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HomeMy WebLinkAboutSR_HEX_Walmart_Expansion_1004279 0 Site Area: 594,553 SF (13.6 ac) Total Building Area GSF: 150,244 SF Project Location Map PUBLIC City of Renton Department of Community & Economic Development HEARING PRELIMINARY REPORT TO THE EXAMINER A. SUMMARYAND PURPOSE OF REQUEST PUBLIC HEARING DATE., April 27, 2410 Project Name: Walmart Expansion Owner., Peter Bonnell; Bonnell Family, LLC; 10047 Main Street #509; Bellevue, WA 98DA4 Contact/Applicant: Jeff Chambers; PACLAND; 1505 Westlake Ave N, Ste# 305; Seattle, WA 98109 File Number. LUA10-009, ECF, SA -H Project Manager., Rocale Timmons, Associate Planner Project Summary: The applicant is requesting Hearing Examiner Site Plan Review for the construction of additions to the existing Walmart retail facility, which contains 134,352 square feet of retail space with an additional 9,000 square feet used for the Garden Center. The applicant is proposing 16,000 square feet of additions to the retail space and a reduction of 4,000 square feet in the Garden Center and an approximate 16,000 square foot area used for outdoor retail sales. The expansion of the facility is predominately located along the northern and eastern facades. The proposal includes the re -striping of the existing surface parking lot with an expansion of the parking to the north. The expansion includes 127 additional parking stalls; resulting in a total of 745 parking spaces. As part of the parking lot expansion the applicant is proposing associated landscaping and pedestrian pathways in addition to the demolition of the existing restaurant formerly known as Billy McHales. The site area is approximately 13.6 acres and is located within the Commercial Arterial (CA) and Medium Industrial (IM) zoning designations and is also located within Urban Design District V. Access to the site would continue to be provided via existing driveways along SW 7th Street, Rainier Ave S/SR 167, Hardie Ave S and S Grady Way. There appearto be no critical areas on-site. Project Location: 743 Rainier Ave S Exist. Bldg. Area SF: 134,352 SF Proposed New Bldg. Area (gross): 16,000 SF Site Area: 594,553 SF (13.6 ac) Total Building Area GSF: 150,244 SF Project Location Map City of Renton Department of Cornn* & Economic Development Prelim* Report to the Hearing Exorniner WALWART EXPANSION LUA10-009, ECF, SA -HH Nearing Date April 27, 2010 Page 2 of 20 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Zoning and Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Landscape Plan Exhibit 5: Tree Retention Plan Exhibit 6: East and West Elevations Exhibit 7: North and South Elevations C. GENERAL INFORMATION. 1. owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: Bonnell Family, LLC 10047 Main Street #509 Bellevue, WA 95004 Commercial Arterial (CA) and Medium Industrial (IM) Commercial Corridor (CC) and Employment Area Valley (EAV) 4. Existing Site Use: Big Box Retail S. Neighborhood Characteristics: North, Columbia Bank &Renton School District Admin Bldg (CA Zone) East, Gas Station, Jimmy Mac`s & Ropeyes Restaurant (CA Zone) South: Strip Retail & Renton Honda (CA Zone) West: Lind Plaza & Renton Honda Service Center (IM Zone) 6. Access: Access would continue to be provided via existing curb cuts along SW 7" St, Hardie Ave SW, 5 Grady Way and Rainier Ave S/SR 157. 7. Site Area: 594,553 SF (13.6 ac) O. HISTORICAL/BACKGROUND: Action Land Use File No. ordinance No. Date Comprehensive Plan N/A 4924 12/5/2001 Zoning N/A 5099 11/1/2004 Annexation N/A 1745 2/4/1987 Short Plat LUA09-158 N/A 2/22/2010 Columbia Bank LUA08-011 N/A 1/31/2008 Short Plat LUA04-027 N/A 3/2/2004 Bonnel! Retail Development LUA95-175 N/A 10/23/1995 Lot Line Adjustment LUA95-173 N/A 10/19/1995 NIX Report City of Renton Department of Corr*y & Economic Development Prelim* Report to the Hearing Examiner WALMARr EXPANSION LUA10-009, ECF, SA -HH Hearing pate April 27, 2010 Page 3 of 20 E. PUBLIC SERVICES: 1. Utilities a. Water: There is an existing 12 -inch looped water main serving the site. b. Sewer: The site is currently served by a private on-site system connecting to a City of Renton line directly connected to the King County Metro line. c. Surface/Storm Water: The property has an existing 12 -inch drainage system on-site. 2. Streets: There are curb, gutters, and sidewalks for the entire perimeter of the project site. 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 4-2-070: Zoning Use Table c. Section 4-2-120: Commercial Development Standards d. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations and Special Districts a. Section 4-3-100: Urban Design Regulations— Design District `D' 3. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-070: Landscaping Regulations c. Section 4-4-080: Parking, Loading, and Driveway Regulations d. Section 4-4-090: Refuse and Recyclables Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Site Plan Review 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element Z. Community Design Element H. DEPARTMENTANALYSIS: 1. Prosect Description/Background The applicant, PACLAND, is requesting Site Man Review before the Hearing Examiner for the future construction of additions to the Renton Walmart retail store. The existing Walmart consists of an approximately 134,000 square foot building and a 9,000 square foot Garden Center. The expansion would increase the existing building by approximately 16,000 square feet and decrease the existing Garden Center by approximately 4,000 square feet. The additions would be located on the northern and eastern elevations and would create the opportunity to remodel the interior of the existing store. The proposal also includes an expansion of the surface parking lot, along with additional landscaping HEX report City of Renton Department of Comm+& Economic Development prefimo Report to the Nearing Examiner WALMAR]r EXPANSION LUAZ0-009, ECF, SA -HH Hearing Rate April 27, 2010 Page 4 of 20 and improvements to drainage on-site. The subject property is located on the west side of Rainier Ave 5/SR 167 between SW 7 h St and S Grady Way. The project site area currently totals 9.9 acres, however a short plat was recently approved for the site under a separate application (LUA09-158, SHPT. -A). The purpose of the short plat was to segregate the Walmart site and any associated parking improvements from the Columbia Bank and Jimmy Mat's commercial pads. Once the proposed short plat is recorded, the subject site would total 13.6 acres in area. As part of the short plat the applicant is proposing the demolition of the restaurant formerly known as Billy McHales, currently sited on the north portion of the parcel abutting SW 7"' St. The property is zoned Commercial Arterial (CA) and Medium Industrial (IM) and located within the commercial corridor (CC) and Employment Area Valley (EAV) land use designations. In addition the parcel is located within Urban Design District `D' and is therefore subject to design review. The completed project would result in a 150,244 square foot retail building, a 4,701 square -foot Garden Center and a 16,000 square feet for and outdoor retail sales area. The current state of the proposed project area is predominately paved surfaces with areas of gravel just north of the existing store location. The amount of impervious area would be increased by the proposal from 515,257 square feet to 528,863 square feet. The proposal would result in a total of 745 surface parking stalls. New landscaping is proposed around the perimeter of the site and within the surface parking lots. The proposed bu€lding would result in a lot coverage of 25.3 percent. The tallest point of the proposed additions would be the top of the parapet on the proposed trespa panel fagade treatment at the center of the eastern facade, which would have a height of 32 feet and 4 inches from existing grade. The proposed expansion, on the northern facade, would have a height of 21 feet and 4 inches at the tallest point as measured from existing grade matching the height of the existing parapet. The design of the expansion area includes two new vestibules, on the eastern facade, with clear glazing. Also included in the design are clerestory windows, pedestrian canopies with benches and trash cans beneath. The applicant is also proposing a raised planter box area with an iconic tree planted with surrounding bench seating at the center of the elevation. Access would continue to be provided via existing access easements and curb cuts along SW 7th St, Hardie Ave SW, S Grady Way and Rainier Ave S/SR 167_ There are 99 trees located onsite of which 15 are proposed for removal. There are no known critical areas on or near the site. The applicant has requested an administrative modification in order to downsize the refuse and recycle area from the required 2,325 square feet to 30 cubic yards, as they are proposing the use of a self contained compactor which has been engineered for high volume usage. Staff has reviewed the request and issued an approval of the modification. A 14 -day appeal period commenced on April 2, 2010 and ended on April 16, 2010. No appeals of the decision were filed. Staff has received several letters and a petition with numerous signatures demonstrating community support of the proposed expansion. 