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HomeMy WebLinkAboutSR_HEX_409_Whitworth_080108PUBLIC City of Renton Department of Planning / Building / Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: January 8, 2008 Project Name: 409 Whitworth [Condominiums] Owner: Kayser Olaf Willey; 835 S 143rd PI; Burien WA 98168 Applicant: Capital Homes LLC; Chris Cirillo; 16603 — 107th PI NE; Woodinville WA 98072 Contact: Chris Cirillo; Capital Homes LLC; 203- 132r'd Ave NE; Woodinville WA 98072 File Number: LUA07-125, SA -H, ECF Project Manager Elizabeth Higgins, Senior Planner Project Summary: The proponent of the project, 409 Whitworth, is requesting Site Plan approval for construction of a 5 -story condominium building on a 7,199 square foot (sf) property. The building height would be 60 feet 4-112 inches_ The 22,542 gsf proposed project would result in 16 residential condominium units. The property is in the Urban Center — Downtown Comprehensive Plan land use designation and Center Downtown Zone (CD). Project Location: 409 Whitworth Ave S City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-725 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 2 of 28 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: Vicinity Map Exhibit 3: Existing Conditions Plan (dated March 2007) Exhibit 4: Aerial Photograph of Neighborhood (dated December 5, 2007) Exhibit 5: Zoning Map (dated 02128107) Exhibit 6: East Facade (no date) Exhibit 7: East and South Building Elevations (no date) Exhibit 8: West and North Building Elevations (no date) Exhibit 9: Garage Plan (no date) Exhibit 10: Residential Level 1 Plan (no date) Exhibit 11: Residential Level 2 Plan (no date) Exhibit 12: Residential Level 3 Plan (no date) Exhibit 13: Residential Level 4 Plan (no date) Exhibit 14: Site Plan (no date) Exhibit 15: Roof Plan (no date) Exhibit 16: Landscape Design (dated 10116107) C. GENERAL INFORMATION: Owners of Record: Kayser Olaf Willey; 835 S 1434 PI; Burien WA 98168 Zoning Designation: Center Downtown (CD) Comprehensive Plan Urban Center - Downtown (UC -D) Land Use Designation: Existing Site Use: The site is currently developed with one 2 -story, 1,480 sf single-family residence, built in 1921. Neighborhood: North: Developed with one 2 -story, single-family residence, built in 1925. Zoned CD. East: Developed with 1 and 2 -story single-family residences, built in 1920 (2) and 1925 (1). Zoned CD. South: Developed with one 2 -story single-family residence, built in 1929. Zoned CD. West: Developed with one 1 -story office (1960) and one 1 -story residential (1940) Access: Alley between Shattuck Ave S and Whitworth Ave S Site Area. 7,199 sf (0.17 acre) Project Data: area comments Existing Building Area: 1,480 sf to be removed New Building Area: 22,542 gsf 5 stories City of Renton PIR/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 3 of 28 D. HISTORICAUBACKGROUND: Action Land Use Fife No. Ordinance No Annexation N/A 156 Comprehensive Plan NIA 5099 Zoning NIA 5171 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-07OL: Center Downtown Zoning Use Table Section 4-2-12OB: Development Standards for Commercial Zoning Designations 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 9 Permits - Specific Section 4-9-200: Site Development Plan Review 5. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: Date 05/1811909 11/01/2004 12/05/2005 1. Land Use Element: Urban Center - Downtown, objectives and policies. 2. Community Design Element: New Development; Established Residential Neighborhoods; Site Planning; Architecture; Landscaping; Streets, Sidewalks, and Streetscape. G. DEPARTMENT ANALYSIS: Project Description and Background The location of the proposed 409 Whitworth [Condominiums] is in Downtown Renton, on the block south of St. Anthony's School and east of McLendon's Hardware. [Exhibit 21 The property is located south of S 4 1 Street, between Shattuck and Whitworth Avenues S. The rectangular shaped parcel of approximately 7,199 sf (0.17 acre) is 60 feet wide and 119.99 feet long. The east side of the property fronts on the west side of Whitworth, a dead-end street on this block. All properties on the block have alleys abutting rear yards, which provide vehicle access to garages. The property has been the site of a 2 -story, single-family residence since being developed with the current structure in 1921. [Exhibit 3] The neighborhood of the proposed project consists primarily of single-family residential structures, with commercial uses located across Whitworth, on the west side of the alley, and at the end of the block, between Whitworth and Shattuck Avenues. Approximately 5 of the 12 residential structures fronting on the 400 block of Whitworth are owner -occupied, including abutting the north and south sides of the property and across the street. [Exhibit 4] City of Renton P/B/PW Department Preliminary Reporf to the Hearing Examiner 408 Whitworth (Condominiums] WUA07-125 ECF, SA -H PUBLIC HEARING NATE JANUARY 8, 2008 Page 4 of 28 The surrounding area east of Shattuck Ave S, north of the BNSF Railroad right-of-way, is zoned Center Downtown. [Exhibit 5] This zone implements the policies of the Urban Center — Downtown element of the Comprehensive Plan. The area was part of the first annexation into the City of Renton, in 1909, after the incorporation of the City in 1901. The building would be 5 stories, including a ground floor parking level. [Exhibit 6] The building height would be 60 feet 4-112 inches from ground elevation to the highest point of the roof. The east fagade, fronting on Whitworth, would be setback 13 feet 8-112 inches from the property line at the ground floor and setback 15 feet 1-1l2inches, excluding 2 foot deep projections into the setback area, for the facades above the ground floor. The east one-third of the building, approximately, would be setback from the side property lines by 1 foot 11 inches on the north and about 1 foot on the south at ground elevation. The north and south facades would be set back from the property lines by varied amounts. This would place the base of the proposed structure about 10 feet from the house on the north and 4 feet from the house to the south, but at a higher elevation the building would have a greater setback. The rear of the building would be set back from the west property boundary 15 feet 2-1/2 inches. This rear setback area is proposed for garbage collection and 3 compact vehicle parking spaces. The building would be faced with split -face, 8 inch by 16 inch, cement masonry units (CMU) on the lower levels and Hardie siding and Hardie panels with 2 by 2 battens on the upper levels. The multiple shed -type roofs would have asphalt shingles. Windows would be vinyl framed. Juliet balconies would be located on the upper 4 floors on the east and west facades. The primary facade, fronting east to Whitworth, would have metal louvers over parking garage wall openings. [Exhibit 7] A built-in planter box at ground level would provide some landscape screening of the parking garage fagade. The east fagade would have numerous windows and several would have overhangs supported by knee bracing. The west side, facing the alley, would also have numerous windows and balconies. [Exhibit 8] The north and south sides, to meet energy code requirements or perhaps anticipating future development abutting on each side, would have fewer windows. The 5,283 sf ground -floor level would have the elevator lobby, mechanical room, and