HomeMy WebLinkAboutSR_HEX_Report_LUA09-051PUBLIC
HEARING
A.
PUBLIC HEARING DATE:
Project Name:
Owner/Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area:
Project Location Map
City of Renton
Department of Community & Economic Development
PRELIMINARY REPORT TO THE EXAMINER
SUMMARY AND PURPOSE OF REQUEST
July 14, 2009
HCC Expansion & Remodel
Highlands Community Church; 3031 NE 10'" St, Renton, WA 98056
Larry Maison; Higlands Community Church; 3031 NE 10'" St; Renton, WA 98056
LUA09-051, ECF, SA-H
Roca le Timmons, Associate Planner
The applicant is requesting Hearing Examiner Site Plan approval and
Environmental (SEPA) Review for the phased construction of additions to and the
interior remodel of the existing Highlands Community Church facility. The 19,000
square feet of additions include office space, a new lobby and a 2-story education
wing. The additions would create the opportunity to remodel the existing facility
and increase the size of the sanctuary. The proposal also includes an expansion of
the surface parking lot in the amount of 168,000 square feet or 304 new parking
stalls. As part of the parking lot expansion the applicant is also proposing
associated landscaping and pedestrian pathways. The 2 parcel site is
approximately 7.68 acres and is located within the Center Village (CV) and
Residential-8 du/ac zoning designations. In addition Parcel B, the location of the
proposed parking lot and education wing, is located within Urban Design District
D. Access to the site would continue to be provided via existing curb cuts along
Kirkland Ave NE, NE 9th and NE 10th Street. One additional entry to the new
parking area is proposed on the southwest corner of the site along NE 9th Street.
The applicant requested one administrative modification in order to downsize the
refuse and recycle area from 390 square feet to 260 square feet. The applicant
has also requested to phase thr project over a 6-year period. There are no critical
areas on-site.
3031 NE 10th Street
56,540 SF Proposed New Bldg. Area (gross): 19,000 SF
334,549 SF (7 .68 ac) Total Building Area GSF: 77,540 SF
City of Renton Department of Comr. :y & Economic Development Pref, ;ry Report to the Hearing Examiner
HCC EXPANSION & REMODEL LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 2 of 28
II 8. 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: Overall Landscape Plan
Exhibit 5: Tree Retention Plan
Exhibit 6: North and South Elevations
Exhibit 7: East and West Elevations
Exhibit 8: Aerial Photo of Project Site
Exhibit 9: Refuse and Recyclables Modification Approval (3 pages)
~ C. GENERAL INFORMATION:
1. Owner(s) of Record: Highlands Community Church
3031 NE 10th Street
Renton, WA 98056
2. Zoning Designation: Residential -8 du /ac (R-8) and Center Village (CV)
3. Comprehensive Plan Land Use Designation:
4, Existing Site Use:
5. Neighborhood Characteristics:
Residential Single Family and Center Village (CV)
Religious Institution and Associated Classrooms
North: Safeway and Multi-Family Residential (R-8 zone)
East:
South:
West:
6. Access:
7, Site Area:
Single Family Residential (Center Village zone)
Single Family Residential (R-8 zone)
Multi-Family residential -Harrington Square {Center Village zone)
Via existing curb cuts along Kirkland Ave NE, NE 9th
and NE 10th Street and one new curb cut along NE 9th
Street.
334,549 Square Feet (7.68 ac)
i D. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation
CUP, ECF
CUP, ECF, SA-H
CUP, ECF
HEX Report
Description
N/A
N/A
N/A
Enclose 550 SF Courtyard
Construct 195 Parking Stalls
and 2,500 Seat Sanctuary
Conversion of Crawl Space
into a Basement
Land Use File No.
N/A
N/A
N/A
LUA99-070
LUA96-134
LUA93-152
Ordinance No. Date
4924 12/5/2001
5099 11/1/2004
1246 4/16/1996
N/A 8/3/1999
N/A 3/18/1997
N/A 6/14/1994
City of Renton Department of Corr. ,ity & Economic Development
HCC EXPANSION & REMODEL
Hearing Date July 14, 2009
LLA
R
CUP
TP
SA
I E. PUBLIC SERVICES:
1. Utilities
Lot Line Adjustment
Rezone
Expansion of Facility
Temporary Parking on Athletic
Field (Parcel B)
Expansion of Facility
Pr< ,10ry Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Page 3 of 28
LUA92-144 N/A 1/1/1992
LUA90-048 N/A 4/24/1990
LUA88-003 N/A
LUA81-026 N/A 4/29/1981
LUA73-738 N/A 9/26/1973
a. Water: There is a 6-inch water main within NE 10th Street, a 10-inch water main within Kirkland Ave
NE, and an 8-inch water main along NE 9th Street.
b. Sewer: There is an 8-inch sewer main within the project site and along NE 10th Street.
c. Surface/Storm Water: There exist storm water conveyance systems in the north side of NE g•h
Street. Surface water drains to North Renton sub-basin.
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 4-2-110: Residential Development Standards
d. Section 4-2-120: Commercial 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
HEX Report
City of Renton Deportment of Con. ,ity & Economic Development
HCC EXPANSION & REMODEL
Hearing Date July 14, 2009
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Policies
Pr, 10ry Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Page 4 of 28
2. Community Design Element: Established Residential Neighborhoods
~ H. DEPARTMENT ANALYSIS:
1. Project Description/Background
The applicant, Highlands Community Church, is requesting Site Plan Review before the Hearing
Examiner for the future construction of 19,000 square-feet of additions which include new office space,
a lobby and a 2-story education wing. The existing facility and proposed additions/expansions would
be sited on two parcels totaling 7.68 acres in size; zoned Center Village (CV) and Residential 8 du/ac (R-
8). The existing structure straddles a lot line between the two different zoning designations. For the
purposes of this report the R-8 zoned property will be referenced as Parcel A and the Center Village
zoned property will be referred to as Parcel B. In addition Parcel B, the location of the proposed
parking lot and education wing, is located within Urban Design District 'D'.
The bulk of the existing church facility is located on Parcel A and the additions for the lobby and office
space would be located on this parcel. All additions would create the opportunity to remodel the
existing facility and increase the size of the sanctuary. The proposal also includes an expansion of the
surface parking lot in the amount of 168,000 square feet predominately located on Parcel B. The
subject property is located on the west side of Kirkland Ave NE between NE 9th and NE 10th Street. The
completed project would provide a total of 577 surface parking stalls and 77,540 square-foot church
facility on three levels; ground, mid and upper level. Due to the topography on site each of the three
levels has an at-grade entrance. The proposed 2-story education wing would be attached to the west
side of the existing facility; located on the ground-level with the second story at the mid-level. The
office addition would be constructed on the upper-level of the northwest fa,ade with support
structures on the mid level. The new lobby would be constructed on the south fa,ade of the facility at
ground-level with paparpets reaching to the mid-level in order to screen roof-top equipment. The
additions would create the opportunity to remodel 35,000 square-feet of the existing facility in order to
enhance internal corridor circulation, reconfigure existing office and adult education space. In addition
the main worhip center would be increased from a 600 to a 900 person seating capacity. The church
facility, both existing and proposed portions, would be located at the northeast corner of the project
site with surface parking areas located along the north, south and west sides of the main building.