2. Environmental Review Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on March 22, 2010, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated (DNS -M) for the Walmart Expansion. The DNS -M included 6 mitigation measures. A 14 -day appeal period commenced on April 2, 2010 and ended on April 16, 2010. No appeals of the threshold determination were filed. 3. Compliance with ERC Conditions 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: HEX Report City of Renton Deportment of Comnw & Economic Development Prelim* Report to the Heoring Examiner WALMAR7 EXPANSION _ LUAIO-009, ECF, 5A -NH Hearing Date April 27, 2010 Page 5 of 20 1. Project construction shall comply with the recommendations found in the geotechnical report prepared by 7erracon, dated November 30, 2009. 2. The applicant shall comply with the Technical Information Report prepared by PACLAND, dated February 5, 2010, during project construction. 3. If pipe piles are used to support the proposed structure the applicant shall provide a noise and vibration study to the Current Planning Project Manager prior to building permit approval. The City also reserves the right to limit the days and hours of construction when pipe piles are being driven_ 4. Should evidence of a historic site be found during site development, work shall be stopped and the applicant shall submit an archaeological resource survey of the site. This survey shall conform to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state -approved archaeologist. Work shall recommence when approval is received from the Office of Archaeology and Historic Preservation. 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75.00 for each new net daily trip prior to issuance of building permits. The fee is estimated to be $45,500.00. 6. The applicant shall pay a Fire Mitigation Fee, prior to issuance of the building permit. The fee, at $0.52 per net square foot of new building area, has been estimated to be $4,472.00. 4. Staff Review Comments 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. 5. Consistent v with Site Plan Criteria The Site Development Pian Review Criteria set forth in Section 4-9-200 of the Renton Municipal Code forms the basis of the Site Plan Review, as follows: a) Compliance with the Comprehensive Plan Designation The site is designated Commercial Corridor (CC) & Employment Area Valley (EAV) on the City's Comprehensive Plan Land Use Map. Lands designated Commercial Corridor (CC) on the Comprehensive Plan Land Use Map are intended to evolve'from "strip commercial" linear business districts to business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. Lands in the EAV designation are intended to allow the gradual transition of the Valley from traditional industrial and warehousing uses to more intensive retail service and office activities. However, a majority of the site is designated CC; a very small area on the western portion of the site is designated EAV. For the purposes of the Site Plan Review the CC policies were used to review the proposal. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies as long as all conditions of approval are complied with: Land Use Element Objective LU•-GGG: Guide redevelopment of land in the Commercial Corridor designation with Commercial Arterial zoning, from the existing strip commercial forms into more concentrated forms, in which structures and parking evolve from the existing suburban form, to more efficient urban configurations with cohesive site planning. ® Policy Objective Met ❑ Not Met HEX Report City of Renton Deportment of Com* & Economic Development Preiirr* report to the Hearing Examiner WALMART EXPANSION LUA10-009, ECF, SA -1114 Hearing pate April 27, 2010 Page 6 of 20 Policy LU -358: Parking areas should be landscaped (including street trees, buffers, berms), especially along roadways, to reduce visual impacts. ® Policy Objective Met ❑ Not Met Policy LU -369: Development should be designed to consider potential adverse impacts on adjacent, less intensive uses, e.g. lighting, landscaping, and setbacks should all be considered during design. ® Policy Objective Met ❑ Not Met Community Design Element Policy CD -17: Development should be designed (e.g. building orientation, setbacks, landscape areas and open space, parking, and outdoor activity areas) to result in a high quality development as a primary goal, rather than to maximize density as a first consideration. ® Policy Objective Met ❑ Not Met Policy CD -21: Development should have buildings oriented toward the street or a common area rather than toward parking lots. ® Policy Objective Met ❑ Not Met b) Compliance with the Underlying Zoning Designation The subject site is designated Commercial Arterial (CA) & Medium Industrial (IM) on the City of Renton Zoning Map. However, a majority of the site is zoned CA; a very small area on the western portion of the site is designated 1M. For the purposes of the Site Plan Review the CA standards were used to review the proposal. Use: The subject site is zoned Commercial Arterial (CA). The purpose of the CA zone is to evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment. The CA zone provides for a wide variety of indoor and outdoor retail sales and services_ Big box retail sales and outdoor retail sales are permitted uses in the CA zone. Lot Coverage: The CA zoning designation allows a maximum building coverage of 65 percent of the site area. The proposed building footprint of 144,896 square feet on the 594,553 square foot commercial building pad results in a building lot coverage of 25.3 percent. The proposed structure complies with the development standard for lot coverage_ Setbacks: The CA zoning designation would require a minimum front yard setback of 10 feet and a maximum front yard setback of 15 feet. No other side or rear setbacks are required. The applicant has depicted lot lines that reflect an approved Short Plat (LUA09-158,SHPL-A), submitted as a separate application, which has not been recorded. Therefore staff recommends, as a condition of approval, the applicant shall be required to record the short plat reflecting the property's lot lines as depicted on Exhibit 2 prior to building permit approval. As an alternative the applicant may submit a modification to the approved Site Plan which reflects the surveyed lot lines, at the time of building permit application, as long as all development standards of the CA zone can be met_ The property has frontage on three streets; SW 7t" St, Hardie Ave SW and Rainier Ave SJSR167. For the purposes of setbacks the front yard will be considered Hardie Ave SW and Rainier Ave SISR167 with a side yard along -a -street for SW 7a` St. The proposed building would be set back from the front property line approximately 555 feet at the closest point; from the Garden Center to Hardie Ave SW. An approximate 1.54 -foot side yard setback is proposed from the pending north property line shared with the Columbia Bank property. The structure is setback approximately 65 feet from the western property line and 15 feet from the southern property line; these setbacks would not change as a result of the proposal. The existing and proposed portions of the structure, do not comply with the maximum front yard setback