stairs located in the southeast corner. [Exhibit 9] An electrical room and water meters would be in the northeast corner. The remainder of the area would consist of vehicular parking spaces. There would be 7 compact stalls, 10 standard stalls, and 1 van accessible stall inside the building. Sufficient space for backing and maneuvering (24 feet) would be provided. A second stairway would be on the north side. Above the ground -floor parking level, the 4 stories of residential would have 12 one -bedroom units, with an average size of 700 sf. There would be 4 two-bedroom units, with an average size of 948 sf. All units would have either a Juliet balcony or a private deck. The area of each level would be as follows: Floor two 1 one bedroom unit, 2 two bedroom units 4,932 sf [Exhibit 10] Floor three 3 one bedroom units, 1 two bedroom unit 4,394 sf [Exhibit 11] Floor four 3 one bedroom units, 1 two bedroom unit 4,371 sf [Exhibit 12] Floor five 2 one bedroom units, 1 two bedroom unit 3,562 sf [Exhibit 13] The 16 units would be developed at a density of 97 dwelling units per net acre. The total building area would be 22,542 sf, including the parking level. City of Renton P/BIPW Department preliminary Report to the Nearing E=xaminer 409 Whitworth tCondominiums] LUA07-125 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 5 of 28 An additional 3 parking spaces are proposed as surface parking outside the building, abutting the alley. These spaces would be screened by a 6 -foot cedar fence. Parking spaces are determined by the number of bedrooms in each residential unit_ With 12 one -bedroom units (1.2 spaces per unit) and 4 two-bedroom units (1.6 spaces per unit), the required number of spaces would be 20.8 (21). The proposed plan would meet the parking requirement. A partially -improved, 16 -foot wide alley, located between Shattuck and Whitworth, borders the west side of the property. [Exhibit 14] This alley would provide the access to structured and surface parking. Above -ground common open space areas would be located on the south side of the 5th floor (311 sf) and the east side of the roof (1,594 sf). [Exhibit 15] The site would have approximately 74 percent coverage by the building. Landscaping has been proposed for the 12.5 percent of the ground level that would be pervious, primarily within the front setback area abutting Whitworth Ave. [Exhibit 16] The proposed project is expected to generate 80 new daily vehicle trips, with six `am peak hour' and seven 'pm peak hour' trips. The site is served by Metro transit routes along Rainier Ave S, one and one-half block to the west. The Environmental Review Committee, concerned about restricted sight lines from Whitworth and the alley to S 4th Street, will require parking restrictions on public streets. The site is at an elevation of 27.867 feet above mean sea level. It is within the Airport Influence Area (AIA) and below the flight path to and from Renton Municipal Airport. As such, it is subject to RMC 4-3-020, "Airport Related Height and Use Restrictions." Structures within the AIA cannot penetrate the Federal Aviation Administration Part 77 Objects Affecting Navigable Airspace (RMC 4-3-020E. 1.a). At 60 feet 4-112 inches and a ground elevation of 27.867, the proposed structure is 49 feet 10 inches below the Part 77 threshold of 138 feet. Avigation easements would be required for each residential unit. 2. Staff Review Comments Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development_ These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 3. Environmental Review a. Environmental Determination Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on November 26, 2007, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated (DNS -M) for the 409 Whitworth [Condominium] project. The DNS -M included 12 mitigation measures. A 14 -day appeal period commenced on December 3, 2007, and concluded on December 17, 2007. No appeals of the threshold determination were filed. City of Renton P/8/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-725 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 6 of 28 b. Mitigation Measures Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non - Significance — Mitigated: 1. The report, "Preliminary Geotechnical Recommendations," by Robert M. Pride, LLC, Consulting Engineer, dated August 21, 2007, shall be utilized in the design and construction of the proposed structure. 2. Due to the proximity of existing structures on properties abutting to the north and south of the project site, piles shall be auger cast as recommended by the geotechnical report. 3. A temporary erosion control plan shall be required to be installed and maintained for the duration of construction of the project. The plan must comply with the Department of Ecology's Erosion and Sediment Control Requirements as outline in Volume II of the most recent edition of the Stormwater Management Manual. The plan must be submitted and approved by the Development Services Division prior to issuance of the utility construction permit. 4. The applicant shall submit a "materials board" indicating the materials and finishes proposed for all exterior surfaces of the building. The proposed materials and finishes shall be approved by the Development Services Division prior to issuance of the building permit_ 5. The project shall be subject to the Parks Mitigation Fee of $354.51 for each new multi- family residential unit. This amount is estimated to be $5,317.65, and shall be payable prior to issuance of the building permit. 6. The proposed project shall be subject to a Transportation Impact Fee of $75 per trip, estimated at $6,000.00. This fee shall be payable prior to issuance of the building permit. 7. The applicant shall follow the recommendations of the traffic study, "Trip Generation, Distribution, and Traffic Impact Feet Letter," prepared by Jake Traffic Engineering, Inc. dated October 12, 2007. 8_ The applicant shall install parking signage, prohibiting parking on S 4th within 30 feet of the intersection of S 4th St and the alley between Shattuck Ave S and Whitworth Ave S and the intersection of S 4th St and Whitworth Ave S. Such signage shall conforms to MUTCD standards, or as approved by the Development Services Division. To avoid traffic hazards during construction, parking signage shall be installed prior to issuance of construction permits and shall remain in place following building occupancy. 9. The alleyway between Shattuck Ave S and Whitworth Ave S shall be fully paved to 16 - feet wide from the south property line to S 4th St. and signed per the City of Renton fire lane regulations. 10. The project shall be subject to the Fire Impact Fee, prior to issuance of the building permit. The fee, at $388.00 per new multi -family unit, has been estimated to be $5,820.00. 11. The project shall be subject to the Fire Impact Fee, prior to issuance of the building permit. The fee, at $388.00 per new multi -family unit, has been estimated to be $5,820.00. City of Renton P/B/RW Department Preliminary Report to the Hearing Examiner 409 Whitworth !Condominiums] LUA07-125 ECF, SA -H PUBLIC NEARING DATE JANUARY 8, 2008 Page 7 of 28 12. Avigation easements shall be provided by the applicant, subject to the review and approval by the City Attorney, and recorded prior to issuance of occupancy permits. 