Existing and proposed landscaping is located around the perimeter of the site and within the surface
parking lot.
Access to the site would continue to be provided via one existing curb cut along NE 9th Street and two
existing curb cuts along Kirkland Ave NE and NE 10th Street. One additional curb cut is being proposed
along NE 9th Street, at the southwest corner of the site, in order to better access the expanded portion
of the surface parking lot. The proposed building would result in a lot coverage of 12.5 percent. The
tallest point of the proposed additions would be the top of the parapet on the proposed education
wing, which would have a height of 31 feet and 1 inch from existing grade. The proposed office
addition, on the northwest facade, would have a height of 30 feet and O inches as measured from
existing grade and the proposed lobby, on the south fa,ade, would have a height of 24 feet and 6
inches measured from existing grade. There appears to be no critical areas on site. Approximately 23
of 47 existing trees are proposed to be removed as part of the proposed project.
The applicant requested an administrative modification in order to downsize the refuse and recycle
area from 390 square feet to 260 square feet. Staff reviewed and approved the requested modification
(Exhibit 9). A 14-day appeal period commenced on June 16, 2009 and ended on June 30, 2009. No
appeals of the decision were filed.
HEX Report
City of Renton Deportment of Con
HCC EXPANSION & REMODEL
Hearing Date July 14, 2009
2. Environmental Review
1ity & Economic Development Pn wry Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Page 5 of 28
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on June 1, 2009, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Sunset Highlands Mixed-Use Building. The DNS-M included 5 mitigation
measures. A 14-day appeal period commenced on June 5, 2009 and ended on June 19, 2009. 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:
1. The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control
Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. The plan must
be submitted to and approved by the Development Services Division Plan Review staff prior to
issuance of the utility construction and building permits and during construction.
2. The applicant will be required to comply with the recommendations found in the geotechnical
report prepared by Terra Associates, Inc., dated March 2, 2009, during site clearing, grading, and
building construction.
3. The detention system for this project shall be required to comply with the requirements found in
the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow
control -a.k.a. Level 1) and water quality improvements.
4. 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 $30,825.00.
5. The applicant shall pay a Fire Mitigation Fee of $0.52 for each square foot of new non-residential
space. This fee is estimated to be $9,880.00 which would be payable prior to the issuance of
building permits.
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. Consistency with Site Plan Criteria
The Site Development Plan Review Criteria set forth in Section 4-9-200 and Development Standards set
forth in Section 4-3-040F 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 Center Village (CV) and Residential Single Family (RSF) on the Comprehensive
Plan Land Use Map. Lands in the CV designation are intended to provide an opportunity for
redevelopment. These areas are anticipated to provide medium to high-density residential
development and a wide range of commercial activities serving citywide and sub-regional markets.
Lands in the RSF designation are intended for use as quality residential detached development
organized into neighborhoods at urban densities. The proposal is consistent with the following
Comprehensive Plan Land Use and Community Design Element policies:
HEX Report
City of Renton Deportment of Corr. ,ity & Economic Development Prt 10ry Report to the Hearing Examiner
HCC EXPANSION & REMODEL LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 6 of 28
Center Village
Policy LU-243. Encourage uses in Center Villages that serve a sub-regional or citywide market as well
as the surrounding neighborhoods.
Policy Objective Met 0 Not Met
Policy CD-10: Sidewalks or walking paths should be provided along streets in established
neighborhoods, where sidewalks have not been previously constructed. Sidewalk width should be
ample to safely and comfortably accommodate pedestrian traffic and, where practical, match existing
sidewalks
Policy Objective Met 0 Not Met
Policy CD-82: Lighting fixtures should be attractively designed to complement the architecture of a
development, the site, and adjacent buildings.
Policy Objective Met 0 Not Met
Residential Single Family
Policy LU-159. Maximum height of structures should not exceed two (2) stories in single-family
residential neighborhoods.
Policy Objective Met 0 Not Met
b) Compliance with the Underlying Zoning Designation
The subject site is designated R-8 and Center Village on the City's of Renton Zoning Map. The proposed
development would allow for the future construction of 19,000 square feet of additions to the existing
Highlands Community Church facility and the expansion of the parking lot.
HEX Reporl
Use: A Religious Institution use is permitted with a Conditional Use Permit in both the CV and R-8
zoning designations granted by the Hearing Examiner. Activities of existing conditional uses
directly related to the uses that have already been established, such as new construction and
additions shall not require an additional Conditional Use Permit Review. Over the last 50 years the
church has had a series of additions and expansions. A couple of Conditional Use Permits have
been applied for and granted, as part of applications to expand the facility (See Section D:
historical/Background). The Conditional Use Permit allows the religious institution along with an
educational facility to operate. Therefore, an additional Conditional Use Permit is not necessary for
the proposed expansion.
Lot Coverage: The R-8 zone allows a building coverage at a maximum of 35% of the lot area and the
CV zone allows a maximum of 65%. The total building footprint is proposed to be 41,225 square
feet. This generates a total building coverage of 12.5% which is well below the maximum building
lot coverage permitted in both zones.
Setbacks: The existing structure straddles a lot line between two different zoning designations; R-8
on Parcel A and Center Village (CV) on Parcel B. Typically setbacks would be assessed from the
shared lot line; however as the structure is existing and the parcels are under common ownership
setbacks will be assessed from the perimeter of the site for the respective zone. On the CV zoned
parcel, the minimum front yard setback and side yard along a street is 10 feet but may be reduced
to zero feet through the site plan review process provided no blank walls are located within the
reduced setback. The maximum front yard setback permitted is 15 feet. The interior side and/or
rear yard setback is a minimum of 15 feet as the rear/interior side yard abuts a residential zoned
property. The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary
structure and 20 feet for an attached garage; interior side yard is S feet; side yard along a street is
15 feet for the primary structure and 20 feet for an attached garage; and the rear yard is 20 feet.