requirement. However, as the situation is existing and the proposed expansions would not increase the tion -conformity of the structure; a variance is not necessary. The proposal complies with all other setback regulations of the zone. HEX Report City of Renton Department of Comm* & Economic Development Prefimi*eport to the Hearing Examiner WALMART EXPANSION LUA10-009, ECF, SA -HH Hearing Date April 27, 2010 Page 7 of 20 Height: The CA zone allows a maximum building height of So feet. The bulk of the one story building has a flat roof with a height of 21 feet and 4 inches. The tallest point of the building would be the top of the curved parapet on the eastern elevation extending above the flat roof; which would have a height of 32 feet and 4 inches. Two additional fiat parapets extending above the flat roof are also depicted on the eastern elevation, to the north and south of the curved parapet; which would have heights of 25 feet and 8 inches. The proposed building design includes varying roof heights, material and roof shapes along the front facade in order to break up larger architectural elements into smaller increments. The proposal complies with the height requirements of the CA zone_ Tree Retention: Renton Municipal Code requires that 10% of the trees on the site be retained. The applicant submitted a tree inventory plan as part of the site plan application. There are 99 existing trees located within the existing surface parking lot and the perimeter of the site. Of the 99 trees on site, 15 are proposed for removal; 5 coniferous and 10 deciduous. The trees proposed for removal would be located just north of the proposed expanded area in addition to a few trees located just east of the structure. The applicant is proposing to retain most of the trees on site in order to maintain the mature tree cover thereby exceeding the tree retention requirements of the code. As a result of the preservation of the mature vegetation, the existing location and spacing of landscape islands on site had to be maintained. Therefore the parking stalls, which do not comply with_ the dimensional requirements of the code, could not be brought into conformity. RMC 4-4-130 provides protection measures in order to preserve and protect the trees to be retained in those areas that are being disturbed during utility and building construction. The trees shall be fenced off around the drip line and a sign posted that the trees to be preserved and the location of the trees shall be indicated on all utility construction plan sheets. The fencing shall be in place prior to the issuance of any utility construction permits and shall remain until the final inspection of the new building is complete. Landsca in : The CA zone requires a 10 -foot landscape strip along all street frontages. The landscaping requirements apply to the subject site's Hardie Ave SW, SW 7th Stand Rainier Ave S/5R 167 frontages. All frontages have fully established landscaping with full-sized trees. A conceptual landscape plan was submitted showing additional area and enhancements to the existing landscape buffers along the perimeter of the site and the interior of the site. Perimeter landscaping along Rainier Ave S/SR 167 and Hardie Ave SW is proposed at a width of approximately 55 feet and SW 7th St would have a landscape strip width of approximately 20 feet. In the expanded parking area, the applicant is proposing intervening landscaping every six parking stalls. Additional trees within the frontages would be spaced at 35 feet on center and will reach a mature height of approximately 35 feet. The proposed landscaping would consists of several different plant species including Palo Alto sweetgum and 'Cascade Snow' flowering cherry trees. Shrubbery will consists of dwarf winged euonymus, rhododendron, shrub rose, dense spreading yew and `Fairy Queen' spiraea. In addition there are several groundcovers proposed consisting of ornamental grasses and creeping mahonia. The `Palo Alto' sweetgum is proposed in several areas in order to maintain consistency with existing vegetation on site. Within the proposed surface parking lot, 35 square feet of landscaping per parking space would be required for parking lots with 1D0 or more parking stalls. Based on the proposal of 745 surface parking stalls, a minimum of 26,075 square feet of landscaping would be required within the surface parking areas. The submitted landscape analysis indicates that a total of 65,690 square feet of landscaping would be provided on site; of which approximately 30,000' square feet would be located within the surface parking lot. All landscaping, especially the retained mature vegetation; would be used to reduce the aesthetic impact of the surface parking lot. As proposed the parking lot landscaping would exceed the minimum requirement. HEX Report City of Renton Deportment of Comm & Economic Development Preurne Repart to the Nearing Examiner WALMART EXPANSION LUA10-009, ECF, SA -NN Hearing Date April 27, 2010 Page 8 of 20 Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system shall provide full water coverage of the planted areas specified on the plan. A detailed landscape plan and irrigation plan will need to be submitted and approved prior to building permit approval. Access: Access far the proposed lots would continue to be provided via existing curb cuts along 5W 7'h St, Hardie Ave SW, S Grady Way and Rainier Ave 5/511167. There are three full access points along SW 7a' St; one full access point along Hardie Ave SW and 5W Grady Way. There is a right-in/right-out access point on Rainier Ave S/SR 167. The site contains private internal roads and access easements which connect to the public street system. There is no proposal to modify the access for the site. Parkin : The parking regulations require a specific number of off-street parking stalls be provided based on the amount of square footage dedicated to certain uses. The following ratios would be aaolicable to the site: Use 5 wore Footage of Use Ratio Reqgulred Spaces Rig Box Retail 150,244 SF Min: 4 spaces / 1,000 SF Max: 5 spaces/ 1,000 SF Min: 601 Max: 751 Based on these use requirements, at least 601 parking spaces would be required in order to meet code with no more than 751. spaces. The applicant proposes to provide no more than 745 spaces within the surface parking lot at its peak; when the outdoor sales area is not in use. Of the 745 parking stalls, 618 stalls are existing. The applicant complies with the parking stall requirement for big box retail and outdoor retail sales. The applicant is proposing to retain most of the trees on site in order to maintain a mature tree cover. As a result of the preservation of the mature vegetation the existing location and spacing of landscape islands had to be maintained. Therefore, existing parking stalls are not compliant with the dimensional requirements of the parking code. The stalls are 9 x 18 feet instead of the required 9 x 20 feet. However, as the situation is existing a parking modification is not necessary. All new parking stalls comply with the dimensional requirements of the zone. Aisle widths of 24 feet have been provided for the 90 degree parking stalls with a two-way traffic flow. Refuse and Recyclable Deposit Areas: The applicant has requested a modification from the City's Refuse and Recyclable standards in order to reduce the size of the required refuse deposit area, Retail developments, require a minimum of 5 square feet per every 1,000 square feet of building gross floor area for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area for refuse deposit areas. The applicant is proposing a 1,080 square foot area for recyclable deposits and a 30 cubic yard area for refuse deposits. The code applies in this instance due to the proposed expansions of the facility which would require a 751 square foot deposit area for recyclables (751 SF = 5 x 155,244/1,000 SF) and a 1,502 square foot deposit area for refuse (1,502 =10 x [155,244/1,000 SF]). The proposed recyclable deposit area complies with Renton Municipal Code. However, the proposed refuse deposit area is less than the minimum required and a modification from the code requirement was requested. The applicant has proposed the use of a self contained compactor which has been