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HomeMy WebLinkAboutSR_HEX_Salvation_Army_Expansion_120911DEPARTMENT OF COMN.,,NITY A. SUMMARY AND PURPOSE OF REQUEST City Of September 11, 2012 Project Name: AND ECONOMIC DEVELOPMENT Owner/Applicant: The Salvation Army Northwest Divisional Headquarters, 111 Queen Anne Ave. N, Seattle, WA 98109 REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST REPORTDATE: September 11, 2012 Project Name: Renton Salvation Army Expansion Owner/Applicant: The Salvation Army Northwest Divisional Headquarters, 111 Queen Anne Ave. N, Seattle, WA 98109 Applicant: David Ellison, The Salvation Army, 111 Queen Anne Ave. N, Seattle, WA 98109 Contact: Grace Kim, AIA, Schemata Workshop Inc., 1720 12th Avenue #3, Seattle, WA 98122 File Number: LUA12-066, CU -H, SME Project Manager: Vanessa Dolbee; Senior Planner Project Summary: The applicant is requesting. a Conditional Use Permit to continue and expand the existing Salvation Army Renton Corp. building located at 720 S Tobin Street. The Salvation Army is currently occupying the building and includes a chapel, fellowship hall, kitchen, community classrooms, meeting room and offices. The applicant is proposing to expand the existing 7,661 square foot building by 1,384 square feet and renovate the interior of the existing building. The proposed expansion would not change the uses at the existing facility but would bring the building up to current Building and Fire codes as well as provide additional space for their services. The site is located in the Residential Multi -Family Urban zone and is 18,835 square feet in size. In addition, the site is located within the Shoreline of the Cedar River, Reach B which is designated Shoreline High Intensity. The applicant has requested a Shoreline Exemption for proposed building upgrades. Access to the site would be gained off of both S Tillicum Street and S Tobin Street. The proposed project would remove one existing tree. A Stormwater Report was submitted with the application. Project Location: 720 S Tobin Street Site Area: 18,835 SF Project Location Map HEX Report12-066.doc City of Renton Department of Cam . ity & Economic Development Hearing Examiner Recommendation RENTON SALVATION ARMY EXPANSION LUA12-066, CU -H, SME Report of September 11, 2012 Page 2 of 22 B. EXHIBITS: Exhibit 1: Staff Report dated September 11, 2012 Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Landscape and Tree Cutting/Land Clearing (Tree Inventory) Plan Exhibit 5: Exterior Elevations —16a Exhibit 6: Exterior Elevations —16b Exhibit 7: Floor Plans Exhibit 8: Scope of work within 200 feet of shoreline Exhibit 9: Public Comments Exhibit 10: Plan Review and Fire Department Comments Exhibit 11: Street Modification Approval, September 10, 2012 Exhibit 12: Preliminary Surface Water Technical Information Report, dated July 26, 2012, 37 pages. Exhibit 13: Conditional Use Permit Justification C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: The Salvation Army Northwest Divisional Headquarters, 111 Queen Anne Ave. N, Seattle, WA 98109 Residential Multi -family Urban Center (RM -U) Urban Center - Downtown Salvation Army 5. Neighborhood Characteristics: a. North: Multi -Family - Condominiums and Renton Housing Authority Apartments (RM -U zone) b. East: Medical dental office and the Cedar River (RM -U zone) c. South: Senior Housing and Single Family Residential (CD zone) d. West: Vacant property (CD zone) 6. Site Area: 18,835 SF D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5099 11/10/2004 Zoning N/A 5100 11/10/2004 Annexation N/A 0 (Incorporation) 09/06/1901 HEX Reportl2-066.doc City of Renton Department of Cam ity & Economic Development Hearing Examiner Recommendation RENTON SALVATION ARMY EXPA N LUA12-066, CU -H, SME Report of September 11, 2012 _ Page 3 of 22 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: This project is served by the City of Renton. It is in the 196 Water Pressure Zone. The static water pressure at the street level is approximately 69 psi. There is an existing 8" Cl (see City of Renton water drawing #W-0654) and an existing 4" Cl watermain in Burnett Ave S. There is an existing 24" DI water main in S Tobin St. b. Sewer: There is an existing 8" sanitary sewer main in S Tillicum St. c. Surface Storm Water: There are storm drainage facilities in both S Tobin St and S Tillicum St. 2. Streets: There are street frontage improvements along Williams Avenue South, Brunette Avenue South, and South Tobin Street. South Tillicum Street functions as an alley and has no existing street improvements. 3. Fire Protection: City of Renton Fire Department 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 c. Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. 4-3-090: Shoreline master Program Regulations b. 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-070: Landscaping c. Section 4-4-080. Parking, Loading and Driveway Regulations d. Section 4-4-090: Refuse and Recyclables Standards e. Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 9 Procedures and Review Criteria a. Section 4-9-030: Conditional Use Permit b. Section 4-9-190: Shoreline Permits 5. Chapter 11 Definitions HEX Report12-066.doc City of Renton Department of Cora nity & Economic Development Hearing Examiner Recommendation RENTUN SALVATION ARMY EXPA W LUA12-066, CU -H, SME Report of September 11, 2012 Page 4 of 22 G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Human Services Element H. FINDINGS OF FACT: 1. The applicant, David Ellison, is requesting a Hearing Examiner Conditional Use Permit approval, for the continuation and expansion of the existing Salvation Army Renton Corp. building. 2. The Planning Division of the City of Renton accepted the above master application for review on August 3, 2012 and determined complete on August 20, 2012. The project complies with the 120 -day review period. 3. The subject site is located at 720 S Tobin Street, also known as 65 Williams Ave S. The site is completely surrounded by roads, S Tillicum Street to the north, Williams Avenue South to the east, S Tobin Street to the south and Burnett Avenue South to the west. 4. The property is located within the Urban Center Downtown Comprehensive Pian land use designation and the Residential Multi -family Urban Center (RM -U) zoning classification. 