4. Consistency with Site Plan Review Criteria: The Reviewing Official shall review and act upon plans based upon a finding that the proposal meets Comprehensive Plan objectives and policies and the criteria in RMC 4-9- 200E "General Review Criteria" and in RMC 4-9-200F, "Additional Review Criteria for Site Plan Review" as applicable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to discourage creativity and innovation. a. Conformance with the Comprehensive Plan The subject site is designated Urban Center - Downtown (UC -D) on the Comprehensive Plan Land Use Map. The proposed project is reviewed for conformance with the Comprehensive Plan, its elements, goals, objectives, and policies. In determining compliance with the Comprehensive Plan, conformance to the objectives and policies of the specific land use designation (Urban Center — Downtown) shall be given consideration over city-wide objectives and policies. The City of Renton City Council, by adoption of the land use objectives and policies of the Urban Center - Downtown (UC -D), expressed its intention that the Center Downtown will be redeveloped as a destination shopping area providing neighborhood, citywide, and sub - regional services and mixed-use residential development. UC -D residential development is expected to support urban scale multi -family projects at high densities, consistent with Urban Center policies. Projects in the UC -D are expected to incorporate mixed -uses including retail, office, residential, and service uses that support transit and further the synergism of public and private sector activities. Urban Center - Downtown Land Use Element Objective LU -00: Create a balance of land uses that contribute to the revitalization of downtown Renton and, with the designated Urban Center - North, fulfill the requirements of an Urban Center as defined by Countywide Planning Policies. Policy LU -216. 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. The proposed project is a residential -only use and does not include retail or other commercial space in a mixed-use project. Policy LU -217. Development and redevelopment of Urban Center - Downtown should strive for urban density and intensity of uses. The proposed project would have a density of 97 dwelling units per net acre (du/a). The base density allowed in the zone is 100 du/a. Policy LU -219. Projects in the Urban Center - Downtown should achieve an urban density and intensity of development that is greater than typical suburban neighborhoods. Characteristics of urban intensity include no or little setbacks, taller structures, mixed uses, structured parking, urban plazas and amenities within buildings. City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 8 of 28 At 97 dula the proposed project would be considerably more dense than typical suburban neighborhoods, most of which are developed at densities of 8 dula or less. The intensity of the proposed project would be high, due to no or little setbacks from abutting properties, a 60 foot tall structure, and structured parking. Policy LU -220. Non -conforming uses should transition to conforming uses. Nonconforming structures should be re -used to house conforming uses unless the size and scale of the structure significantly limits the intensity and quality of development that can be achieved. Detached dwellings, such as the existing single-family residential structure, are legal if existing, but new single-family detached structures would not be allowed in the zone. Policy LU -221. Development should not exceed mid -rise heights (maximum 10 stories) within the Urban Center - Downtown. The proposed project, at 5 stories, would adhere to this policy Objective LU-QQ: Encourage additional residential development in the Urban Center - Downtown supporting the Countywide Planning Policies definition of Urban Center. Policy LU -224. Maximize the use of existing urban services and civic amenities and revitalize the City's downtown by promoting medium to high-density residential development in the downtown area. Allowed densities should conform to the criteria for Urban Centers in the countywide policies. The proposed project would utilize existing urban services and civic amenities while creating high-density residential housing opportunities in the downtown area. Policy LU -226. Net residential development densities in the Urban Center - Downtown designation should achieve a range of 14-100 dwelling units per acre and vary by zoning district. The proposed project would have a net density of 97 dela_ Policy LU -228. Condominium development and high-density owner -occupied townhouse development is encouraged in the Urban Center - Downtown. The 16 residential units would be condominiums. Policy LU -229. Encourage the most intensive development in the Downtown Pedestrian District and Downtown Core with a transition to lower -scale commercial and residential projects in areas surrounding the Downtown Core. The proposed development, although at the top of the base density for the zone, is outside of the Downtown Pedestrian District and Downtown Core. Policy LU -233. The area between South 7th [Street] and the Burlington Northern Railroad right-of-way [South Renton Neighborhood] should include a combination of low- (1-5 stories) and medium -rise residential [6 to 10 stories] to provide a transition between the employment area [south of South Vh Street] and the mixed-use core [north of the BNSF RR ROW]. City of Renton P/8/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-925 ECF, SA -H PUBLIC HEARING DATE JANUARYS, 2008 Page 9 of 28 The proposed 5 -story project is located in the neighborhood north of the Burlington Northern Railroad right-of-way, in the area designated "mixed-use core." Policy LU -235. Parking should be structured whenever feasible. Accessory surface parking is discouraged. Eighteen of the required 21 spaces would be within the ground level of the structure. The project proposes an additional 3 compact spaces at the rear of and exterior to the building Policy LU -241. Alleys should be maintained in the Urban Center - Downtown in order to facilitate use of alley -accessed parking areas, freight delivery, and removal of refuse and recyclables. The alley between Shattuck Ave S and Whitworth Ave S would be used to access the project parking area. The refuse and recycle collection areas would be accessed from the alley. Policy LU -260. Design guidelines should assist developers in creating attractive projects that add value to the downtown community, attract new residents, employees, and visitors, and foster a unique downtown identity. The project is subject to RMC 4-3-100, "Urban Design Regulations" (see below). Policy LU -261. Design guidelines may vary by zone within the downtown area to recognize and foster unique identities for the different land use areas (i.e. South Renton's Burnett Park Subarea). The Minimum Standards and Guidelines of District A' (RMC 4-3-9006) are applicable to the proposed project. Policy LU -263. Urban Center - Downtown development should be designed to take advantage of existing unique downtown amenities such as the Cedar River, City parks and trails, the downtown Transit Center, IKEA Performing Arts Center, and Renton High School. The proposed project is within a few blocks of these urban amenities Community Design Element i New Development The purpose of the Community Design Element is to establish policies that set standards for high quality development, improve the aesthetics and functionality of existing neighborhoods and commercial areas, and guide the