engineered for high volume usage. Staff has reviewed the request and issued an approval of the modification. A 14 -day appeal period commenced on April 2, 2010 and ended on April 16, 2010. No appeals of the decision were filed. The refuse and recyclable deposit areas for the facility would be located north of the expansion area away from the pedestrian environment. Specific screening elevations and details were not submitted with the land use application. In order to review consistency with the design of the primary structure staff recommends, as a condition of approval, the applicant submit screening detail for the refuse and recyclable deposit area prior to building permit approval- Elevations shall include a roof, screening HEX Report City of Renton Deportment of Com4y & Economic Development Prelim* Report to tate Hearing Examiner WALMART EXPANSION LUA10-009, ECF, SA -HH Hearing Date April 27, 2010 Page 9 of 20 around the perimeter of the wall and have self-closing doors. Chain link, plastic or wire fencing is prohibited. Signa,ge — There is existing signage for the building currently on the project site. Alterations and additions to existing signage were not reviewed as part of the Site Plan Review_ Signage will be reviewed under a separate permit. c) Mitigation of impacts to surrounding properties and uses; The building would maintain its same location in the western portion of the project site with surface parking areas located along the north, west and east sides of the building. The building's orientation will also remain the same, the entrance facing east towards Rainier Ave 5/SR 167. The proposed project will result in an expansion of the existing retail space, the.demolition of an existing restaurant, paving of the commercial pad north of the expansion area with associated landscaping, lighting and parking improvements. The applicant has confined development of the expansions to the same general area of the existing facility. City staff does not anticipate any adverse impact on surrounding properties and uses as long as the conditions of approval are complied with. Lind Plaza, a warehouse and office space, is located on the property abutting to the west and is zoned Medium industrial (IM). All other surrounding properties are zoned Commercial Arterial. Jimmy Mac's and Popeye's are located to the east of the proposed project site. Renton Honda and a strip retail building are located on the properties abutting to the south. Columbia Bank and the Renton School District Administration building are located to the north of the subject site. The proposed expansion of Walmart is anticipated to be compatible with existing and future surrounding uses as permitted in the CAand IM zones. There are two street -facing elevations; the north and eastern facades. The eastern facade incorporates prominent architectural features including extending parapets, vestibules, clerestory windows, canopies and ornamental lighting. All of the architectural elements are used to distinguish the two building entrances as well as to break up the monotony of the large fagade. The pattern and proportion of windows and entrances along the eastern facade and the architectural elements along the northern facade enhance the building's architectural character. Increased setbacks and variable roof heights divide the building's mass into increments that correspond to the scale and massing of neighboring structures. However, additional human scale elements should be incorporated into the design of the eastern elevation in order to reinforce the intended human -scale character of the pedestrian environment. The northern fagade includes the use of three pilaster elements similar to that which is used to wrap around the Garden Center. While the proposed architectural elements add visual interest which break up the wall plane there are additional elements that could be added or used to replace the pilaster elements thereby breaking up the uniformity of the fagade. Conditions of approval, related to the design elements, are recommended within the design review portion of this report. To ensure that quality materials are used staff will also be recommending the applicant submit a material and colors board subject to the approval of the Current Planning Project Manager at the time of building permit review. While there is an exceptional amount of parking, the interior of the parking lot has been heavily landscaped in order to mitigate impacts to neighboring properties. In addition the applicant has exceeded the landscaping requirements along the frontage of the site in order to buffer the large surface parking lot. The refuse and recyclable deposit areas for the facility would maintain their existing location, located on the north facade of the existing building. With the use of a compactor, which has been engineered for high volume usage, it is anticipated that there would be a reduction in the refuse pickup while eliminating fluid seepage and minimization of odors. HEX Report Co of Renion Department of Cornr ty & Fconomk Development PrellnW Report to the Hearing Examiner WALMART EXPANSION LUA10-009, ECF, SA -HH Hearing Date April 27, 2010 page 10 of 20 d) Mitigation of impacts of the proposed site plan to the site; The proposed building footprint of 140,896 square feet on the 594,553 square foot site results in a building lot coverage of 25.3 percent. Therefore there would not be an over -concentration of structural improvements on the large site. The scale, height and bulk of the proposed building are also appropriate for the scale of the site. However, it is challenging to create a big box retail store compatible with smaller commercial uses in the vicinity especially in this case with the limitation of expanding on an existing structure. The applicant has achieved a compatibility with the expansions and fagade treatments which create architectural and visual interest that break up the massing of the structure. The proposed building would be located in the western portion of the project site with surface parking areas located along the north, west and east sides of the building. Prevailing winds in the area are from the southwest during most of the year (fall, winter and spring) as well as the direction of sunlight. While the structure will continue to cast shade on areas of the cross -walk and new plaza area in the afternoon; the site layout is existing_ The applicant has taken measures to provide new ornamental lighting within the plaza area in order to adequately illuminate the area for pedestrians. The applicant is proposing to retain most of the trees on site in order to maintain the mature tree cover. The existing vegetation, predominately located east of the structure, would receive adequate sun exposure and would not be affected by the proposed expansion. While there would be shade cast onto proposed trees north of the expanded area in the afternoon, the trees should receive adequate sunlight. In addition, the applicant has proposed vegetation consistent with that which is exist on site. A conceptual landscape plan was submitted showing enhancements and additional area to the existing landscape buffers on the perimeter of the site. Due to the requirement and need for parking it is a challenge to limit the paved and/or impervious surfaces on the site. While there is an exceptional amount of parking; the lot has been heavily landscaped. In addition the applicant is proposing an additional bio -$wale in order to provide additional water quality treatment. The applicant is taking special measures to protect landscaping from damage by vehicles and/or pedestrian traffic by providing defined pedestrian and vehicular areas. e) Conservation of area -wide property values, The proposed development is expected to conserve and possibly increase property values in the vicinity of the site. The development of the site provides improvements to infrastructure, landscaping, lighting and facade treatments for the facility. f j Safety and efficiency of vehicle and pedestrian circulation; 'The applicant provided a Traffic Impact Analysis prepared by the Transpo Group, dated October 2009. The proposed development is anticipated to generate additional traffic on the City's street system. Approximately 608 