City of Renton Department af Camr, .y & Economic Development Pre/, Hy Report to the Hearing Examiner
HCC EXPANSION & REMODEL LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 7 af 28
HEX Report
The property has frontage on three streets; Kirkland Ave NE, NE g<h and lO'h Street. The front yard
will be considered Kirkland Ave NE with side yards along-a-street for NE g<h and 10th Streets. The
rear yard is located along the western border of the site. The building elevations submitted by the
applicant depict a 15-foot front yard setback, at the closest point, from the property line along
Kirkland Ave NE; an 80-foot side yard along-a-street setback, at the closest point, from the property
line along NE 10th Street; a 235-foot side yard along-a-street setback, at the closest point, from the
property line along NE 9th Street; and a 365-foot rear yard setback, at the closest point, from the
western property line. The applicant complies with setback regulations of the R-8 and Center
Village zones.
Height: The CV zone allows a maximum building height of 50 feet when a commercial use is not
located within the ground floor of the structure. The R-8 zone allows a maximum building height of
30 feet. The tallest point of the proposed additions would be the top of the parapet on the
proposed education wing, which would have a height of 31 feet and 1 inch from existing grade.
The education wing is located on the CV zoned parcel (Parcel B) and complies with the height
requirements for the zone. The proposed office addition, on the northwest facade, would have a
height of 30 feet and O inches measured from existing grade and the proposed lobby, on the south
fa,ade, would have a height of 24 feet and 6 inches measured from existing grade. The office and
lobby additions are located on the R-8 zoned parcel (Parcel) and would comply with the height
requirements of the zone.
Landscaping: The applicant submitted a tree inventory plan as part of the site plan application.
There are approximately 47 trees on the site of with 23 are proposed for removal. A majority of
Parcel B is currently covered with native grasses. There are 6 cottonwood trees proposed for
removal, along with a maple, on the west side of the property that is being proposed. A condition
was imposed as part of the Harrington Square Site Plan Approval (LUA03-066) that required the 6
cottonwood trees to be retained due to the maturity of the trees and their ability to provide a
buffer between the two uses. While one of the cottonwoods, the tree located closest to NE gth
Street, has been damaged due to the recent Harrington Square fire; staff offers the remainder of
the cottonwood trees and the maple could and should be retained. Staff recommends, as a
condition of approval, the applicant retain the 5 northern cottonwood trees along the western
property line along with the maple on the northwestern property line. A revised tree retention
plan shall be submitted to and approved by the Current Planning Project Manager prior to building
permit approval. In order to preserve the root systems of the mature trees, staff recommends as a
condition of approval the applicant widen the landscape buffer along the western property line
from 20 to at least 28 feet in width. To provide the additional square footage staff recommends
the applicant remove one stall from each tier of the parking modules located to the west of the
buffer. The reduction of these particular spaces would move the islands to east and would
preserve the several proposed parking spaces abutting the western landscape buffer. A total of 12
parking spaces would be eliminated in order to provide the additional landscaping space. However
the applicant would still comply with the parking code requirement (see the parking analysis on
page 9).
RMC 4-4-130 provides protection measures in order to preserve and protect the 30 trees 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.
The remainder of the site is vegetated with a variety of flowering, Douglas fir, dogwood, birch and
katsura trees. The applicant is proposing the redesign of planting beds on the east side of the site
in order to provide a mixture of trees, shrubs and groundcovers that are drought tolerant and will
improve the plant diversity on site. The redesign would include the removal of 7 trees of which all
City of Renton Deportment of Com .ity & Economic Development Pre. 10ry Report to the Hearing Examiner
HCC EXPANSION & REMODEL LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Pages of 28
HEX Report
but one is of the flowering variety and the other is cedar that could possibly be saved. The
remainder of the trees that are proposed for removal are being removed as result of the building
and parking lot expansion.
Renton Municipal Code requires that 30 % of the trees on Parcel A and 10 % of the trees on Parcel
B be retained. Of the 47 trees on site, 14 trees are required to be retained at the higher 30%
retention rate. As a result of the recommended condition above, a total of 30 trees would be
retained complying with both tree retention requirements.
The R-8 zone requires a 5-foot wide landscape buffer along the street. The R-8 zoned parcel (Parcel
A) is currently fully and has an established, approximately 13-foot, landscape strip with full-sized
trees along Kirkland Ave NE (of which 7 feet is located within the right-of-way) and approximately
17 feet along NE 9th Street (of which 7 feet is also located within the right-of-way). The CV zone
requires a 15-foot wide landscape buffer when the commercial property is adjacent to a residential
zoned property and a 15-foot wide visual barrier when abutting a residential zoned property. The
CV zone parcel (Parcel B) has some existing landscaping on the northern property line,
approximately 10 feet in width, and along NE 9th Street, approximately 10 feet in width (of which 5
feet is located within the right of way).
A conceptual landscape plan was submitted showing no changes to the existing landscape buffer
on the perimeter of the site. The applicant is proposing the addition of a landscape buffer for the
remainder of the frontage along NE 9th Street. The landscape tapers from approximately 20 feet (of
which 5 feet is located within the right of way) to 10 feet (of which 5 feet is located within the right
of way) which does not fully comply with the 15-foot required landscape buffer along NE 9th Street.
Therefore staff recommends, as a condition of the approval, the applicant submit a revised
landscape plan depicting at least 15 feet of landscaping, which may include landscaping within the
right-of-way, along NE 9th Street. The revised landscape plan shall be submitted to and approved by
the Current Planning Project Manager prior to building permit approval. In order to retain as many
of the proposed parking stalls as possible, staff recommends the applicant remove one stall from
each tier of the two parking modules located to the north where the landscape buffer is the
smallest. The reduction of these particular spaces would move the islands to north and would
preserve the several proposed parking spaces abutting the landscape buffer along NE 9th Street. A
total of 4 parking spaces would be eliminated in order to provide the additional landscaping space.
However the applicant would still comply with the parking code requirement (see the parking
analysis on page 9).
The applicant is proposing a 20-foot landscape buffer along the western property line which abuts
the Harrington Square multi-family site and a 10-foot landscape buffer, on average, along the
northwestern property line which abuts the Safeway property. As a condition of approval staff has
recommended the applicant increase the landscaping along the western border (see condition
noted above) and the northern border of the site (see the design district analysis on page 16) to 30
feet. The project site complies with the required landscaping requirements prescribed by City Code
as long as the conditions of approval are complied with.
Within the proposed surface parking lot, 35 square feet of landscaping per parking space would be
required for parking lots with 100 or more parking stalls. Based on the proposal no more than 577
surface parking stalls would be provided, a minimum of 20,195 square feet of landscaping would be
required within the surface parking areas. The submitted landscape analysis indicates that a total
of 21,501 square feet of landscaping would be provided on the interior of the site. In addition
approximately 38,012 square of perimeter landscaping is being proposed. As proposed the parking
lot landscaping would exceed the minimum requirement.
