F.2 to allow for a reduction to the required frontage improvements along the public street frontage. See FOF 22, Street Modification Analysis for more information. 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 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: 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), both were submitted with the land use application. The 1.09 acre site is largely open lawn with 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. During construction, trees required to be retained (i.e., protected trees, including off-site trees), would be required to comply with the tree protection measures during construction per RMC 4-4-130H.9. The eight (8) central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six- foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches (3”) of bark City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 10 of 23 HEX Report Fire Station 15 mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Additional landscaping (shrubs, rocks, and groundcover) and irrigation would be incorporated into the project’s Landscape Plan to work in conjunction with the retained tree (Exhibit 10). Compliant if condition of approval is met Screening: All onsite 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: No rooftop equipment was identified in the elevations or the site plan. At the rear of the property, a generator was identified less than 10 feet from the screened refuse and recycling collection area. Also, no other utility equipment, such as an air conditioning unit, was identified in the site plan. Therefore, staff is recommending as a condition of approval that the applicant 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.  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. Staff Comment: The applicant has provided a single centralized refuse and recyclable deposit area located approximately 29’-4” north of the building and 15 feet west of the east property line. The 105 square foot refuse and recycling area measures 15 feet long by 7 feet wide. The trash enclosure includes metal slats with two (2) seven foot wide metal gates. The applicant is not proposing to provide a roof over the storage area. Therefore, weather protection of refuse and recyclables must be ensured by using weather-proofed containers. Landscaping is provided on the north and east sides of the enclosure. The adequately sized trash enclosure is located more than 35 feet from the abutting residential property to the northeast. The entire area between the outdoor refuse and recyclables deposit areas and the residential property would be screened with landscaping consisting of a mixture of trees, shrubs and ground cover. The combination of distance and plantings would provide adequate screening to the multifamily dwelling unit more than 115 feet to the northeast.  Parking: Required parking as specified by the use shall be provided upon property in the same ownership as the property upon which the building or use is located. Parking may be accommodated off-site in accordance with RMC 4-4-080E.2 or at joint use facilities in accordance with RMC 4-4-080E.3. Parking regulations are not specified in Renton Municipal Code for a fire station. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 11 of 23 HEX Report Fire Station 15 Staff Comment: 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. The designated parking spaces and proposed locations appear to provide adequate parking for both fire fighters and the general public. No additional off-site or onsite parking spaces is recommended.  Pedestrian Access: A pedestrian connection shall be provided from a public entrance to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting retail properties. Staff Comment: This section of code is intended to provide pedestrian connections from the public entrance to the public street. The applicant is 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).  Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant is proposing a three foot (3’) high concrete retaining wall that extends roughly 29’-4” north from the northeast corner of the building to the six foot (6’) tall refuse and recycling enclosure. The base of the retaining wall would be setback 15 feet from the east property line. 18. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are not applicable in the CN zone. The proposal does not include any residential dwelling units; therefore the residential design and open space standards are not applicable. 19. 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: N/A Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The site is not located within a geologically hazardous area. N/A Streams: The following buffer requirements are applicable to streams in accordance with RMC 4-3-050G.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: No streams are located onsite or within 200 feet of the subject site.  Wellhead Protection Areas: City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 12 of 23 HEX Report Fire Station 15 Staff Comment: The site is located within the Wellhead 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. N/A Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050G.2: Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: No wetlands are located onsite or within 200 feet of the subject site. 20. Conditional Use Analysis: The applicant is requesting a conditional use permit for the subject property to construct a new neighborhood fire station at the southern portion of the property. The project property was first purchased by the City of Renton in 2001 with the intent of siting a fire station to meet the growing demand on services in the area. The purchase of this specific property was the result of a strategic search and due diligence. The characteristics of the site also meet the specific needs for a reservoir in the Pressure Zone 320 located on the west side of I-405. The proximity of the site to the 320 zone and the properties elevation and location provide a unique opportunity to locate these government facilities that would benefit the community. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 13 of 23 HEX Report Fire Station 15 Co-locating Fire Station 15 and Kennydale Reservoir on this site is a cost-effective use of city funds, including site work, street improvements, landscaping, stormwater retention, and permitting. Approval for funding for the Kennydale fire station was part of a package approved by Renton and Fire District 25 by voters in April 2016’s Proposition 1, establishing the Renton Regional Fire Authority (RRFA). A total of $1.62 per $1,000 in assessed value goes to fire services, with $1.00 to RRFA and $0.62 to the City of Renton for this fire station. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030. Therefore, staff recommends approval of the requested Conditional Use Permit. Compliance Conditional Use Criteria and Analysis  a. 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. Staff Comment: The new station provides improvements that are consistent with the stated goals and policies of the Capital Facilities Element of the 2015 City of Renton Comprehensive Plan. Table CF-1, Levels of Service identifies the average response time to fire services of 7.3 minutes, 90 percent (90%) of the time. This new fire station would allow RRFA service areas to be modified to provide more efficient and effective response times while relieving some of the current load placed on Fire Stations 11, 12 and 16 (Exhibit 21). The proposed project is compatible with the general purpose, goals, objectives and standards of the comprehensive plan, the zoning ordinance and all other plans, programs, maps and ordinances of the City of Renton. See also FOF 16, Comprehensive Plan Analysis and discussion under FOF 17, Zoning Development Standard Compliance.  b. 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. Staff Comment: The parcel was selected because it was located on an arterial street with quick access to both the Kennydale neighborhood and access to the 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.  c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The project is similar in scale to surrounding small businesses and residences. The structure itself would fit in with the scale and density of surrounding properties. There would be limited impact to adjacent properties due to the nature of a fire station. Engine traffic, including sirens and lights would exit directly onto the N 30th St to limit noise and light to surrounding properties. Traffic would need to stop for the emergency vehicles to respond to calls. The building location, size and architectural features and elements would be designed to limit the impacts of noise and lights to adjacent properties. The use of landscaping would minimize and screen the visual impact of the structure. The fire station would be oriented toward the arterial street with limited impacts to the residential properties located behind the station. The fire engine trucks would return from calls to the fire station via a driveway at the west edge of the property to return to the apparatus bay. No sirens or lights would be City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 14 of 23 HEX Report Fire Station 15 used when the fire engine returns to the fire station. The project would bring improved fire and emergency service response times to the neighborhood.  d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The proposed fire station building form is compatible with the land use plan for the City of Renton and the size and volume of existing structures nearby. The building has been designed to carefully balance the total cost of ownership, the performance and efficiency of the facility design, the sustainability and durability of materials, and fit into the Kennydale neighborhood.  e. Parking: Adequate parking is, or will be made, available. Staff Comment: When fully completed, the fire station would provide adequate parking for all uses. Due to the co-location of the fire station and water reservoir construction projects, the proposed 12 parking spaces would not be immediately available upon initial occupancy of the building. This would result in both the public and firefighters utilizing off-site parking or on-street street public parking upon temporary occupancy. A park and ride lot is located at the Kennydale United Methodist Church at the southeast corner of the nearby intersection of N 30th St and Park Ave N and on-street parking is available on both sides of the arterial street. After the water reservoir construction is complete, the 10 fire fighter parking spaces would be constructed to provide all necessary onsite fire station parking.  f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: A trip generation memorandum, prepared by Transpo Group (dated July 11, 2017) estimated that the fire station would generate approximately 46 daily vehicle trips. A traffic study determined that the impact of a new fire station was not significant enough to require traffic mitigation. The addition of the Kennydale fire station is anticipated to relieve some of the current load placed on other surrounding fire stations currently serving the area. Based on 2016 data, this station would respond to approximately 1,000 calls annually. It is also anticipated that temporary impacts to traffic would result from the proposed project during construction.  g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: 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. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 15 of 23 HEX Report Fire Station 15  h. 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. Staff Comment: Tree replacement and landscaping would be provided for throughout the site including trees, bushes, rocks and groundcover. See also discussion under FOF 17, Zoning Development Standard Compliance: Landscaping, Tree Retention and Screening. 21. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CN zoning classification when it is not exempt from Environmental (SEPA) Review. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.3 the following table contains project elements intended to comply with level of detail needed for both the Master and Site Plan requests: Compliance Site Plan Criteria and Analysis Compliant if Conditions of Approval are Met a. Comprehensive Plan Compliance and consistency. Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis. Compliant if Conditions of Approval are Met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 17, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: 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. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Compliant if Conditions of Approval are Met e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The City and Renton Regional Fire Authority (RRFA) are proposing to construct a new 7,497 square foot fire station (net floor area of 6,127 square feet) and a 1.3 million-gallon water tower for potable drinking water storage on the site. The two (2) projects are a collaboration of the RRFA, Community Services’ Facilities Division and the Public Works Department’s Utility Systems Division. The new fire station would support emergency response operation and allow for periodic training. Construction of the fire station would begin in February 2018 and end on December 2018. Fire Station 15 has an estimated construction cost of $3.5 million, with an anticipated annual operations and maintenance cost of approximately $32,000. 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. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 16 of 23 HEX Report Fire Station 15 Staff Comment: The proposal includes linkages from the front of the fire station to the back of the fire station with two (2) separate driveways from N 30th St. The proposed circulation allows for safe ingress and egress movements to and from the site. The fire station portion of the site includes enough roadway to allow for onsite turnaround movements. Beyond the first ±40 feet of the property, the site would be limited to fire fighters or City staff access as the site would be screened with a sliding security gate and chain-link fencing around the perimeter of the site for safety purposes. The new frontage improvements and onsite public parking and pedestrian pathways would provide desirable circulation for the users of the facility. 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. Staff Comment: The proposal includes a loading area and an enclosed refuse and recycling area to the north of the fire station. The loading and storage areas are adequately screened from surrounding properties through sufficient landscaping and setbacks from neighboring properties. See also discussion under FOF 17, Zoning Development Standard Compliance: Screening and Refuse and Recycling. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: There are territorial views to the west of Lake Washington. Staff received no comments from adjacent properties regarding views. Views of the site 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). Landscaping: Using landscaping to provide transitions between the development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See discussion under FOF 17, Zoning Development Standard Compliance: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the application; therefore staff recommended that a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties be provided by the applicant. 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.  f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The fire station complies with the height standards of the CN zoning classification of 35 feet, even without the height bonus allowed for public facilities. The City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 17 of 23 HEX Report Fire Station 15 building also uses less of the development envelope than what is permitted by the zone. The fire building is setback more than 30 feet from N 30th St that allows for additional landscaping and privacy between the building and the street. The fire station would be located as far from the residential properties as possible and still be able to meet setbacks, as well as design and operation requirements of the building. It is anticipated that most of the noise impacts (aside from the siren noise) would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan (Exhibit 12) that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the project would be required to comply with the City’s noise ordinance regarding construction hours. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The proposed structures would be located on approximately 14.8 percent (14.8%) of the site and would be consistent with residential heights in the area. Building setbacks from the property lines are anticipated to provide for access of sunlight, winds, and vehicle movement across the site. Architectural treatments and the combination of a sloped roof reduces the structures overall scale of the project. The design includes large transparent sectional openings at the vehicle bifold doors and large window openings at the fire station office with fully-transparent glazing at the public lobby along the public facing façade. The building exterior also includes storefront windows, bay overhead doors, red panel vertical siding, tan and taupe horizontal siding panels, gray metal columns, and a mezzanine parapet (Exhibits 7 and 8). 