new average daily trips are estimated to be generated by the proposed expansion. In order to mitigate the anticipated increase in traffic on the City's street system, the City's Environmental Review Committee imposed a mitigation measure on the project requiring the payment of a Traffic Mitigation Fee -prior to the issuance of a building permit. The site is situated between public arterials on the northern, eastern and southern property lines. Access for the proposed lots would continue to be provided via existing curb cuts along 5W 7u' St, Hardie Ave SW, S Grady Way and Rainier Ave S/SR 167. There are three full access points along SW 1", St; one full access point along Hardie Ave SW and SW Grady Way_ There is a right-in/right-out access point on Rainier Ave S/SR 167. The site development would include 745 parking stalls, of which 19 are ADA accessible; which complies with the parking requirements for the proposed use. Existing parking stalls are not compliant with the dimensional requirements of the parking code. The stalls are 9 x 18 feet instead of the required 9 x 20 feet. All new stalls would comply with the dimensional requirements HEX Report City of Renton Department of Com0y & Economic Development Prelim* Report to the Nearing Examiner WALMARTEXPANSION LUAI0-009, ECF, SA -HH Hearing Bate April 27, 2010 Page 11 of 20 of the code. The applicant has proposed 90 degree head -in parking using a two way circulation pattern and aisle widths of 24 feet which also comply with the aisle width standards of the code. Internal pedestrian connections to the existing public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site and to other abutting sites. The existing elevated concrete pedestrian walkway running through the center of the parking lot from the eastern fagade to the eastern property line which abuts Rainier Ave 5/5R 167 is proposed to be widened and enhanced. The applicant is also proposing pedestrian scale lighting along the walkway. An additional pedestrian connection, between the subject site and SW 7t' St, is also being provided. Pedestrian crosswalks, between the front fagade and the parking lot, will be differentiated from the drive aisles through the use .of concrete which will also be striped. The proposed development is expected to maintain safe and efficient pedestrian and vehicle circulation on the site. g) Provision of adequate light and air; The proposed building is designed appropriately to allow adequate light and air circulation to the building and the site. The design of the expansions would not result in excessive shading of the property. in addition, there is ample area surrounding the building to provide for normal airflow. 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 can not trespass beyond the property lines. According to code, parking lot lighting fixtures are to be non -glare and mounted no more than 25 feet above the ground. The primary pedestrian connection to Rainier Ave S is proposed to have 12 and 14 -foot tall pedestrian lighting. Decorative sconces are proposed in order to illuminate the entrances to the building. Pedestrian lighting is used to illuminate the translucent canopy at night to provide for a safer environment for customers. Wall pack lights are proposed around the perimeter of the building for safety. The existing parking lot lighting is 40 -feet in height which does not comply with City code. The applicant is proposing to maintain consistency with existing lighting an site and surrounding properties. Approximately three new, 40 -foot, light poles are proposed in the expanded parking area. A lighting plan was not submitted with the application materials_ Staff is recommending, as a condition of Site Plan Approval, the applicant be required to provide a lighting plan that will adequately provide 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. In addition the h) Mitigation of noise, odors and other harmful or unhealthy conditions; There are potential short-term impacts.to adjacent businesses (e.g., noise), which would result from the construction of the project. The Geotechnical Engineering Study, prepared by Terracon dated November 30, 2009, recommended the use of augercast piles in order to support the .structure's foundation. In lieu of augercast pile, the study indicates that the applicant could use small -diameter steel pipe piles in order to support the structure. noise and vibration impacts can be associated with pipe pile driving. The applicant has submitted a Construction Mitigation Plan which provides measures to reduce construction impacts such as noise, dust and traffic during construction_ However, the ERC Committee issued a SEPA mitigation measure, stating if pipe piles are used to support the proposed structure the applicant would be required to provide a noise and vibration study prior to construction permit approval. Upon completion of construction, the project is not expected to create additional noise or odor beyond that which is currently attributed to the existing Walmart retail store. HEX Report City of Renton Department of Corny &:Economic Development Prelim* Report to the Hearing Examiner 1NALMARrEXPANSION LUA10-003, ECF, SA -HN Hearing Date April 27, 2010 - Page 12 of 20 ij Availability of public services rind facilities to accommodate the proposed use; Fire and Police Department staff have indicated that existing facilities are adequate to accommodate the subject proposal, subject to the applicant's payment of the necessary impact fees. As imposed by the ERC Committee, the applicant will be required to pay a Fire Mitigation Fee prior to the issuance of building permits. The site is served by the City of Renton for ail utilities. There is an existing 12 -inch looped water main on the site serving the retail store. The site is served by a private on-site system which connects a City of Renton line directly to the King County Metro line. The project site is located within the Black River drainage basin of the Duwamish-Green River Drainage watershed. Existing stormwater runoff from the site flows towards multiple existing catch basins where it is collected and discharged to the existing stormwater conveyance system. The water flows to an existing biofiltration swale located in the northwestern portion of the site which was designed to treat the existing parking lot areas. The bioswale provides treatment prior to the runoff being discharged to the existing storm system in SW 7t' Street. The applicant submitted a "Technical Information Report," prepared by PACLAND. (dated February 5, 2010) as part of the application materials. As stated in the Technical Information Report, the proposed project improvements generate a 0.035 cfs increase in the 1.00 -year peak flow rate. The post - developed peak flow is less than 0.5 cfs more than the existing peak flow, therefore the project is exempt from flow control requirements. The proposed conveyance system has been designed to convey runoff for the new impervious surfaces. Additional water quality treatment, in the form of a new bioswale is proposed, as the project would add more than 5,000 square feet of new pollution generating impervious surfaces. j) Prevention of neighborhood deterioration and blight; The proposal is not expected to cause neighborhood deterioration and/or blight. Conversion of underutilized land will add value to the site. Coordinated site improvements including landscaping, parking, signage and lighting would be included as part of this development. k) Review of Compliance to District `D` Design Guidelines; The site is located within Design District V. The proposed project must meet the intent of the Design Regulations where the regulations are applicable. 