City of Renton Deportment of Corr, Jty & Economic Development Pre ,ory Report to the Hearing Examiner
LUA09-051, ECF, SA-HH HCC EXPANSION & REMODEL
Hearing Date July 14, 2009 Page 9 of 28
HEX Report
The proposed landscaping will consists of several different plant species including Douglas fir,
Rocky Mountain and vine maple, Japanese flowering cherry, dogwood, katsura, crabapple and
flowering plum trees. In addition there are several ornamental shrubs and groundcovers proposed.
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 to the site would continue to be provided via one existing curb cut along NE 9th
Street and two existing curb cuts along Kirkland Ave NE and NE 10th Street. One additional curb
cut is being proposed along NE 9th Street, at the southwest corner of the site, in order to better
access the expanded portion of the surface parking lot on Parcel B.
Parking: The parking regulations require a specific number of off-street parking stalls be provided
based on the number of seats provided in the main auditorium for religious institutions and the
number of employees and students that will attend the education portion of the facility.
The following ratios would be applicable to the site:
Use Square t!_Q[ t!_ Q[ Emg_lo~ees Ratio Required
Footage Q[ Students Sg_aces
Use !seats
Main 19,818 SF 900+ N/A 1 per 5 seats 180
Auditorium (Includes adult
classrooms)
General Office 7,500 SF N/A N/A Min: 3 per 1,000 SF Min: 23
Max: 4.5 per 1,000 Max: 34
SF
Daycare 2,645 SF 81 41 1 per employee 41
(1 employee:
2 students)
Early Childhood 5,600 SF 216 43 1 per employee 43
Classes (1 employee:
5 students)
Elementary and 18,880 SF 468 60 1 per employee 60
Junior High (1 employee:
Classes 8 students)
Senior High 5,093 SF 243 30 1 per employee plus 54
Classes (1 employee: 1 space for every 10
8 students) students enrolled.
College/Adult 9,815 SF 418 N/A 1 per employee plus 84
Classes 1 space for every 5
students enrolled.
Bus Driver N/A N/A 3 1 per employee plus 3
Parking 1 space for every 10
students enrolled.
Based on these use requirements, 488 parking spaces would be required in order to meet code.
The applicant proposes to provide 577 spaces within the surface parking lot. A majority of the
City of Renton Department of Can,
HCC EXPANSION & REMODEL
1ity & Economic Development Prt nary Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 10 of 28
parking stalls would be located on the CV zoned parcel (Parcel B). Of the 577 parking stalls 318
were existing. The applicant is proposing to remove 45 of the 318 existing parking stalls add 304
new parking stalls. Due to recommended conditions of approval (see pages 7,8 and 16) for
increased landscape buffer widths along the northern, western, and southern property lines of
Parcel B; the number of parking stalls would be reduced by 38 stalls. As a result, a total of 539
parking spaces would be provided on site. The applicant would still comply with the parking stall
requirement.
It also appears the applicant complies with the dimensional requirements of the parking
regulations. For surface standard stalls, each stall must be a minimum of 20 feet long and a
minimum of 9 feet wide. Aisle widths of 24 feet have been provided for the 90 degree parking
stalls with 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 deposit area. There is
currently a 260 square-foot area that is being used by the existing facility. Office, educational, and
institutional developments require a minimum of 2 square feet per every 1,000 square feet of
building gross floor area for recyclable deposit areas and minimum of 4 square feet per 1,000
square feet of building gross floor area for refuse deposit areas. The code applies in this instance
due to the proposed expansions of the facility which would require a 465 square foot deposit area
for the 77,500 square foot facility (465 SF= 2 x [77,500/1,000 SF]+ 4 x [77,500/1,000 SF]). Because
the existing deposit area is less than the minimum required a modification was requested.
Staff reviewed and approved the requested modification (Exhibit 9). A 14-day appeal period
commenced on June 16, 2009 and ended on June 30, 2009. No appeals of the decision were filed.
The refuse and recyclable deposit areas for the facility would be located northwestern fa,ade of
the existing facility. The refuse and recyclable deposit area is proposed to be screened by an 11-
foot high enclosure. Specific screening details were not submitted with the land use application
specifically building materials. In order to review consistency with the design of the primary
structure on the site staff recommends, as a condition of approval, the applicant be required to
submit screening detail for the refuse and recyclable deposit area.
Signage -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;
HEX Report
City staff does not anticipate any adverse impact on surrounding properties and uses as long as the
conditions of approval are complied with. There are two parcels that abut the subject property to
the north zoned Center Village (CV). Safeway is located on one of the parcels and the other is the
site for the Golden Pines residential multi-family building. The property that abuts the site to the
west is the site for the Harrington Square multi-family mixed use complex. The properties to the
east and south, across Kirkland Ave NE and NE 9th Street, are zoned R-8 and contain single family
residences.
The church facility, both existing and proposed portions, would be located at the northeast corner
of the project site. Surface parking areas are located along the north, south and west sides of the
main building. The proposed project will result in an additional structure and the paving of a large
surface parking lot on an essentially vacant site.The applicant has confined development of new
structures to the same general area of the existing facility. The applicant has also limited the height
of the proposed education wing on the CV zoned parcel (Parcel B) to a height of 31 feet and 1 inch
from existing grade in order to not exceed the current building site lines for the single family
residential neighbors to the east and south. In addition the limitation creates a transition from the
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WA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 11 of 28
taller Harrington Square building, abutting the property on the west, to the single family residential
neighborhood on the east and south sides of the property.
The need for additional parking has been evident in the neighborhood and is also required by code.
While there is an exceptional amount of parking the lot has been heavily landscaped in order to
mitigate impacts to neighboring properties and staff has requested that additional landscape be
added to buffers abutting or adjacent to residential uses.
The refuse and recyclable deposit areas for the facility would maintain their existing location,
located on the northwestern fai;ade of the existing building and will be required to be screened
according to code.
According to code, parking lot lighting fixtures are to be non-glare and mounted no more than 25
feet above the ground. This is to help minimize the impact onto adjacent properties. In order to
mitigate some of the impacts related to parking and design, conditions of approval have been
recommended below; see design district analysis beginning on page 13.
The applicant submitted a Construction Mitigation Description with proposed dates for
construction. As part of the Site Plan Review the applicant is requesting the phasing of the project
to extend the Site Plan approval from two years to six years; constructed in 5 phases. The first
phase includes the construction of the parking lot which would take place in 2009 and/or 2010.
The second phase includes the construction of the education wing to be completed in 2012. The
third phase includes the construction of the new lobby and interior renovations to be completed in
2014. The remaining two phases include further interior remodels to be completed in 2015. As the
bulk of the exterior fai;ade modifications will happen within the first two phases to be completed in
2012, staff is recommending approval of the phasing of the project and extension of the site plan
approval to 2015.
d} Mitigation of impacts of the proposed site plan to the site;
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The scale, height and bulk of the proposed building are appropriate for the site and would be
architecturally compatible with the existing facility. The building would be located in the northwest
portion of the project site with surface parking areas located along the north, south and west sides
of the building, and landscaping is proposed around the perimeter of the site and within the
surface parking lot.