development of new neighborhoods that are part of a better community. Recognizing that the exceptional quality of life in Renton is dependent upon a strong local economy, these policies are intended to further that economic health. They are based on the belief that a positive image and high quality development attracts more of the same. Goals: 1. To raise the aesthetic quality of the City, City of Renton P/8/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC NEARING DATE JANUARY 8, 2008 Page 10 of 28 2. To strengthen the economy through high quality development, and 3. To ensure that a high quality of life is maintained as Renton evolves. Established Residential Neiahborhoods The policies included in this section of the Community Design Element are intended to guide construction of new, small-scale infill residential development and modifications to existing residential and commercial structures. Objective CD -C: Promote reinvestment in and upgrade of existing residential neighborhoods through redevelopment of small, underutilized parcels with infill development, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. Policy CD -9: Support modification of existing commercial and residential structures and site improvements that implement the current land use policies as reinvestment occurs in neighborhoods. Such modifications may consist of parking lot design, landscaping renovation, new coordinated signage, and site plan/building alterations that update structures to contemporary standards. The proposed project would replace an existing, single-family structure with a 16 unlit condominium building in an established neighborhood. Policy CD -12: Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, update housing stock, and increase vitality of neighborhoods. The proposed project is infill, but would not result in subdivision of the existing lot. It would provide updated housing in a single building. Policy CD -13: Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and /or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. The proposed building may be somewhat reflective of the early twentieth century style of the existing structures in the neighborhood, but is significantly larger, presenting a greater mass to the street. Policy CD -13.1: Project design, including location of access and dimensions of yards and setbacks, should address privacy and quality of life on existing improved portions of sites. Rear and side yard setbacks should be maintained and not reduced to facilitate increased density. The proposed project would eliminate the existing 28 foot north side yard and 5 foot south side yard setbacks and reduce the rear yard setback from 53 to 15 feet 2-1/2 inches to meet intended density. Privacy and quality of life on abutting lots would be affected, as would solar access, a quality of life issue, to property adjacent to the east. Policy CD -14: Architecture of new structures in established areas should be visually City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth (Condominiums] LUA07-125 ECS', SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page i 7 of 28 compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: i) Where there are differences in height (e.g., new two-story development adjacent to single -story structures), the architecture of the new structure should include details and elements of design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. The proposed structure, at 5 stories, would be considerably taller than the abutting 2 story structures_ The visual mass would be reduced somewhat by fagade articulation and varying setbacks, but the actual mass would be out -of -scale with structures in the neighborhood. ii) Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. The parking garage would be part of the structure. iii) Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings Few windows would be on the fagades facing north and south. Site Planning Site planning is the art and science of arranging structures, open space, and non- structural elements on land in a functional way so that the purpose of the development can be met, while keeping those elements in harmony with each other and with the context of the project. Policy CD -17: Development should be designed (e.g. site layout, 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. In terms of site planning, the front setback for the first 25 feet in height is 3 feet greater than the minimum required; otherwise, the project as proposed would essentially be developed to the maximum allowed in the zone. it appears from the building and site designs that the intention, as a first consideration, is to achieve the maximum base density. Policy CD -18: Projects should only be approved at the upper end of density ranges when the following criteria are fully addressed in project level submission. i) Trees are retained, relocated, or planted to create sufficient vegetative cover to provide a landscape amenity, shade, and high quality -walking environment in an urban context. Three frees are proposed to be planted in the front setback area. Additional trees would be required in the parking strip abutting Whitworth Ave S_ ii) Lot size/configuration and lot coverage is sufficient to provide private recreation/outdoor space for each resulting lot. City of Renton P/8/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-925 ECF, SA -H PUBLIC NEARING DATE JANUARY 8, 2008 Page 92 of 28 No ground -related outdoor recreation space would be provided. iii) Structures can be sited so that entry, window, and door locations create and maintain privacy on adjoining yards and buildings. Architectural and landscape design should: Prevent window and door openings looking directly into another structure, Prevent over -reliance on fencing, or Prevent projections of building elements into required setbacks in a pattern that reduces provision of light, visual separation, and/or require variances or modification of standards. The first level would have blank walls facing abutting properties. The south fagade would have blank walls on the rear portion of the second, third, and fourth levels. The north fagade would have minimal windows on the upper stories. A variance would be required for proposed projections into the front setback. Density may be reduced within the allowed range to bring projects into compliance with these criteria. Increase of building setbacks, decrease in the size of the building, or reduction of the number of units/density would be required to bring the project more into compliance with the criteria. Policy CD -22: When appropriate, due to scale, use, or location, on-site open space and recreational facilities in developments should be required. Above -ground, common area outdoor space for residents would be provided on the 5th level and the roof. There currently is a lack of ground -related outdoor space suitable for recreational use. Policy CD -25: Site design should address the effects of light, glare, noise, vegetation removal, and traffic in residential areas. Overall development densities may be reduced within the allowed density range to mitigate potential adverse impacts. Access to the building by residents and service vehicles would be by means of a dead end, 16 foot wide alley_ A reduction of the number of units would be required to decrease the number of vehicles using the alley. Policy CD -32: Neighborhoods should have human -scale features, such as