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 site is currently vacant and access is restricted by a chain-link fence. The applicant is proposing to remove a majority of the existing trees onsite. No significant changes are being proposed to the existing topography of the project site. Site preparation for the fire station would include the removal of all vegetation and excavate an estimated 2,050 cubic yards of recessional outwash soils before re-grading. The applicant proposes to backfill the site with roughly 350 cubic yards of material to create a building where the first floor is at grade and level. The developer is anticipating using permeable pavement over portions of the fire fighter parking area and fire truck drive isles at the rear of the building. Apparatus access roadways would be provided within 150-feet of all points on the building. Finally, new landscaping is proposed around all building elevations. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See discussion under FOF 17, Zoning Development Standard Compliance: Landscaping.  g. Access City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 18 of 23 HEX Report Fire Station 15 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: 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 proposed development is expected to maintain the safety and efficiency of pedestrian, bicycle and vehicle circulation on the site if all conditions of approval are complied with. 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: See Location and Consolidation discussion above. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: 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 area would be separated from the onsite dedicated pedestrian walkways located at the front of the building. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: 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. 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. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: See discussion under FOF 17, Zoning Development Standard Compliance: Pedestrian Access.  h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: The proposed project incorporates adequate public and private open spaces given the limitations of the site. This is accomplished through increased setbacks, concrete pedestrian pathways with connections via stepping stones, and City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 19 of 23 HEX Report Fire Station 15 enhanced landscaping throughout. The majority of the active recreation onsite would be served via the fitness room by the occupants/users of the facility.  i. 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. The public access requirement is not applicable to the proposal. N/A j. Natural Systems: Arranging project elements to protect existing natural systems where applicable.  k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. Water and Sewer. Staff Comment: The site is served by the City of Renton for all utilities. It has been determined that the preliminary fire flow is 1,750 gpm. The site is in the Highlands service area in the 435-foot hydraulic pressure zone. The approximate static water pressure is 98 psi at a ground elevation of 210 feet. There is an existing 12-inch water main south of the site in N 30th St that can deliver 2,800 gallons per minute (gpm). The site is served by an existing 3/4” domestic water service. There are two existing fire hydrants in the vicinity of the site. One is located across N 30th St from the site’s southwest corner. The other is located at the southwest corner of N 30th St and Interstate 405 (I-405) ramp approximately 215 feet from the site’s southeast corner. Approved fire sprinkler and fire alarm systems are required throughout all the buildings and direct outside access to the fire sprinkler riser room is a mandatory architectural requirement of the building. A fire alarm system would be required to be fully addressable and full detection would be required. Sewer service is provided by the City of Renton. There is an existing 8-inch concrete sewer flowing from east to west south of the site in N 30th St. There is also an existing 8-inch concrete sewer flowing from north to south along the eastern boundary of the site. The sewer begins at a manhole approximately 130 feet north of the site’s southeast corner and connects to the sewer main in N 30th St mentioned above. See also Advisory Notes to Applicant (Exhibit 17) for more water and sewer review comments. Drainage. Staff Comment: The project site is currently vacant. The site consists of grassy areas with some trees scattered throughout. The site slopes gently from the northeast to the southwest. There is no existing onsite conveyance system. 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. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 20 of 23 HEX Report Fire Station 15 A preliminary Technical Information Report (TIR) has been submitted with the site plan application, prepared by LPD Engineering, PLLC (dated September 22, 2017; Exhibit 14). The site is located in the City’s Peak Rate Flow Control Standard (Existing Site Conditions) and the East Lake Washington drainage basin. The proposed conditions would maintain the natural drainage patterns within its basin. The TIR was completed in accordance with the standards found in the 2017 Renton Surface Water Design Manual (RSWDM) and all nine (9) core and six (6) special requirements were addressed. See Advisory Notes to Applicant (Exhibit 17) for more storm drainage comments. Transportation. Staff Comment: 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. 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. 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 district.  l. Phasing: The applicant is proposing to phase the construction of the project to accommodate the schedule of the reservoir. The initial phase would be the construction of Fire Station 15 (February 2018 – December 2018), excluding the finish grading and paving of the west access drive and the rear apron and parking. The final grading and paving of these areas are included in the Kennydale Reservoir project (June 2018 – December 2019) to allow this portion of the site to serve as lay-down and assembly areas for the reservoir. The stormwater systems for these areas would be constructed as part of phase one. The project phasing is best represented by a dash line in the Detail Site Plan as “Area Separation Line” (Exhibit 3) or the Landscape Plan (Exhibit 10).  