Due to the topography on site the three levels of the facility have at-grade entrances. The
proposed 2-story education wing would be attached to the west side of the existing facility; located
on the ground-level with the second story at the mid-level. The only entry, besides an emergency
exit, into the education building would be gained from the existing facility due to child security.
The new lobby would be constructed on the south fai;ade of the facility at ground-level with
paparpets reaching to the mid-level in order to screen roof-top equipment. The office addition
would be constructed on the upper-level of the northwest fai;ade with support structures on the
mid-level.
The scale and bulk of the facility would be virtually unchanged as viewed from NE 10th Street as the
topography of site slopes down from NE 10th Street. As viewed from Kirkland Ave the scale and
bulk of the facility would also be virtually unchanged due to the presence of the existing facility.
The scale and bulk of the facility will increase, as viewed from the west and NE 9th Street. However,
larger setbacks than required by code mitigate its impacts on neighboring uses.
The scale and bulk of the building is also reduced through the use of different materials on the
building facades and building articulation and modulation. Concrete masonry will be used at the
base of the educational facility and proposed lobby in order to ground the building. Stucco above
the concrete masonry with complimentary colors to the existing facility is proposed in order to
enhance visual appeal. To ensure that quality materials are used staff will be recommending the
City of Renton Department of Cornn. .y & Economic Development Pref,, ;ry Report to the Hearing Examiner
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Hearing Date July 14, 2009 Page 12 of 28
applicant submit a materials board subject to the approval of the Current Planning Project Manager
at the time of building permit review (see page 25).
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. The applicant is taking special measures to protect landscaping from damage by
vehicles and/or pedestrian traffic.
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 and lighting.
f) Safety and efficiency of vehicle and pedestrian circulation;
Access to the site would continue to be provided via one existing curb cut along NE 9th Street and
two existing curb cuts along Kirkland Ave NE and NE 10th Street. One additional curb cut is being
proposed along NE 9th Street, at the southwest corner of the site, in order to better access the
expanded portion of the surface parking lot. Staff agrees the additional curb cut is appropriate,
even though it is the City's practice to limit the number of curb cuts to a site, due the large volume
of traffic on Wednesdays and Sundays on the surrounding streets which are shared by single and
multi-family residential uses. In addition, because the use of the additional curb cut will likely be
limited to Wednesdays and Sundays vehicle/pedestrian conflicts will be limited.
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. Staff
has recommended additional pedestrian connections for better circulation (see page 18). 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 building will not result in excessive shading of the property.
In addition, there is ample area surrounding the building to provide for normal airflow.
Landscaping has been proposed around the perimeter of the site and within the surface parking lot
which will mitigate the light impacts to the abutting and adjacent properties (see landscaping
analysis on pages 7 and 8).
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.
h) Mitigation of noise, odors and other harmful or unhealthy conditions;
/JEX Report
Music is currently amplified in the sanctuary and in the gymnasium and is anticipated to remain the
same upon completion of the expansion. The proposed use will not vary significantly from the
current use or times. The church is heavily used on Wednesday and Sunday. However, the
applicant is proposing new acoustic panels for the ceilings and the walls of the gymnasium. The
sanctuary will likely remain the same.
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Hearing Date July 14, 2009 Page 13 of 28
It is anticipated that the noise, odor, and other potentially harmful impacts would occur during the
construction phase of the project. The applicant is requesting to phase to construction of the
proposal over the course of 6 years (see page 11). Due to the phasing construction noise, odor and
traffic impacts will occur over a longer period of time. The applicant has submitted Construction
Mitigation Plan that provides measures to reduce construction impacts such as noise control,
control of dust and traffic controls. Hauling Routes are proposed to be limited to 1-405, Sunset
Blvd, Harrington Ave NE and NE 9th Street.
i) Availability of public services and 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 Environmental Review 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 all utilities. There is an 8-inch sewer main within the
project site and along NE 10th Street. There is a 6-inch water main within NE 10th Street, a 10-inch
water main within Kirkland Ave NE, and an 8-inch water main along NE 9th Street. In accordance
with the Fire Department requirement, at a minimum, one hydrant within 150 feet and 2 additional
hydrants within 300 ft. are required to sustain the necessary the established 3,000 GPM demand
for the site.
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 CV zoned parcel, Parcel B, is located within Design District 'D'. 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.
Two categories have been established: (a) "minimum standards" that must be met (shaded box),
and (b) "guidelines" that, while not mandatory, are considered in determining if the proposed
action meets the intent of the design guidelines 9clear box). The following are the categories for
compliance:
M= Met NM= Not Met PM= Partially Met NA= Not Applicable
N p N M M M !\ A. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that businesses
enjoy visibility from public rights-of-way; and to encourage pedestrian activity 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 densities and intensities of use; create and maintain a safe, convenient network of streets of
varying dimensions for vehicle circulation; and provide service to businesses.
Minimum Standard: Provide a network of public and/or private local streets in addition to _J _J __J ~
public arterials.
Minimum Standard: Maintain a hierarchy of streets to provide organized circulation that LJ LJ __J ~
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WA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 14 of 28
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.
(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.
Minimum Standard: Orient buildings to the street with clear connections to the sidewalk. D ~ _J -
Staff Comment: The proposed building on Parcel Bis not oriented towards a street. The
applicant is proposing to construct the education wing as an extension of the existing church
facility which has an orientation and prominent entrance along NE 9th and 1dh Street. The
proposal meets the intent of the standard to ensure visibility of the facility. The lack of
orientation will not have a detrimental effect on nearby properties or the City as a whole.
Minimum Standard: The front entry of a building shall not be oriented to a drive aisle, but D D _J ~
instead a public or private street or landscaped pedestrian-only courtyard.
Guideline: Ground floor residential uses located near the street should be raised above street D D D ~
level for residents' privacy.
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 a D ~ LJ _J
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: There are no entrances to the proposed education wing located on Parcel B. Only
one entry is provided to the new wing which is through existing building for enhanced child
security. The existing church facility which has an orientation and prominent entrances along
NE 1dh Street.
Minimum Standard: Multiple buildings on the same site shall provide a continuous network of ~ D _j w
~
pedestrian paths and open spaces that incorporate landscaping to provide a directed view to
building entries.
Minimum Standard: Ground floor units shall be directly accessible from the street or an open D ~ d ~
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 ~ _:J ::J ,,,,.;
~
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, ~ D .J ~
adjacent lots, abutting street intersections, crosswalks, and transit stops.