pedestrian pathways and public spaces (e.g. parks or plazas) that have discernible edges, entries and borders. Although the building would be highly articulated on the front and rear fagades, the scale of the project would be considerably greater than other buildings in the immediate vicinity. Architecture It is not the intent of these policies to dictate the architectural style of structures in the City of Renton. The Community Design architectural policies are intended to encourage design of structures that fit well into the neighborhood, reflect the physical character of Renton, mitigate potential negative impacts of development, and function well in meeting the needs of both the building occupant and the community. City of Renton P/8/PW Department Preliminary Report to the Nearing Examiner 409 Whitworth (Condominiums] LUA07-125 ECF, SA -H PUBLIC NEARING DATE JANUARY 8, 2008 Page 13 of 28 Objective CD -G: Architecture should be distinctive and contribute to the community aesthetic. Policy CD -40: Structures should be designed (e.g. building height, orientation, materials, color and bulk) to mitigate potential adverse impacts, such as glare or shadows on adjacent, less intense land uses and transportation corridors. The proposed building would block much of the southern solar exposure to the property on the north. Some light to properties across Whitworth from the project would be reduced_ Policy CD -42: Design characteristics in larger, new developments or individual building complexes should contribute to neighborhood and/or district identity. The proposed project, due to its mass and bulk on a single lot, would have a significant impact on the character of the neighborhood. Objective CD -H: Ensure that structures built in residential areas are consistent with the City's adopted land use vision and Purpose Statements for each Land Use Designation found in the Comprehensive Plan Land Use Element, Residential Policies. See Land Use Element discussion, above, for Center Downtown purpose statement. Policy CD -43: A variety of architectural design and detailing should be encouraged and innovative use of building materials and finishes should be promoted. There is a variety of architectural detailing on the west and east building facades, but less on the north and south sides. The exterior materials (Hardi siding and cement masonry blocks) are considered durable materials. Policy CD -44: Development should provide appropriate landscaping and fagade treatment when located along designated City arterials or adjacent to less intense developments in order to mitigate potentially adverse visual or other impacts. Potentially adverse visual impacts would be mitigated somewhat by the proposed landscaping and front and rear fagades treatment. Landscaping Landscaping is a key element of the City. It can be used to create distinctive character for developments, neighborhoods and along city streets; to frame views; to block unsightly views; or mitigate the scale of large buildings. It can also be used to reduce traffic noise levels and the effects of pollution. Policy CD -50: Trees should be planted along residential streets, in parking lots requiring landscaping, and in other pervious areas as the opportunity arises. Trees should be retained whenever possible and maintained using Best Management Practices as appropriate for each type. City of Renton P181Pw Department Preiiminary Report to the Nearing Examiner 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC NEARING DATE JANUARY 8, 2008 Page 14 of 28 The applicant has proposed 3 Acer circinatum (vine maple) for the front setback area. These are small-scale trees, more suited to a "natural" landscape plan, rather than an urban space adjacent to a 5 -story structure. No street trees abutting Whitworth have been proposed. Policy CD -54: Residential subdivisions and multi -family residential projects should include planting of street trees according to an adopted citywide landscape plan. No street trees abutting Whitworth have been proposed. Policy CD -55: Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, stormwater retention/detention ponds, and common areas. Formation of a Homeowners' Association, for building and landscape maintenance, would be required. Streets, Sidewalks, and Streetscape Objective CD -L: Promote development of attractive, walkable neighborhoods and shopping areas by ensuring that streets are safe, convenient, and pleasant for pedestrians. Policy CD -57: The design of pedestrian—oriented environments should address safety as a first priority. Safety measures should include generous separation of cars and pedestrians, reducing the number of curb cuts and driveways, having numerous, well - marked street crossings, and providing street and sidewalk lighting. The Environmental Review Committee adopted mitigation measures to restrict parking along S. 4'h St and Whitworth Ave S to preserve sight lines for traffic. Policy CD -59: A citywide street and sidewalk system should provide linkages within and between neighborhoods. Such system should not unduly increase pass-through traffic, but should create a continuous, efficient, interconnected network of roads and pathways throughout the City. By building to the property lines at ground level on the north and south, passage through the block between Whitworth Ave S and the alley between Whitworth and Shattuck would be eliminated. Policy CD -62: Landscaped parking strips should be considered for use as a safety buffer between pedestrians and moving vehicles along arterials and collector streets. No landscaping has been proposed for the parking strip. Policy CD -67: Street trees should be used to reinforce visual corridors along major boulevards and streets. No street trees have been proposed City of Renton P/8/PW Department Preliminary Report to the Hearing Fxaminer 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 15 of 28 b. Conformance with existing land use regulations The 0.17 acre site is subject to the zoning regulations and development standards of the Center Downtown Zone (RMC 4-2-1208, "Development Standards for Commercial Zoning Designations"). i. Lot Size, Width, and Depth: There are no applicable lot size, width, or depth development standards for this project in the CD zone. ii. Lot Coverage: The maximum lot coverage by buildings is 75 percent when parking is provided within the structure. The site would be about 74 percent covered by the building. iii. Minimum and maximum density: There is no minimum density requirement in the zone for lots less than 0.5 acre in size. The maximum density is 100 dwelling units per net acre (du/a). The density may be increased to 150 du/a, with approval of a Conditional Use Permit. The proposed density is 97 du/a. iv. Minimum and maximum setbacks: The minimum front yard setback is 10 feet for the first 25 feet in height and 15 feet for that portion of the building above 25 feet in elevation. The front setback at the ground level would be 13 feet 8-1/2 inches. Levels 2 through 5 would be set back 15 feet 1-1/2 inches from the east property line. There are, however, projections of roofs and decks, 4 feet and 2 feet respectively, into the front setback area. Although eaves and cornices may project into setbacks, the proposed projections would require a variance from the development standards (RMC 4-2-120C note 18). The maximum front setback is 15 feet for the first 25 feet in elevation. There would be a