5. The site is partially located within the 200 foot shoreline jurisdiction of the Cedar River, and is located in the Urban High Intensity Shoreline Environment Overlay of the Cedar River Reach B. 6. The applicant has applied for a Shoreline Exemption due to the cost of the project located in the shoreline being less than $5,000. 7. The site currently contains the Salvation Army Renton Corp. building. The one-story structure is approximately 7,661 square feet of area. The existing facility has 11 parking stalls of which two are ADA accessible. S. The applicant is proposing to expand the existing 7,661 square foot building by 1,384 square feet and renovate the interior of the existing building. 9. The updated and expanded building would contain a chapel, fellowship hall, multi-purpose room, four class rooms, office space, meeting space, restrooms with showers and other utility and storage space. The proposed addition would contain three of the four classrooms, one office, and an enclosed refuse and recycling space. 10. The site is located in an area of high seismic hazard and the Aquifer Protection Zone 1 in addition to being located within 200 feet of the Cedar River. 11. The applicant submitted a Preliminary Surface Water Technical Information Report, prepared by SvR Design Company, dated July 26, 2012. The report indicated the existing collection and conveyance system within the parking lot east of the building would remain and no improvements are proposed as a part of the subject expansion. 12. The subject project is exempt from SEPA Environmental Review as the project is less than 4,000 square feet has and less than 20 parking stalls, WAC 197-11-500. 13. No agency comments were received. HEX Reportl2-066.doc City of Renton Department of Com nity & Economic Development RENTON SALVATION ARMY EXPA )N Report of September 11, 2012 Nearing Examiner Recommendation LUA12-066, CU -H, SMC Page 5 of 22 14. Two public comments were received; one in support of the project a second inquiring about off street parking. These comments are included in Exhibit 9. 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. 16. The proposal requires a Conditional Use Permit. The following table contains project elements intended to comply with Conditional Use Permit decision criteria, as outlined in RMC 4-9- 030. D. CONDITIONAL USE PERMIT CRITERIA: A. CONSISTENCY WITH PLANS AND REGULATIONS: a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY: The site is designated Urban Center Downtown (UC -D) on the Comprehensive Plan Land Use Map- The purpose of the Urban Center - Downtown (UC -D) is expected to redevelop as a destination shopping area providing neighborhood, citywide, and sub -regional services and mixed-use residential development. Objective LU -PP. Zone areas within the Urban Center -Downtown designation to ✓ provide a vibrant downtown district that provides a mix of high density urban land uses that support transit and the further synergism of public and private sector activities. Policy LU -201. Uses in the Urban Center - Downtown should include a dynamic mix of uses, including retail, entertainment, restaurant, office, and residential, that contribute to a vibrant city core. Policy LU -202. Development and redevelopment of Urban Center - Downtown should strive for urban density and intensity of uses Policy LU -205. Development should not exceed mid -rise heights within the Urban Center - Downtown. Objective HS -A: Enable individuals to meet their basic physical, economic, and social '11 needs by promoting an effective human services delivery system and enhancing their quality of life. Policy HS -5: Build support for and awareness of human services to create a 'r community that values diversity, responds to the special needs of individuals and families, and shares the responsibilities and benefits of living in this City and region. Policy HS -6: Encourage services to be accessible to all in the community by removing any barriers, including, but not limited to site planning, cultural, language, communication, or location. Policy HS -7: Support the development and operation of facilities for human services, and where appropriate, seek opportunities to achieve efficiencies through agency co -location and coordination. HEX Reportl2-066.doc City of Renton Department of Com pity & Economic Development Nearing Examiner Recommendation RENTON SALVATION ARMY EXPA )N LUA12-066, CU -N, SME Report of September 11, 2012 Page 6 of 22 b. ZONING COMPLIANCE AND CONISTENCY: The subject site is classified Residential Multi -family Urban Center (RM -U) on the City of Renton Zoning Map. RMC 4-2-110A provides development standards for development within the RM -U zoning classification. The following are applicable the proposal. Use - In the RM -U zone, Service & Social Organizations are permitted with an approved Hearing Examiner Conditional Use Permit (CUP). Staff Comment: The Salvation Army has been operating at their current location at a minimum since December 6, 1966. At such the use was legally established at the subject location prior to the requirement to obtain a CUP. However, the expansion of the subject facility triggers the requirement for the facility to obtain a CUP; therefore the Salvation Army has applied for the subject application. Density - The minimum housing density in the RM -U zone is 25 units per acre and the maximum is 75 units per acre. Staff Comment: No dwelling units are proposed; therefore density requirements are not applicable. Setbacks —The minimum front yard setback far the subject lot in the RM -U is five feet, which may be reduced if additional amenities are provided. The rear yard setback for the project is 5 feet, which may be reduced if additional amenities are provided. The side yard along a street is 20 - feet. Staff Comment: The subject site is surrounded by streets as such the setbacks have been assessed as follows: The front of the building is located along South Tobin Street, as such a 5 foot setback is required, the rear of the building is located along S Tillicum Street, as such a 5 foot setback is required, the two side along the street setbacks are located along Williams Avenue South and Burnett Avenue South where a 20 foot setback is required. Based on the above setback standards the rear and side along a street setbacks would be compliant with the above standards. However the front setback is not compliant. As proposed the wall of the structure would be compliant with the 5 foot setback requirement, however the eaves of the building project into the setback 2 feet 7 