Guideline: For projects that include residential uses, entries should provide transition space D D D ~
between the public street and the private residence such as a porch, landscaped area, terrace,
common area, lobby, or similar feature.
Guideline: Features such as entries, lobbies, and display windows should be oriented to a street; D D D ~
otherwise, screening or art features such as trellises, artwork, murals, landscaping, or
combinations thereof should be incorporated into the street-oriented facade.
4. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton's long-
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City of Renton Deportment of Corr.
HCC EXPANSION & REMODEL
,ity & Economic Development Prt wry Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 15 of 28
established, existing neighborhoods are preserved.
Minimum Standard: Careful siting and design treatment are necessary to achieve a compatible [g] D D LJ
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 developmeni.
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 Standard: Service elements shall be located and designed to minimize the impacts on D D D [g]
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 D D LJ [g]
with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage
Height/Location Limitations.
Minimum Standard: In addition to standard enclosure requirements, garbage, recycling D LJ LJ l6l
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 illustration, RMC 4-3-
100E7f).
Minimum Standard: The use of chain link, plastic, or wire fencing is prohibited. D D D [g]
Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented D LJ LJ l6l
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such
facility.
Guideline: Service enclosure fences should be made of masonry, ornamental metal or wood, or D D D [g]
some combination of the three.
6. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design
features and architectural elements at gateways; and ensure that gateways, while they are distinctive
within the context of the district, are compatible with the district in form and scale.
Minimum Standard: Developments located at district gateways shall be marked with visually D u _J ?:J
prominent features (see illustration, subsection RMC 4-3-100.E7g).
Minimum Standard: Gateway elements shall be oriented toward and scaled for both D u LJ 61
pedestrians and vehicles (see illustration, subsection RMC 4-3-100.E7h).
Minimum Standard: Visual prominence shall be distinguished by two or more of the following: D LJ LJ 61
a. Public art;
b. Monuments;
c. Special landscape treatment;
d. Open space/plaza;
e. Identifying building form;
f. Special paving, unique pedestrian scale lighting, or bollards;
g. Prominent architectural features (trellis, arbor, pergola, or gazebo);
h. Signage, displaying neighborhood or district entry identification (commercial signs are not
allowed).
N p N M M A B. PARKING AND VEHICULAR ACCESS: M
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City of Renton Deportment of Com
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WA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 16 of 28
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking ls provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
1. 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 CJ l;:sJ _J -'-' property line or the building and side property line on the street side of a corner lot.
Stoff Comment: The applicant has requested to site parking between the building and NE 9"
Street. The existing church facility is located an the northeast earner of the subject site and is
bordered by three streets. Existing parking is already located in between the facility and NE 9"
Street. The applicant is proposing ta add a total af 304 stalls of which mast would be located ta
the west of the proposed addition and existing parking lat an Parcel B. While the proposed
parking would not be located between the building and the street without adequate buffers the
parking lat could have negative impacts on the pedestrian environment and the abutting
residential properties. The applicant is proposing a substantial amount of interior parking lot
landscaping in order to minimize to the visual impact however staff offers additional buffers
could be placed on the perimeter of the site. Specifically ta the Golden Pines multi-family
property that abuts to the north and the single-family residential properties located across NE 9''
Street. The rear yards of the single-family residential properties face NE 9th Street and the
proposed parking lot. Therefore staff offers that the northern property, which directly abuts the
site, is more appropriate for an enhanced buffer. As a 30-faot buffer has been recommended on
the western border af the site, which is abutted by the Harrington Square multi-family building
complex, staff offers 30 feet as an appropriate buffer far the northwestern property line. Staff
recommends, as a condition of approval, the applicant submit a revised landscape and site plan
depicting a 30-foot buffer along the northern border of Parcel B that ties into the proposed
landscaping along the western property line. The revised plan shall be submitted and approved
by the Current Planning Project Manager prior ta building permit approval.
As a note the number af parking stalls would be reduced by 22 stalls. However the applicant
would still comply with the parking code requirement (see parking analysis on page 9).
Guideline: In areas of mixed use development, shared parking ls recommended. D D D ~
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 (see D ~ ~ LJ
illustration, subsection RMC 4-3-100.FSb).
Stoff 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 properties.
Staff has recommended, as o condition of approval, the applicant submit a lighting plan ta be
reviewed and approved by the Current Planning Project Manager prior to construction or
building permit approval (see page 12).
Minimum Standard: All surface parking lots shall be landscaped to reduce their visual impact ~ LJ LJ L...J
(see RMC 4-4-080F7, Landscape Requirements).
Guideline: Wherever possible, parking should be configured into small units, connected by ~ D D D
landscaped areas to provide on-site buffering from visual impacts.
Guideline: Access to parking modules should be provided by public or private local streets with ~ D D D
sidewalks on both sides where possible, rather than internal drive aisles.
Guideline: Where multiple driveways cannot be avoided, provide landscaping to separate and D D D ~
minimize their impact on the streetscape.
3. Structured Parking Garages:
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City of Renton Deportment of Comn.
HCC EXPANSION & REMODEL
y & Economic Development Preli, ry Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 17 of 28
Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured
parking throughout the Urban Center and the Center Village; physically and visually integrate parking
garages with other uses; and reduce the overall impact of parking garages when they are located in
proximity to the designated pedestrian environment.
Minimum Standard: Parking Structures Fronting Designated Pedestrian-Oriented Streets:
(a) Parking structures shall provide space for ground floor commercial uses along street D D D ~
frontages at a minimum of 75% of the frontage width (see illustration, subsection RMC 4-3-
100.F5c).
(bl The entire facade must feature a pedestrian-oriented facade. D D l·,'i fX1
Minimum Standard: Parking Structures Fronting Non-Pedestrian-Oriented Streets:
(a) Parking structures fronting non-pedestrian-oriented streets and not featuring a D ...:J LJ ~
pedestrian-oriented facade shall be set back at least 6 feet from the sidewalk and feature
substantial landscaping. This includes a combination of evergreen and deciduous trees,
shrubs, and ground cover. This setback shall be increased to 10 feet adjacent to high
visibility streets.
(bl The Director may allow a reduced setback where the applicant can successfully D D LJ ~
demonstrate that the landscaped area and/or other design treatment meets the intent of
these standards and guidelines. Possible treatments to reduce the setback include
landscaping components plus one or more of the following integrated with the architectural
design of the building:
(1) Ornamental grillwork (other than vertical bars);
(2) Decorative artwork;
(3) Display windows;
(4) Brick, tile, or stone;
(5) Pre-cast decorative panels;
(6) Vine-covered trellis;
(7) Raised landscaping beds with decorative materials; or
(8) Other treatments that meet the intent of this standard.