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. DESIGN AND BUILDING LOCATION: To ensure that buildings are located In relation to streets and other buildings so that the Vision of the Rentoncan be realized for a high-density urban environment; so that businesses enjoy visibility from rights-of-way; and to encourage pedestrian activi throughout the district. Design and Street Pattern: F To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts e organized for efficiency while maintaining flexibility for future development at high urban densities and ties of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle tion; and provide service to businesses. N/A Minimum Standard: Provide a network of public and/or private local streets in addition to public arterials. Minimum Standard: Maintain a hierarchy of streets to provide organized circulation that N/A promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function. HEK Report City of Renton Department of Com*y & Economic Development Prelim Report to the Hearing Examiner WALMART EXPANSION LUA10-009, ECF, SA -HH Hearing Date April 27, 2010 Page 13 of 20 HEX Report (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. (c) Pedestrian -oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on -street parking, and wide sidewalks_ (d) Internal or local roads (public or private). 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. ,T Minimum Standard: Orient buildings to the street with clear connections to the sidewalk. ,r Minimum Standard: The front entry of a building shall not be oriented to a drive aisle, but instead a public or private street or landscaped pedestrian -only courtyard. 3. Building Entries; Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Minimum Standard; A primary entrance of each building shall be located on the facade facing •r a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. Minimum Standard: Multiple buildings on the same site shall provide a continuous network N/A of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. N/A Minimum Standard: Ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. Minimum Standard. Secondary access (not fronting on a street) shall have weather protection at least 4-1/2 feet wide over the entrance or other similar indicator of access. ✓ Minimum Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Minimum Standard: Careful siting and design treatment are necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses. a. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; b. Building proportions, including step -backs on upper levels; c. Building articulation to divide a larger architectural element into smaller increments; or d. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. S. 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. Minimum 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 (see illustration, RMC 4-3-100E7e). Minimum Standard: Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 44-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening Not Compliant and Storage Height/Location Limitations. Staff Comment: Elevations for the refuse and recycle enclosure were not provided with the site HEX Report Oty of Renton Department of Com* & Economic Development Prelimo Report to the Nearing Examiner WALMART EXPANSION LUA10-009, ECF, SA -HH Hearing Date April 27, 2010 Page 14 of 20 HEX Report plan application. Staff has recommended as a condition of approval the applicant submit elevations for the refuse and recyclable enclosure. [Notompliant Minimum 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 comments above. Minimum Standard: The use of chain link, plastic, or wire fencing is prohibited_ Not Compliant Staff Comment: See comments above. Minimum 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. : Not Applicable AND VEHICULAR ACCESS: F,ehides; provide safe, convenient access to the Urban Center and the Center Village; incorporate various ansportation, including public mass transit, in order to reduce traffic volumes and other impacts from sure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking aras; an active pedestrian environment by maintaining contiguousstreet frontages, without parking €ot 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. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Minimum Standard: No surface parking shall be 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: The bulk of the parking is existing and located in between the retail story and Rainier Ave S/SR 167. The applicant is proposing to add a total of 127 additional parking stalls of which most would be located to the north of the proposed expansion area and existing parking lot. The parking areas could have negative impacts on the pedestrian environment Not Compliant and the abutting properties without adequate landscape buffers. The applicant is proposing a substantial amount of interior parking lot landscaping in order to minimize to the visual impact in addition to increases in the width of landscape buffers on the perimeter of the site. Specifically perimeter landscaping along Rainier Ave S/SR 167 is proposed at a width of approximately SS feet and SW /* St would have a landscape strip width of approximately 20 feet The applicant's proposal is successful in meeting the intent of the design standard to minimize the visual impact of the parking located between the building and the street. 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots wherever possible. Minimum Standard: Parking lot lighting shall not spill onto adjacent or abutting properties. Staff Comment: A lighting plan was not submitted as part of the application materials, therefore staff could not verify whether or not there would be light spillover onto adjacent Not Compliant properties. Staff has recommended, as a condition of approval the applicant submit a site lighting plan to be reviewed and approved by the Current Planning Project Manager prior to construction or building permit approval Minimum Standard: All surface parking lots shall be landscaped to reduce their visual impact (see RMC 44-O8OF7, Landscape Requirements). 3. Structured Parking Garages: Not Applicable C. 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_ HEX Report City of Renton Deportment of Comnw & Economic Development Prelim Report to the Hearing Examiner WAiMART EXPANSION t UA10-009, ECF, SA -HH Hearing Date April 27, 2010 Page 15 of 20 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. Minimum Standard: Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. _ Minimum Standard: Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of 150 feet apart. 2. Pedestrian Circulation: Intent: To create it network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. .� Minimum Standard: Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties. Vol Minimum Standard: Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. ✓ Minimum Standard: Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials. +r Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically_ N/A (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 and street trees (see illustration, subsection RMC-4-3-100.G4d). (b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Minimum Standard: Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. +f Minimum Standard: All pedestrian walkways shall provide an all-weather 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. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. ✓ Minimum Standard: Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. +f minimum Standard: Site furniture provided in public spaces shall be made of durable, vandal - and weather -resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. ✓ Minimum Standard: Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. D. LANDSCAPINi-i/RECREATIC+ii AREAS/COMMON OPEN SPACE: intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. HEX Report City of Denton Department of Comnw & Economic Development Prelim+ Report to the Nearing Examiner WALMART EXPANSION LUA10-O09, FCF, SA -HH Hearing Rate April 27, 2010 Page lb of 20 HEX Report Minimum Standard: All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping). Minimum Standard: Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. N/A Minimum Standard: On designated pedestrian -oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection RMC 4-3-100.H3a). ✓ Minimum Standard: The proposed landscaping shall be consistent with the design intent and prograrn of the building, the site, and use. Minimum Standard: The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and nonvegetative elements, reinforces the architecture or concept of the development. ✓ Minimum Standard: Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-080F7, Landscape Requirements). Such landscaping shall be at least 10 feet in width as measured from the sidewalk (see illustration, subsection RMC 4-3-100.H3b). Minimum Standard: Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. Minimum Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped area. Shrubs shall be at least 12 inches tall at planting and have a mature height between three and four feet. _ Minimum Standard: Ground cover shall be planted in sufficient quantities to provide at least 90 percent coverage of the landscaped area within three years of installation. _ Not Compliant Minimum Standard: The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. Staff. Comment: Staff recommends, as a condition of approval, the applicant submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Project Manager prior to temporary occupancy permit. ✓ Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as follows: (1) Required Amount: Total Number of Spaces Minimum Required Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space VI" (2) Provide trees, shrubs, and ground cover in the required interior parking lot landscape areas:__ Not Compliant (3) Plant at least one tree for every six parking spaces. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. Staff Comment: The applicant is proposing to retain most of the trees on site in order to maintain the mature tree cover. As a result of the preservation of the mature vegetation the existing location and spacing of landscape islarids hod to be maintained +'herefore the landscape spacing, which does not comply with the design requirements of the code, could not be brought into conformity. However, as the situation is existing a modification is not necessary. All new parking areas would comply with the minimum standard for tree spacing- pacin _(4) (4)Up to 50 percent of shrubs may be deciduous. ✓ _ {5j Select and plant ground cover so as to provide 90 percent coverage within three years of planting, provided, that mulch is applied until plant coverage is complete. HEX Report City of Renton Department of Comao & Economic Development PrelimieReport to the Hearing Examiner WALMART 1 KPANSiOAf LUA10-009, ECF, 5A -FIN Hearing Date April 27, 2010 Page 17 of 20 HEX Report (6) Do not locate a parking stall more than 50 feet from a landscape area. Minimum Standard: Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. Not Compliant Minimum Standard: Underground, automatic irrigation systems are required in all landscape areas. Staff Comment: An irrigation plan was not submitted as part of the application. Therefore staff recommends, as a condition of approval, the applicont submit an irrigation plan to and be approved by the Current Planning Project Manager prior to construction or building permit approval 2. Recreation Areas and Common Open Space: Not Applicable E. BUILDING ARCHITECTURAL DESIGN; Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing- assingIntent: 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. Not Compliant Minimum Standard: All building facades sha[l include modulation or articulation at intervals of no more than forty feet (40`). Staff Comment: The proposal does not include alterations to the blanks walls located on the southern and western facades. Therefore, the applicant would not be required to comply with the modulation requirements for the southern and western facades. The two street facing efevations, the north and eastern facades, are proposed to be expanded and enhanced with architectural elements; however these facades would also not comply with the minimum modulation requirement The applicant is proposing two 80 foot vestibules along the approximate 500 foot eastern fagade which creates horizontal modulation at spacing which exceeds the 40 foot intervals. However, extending parapets, clerestories, canopies, ornamental lighting and a large planter box with an iconic tree have been provided in order to distinguish the two building entrances as well as to break up the monotony of the large fagade. Based on the limitations of altering the existing structure in addition to the many architectural features provided staff has found that the applicant has achieved visual interest along the eastern fagade thereby meeting the intent of the code. Alternatively, the SW/h St facing fapade has not provided adequate visual interest. The northern fagade includes the use of three pilaster elements similar to that which is used to wrap around the Garden Center. While the proposed architectural elements add visual interest, which break up the wall plane, there are additional elements that could be added or used to replace the pilaster elements which would reduce the apparent size of the facade. Therefore staff recommends, as a condition of approval, that the applicant submit revised elevations, for the northern fagade, that depict alternative methods to mass and treat the proposed facade. Revised elevations shall be submitted to and approved by the Current Planning Project Manoger prior to building permit approval. 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. Not Compliant Minimum 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 six 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 having a surface area of 440 square feet or greater and does not include a window, door, building modulation or other architectural detailing. staff comment: see comments above. Not Compliant Minimum Standard: Where blank walls are required or .unavoidable, blank walls shall be HEX Report City of Renton Department of Comoty & 1=conomic Development Prelirw Report to the Hearing Examiner WALMART EXPANSfON LUA10-_O09, ECF, SA -HH Hearing Date April 27, 2010 Page 18 of 20 HEX Report 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. Minimum Standard: Treatment of blank walls shall be proportional to the wall. ✓ Minimum Standard: Provide human -scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. Not compliant Minimum Standard: Facades on designated pedestrian -oriented streets shall have at least 75 percent of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian -oriented street) comprised of transparent windows and/or doors. Staff Comment: The applicant has not provided glazing in the amount specified along the eastern fapade_ however, the applicant has provided extending parapets, clerestories, canopies, ornamental lighting, pedestrian furniture and a large planter box with an iconic tree in order to break up the monotony of the large fagade and provide human scale elements. Based on the limitations of altering the existing structure in addition to the many architectural features and pedestrian amenities provided staff has found that the applicant has achieved visual interest along the eastern fapade for the distant public. However, additional elements could be included in the pedestrian plaza area, beneath the northern canopy that extends to south of the northern entrance, in order to reinforce the intended human -scale character of the pedestrian environment. Staff recommends, as a condition of approval, the applicant provide revised elevations for the eastern fapade prior to building permit approval. The revised elevations shall include additional human scale elements in the pedestrian plaza are, beneath the northern canopy that extends to south of the northern entrance_ The applicant is encouraged to include one or more of the following in order to achieve a human scale character: additional glazing, artwork andfor planting beds containing trees, shrubs, evergreen ground rover, or vines adjacent to the facade. Minimum Standard: Other facade window requirements include the following: (a) Building facades must 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 50percent. ✓ (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. _ (c) Where windows or storefronts occur, they must principally contain clear glazing. ✓ (d) Tinted and dark glass, highly reflective (mirror -type) glass and film, are prohibited. 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. Vol Minimum 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. .