inches. Pursuant to footnote 4. Allowed Projections into Setbacks, eaves may project 24 inches into required setbacks. As such, the proposed eave exceeds the maximum permitted projection of 24 inches. Therefore staff recommends a condition of approval that the addition be re -designed to reduce the eave projection to 24 inches. Some portions of the existing building encroach upon the setbacks however these portions of the structure are not being modified and therefore are consisted to be an existing non -conforming structure. Building height — Building height is restricted to 50 feet in the RM -U zone. Staff Comment: The proposed building at the highest point would be 22 feet, as such the proposed building would be less the maximum height permitted. Lot coverage — The RM -U zone allows a maximum building coverage of 75% and a maximum impervious surface area of 85% of the total lot area. Staff Comment: The applicant has indicated that 85 percent of the lot area would be covered by impervious surfaces and the new 9,045 square foot building would cover 48 percent of the site. Building Design — Modulation of vertical and horizontal facades is required at a minimum of 2 ft. at an interval of a minimum offset of 40 ft. on each building face. Staff Comment: The expansion portion of the building would comply with the above standard as HEX Reportl2-066.doc City of Renton Department of Com ity & Economic Development Hearing Examiner Recommendation RENTON SALVATION ARMY EXPA N LUA12-066, CU -H, SME Report of September 11, 2012 Page 7 of 22 the north facade of the building is approximately 19.5 feet long as such no modulation is needed, the south facade contains two modulations stepping back to the north, the west facade the largest fa§ade has a four foot modulation stepping back at the area of the refuse and recycling doors. This step back would reduce the visibility of the access doors to the refuse area. The east facade of the existing structure comply with this standard. However the north and south fagade of the existing structure do not meet the modulation standards; however these portions of the structure are not being modified and therefore are consisted to be an existing non -conforming .structure. Landscaping: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located per RMC 4-4-070. 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 when a nonresidential development is located in a residential zone. Staff Comment: A conceptual landscape plan was submitted with the project application. The landscape plan includes a planting plan which proposes two types of shrubs; Regal Mist Pink Muhuly and Bowles Golden Sedge. The applicant is proposing to provide new 10 -foot street frontage landscape areas along Burnett Avenue S and S Tobin Street in front of the building expansion. The remainder of the existing landscaping along 5 Tobin Street and Williams Avenue South is approxamily 10 -feet in width and contains mature vegetation and existing trees. RMC 4-4-070G.3 encourages the retention of mature ornamental landscaping and trees. No landscaping is proposed along S Tillicum Street, however the combination of a 5 -foot setback and a pedestrian pathway there is no space remaining for landscaping. Other areas that are not landscaped include walkways, driveways and portions along S Tobin and S Tillicum Streets where the building encroaches into the 10 -foot landscaped area. Therefore the proposal complies with the on-site landscaping requirement for a 10 -foot wide landscape area per RMC 4.4-070. The 15 foot partially sight -obscuring landscape visual barrier is not applicable to the subject development as the proposed development is not "abutting" the residential zones to the north and east due to the location of S Tillicum Street and Williams Avenue. Tree Retention: In the RM -U zone 10 percent of the trees shall be retained. Staff Comment: The applicant provided a tree retention plan and a tree retention worksheet with the application. Based on the provided information the applicant has proposed to remove one tree from the existing site. Currently the site contains 16 trees, with the removal of 1 tree 94 percent of the existing trees would be retained. Lighting: Based on the elevations provided with the application, three new light fixtures would be added to the exterior of the addition to the existing building. However, it is unclear if lighting proposed would cause glare. Therefore staff recommends, as a condition of approval, the applicant be required to submit a lighting plan subject to review and approval by the Planning Division Project Manager prior to building permit submittal. The lighting plan shall depict the type of lighting proposed, the direction of the lighting, and the location of all of the exterior lights. HEX Reportl2-066.doc City of Renton Department of Com nity & Economic Development RENTON SALVATION ARMY EXPA )N Report of September 11, 2012 Hearing Examiner Recommendation LUA12-066, CU -H, SME Page S of 22 Refuse and Recyclables: Per RMC 4-4-090 office, educational, and institutional developments require a minimum of Z square feet per every 1,000 square feet of building gross floor area for recyclable deposit areas and minimum of 4 square feet per 1,000 square feet of building gross floor area for refuse deposit area with a total minimum area of 100 square feet. Staff Comment: Based on the proposal for a 9,045 square foot building; a minimum area of 18 square feet of recycle area and 36 square feet of refuse area would be required. However, the total area of 54 square feet is less than the minimum requirement of 100 square feet. Therefore, the project would be required to provide the minimum 100 square feet of refuse and recyclables areas. The proposed refuse and recyclable space is approximately 120 square feet exceeding the minimum requirements for refuse and recycling area. The new refuse and recyclable deposit area for the facility is proposed to be incorporated into the building expansion, on the west side of the building. Under current conditions the refuse area is located outside the existing building with minimal screening. The proposal to provide a new space for this facility enclosed within the structure which would bring this area into compliance with the Refuse and Recycling standards for screening. The applicant has indicated that the refuse and recycling would be manually brought out to the street curb by a Salvation Army employee on collection day. Critical Areas: The site is located in an area of high seismic hazard and the Aquifer Protection Zone 1. The seismic hazard results from the potential for liquefaction of soils during an earthquake event. A geotechnical analysis would assess soil conditions and detail construction measures to assure building stability shall be submitted at building permit stage. 