(c) Facades shall be articulated architecturally, so as to maintain a human scale and to avoid '-'-1 _J LJ ~
a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be
articulated by arches, lintels, masonry trim, or other architectural elements and/or
materials (see illustration, subsection RMC 4-3-100.F5d).
Minimum Standard: Parking structures shall provide space for ground floor commercial uses D LJ _J ~
along street frontages at a minimum of 75 percent of the frontage width (see illustration,
subsection RMC 4-3-100.F5c).
Minimum Standard: The entire facade must feature a pedestrian-oriented facade. ,<
Minimum Standard: Facades shall be articulated architecturally, so as to maintain a human D ~ -~
scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking
structures shall be articulated by arches, lintels, masonry trim, or other architectural elements
and/or materials (see illustration, subsection RMC 4-3-100.FSd).
Guideline: Parking garage entries should be designed and sited to complement, not D D D ~
subordinate, the pedestrian entry. If possible, locate the parking entry away from the primary
street, to either the side or rear of the building.
Guideline: Parking garage entries should not dominate the streetscape. D D D ~
Guideline: The design of structured parking at finished grade under a building should minimize D D D ~
the apparent width of garage entries.
Guideline: Parking within the building should be enclosed or screened through any combination _J D D ~
of walls, decorative grilles, or trellis work with landscaping.
Guideline: Parking garages should be designed to be complementary with adjacent buildings. D D D ~
Use similar forms, materials, and/or details to enhance garages.
Guideline: Parking service and storage functions should be located away from the street edge D D LJ ~
and generally not be visible from the street or sidewalks.
4. Vehicular Access:
Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolldating and/or
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City of Renton Department of Con
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lity & Economic Development Pre wry Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 18 of 28
eliminating vehicular access off streets within pedestrian environments and/or designated
pedestrian-oriented streets.
Guideline: Parking lots and garages should be accessed from alleys or side streets. ~ D D D
Guideline: Driveways should be located to be visible from the right-of-way, but not impede D D ~ D
pedestrian circulation on-site or to adjoining properties. Where possible, minimize the number
of driveways and curb cuts.
M N p N
C. PEDESTRIAN ENVIRONMENT: M M A
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
1. 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 ~ D LJ LJ
provided throughout parking areas.
Minimum Standard: Within parking areas, pedestrian pathways shall be provided perpendicular D D ~ I
~
to the applicable building facade, at a maximum distance of 150 feet apart (see illustration,
subsection RMC 4-3-100.G4a).
Staff Comment: It appears that most of the internal pedestrian pathways are no more than 150
feet apart. However, in some cases the pathways exceed this distance. Due to the proposed use
of the site and limited hours for which the facility will operate at capacity, staff supports the
proposed pedestrian linkage system provided on site.
2. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to inlprove safety and convenience and
enhance the pedestrian environment.
Minimum Standard: Developments shall include an integrated pedestrian circulation system D ~ _:_J ......,
that connects buildings, open space, and parking areas with the adjacent street sidewalk system
and adjacent properties (see illustration, subsection RMC 4-3-100.G4b).
Staff Comment: Staff has recommended the applicant submit a revised landscape and site plan
depicting o 30-foot buffer along the northern border of Parcel B that ties into the proposed
landscaping along the western property line. As a result additional pedestrian connections could
be made in order to facilitate better pedestrian circulation on the site. Staff recommends, as a
condition of approval, the applicant be required to provide a pedestrian connection within the
landscape buffers along the north and western property lines of Parcel B, which is raised for the
portion that crosses the entrance into the site from NE 1dh Street. The pedestrian connections
will be subject to the approval of the Current Planning Project Manager.
Minimum Standard: Sidewalks located between buildings and streets shall be raised above the f,, d ~ :.J ~ ~
level of vehicular travel.
Staff Comment: See condition above.
Minimum Standard: Pedestrian pathways within parking lots or parking modules shall be D ~ d ..:....,
differentiated by material or texture from adjacent paving materials (see illustration, subsection
RMC 4-3-100.G4c).
Staff Comment: A materials list was not submitted as part of the application therefore staff could
not verify whether or not pedestrian pathways would be differentiated by material or texture.
Staff recommends, as a condition of approval, the applicant submit a materials list, noting the
difference in materials for the pedestrian pathways. The list shall be submitted to and approved
by the Current Planning Project Manager prior to construction or building permit approval.
Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
HEX Repor1
City of Renton Deportment of Com.
HCC EXPANSION & REMODEL
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LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 19 of 28
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more D D LJ cg]
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 D LJ LJ cg]
major building entries shall be allowed.
(c) For all other interior pathways, the proposed walkway shall be of sufficient width to cg] LJ LJ D
accommodate the anticipated number of users. A 10 -12 foot pathway, for example, can
accommodate groups of persons walking four abreast, or two couples passing one another.
An 8 foot pathway will accommodate three individuals walking abreast, whereas a smaller 5
-6 foot pathway will accommodate two individuals.
Minimum Standard: Locate pathways with clear sight lines to increase safety. Landscaping shall LJ ~ ~ L.J
not obstruct visibility of walkway or sight lines to building entries.
Staff Comment: The applicant is proposing a pedestrian network system in the interior of the site
that includes both linear and meandering pedestrian walkways. While the meandering
pathways have aesthetic appeal they may cause visibility impairments. In addition the
meandering pathways are relatively short and would be best used for longer portions of
pedestrian networks in order to space out the meandering for better visibility. Staff
recommends, as a condition of approval, the applicant revise the site plan to include linear
pathways in lieu of the meandering pathways proposed if the bends in the pathway can not be
further spaced. A revised set of plans {landscaping, lighting, site pion, etc.) shall be submitted to
and approved by the Current Planning Project Manager prior to building permit approval.
Minimum Standard: All pedestrian walkways shall provide an all-weather walking surface unless D D ~ _,
the applicant can demonstrate that the proposed surface is appropriate for the anticipated
number of users and complementary to the design of the development.
Stoff Comment: See condition above.
Guideline: Delineation of pathways may be through the use of architectural features, such as D cg] D D
trellises, railings, low seat walls, or similar treatment.
Guideline: Mid-block connections are desirable where a strong linkage between uses can be cg] D D D
established.
Guideline: Decorative fences, with the exception of chain link fences, may be allowed when D D D cg]
appropriate to the situation.
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, D _J _J ,6]
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.
Minimum Standard: Site furniture provided in public spaces shall be made of durable, vandal-:J :J ~ _J
and weather-resistant materials that do not retain rainwater and can be reasonably maintained
over an extended period of time.
Staff Comment: After discussion with the applicant, it appears they plan to provide site furniture
within the recommended landscaping on the northern and western property lines. If site
furniture is provided in the public spaces it shall comply with the minimum standard above.
Minimum Standard: Site furniture and amenities shall not impede or block pedestrian access to
~ _J _J ~
public spaces or building entrances.