minimum rear setback if the property abutted a residential zone, which it does not. There are no minimum side setbacks unless the side yard is along a street, which it is not. v. On-site landscaping: There is a minimum 10 feet deep, on-site landscape requirement along the street frontage. The front setback (13 feet 8-1/2 inches) and the area between the property line and edge of sidewalk (2 feet +/-) would be landscaped. in addition, the B foot wide parking strip between the sidewalk and the curb would require landscaping. vi. Building height: In the CD zone the maximum building height is 95 feet, unless additional height is requested and approved, based on criteria listed in RMC 4-2- 120C and limitations in RMC 4-3-020. The 5 story building would be SO feet 4-1/2 inches, from the ground elevation to the top of the roof. vii. Parking Location: All access shall be taken from the alley and parking shall be in the rear portion of the yard, when the project is abutting an alley. The project would be accessed from the existing alley at the rear of the building. c. Mitigation of impacts to surrounding properties and uses City of Renton P/8/PW Department Preliminary Report to the Nearing Examiner 409 Whitworth [Condominiums] LUA07-925 ECF, SA -H PUBLIC NEARING DATE JANUARY 8, 2008 Page 16 of 28 The proposed project is subject to additional review criteria for site Plan Review (RMC 4-9- 200F, "Additional Review Criteria for Site Plan Review"). Approval of plans subject to these criteria ( c through j) requires the additional finding that the project complies with the intent and policies of the Land Use and Community Design Element of the Comprehensive Plan [see "a) Compliance with the Comprehensive Plan, its elements and policies" above]. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; Impacts of the proposed structure and site layout could impair the use and enjoyment of adjacent properties_ ii. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or intent of the zoning code and impairs the use, enjoyment or potential use of surrounding properties; The project is out -of -scale, in terms of the established neighborhood, but is allowed by the zoning. iii. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; There are varying setbacks proposed to reduce the impact on abutting properties. iv. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid over -concentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the zoning code; The "spirit of the zoning code" notwithstanding, the development standards of the zone allow the building as proposed. v. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between uses when beneficial, to promote "campus -like" or "park -like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; The outdoor refuse areas and surface parking stalls would be screened by a B foot cedar fence. vi. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting "campus -like" or "park -like" settings in appropriate zones; View protection is not an issue at the proposed project site. City of Renton PIBIPW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 17 of 28 vii_ Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote a "campus -like" or "park -like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the zoning code; Refuse and recycle areas would be screened from view. viii. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. Outdoor lighting is regulated by Renton Municipal Code. d. Mitigation of impacts of the proposed site plan to the site i. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; Factors such as privacy, noise reduction, orientation to sunlight, and vehicle needs for future residents of the project have been considered. ii. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid over concentration or the impression of oversized structures; The project is allowed in the zone at the size and bulk proposed. iii. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; There is no significant natural landscape existing on the site. iv. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary storm water runoff, and to preserve stable natural slopes and desirable natural vegetation; The site is level. A minimal amount of excavation and filling has been proposed. v. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; The site will be approximately 74 percent impervious surface, which is allowed. vi. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements; There is no landscaping proposed at the vehicle access and parking areas. vii. Consideration of building form and placement and landscaping to enhance year- round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-925 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 18 of 28 The building placement and size is allowed by right. e. Conservation of areawide property values Owners who intend to redevelop property in the neighborhood may find that values are conserved or increased. f. Safety and efficiency of vehicle and pedestrian circulation i. Provision of adequate and safe vehicular access to and from all properties; Restrictions on parking will be imposed on S 4th Street and Whitworth Ave S to improve visibility for vehicles using the alley for access or egress. ii. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; All access and egress would occur by means of the alley at its intersection with S 4rh Street. iii. Consolidation of access points with adjacent properties, when feasible; Such consolidation would not be possible. iv. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; All access would be limited to a single point, at the intersection of the alley with S 4th Street. v. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; There are no principal arterial streets near the project site. vi. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; The circulation system is designed for maximum safety and efficiency. g. Provision of adequate light and air The varying setbacks would provide access to light and air from abutting properties more than if the fagades were built to the property lines the full height of the building, which is allowed by the development standards of the zone. h. Mitigation of noise, odors and other harmful or unhealthy conditions No harmful or unhealthy conditions are anticipated. City of Renton P/B/PW 0epartmenf Preliminary Report to the Nearing Examiner 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC NEARING DATE JANUARY 8, 2008 Page 19 of 28 i. Availability of public services and facilities to accommodate the proposed use Public services are currently available to the site, Improvements to public systems and streets may be required_ j. Prevention of neighborhood deterioration and blight No deterioration or blight is expected to occur as a result of the proposal. 5. Urban Design Regulations The purpose of the Urban Design Regulations is to establish design review regulations in accordance with policies established in the Land Use and Community Design Elements of the Renton Comprehensive Plan in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; c_ Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. The proposed project, 409 Whitworth, is subject to District 'A' Urban Design Regulations. There are two categories of regulations, "minimum standards" that must be met and "guidelines" that, while not mandatory, are considered by the Development Services Director in determining if the proposed action meets the intent of the design guidelines. Due to the nature of the project, redevelopment of a single lot, certain of the Design Elements, such as "street pattern" do not apply and, therefore, are not considered in this report. Where conflicts may be construed between the design regulations of this section and other sections of the Renton Municipal Code, the regulations of this section shall prevail_ A �411r7*13Ltl`Iili<U7:3111Wd0,R1116IOT-17Co7 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 throughout the district. 