m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: The Preliminary Technical Information Report (TIR) was completed in accordance with the standards found in the 2017 Renton Surface Water Design Manual (RSWDM). The TIR addressed all nine (9) core and six (6) special requirements and determined that full dispersion and full infiltration are infeasible. The project site would require large lot BMP requirements. See Advisory Notes to Applicant (Exhibit 17) for more stormwater comments. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 21 of 23 HEX Report Fire Station 15 22. Street and Driveway Modification Analysis: 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. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Street and Driveway Modification Criteria and Analysis  a. 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 Community Design Element has applicable policies listed under a separate section labeled “Promoting a Safe, Healthy, and Attractive Community.” These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are 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.  b. 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 City’s Public Works Transportation Department and Community and Economic Development have reviewed N 30th St and the surrounding area and are recommending that a modified minor arterial street section is more suitable for the portion of N 30th St adjacent to the site. Therefore, City staff recommends that approximately 11 feet of right-of-way be dedicated along the project’s street frontage (N 30th St) and that street frontage improvements be installed in accordance with the modified minor arterial street standard. The modified minor arterial street standard has a right-of-way width of 79 feet. The paved roadway width is 42 feet, consisting of two (2) 13-foot wide travel lanes and an 8-foot wide parking lane on each side of the street. Beyond the paved roadway the street standard includes a 0.5-foot wide curb, an 8-foot wide planter, and an 8-foot wide sidewalk with 2 feet (2’) clear at back of sidewalk, along both sides of the pavement. This recommendation was based on the fact that the right-of-way width required to build a minor arterial street, per the standards found in RMC 4-6-060, would conflict with other existing structures along this portion of N 30th St. In addition, this portion of N 30th St has an established curb line. Modification to this curb line for this property frontage, without modifying the curb line for the entire block, would create a significant safety hazard to motorists along this portion of N 30th St and that there is a high likelihood that these improvements would be needed in the next 10 years given the redevelopment applications that have been submitted to the City along N 30th St. The applicant is proposing to construct a 36-foot wide driveway for the heavy duty concrete driveway from the Fire Station garage to N 30th St. The additional width of 6 feet (6’) requested for the driveway from the fire station garage to N 30th St provides City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 22 of 23 HEX Report Fire Station 15 the necessary width for fire trucks to safely and efficiently enter and exit the new fire station.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. 23. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. No fire impact fees are applicable for this project.  Schools: The fire station would not add new students to the Renton School District.  Parks: No park impact fees would be required for the fire station.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: See discussion under FOF 21, Site Plan Review: Drainage.  Water: See discussion under FOF 21, Site Plan Review: Water and Sewer.  Sanitary Sewer: See discussion under FOF 21, Site Plan Review: Water and Sewer. I. CONCLUSIONS: 1. The subject site is located in the Residential High Density (RHD) and Residential Medium Density (RMD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 16. 2. The subject site is located in the Commercial Neighborhood (CN) 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. 3. The Residential Design and Open Space Standards are not applicable to the proposal, see FOF 18. 4. The proposed fire station complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 19. 5. The proposed fire station complies with the Conditional Use Permit criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 20.The proposed fire City of Renton Department of Community & Economic Development Hearing Examiner Recommendation FIRE STATION 15 LUA17-000632, ECF, CU-H, SA-A, MOD Report of November 21, 2017 Page 23 of 23 HEX Report Fire Station 15 station complies with the Site Plan Review criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 21. 6. The proposed fire station complies with the street standards, as modified per FOF 22, provided the project complies with all advisory notes and conditions of approval contained herein. 7. The proposed fire station complies with the six (6) modification decision criteria per RMC 4-9-250D, to approve a street modification, provided the applicant complies with City Code and conditions of approval, see FOF 22. 8. There are adequate public services and facilities to accommodate the proposed development, see FOF 23. 9. Approval for funding for the Kennydale Fire Station 15 was part of a package approved by Renton and Fire District 25 by voters in April 2016’s Proposition 1. 10. This new fire station would allow Renton Regional Fire Authority service areas to be modified to provide more efficient and effective response times while relieving some of the current load placed on Fire Stations 11, 12 and 16. J. RECOMMENDATION: Staff recommends approval of the Fire Station 15, File No. LUA17-000632, as depicted in Exhibit 3, subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance Mitigated, dated 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.