� Minimum Standard: Locate and screen roof -mounted mechanical equipment so that the equipment is not visible within 150 feet of the structure when viewed from ground level. ✓ Minimum Standard: Screening features shall blend with the architectural character of the building, consistent with RMC 4-4-095E, Roof -Top Equipment. _ Not Compliant Minimum Standard: Match color of roof -mounted mechanical equipment to color of exposed HEX Report City of Renton Department of Comm* & Economic Development PrelimmeReport to the Tearing Examiner WALMARTEXPANSION LUA10.009, ECF, SA -HH Hearing Date April 27, 2010 Page 19 of 20 HEX Report portions of the roof to minimize visual impacts when equipment is visible from higher elevations. Staff Comment. Staff recommends, as a condition of approval, the applicant match the color of the roof -mounted mechanical equipment to the color of exposed portions of the roof- oof4. 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. Not Compliant Minimum 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 that all sides of the structure are finished using the some color scheme and materials. However, in order to ensure that quality materials are used staff recommends the applicant submit a material and colors board subject to the approval of the Current Planning Project Manager prior to building permit approval. Not Compliant Minimum Standard: Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. Staff Comment: See comments above. Not Compliant Minimum Standard: Materials shall be durable, high quality, and reasonably maintained. Staff Comment: See Condition above. Not Compliant Minimum Standard: Buildings shall employ material variations such as colors, brick or metal banding, patterns, ortextural changes. Staff Comment. See comments above. F. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. N/A Minimum Standard: Signage shall be an integral part of the design approach to the building. N/A Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. N/A Minimum Standard: Prohibited signs include: L Pole signs; ii- Roof signs; iii. Sack -lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions. back -lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back -lit. N/A Minimum Standard: In mixed use and multi -use buildings, signage shall be coordinated with the overall building design. N/A Minimum Standard: Freestanding ground -related monument signs, with the exception of primary entry signs, shall be limited to five feet above finished grade, including support structure. All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. N/A Minimum Standard: Entry signs shall be limited to the name of the larger development. G. 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. Not Compliant Minimum Standard: Lighting shall conform to on-site exterior lighting regulations located in RMC 4-4-075, lighting, Exterior Dn-Site, Staff Comment: Staff has 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 fighting has been approved administratively or is HEX Report City of Renton Department of Coma> & Economic Development Prelim Report to the Nearing Examiner WALMARTEXPAlVSIDN LUA10-009, ECF, SA -HH shearing Date April 27, 2010 Page 20 of 20 i_—RECOMMENDATION. Staff recommends approval of the Walmart Expansion, Project file No. LUA10-009, SA -H, ECF subject to the following conditions: 1. The applicant shall comply with the six mitigation measures issued as part of the Determination of Non - Significance Mitigated, dated March 22, 2010. 2. The applicant shall be required to record the Short Plat reflecting the property's lot lines as depicted on Exhibit 2 prior to building permit approval. As an altemative the applicant may submit a modification to the approved Site Plan which reflects the surveyed lot lines, at the time of building permit, as long as all development standards of the CA zone can be met. 3. The applicant shall submit screening detail for the refuse and recyclable deposit area prior to building permit approval. Elevations shall include a roof, screening around the perimeter of the wall and have self-closing doors. Chain link, plastic or wire fencing is prohibited. 4. The applicant shall be required to provide a lighting plan that will adequately provide 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. 5. The applicant shall submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Project Manager prior to temporary occupancy permit. 5. The applicant shall submit an irrigation plan to and be approved by the Current Planning Project Manager prior to construction or building permit approval 7. The applicant shall submit revised elevations, for the northern fagade, which depict alternative methods to mass and treat the proposed facade. Revised elevations shall be submitted to and approved by the Current Planning Project Manager priorto building permit approval. 8. The applicant shall provide revised elevations for the eastern fagade prior to building permit approval subject to the approval of the Current Planning Project Manager. The revised elevations shall include additional human scale elements in the pedestrian plaza area, beneath the northern canopy that extends to south of the northern entrance. 9. The applicant shall match the color of the roof -mounted mechanical equipment to the color of exposed portions of the roof. 10. The applicant shall submit a materials and color board subject to the approval of the Current Planning Project Manager prior to building permit approval. EXPIRATION PERIODS: Site Plan Approval expires two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-7-080.M. HEX Report specifically listed as exemp_t_from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. Not Compliant Minimum standard: Lighting shall be provided on-site to increase security, but shall not be allowed to directly project off-site. Staff Comment: See comments above Not Compliant Minimum Standard: Pedestrian -scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian -oriented spaces. Staff Comment: See comments above i_—RECOMMENDATION. Staff recommends approval of the Walmart Expansion, Project file No. LUA10-009, SA -H, ECF subject to the following conditions: 1. The applicant shall comply with the six mitigation measures issued as part of the Determination of Non - Significance Mitigated, dated March 22, 2010. 2. The applicant shall be required to record the Short Plat reflecting the property's lot lines as depicted on Exhibit 2 prior to building permit approval. As an altemative the applicant may submit a modification to the approved Site Plan which reflects the surveyed lot lines, at the time of building permit, as long as all development standards of the CA zone can be met. 3. The applicant shall submit screening detail for the refuse and recyclable deposit area prior to building permit approval. Elevations shall include a roof, screening around the perimeter of the wall and have self-closing doors. Chain link, plastic or wire fencing is prohibited. 4. The applicant shall be required to provide a lighting plan that will adequately provide 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. 5. The applicant shall submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Project Manager prior to temporary occupancy permit. 5. The applicant shall submit an irrigation plan to and be approved by the Current Planning Project Manager prior to construction or building permit approval 7. The applicant shall submit revised elevations, for the northern fagade, which depict alternative methods to mass and treat the proposed facade. Revised elevations shall be submitted to and approved by the Current Planning Project Manager priorto building permit approval. 8. The applicant shall provide revised elevations for the eastern fagade prior to building permit approval subject to the approval of the Current Planning Project Manager. The revised elevations shall include additional human scale elements in the pedestrian plaza area, beneath the northern canopy that extends to south of the northern entrance. 9. The applicant shall match the color of the roof -mounted mechanical equipment to the color of exposed portions of the roof. 10. The applicant shall submit a materials and color board subject to the approval of the Current Planning Project Manager prior to building permit approval. EXPIRATION PERIODS: Site Plan Approval expires two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-7-080.M. HEX Report I. 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