1. Site Design and Street Pattern Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban density and intensity of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. Minimum Standard for District `A': Maintain existing grid street pattern. The proposed project would not alter the street pattern. 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 City of Renton KBIPW Department Preliminary Report to the Hearing Examiner 409 Whitworth (Condominiums] LUA07-925 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 20 of 28 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. Minimum Standard for District `A': Orient buildings to the street with clear connections to the sidewalk. There would be a clear connection from the building front entrance to the public sidewalk. 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 for District `A': A primary entrance of each building shall be located on the facade facing a street. Such entrances shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements_ The primary entrance of the building would be prominent, visible from the street, and lighted by wall -mounted fixtures. 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 for District `A': Careful siting and design treatment is 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: i. 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; The mass and bulk of the proposed project would impact the property abutting on the north by blocking southern and western solar exposure. incorporation of the abutting property into the project was recommended prior to land use master application submittal. ii. Building proportions, including step -backs on upper levels; The .2"' through 5"' levels are set back somewhat from the front property line and the ground level setback, as required. Projections, however, may be within this setback area. North and south side setbacks vary, increasing with increased building height. These setbacks reduce the impact of the building bulk and mass_ iii. Building articulation to divide a larger architectural element into smaller increments; Front and rear fagades have various size windows and other architectural detailing to reduce the visual appearance of the structure. The side fagades, however; have less of such detailing. This design may anticipate similar zero -lot line structures in the future, City of Renton Pf8/PW Department Preliminary Report to the Nearing Examiner 409 WhitworthlCondominiums] LUA07-125 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 21 of 28 but such additional development is currently speculative. Therefore, additional architectural delineation on the ground level, as a minimum, would be appropriate. iv. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Roof lines, roof pitches, and roof shapes provide interest and are appropriate to the scale of the building. 5. 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 Standards for All Districts: i. 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. The service areas would be located at the rear of the building, where they would not interfere with vehicle or pedestrian access. They must be accessible, however, to waste management vehicles. Such verification is required prior to issuance of building permit_ ii. Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. The waste and recycle collection area would be screened by a 6 foot cedar fence. iii. 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. See above. iv. The use of chain link, plastic, or wire fencing is prohibited. Six-foot tall cedar fencing has been proposed to screen outdoor parking and refuse/recycling areas. v. If the service area is adjacent to a street, pathway, or pedestrian -oriented space, a landscaped planting strip, minimum three feet (S) wide, shall be located on three (3) sides of such facility. There is no indication that such landscaping has been proposed. II. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center; 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 City of Renton PIS/PW Department Preliminary Report to the Nearing Fxaminer 409 Whitworth (Condominiums] LUA07-125 EGF, SA -H PUBLIC NEARING DATE JANUARY 8, 2008 Page 22 of 28 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. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Minimum Standards for District `A': 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. All parking would be accessed from the rear of the building. 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 Standards for District `A': i. Parking lot lighting shall not spill onto adjacent or abutting properties. Exterior lighting shall have "cut-off' devices to prevent light from impacting neighboring properties. Staff recommends that an exterior lighting plan be submitted to the Development Services Division prior to the issuance of building permits. ii. All surface parking lots shall be landscaped to reduce their visual impact (see RMC 4- 4-080F7, Landscape Requirements). Surface parking areas would be screened with cedar fencing. III. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center 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. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Minimum Standards for District `A': i. 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. City of Renton PB/PW Department Preliminary Report to the Nearing Examiner 409 Whitworth [Condominiums] LUA07-925 ECF, SA -H PUBLIC NEARING DATE JANUARY 8, 2008 Page 23 of 28 Although there would be a walkway from the sidewalk to the building entrance, no exterior, pedestrian access to the rear of the property would be provided. ii. Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. The walkway to the sidewalk would be raised above the street level to the top of curb elevation. IV. LANDSCAPING/RECREATION 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 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. Minimum Standards for All Districts: i_ All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping). The applicant submitted a landscape plan indicating that the front setback would be landscaped. Landscaping of all pervious areas, if there are any outside of the front setback, and the parking strip would be required. ii. Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. Street trees on Whitworth Avenue S would be required. iii. 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_ New street trees with tree grates would be required. iv. The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. To be demonstrated on the detailed landscape plan. v. The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and non -vegetative elements, reinforces the architecture or concept of the development. To be demonstrated on the detailed landscape plan. City of Renton P131PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 24 of 28 vi. Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. Formation of a Homeowners' Association would be required to provide landscape maintenance. vii. Underground, automatic irrigation systems are required in all landscape areas. A plan for an underground, automatic irrigation system was submitted with the application. V. 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. 'I. 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. Minimum Standard for District `A': All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Building articulation would be modulated at appropriate intervals. 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. Minimum Standards for All Districts: i. 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 (6) in height, has a horizontal length greater than fifteen feet (15'), 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 four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. Walls on the north and south fagades would meet the definition of "blank walls" and, as such, are prohibited. The applicant has proposed revisions to the plan to mitigate the situation. ii. Where 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 (5') 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; City of Renton PIBIPW Department Preliminary Report to the bearing Examiner 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 25 of 2$ (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. Additional wall treatments will be proposed by the applicant. iii. Treatment of blank walls shall be proportional to the wall. iv. Provide human -scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. A planter is proposed along the front fagade of the building. Additional ground floor human -scale elements have been proposed for the north facade. v. Facades on designated pedestrian -oriented streets shall have at least seventy-five percent (75%) 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_ No nearby streets have been designated as pedestrian -oriented. vi. 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 fifty percent (50%). (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. These treatments would be appropriate for commercial buildings, not the proposed residential project. 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. Minimum Standards for District `A': Buildings shall use at least one of the following elements to create varied and interesting roof profiles; i. Extended parapets; ii. Feature elements projecting above parapets; iii. Projected cornices; iv. Pitched or sloped roofs. (a) Locate and screen roof -mounted mechanical equipment so that the equipment is not visible within one hundred fifty feet (150') of the structure when viewed from ground level. City of Renton FIBIPW Department Preliminary Report to the Nearing Examiner 409 Whitworth [Condominiums] LUA07-925 ECF, SA -H PUBLIC NEARING DATE JANUARY 8, 2008 Page 26 of 28 (b) Screening features shall blend with the architectural character of the building, consistent with RMC 4-4-095E, Roof -Top Equipment. (c) Match color of roof -mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. Roofs are pitched. Some decorative roofs may extend into the minimum front setback area however. Approval of a variance would be required for these projections. 4. Building Materials Intent: To ensure high standards of quality and effective maintenance overtime; 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. Minimum Standards for all Districts: i. 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. All sides of the building would be finished similarly, with the same materials. ii. Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. The proposed Hardie siding and concrete masonry units would be durable materials Minimum Standards for Districts `A': Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. A "materials board" should be submitted to the Development Services Division prior to the issuance of building permits. 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. Minimum Standards for District `A': i. Lighting shall conform to on-site exterior lighting regulations located in RMC 4-4-075, "Lighting, Exterior On -Site." ii. Lighting shall be provided on-site to increase security, but shall not be allowed to directly project off-site. iii. 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. City of Renton P/8/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 27 of 28 A lighting plan should be submitted to the Development Services Division for approval prior to issuance of building permits, demonstrating that proposed lighting meets the requirements of exterior lighting regulations, RMC 4-4-075- 6. Findings Having reviewed the written record in the matter, the City now enters the following: a. Request: The Applicant has requested Environmental Review and Site Plan Approval for construction of a 16 unit condominium building at 409 Whitworth Ave S. b. Environmental Review: The applicant's file containing the application, State Environmental Policy Act (SEPA) documentation, the comments from various City departments, the public notices requesting citizen comment, and other pertinent documents was entered as Exhibit 1. A Determination of Non -Significance with Mitigation was made by the Environmental Review Committee on November 26, 2007. c. Site Plan Review: The applicant's land use master application complies with the requirements for information for Site Plan Review. The applicant's site plan and other project drawings are entered as Exhibits 7 - 16. d. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Urban Center - Downtown (UC -D). e. Zoning: The subject proposal complies with the zoning requirements and development standards of the Center Downtown (CD) Zoning designation. f. Existing Land Use: Land uses surrounding the subject site are residential or office (Center Downtown Zone) on the north, east, south, and west. 7. Conclusions a. The subject proposal complies with the policies and codes of the City of Renton provided that the applicant complies with the conditions of approval contained in this Report and Decision. b. The proposal complies with the Comprehensive Plan designation of Urban Center - Downtown (UC -D) and the zoning designation of Center Downtown (CD) provided that the applicant complies with the conditions of approval contained in this Report and Decision. City of Renton P/8/PW Department Preliminary Report to the Hearing Examiner 409 Whitworth [Condominiums] LUA07-125 ECF, SA -H PUBLIC HEARING DATE JANUARY 8, 2008 Page 28 of 28 N. RECOMMENDATION: Staff recommends approval of the 409 Whitworth, Project File No. LUA-07-125 SA -H, ECF, subject to the following conditions of approval: 1. An exterior lighting plan shall be submitted to the Development Services Division for approval prior to the issuance of building permits. 2. A "material board" shall be submitted, prior to issuance of a building permit, to the attention of the Development Services Department plan reviewer. This submittal shall include materials, finishes, and colors for all exterior building elements. 3. A detailed landscape plan shall be submitted, to the attention of the Development Services Department plan reviewer prior to issuance of a building permit, indicating the final landscaping of the project site. 4. A homeowners' association shall be created in order to establish maintenance responsibilities for all shared improvements. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to issuance of the building permit and shall be recorded prior to occupancy.