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 proposed Salvation Army building does not store, handle, treat, use or produce substances that pose a hazard to the groundwater quality. Parking and Bicycle Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided for the identified use. However a Service & Social Organization is not specifically identified in the parking standards table of RMC 4-4-080. Therefore the Department of Community and Economic Development staff shall determine which uses are most similar based upon staff experience and the information provided by the application. With the application the applicant has indicated that the 11 parking spaces, including two ADA accessible spaces are primarily used by the building staff and daytime visitors. In addition, the site is surrounded by public streets all of which provide on -street parking. The applicant has indicated that the majority of the activities in the building take place during week nights when participants typically arrive on foot or take public transportation. Furthermore, on Sundays, church patrons are picked up at their homes via vans owned and operated by the Salvation Army. In addition, for the Church services the Salvation Army currently has designated offsite parking location where there are agreements with adjacent property owners. The subject location does not contain some of the high intensity Salvation Army services such as food distribution_ Based on the information provided by the applicant and the typical user of the services provided by the Salvation Army either arriving by foot, public transit, or van pickup; in addition to the proven history of the 11 space parking facility effectively functioning in the past, staff HEX Report12-066.doc City of Renton Department of Com ity & Economic Development RENTON SALVATION ARMY EXPA, N Report of September 11, 2012 Hearing Examiner Recommendation LUA12-066, CU -H, SME Page 9 of 22 recommends approval of the 1.1 space parking lot. The proposed addition does not exceed 4,000 gross square feet, as such Bicycle parking standards are not applicable to the subject proposal. c. DESIGN REGULATION COMPLIANCE AND CONISTENCY: The site is located within Design District 'A'. To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton con be realized for a high-density urban environment, so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. As demonstrated in the table below the proposal meets the intent of the Design Regulations on the basis of individual merit if all conditions of approval are met. i. SiTE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. 1. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy far residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Standard. The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Staff Comment: The subject site is surrounded by public streets, which provides for the opportunity for natural light to reach the subject building and nearby buildings. In addition the subject building is one story and many structures surrounding the building are 3 stories and taller. Standard. Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment: The subject site is surrounded by streets; as such the back of the building is facing S Tillicum Street. However, there is a screening wall between the proposed building and the street. The remainder of the three facades would be facing streets as well; however each facade contains an entrance door and/or windows resulting in the appearance that each fagade could be the "front" of the building. In addition these doors provided pedestrian connections at two locations to the public sidewalks via S Tobin Street. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian -only courtyard. Staff Comment: See disscussion above. The two entries to the buildings are oriented towards Burnett Avenue South and South Tobin Street. 2. Building Entries: HEX Reportl2-066_doc City of Renton Department of Cor nity & Economic Development RENTON SALVATION ARMY EXPA ON Report of September 11, 2012 Hearing Examiner Recommendation LUA12-066, CU -H, SMF Page 10 of 22 Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. Staff Comment: See discussion above under subsection A.6.1 Building Location and Orientation. In addition to the provided pedestrian connections the proposed development currently and after the expansion is at a human -scale as the building is one story, contains various windows, doors, and landscaping treatments. Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Staff Comment: The two building primary entrances currently and are proposed to be designed with approxamily a 6 -foot overhang in addition to double glass doors and entry lighting. The new entrance off of Burnett Avenues South would have two windows above the doors to add additional details to the entrance. Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Staff Comment: See discussion above. Standard: Building entries from a parking lot shall be subordinate to those related to the street. Staff Comment: The existing parking lot is located off of Williams Avenue South, there are no building entrances that face Williams Avenue South. Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian -oriented space; otherwise, screening or decorative features should be incorporated. Staff Comment: See discussion above. Standard: Multiple buildings on the some site shall direct views to building entries by providing a continuous network of - pedestrian paths and open spaces that incorporate landscaping. Staff Comment: The subject site contains many challenges as it is completely surrounded by public streets in addition to containing a legal non -conforming structure status. Therefore, the subject expansion provides windows, pedestrian connections, and new landscaping along with maintaining the existing mature landscaping. Furthermore, along S Tillicum Street a screening wall has been built to screen the rear of the building from the street. HEX Reportl2-066,doc City of Renton Department of Com -- -ity & Economic Development RENTON SALVATION ARMY EXPA Report of September 11, 2012 N Hearing Examiner Recommendation LUAI2-066, CU -H, SME Page 11 of 22 overall, the subject proposal achieves the intent and guidelines of the standards by providing amenities and landscaping suitable for the proposal and the site. 3. Transition to Surrounding Development: intent. To shape redevelopment projects so that the character and value of Renton's long- established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard. At least one of the following design elements shall be considered to promote a transition to surrounding uses: (a) Building proportions, including step -backs on upper levels, (b) Building articulation to divide a larger architectural element into smaller increments, or (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. Staff Comment: The proposed development contains pitched roofs and is one story, 22 feet high. As such, the proposed development has minimal impact on the scale of the surrounding uses. To the north are multiple multi -family developments which exceed the scale of the proposed development. To the east is an existing one story building which would be consistent with the scale of the existing Salvation Army building and the proposed addition. To the south is a single-family home, where the one story building would maintain a similar character with the single-family structure more so than with the senior housing complex located to the southwest. Moreover the proposed development would promote a transition to surrounding uses by virtue of its scale and design. 4. Service Element Location and Design: intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Staff Comment: The new refuse and recyclable deposit area for the facility is proposed to be incorporated into the building expansion, on the west side of the building. Under current conditions the refuse area is located outside the existing building with minimal screening. This location would screen the facility 100 percent. The floor plans provided with the application identify an internal door would be provided for the tenant's to access the space conveniently. Along Burnett Avenue S, there is an existing curb cut which would be utilized for service vehicles to access the refuse and recycling receptacles. HEX Reportl2-066.doc City of Renton Department of Com ity & Economic Development RENTON SALVATION ARMY EXPA N Report of September 11, 2012 Hearing Examiner Recommendation LUA12-066, Cu -H, SME Page 12 of 22 Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Staff Comment: See discussion above. The facility is located inside the new building expansion. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Staff Comment: Not Applicable to the project Standard: if the service area is adjacent to a street, pathway, or pedestrian -oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. Staff Comment: Not applicable to the project. 5. Gateways: Not Applicable ii. PARKING AND VEHICULAR ACCESS: intent. To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades, minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Surface Parking: intent. To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard. Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. Staff Comment: Due to the site's location with streets on all four sides, meeting this standard is impractical. However, the parking lot is small in scale and is screened by existing mature vegetation. In addition, sidewalks are present along Williams Avenue South and South Tobin street accommodating a pedestrian environment. Therefore the existing parking lot would meet the intent of the design standards. In addition, the applicant is not proposing any changes to the existing parking lot as a part of this project. Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Staff Comment: See Comment Above. The existing parking lot is currently screening from S Tillicum Street, Williams Avenue South and South Tobin Street with existing mature landscaping including trees. 2. Structured Parking Garages: Not Applicable 3. Vehicular Access: intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, HEX Reportl2-066.doc City of Renton Department of Comr ity & Economic Development RENTON SALVATION ARMY EXPA, N Report of September 11, 2012 Hearing Examiner Recommendation LUA12-066, CU -H, SMF Page 13 of 22 andfor eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Standard: Access to parking lots and garages shall be from alleys, when available. if not available, access shall occur at side streets. Staff Comment: The existing parking lot is currently accessed from S Tillicum Street and S Tobin Street. The applicant is not proposing any changes to the existing parking lot. However, S Tillicum Street acts like an alley even though it is not technically an alley. Based on the design and function of S Tillicum Street staff would agree that access from this street is appropriate to meet this standard. Standard. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. Staff Comment: The applicant is not proposing any changes to the existing curb cuts as a part of the proposed project. As such the expansion of the building would not add any additional curb cuts to the existing pedestrian circulation system. However, under existing conditions Williams Avenue 5 has no curb cuts and there is only one curb cut along all other streets. One is required for refuse and recycling pick up and the other two are to provide access to the existing parking lot. Under current conditions there are no sidewalks along South Tillicum Street as this street acts as an alley; therefore the curb cut along South Tillicum Street is an appropriate location for parking lot access to reduce the impact on the pedestrian circulation system. iii. PEDESTRIAN ENVIRONMENT. Intent. To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots, and promote the use of multi -modal and public transportation systems in order to reduce other vehicular traffic. 1. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines. The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. (a) Pathways shall be located so that there are clear sight lines, to increase safety. (b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: The applicant has proposed a network of pedestrian pathways which HEX Reportl2-066.doc City of Renton Department of Com nity & Economic Development RENTON SAL VA TION ARMY EXPA rN Report of September 11, 2012 Hearing Examiner Recommendation LUA12-066, CLI -H, SME Page 14 of 22 connect the building, parking area and sidewalks. Anew connection would be provided from the new west entrance to the building out to South Tobin Street. The existing and proposed pathways would be located so that there are clear sight lines to either the sidewalk or the parking area. The applicant has indicated in the provided site plan that the new walkways would be developed with concrete which would be an all weather walking surface. The existing walkways are also concrete. Standard. Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Staff Comment: The existing parking lot is no larger than 60 feet across at its widest point. As such, a separate pedestrian path through the parking lot is not required. Additionally, the 8 -foot required ADA accessible walkway provides a pedestrian pass through along the first row of parking to access the back row of parking. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5) and no greater than twelve feet (12'). Staff Comment: Under existing conditions the sidewalks developed along Williams Avenue South, South Tobin Street, and Burnett Avenue South are 5 -feet in width. The internal pathways on site are a minimum of 5 -feet in width. The sidewalks and pathways are of sufficient width to accommodate the anticipated number of users. Standard: Mid -block connections between buildings shall be provided. Staff Comment: Not applicable. iv. RECREATION AREAS AND COMMON OPEN SPACE., Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public, and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian -oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable, they shall also be landscaped and located so that they are appealing to users and pedestrians Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian - oriented space. Staff Comment: Not applicable to the proposal. v. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a HEX Reportl2-066_doc City of Renton Deportment of Comr-..nity & Economic Development RENTON SALVATION ARMY EXPA W Report of September 11, 2012 Nearing Examiner Recommendation LUA12-066, CU -H, SME Page 15 of 22 human scale, and uses appropriate building materials that are suitable for the Pacific !Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Staff Comment: See comment above under subsection A.b. Building Design. Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16) in height, and eight feet (8') in width. Staff Comment: The modulation provided along Burnett Avenue South, is three feet in depth and is approxamately 14 feet wide. The modulation provided along South Tobin Street is approximately five feet in depth and 15 feet wide in one location and is two feet in depth and 20 feet wide in a second location. Both fagades are 10 feet high therefore the project meets the 16 -foot height modulation standard. At the top plate an eave projects out over the fagades. Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Staff Comment: The existing building plus the proposed expansion would result in a building length of approximately 149 feet. The provided modulation would meet the intent of the design standards. 2. Ground -Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Human -scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Staff Comment: The applicant has proposed new landscaping along the frontages where the addition is proposed. Much of the existing facades contain landscaping along the front, with the exception of areas for walkways. The facade along South Tillicum Street does not contain landscape feature or trellises however this street functions as an alley and under existing conditions there is a developed screening wall along the entire frontage. The applicant has proposed light fixtures along the addition and light fixtures currently existing on the building. Moreover, the intent of this standard is to reinforce human -scale character HEX Reportl2-066.doc City of Renton Department of Com-- - -nity & Economic Development RENTON SALVATION ARMY EXA IN Report of September 11, 2012 Nearing Examiner Recommendation ZUA12-066, CU -H, SME Page 16 of 22 and elements into the development. However the proposed building is not out of scale with the human as it is only a one story structure that has a small foot print compared to what is permitted within the zone. Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Staff Comment: The existing building and the proposed addition would have windows and doors, however the windows and doors would not comprise of 50 percent of the fagade. However, the intent of these details is to reinforce the human scale and ensure that buildings are visually interesting. Windows are placed on the structure to allow for a functional facility. The Salvation Army development includes bathrooms, storage rooms, a kitchen and utility spaces that would not benefit from an exterior building. Because the building is one story in height and is required to provide utility and functional spaces buildings along 50 percent of all four facades is not feasible or practical. However, the intent of the standard is to provide for a visually interesting human scale building that relates to the pedestrian environment. The buildings scale, one story, the proposed windows, doors, and lighting in combination with the proposed and existing landscaping would provide a human scale and visual interest. As such, staff recommends approval of the windows as proposed as the project meets the intent of the design standard. Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Staff Comment: Not applicable Standard. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Staff Comment: No display windows are proposed. Standard. Where windows or storefronts occur, they must principally contain clear glazing. Staff Comment: All proposed and existing windows would have clear glazing. Standard: Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited. Staff Comment: No tinted or dark glass is proposed. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if.• (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet), and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Staff Comment: Based on the definition of a blank wall above and an analysis of the elevations provided with the application. Staff has determined that only one portion of one facade would be considered a blank wall. As noted previously all sides of the development face public streets as such all facades would be subject to the above standard. However, the subject building is required to have a rear, which is facing South Tillicum Street. South Tillicum Street acts as an alley and therefore the rear of the building is facing this street; which is appropriate. The only blank wall is located on the fagade facing South Tillicum HEX Reportl2-066.doc City of Renton Department of Com -- -nity & Economic Development RENTON SAL VATION ARMY EXPA Report of September 11, 2012 W Nearing Examiner Recommendation LUA12-066, CU -H, SME Page 17 of 22 street and the blank wall is 420 square feet in area and is 42 feet in length. This section of wall provides screening for the restrooms and a portion of the kitchen. However, to screen the rear of the building and the blank wail from the public street a screening wall has been developed along the entire fa§ade. See the discussion above about compliance with the guideline and intent of the design standard. As such, staff recommends approval of the one small portion of blank wall along one facade of both the existing and proposed new building facades. Additionally it should be noted that no portion of the new building would have a blank wall. Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall, (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Staff Comment: See comments above. 3. Building Roof Lines: intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff Comment: The applicant has proposed a pitched or sloped roof with large eaves. Standard. Roof mounted mechanical equipment shall not be visible to Pedestrians. Staff Comment: The provided elevations showed roof mounted equipment; however no screening was proposed for this equipment. As such, staff recommends a condition of approval that all roof mounted equipment shall be screened. A screening detail shall be provided to the Current Planning Project Manager for review and approval prior to building permit issuance. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials ore an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual HEX Reportl2-066.doc City of Renton Department of Com pity & Economic Development RENTON SALVATION ARMY EXPA Report of September 11, 2012 W Hearing Examiner Recommendation LUA12-066, CU -H, SMF Rage 18 of 22 appeal and eliminate monotony of facades. This shall occur on a[i facades in a consistent manner. High quality materials shall be used. if materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Staff Comment: It appears the proposal would use high quality building materials and all sides would be finished with the same materials. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Staff Comment: The subject building is one story and currently is and would utilize stucco siding and would provide a metal roof. The intent of the various materials is to reduce bulk of large buildings and add visual interest. The subject building is not a large building and utilizing multiple materials and/or colors may result in a look that is not visually appealing as typically one story buildings are either painted the same color or utilize the same materials from the ground up. As such, staff recommends approval of the stucco siding for the one story building as the proposed design and scale of the building would meet the guideline of the design standard. Standard. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Staff Comment: See comments above. Standard. Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre finished metal, stone, steel, glass and cast -in-place concrete. Staff Comment: See comments above. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Staff Comment: Not Applicable Standard. if concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Staff Comment: Not Applicable Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. Staff Comment: See comments above. vi. LIGHTING: intent. To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places, and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Standard: Pedestrian -scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down -lighting and decorative street lighting Staff Comment: A lighting plan was not provided with the project materials, however lights HEX Reportl2-066.doc City of Renton Department of Com ity & Economic Development Hearing Examiner Recommendation RENTON SALVATION ARMY EXPA N LUA12-066, CU -H, SMF Report of September 11, 2012 Page 19 of 22 were shown on the exterior walls of the building in the elevation drawings. Staff recommended, as a condition of approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. The lighting plan shall also include accent lighting on building facades and to illuminate key elements of the project. The lighting shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Standard. Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Staff Comment: Sconces are proposed along the exterior of the building. See condition of approval above. Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On -Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right -of - way -lighting, etc.). Staff Comment: See Condition above. B. APPROPRIATE LOCATION: The applicant provided a conditional use permit justification narrative with the application (Exhibit 13). Within the provided narrative the applicant has described their intended and ongoing functions at the subject site including such human services activities such as supper for homeless and hungry, showers, and church services on Sundays. In addition the Salvation Army provides youth programs including after school care, Girl Guards, Boy Scouts, Vacation Bible School, Summer Day Camp, and Teen Ministries. These youth programs and adult community support activities cannot occur simultaneously due to the physical constrains of the existing building, namely the inability to segregate the two populations served. The applicant contends that the youth and adults need to be separated because of child safety issues, which is of great importance for the organization. The new proposed addition would provide a separate entrance for the youth programs allowing for the needed separation. In addition, the human services provided in the facility would function better and the program would be able to reach more people. This site is appropriate for the subject use as it is located in the City Center and the downtown core, near both 1-405 and Highway 167 in addition to public transit and the City's main transit center. The site is located near the Renton High School and is therefore accessible to high school students for their youth programs. The City center is intended to be a walkable neighborhood which is supplemented by public transit which is an ideal location for a public service entity. The surrounding community has been developed and contains existing sidewalks for safe pedestrian connections to surrounding residential neighborhoods and public transit facilities. The subject use has been located at this site since December 6, 1966 and had functioned in harmony with the surrounding neighborhood and businesses. Based on the services history at the subject site and its proximity to provide services to the overall community; the proposed location would be best suited for the proposed use. In addition, the Salvation Army is the only HEX Reportl2-066.doc City of Renton Department of Com ity & Economic Development Nearing Examiner Recommendation RENTON SALVATION ARMY EXPA N LUA.12-066, CU -N, SMF Report of September 11, 2012 Page 20 of 22 such use of this kind in the neighborhood (excluding their other facilities in the area) and therefore would not result in an over concentration of this particular use within the area or the City. C. EFFECT ON ADJACENT PROPERTIES: Based on the services history at the subject site and and proven track record the proposed use at this location is not anticipated to result in a substantial or undue adverse effect on adjacent property. Additionally, the proposed addition to the building would provide new screening for the refuse and recycling facility, a new entrance and street presence along Burnett Avenue South, and new landscaping which would add updated aesthetic quality to the existing facility and neighborhood above what exists today. D. COMPATIBILTY: See Effect on Adjacent properties discussion and subsection A.c.v Building Architectural Design above. Overall the proposed use would be compatible with the scale and character of the neighborhood. E. PARKING: See Parking discussion under subsection A.b. Parking and Bicycle Parking above. Adequate parking is available at the subject site. F. TRAFFIC: There is not an anticipated increase or growth in traffic as a result of the proposed addition. The new addition would allow for the expansion of the youth programming; however the kids that use these services typically ride the bus or walk from the nearby schools to attend. The existing community supper program would continue to operate and no vehicular traffic growth is anticipated as a result of this ongoing program. As mentioned previously, the population served by the services provided by the Salvation Army typically do not own vehicles and would walk, ride public transit or take advantage of the free shuttle pick up services the Salvation Army provides. As such, $tall does not anticipate a new or increased traffic impact on the surrounding area. As mentioned above under subsection A.c.ii Parking and Vehicular Access and iii Pedestrian Environment, the proposed project and the existing development would ensure safe movements for vehicles and pedestrians. G. NOISE, LIGHT, AND GLARE: It is anticipated that the most significant noise impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan 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. Exterior onsite lighting, including security and parking lot lighting, would be regulated by code. Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the building or the ground and cannot trespass beyond the property lines. H. LANDSCAPING: See Landscaping discussion under subsection A.b. Landscaping above. 1. CONCLUSIONS: 1. The proposal complies with the Conditional Use Permit Review Criteria if all conditions of approval are met. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals. HEX Reportl2-066.doc City of Renton Department of Comr—pity & Economic Development Nearing Examiner Recommendation RENTON SALVATION ARMY EXPA IN ZUA12-066, CU -N, SMF Report of September 11, 2012 Page 21 of 22 3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 4. The proposed Service and Social Organization use is anticipated to be compatible with existing and future surrounding uses as permitted in the RM -U zoning classification. S. The scale, height and bulk of the proposed buildings are appropriate for the site. 6. Safe and efficient access and circulation has been provided for all users. 7. There are adequate public services and facilities to accommodate the proposed use. 8. A street modification has been approved for all three adjacent streets and S Tillicum St. and/or alley to allow for the existing street improvements to remain with no additional improvements or right-of-way dedications. 9. The proposed location would 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 is suited for the proposed use. 1Q. The existing use would not result in a substantial or undue adverse effect on adjacent properties. The construction of an expansion to the existing Salvation Army Renton Corp. building would result in an overall improvement of the visual environment. 11. Adequate parking for the proposed use has been provided_ 12. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area. 13. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 14. Landscaping has been provided in all areas not occupied by buildings or paving. Existing mature landscaping has been preserved where feasible. J. RECOMMENDATIONS. Staff recommends approval of the Renton Salvation Army Expansion, as depicted in Exhibit 3, subject to the following conditions: 1. The addition/expansion shall be re -designed to reduce the eave projection into the setback to 24 inches. The updated design shall be provided to and approved by the Planning Division Project Manager prior to building permit submittal. 2. The applicant shall be required to submit a lighting plan subject to review and approval by the Planning Division Project Manager prior to building permit submittal. The lighting plan shall depict the type of lighting proposed, the direction of the lighting, and the location of all of the exterior lights. HEX Reportl2-056.doc City of Renton Department of Com --unity & Economic Development Hearing Examiner Recommendation RENTON SALVATION ARMY EXP )N LUA12-066, CU -H, SME Report of September 11, 2012 Page 22 of 22 3. All roof mounted equipment shall be screened. 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