Guideline: Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture D D D cg]
should be provided.
Staff Comment: The applicant is highly encouraged to provide any and/or oil of the items listed
above.
HEX Report
City of Renton Deportment of Con.
HCC EXPANSION & REMODEL
lity & Economic Development Prt nary Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 20 of 28
Guideline: Street amenities such as outdoor group seating, kiosks, fountains, and public art D ~ D D
should be provided.
Stoff Comment: The applicant is highly encouraged to provide any and/or oil of the items listed
above in the passive recreation space that is required along the north and west property lines.
Guideline: Architectural elements that incorporate plants, such as facade-mounted planting D ~ D D
boxes or trellises or ground-related or hanging containers are encouraged, particularly at
building entrances, in publicly accessible spaces, and at facades along pedestrian-oriented
streets (see illustration, subsection RMC 4-3-100.G4f}.
M N p N
D. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: M M A
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.
Minimum Standard: All pervious areas shall be landscaped (see RMC 4-4-070, Landscaping}. ~ D . D
Minimum Standard: Street trees are required and shall be located between the curb edge and X D ~ D
building, as determined by the City of Renton.
Minimum Standard: On designated pedestrian-oriented streets, street trees shall be installed ~ _J _J -CJ
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 ~ _J _J _,
program of the building, the site, and use.
Minimum Standard: The landscape plan shall demonstrate how the proposed landscaping, ~ D _J _J
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 ~ _J :J D
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 ~ D :J _J
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. ~ _J ~ _,
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 ~ _J :J :J
percent coverage of the landscaped area within three years of installation.
Minimum Standard: The applicant shall provide a maintenance assurance device, prior to .. [gl _J _, ~
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 Monager prior to temporary occupancy for the first phase of
construction.
HEX Report
City of Renton Deportment of Com
HCC EXPANSION & REMODEL
.ity & Economic Development Pre wry Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 21 of 28
Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as follows:
(1) Required Amount: [2J D D D
Total Number of Minimum Required Landscape Area'
Spaces
15 to 50 15 square feet/parking space
51 to 99 25 square feet/parking space
100 or more 35 square feet/parking space
* Landscape area calculations above and planting requirements below
exclude perimeter parking lot landscaping areas.
(2) Provide trees, shrubs, and ground cover in the required interior parking lot landscape [2J D _J D
areas.
(3) Plant at least one tree for every six parking spaces. Permitted tree species are those that ;gJ D .J D
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.
(4) Plant shrubs at a rate of five per 100 square feet of landscape area. Shrubs shall be at [2J D .J -' least 16 inches tall at planting and have a mature height between three and four feet
(5) Up to 50 percent of shrubs may be deciduous. [2J D
(6) Select and plant ground cover so as to provide 90 percent coverage within three years of rgJ LJ -:_:_
planting; provided, that mulch is applied until plant coverage is complete.
(7) Do not locate a parking stall more than 50 feet from a landscape area. [2J
Minimum Standard: Regular maintenance shall be provided to ensure that plant materials are [2J . D -"-..::.:...
kept healthy and that dead or dying plant materials are replaced.
Minimum Standard: Underground, automatic irrigation systems are required in all landscape D ~ _J D
areas.
Staff Comment: An irrigation plan was not submitted as port of the application. Therefore staff
recommends, as a condition of approval, the applicant submit an irrigation plan to and be
approved by the Current Planning Project Manager prior to construction or building permit
approval.
Guideline: Landscaping should be used to soften and integrate the bulk of buildings. [2J D D D
Guideline: Landscaping should be provided that appropriately provides either screening of D D [2J D
unwanted views or focuses attention to preferred views.
Staff Comment: The applicant is proposing to site two large vehicle (bus) stalls on the northern
fa,ode of the education wing and one stall on the northwestern fa,ade of the existing building.
However staff is recommending, as a condition of approval, the applicant provide an increased
landscape buffer where the two bus stalls would be located near the proposed education wing;
therefore the bus stalls will most likely be relocated on site. In order to screen the large vehicles,
wherever they will be located on site, staff is recommending the use of landscaping and/or a
fence. The applicant will be required to submit a revised landscaping plan depicting screening
for bus parking, in the form of landscaping and/or a fence, subject to the approval of the Current
Planning Project Manager prior to building permit approval.
Guideline: Use of low maintenance, drought-resistant landscape material is encouraged. [2J D D D
Guideline: Choice of materials should reflect the level of maintenance that will be available. ~ D D D
Guideline: Seasonal landscaping and container plantings are encouraged, particularly at building D [2J D D
entries and in publicly accessible spaces.
Guideline: Window boxes, containers for plantings, hanging baskets, or other planting feature D [2J D D
elements should be made of weather-resistant materials that can be reasonably maintained.
Guideline: Landscaping should be used to screen parking lots from adjacent or neighboring D ~ D D
properties.
2. Recreation Areas and Common Open Space:
HEX Report
City of Renton Deportment of Com.
HCC EXPANSION & REMODEL
ity & Economic Development Pre ,ory Report to the Hearing Examiner
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Hearing Date July 14, 2009 Page 22 of 28
Intent: To ensure that districts have areas suitable for both passive and active recreation by residents,
workers, and visitors and that these areas are of sufficient size for the intended activity and in
convenient locations; create usable, accessible, and inviting open space that is accessible to the
public; and promote pedestrian activity on pedestrian-oriented streets particularly at street corners.
Minimum Standard: Mixed use residential and attached housing developments of ten or more D D LJ ~
dwelling units shall provide a minimum area of common space or recreation area equal to SO
square feet per unit. The common space area shall be aggregated to provide usable area(s) for
residents. The location, layout, and proposed type of common space or recreation area shall be
subject to approval by the Director. The required common open space shall be satisfied with one
or more of the elements listed below. The Director may require more than one of the following
elements for developments having more than 100 units.
(a) Courtyards, plazas, or multi-purpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the
street level must feature views or amenities that are unique to the site and are provided as
an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the public street
system;
(d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools,
exercise areas, game rooms, or other similar facilities; or
(e) Children's play spaces.
Minimum Standard: In mixed use residential and attached residential projects, required D D LJ IZJ
landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the
common space requirement or be located in dedicated outdoor recreation or common use
areas.
Minimum Standard: In mixed use residential and attached residential projects required yard D D D IZJ
setback areas shall not count toward outdoor recreation and common space unless such areas
are developed as private or semi~private (from abutting or adjacent properties) courtyards,
plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable
area accessible to all residents of the development (see illustration, subsection RMC 4-3-
100.H3c).
Minimum Standard: Private decks, balconies, and private ground floor open space shall not D D LJ IZJ
count toward the common space/recreation area requirement.
Minimum Standard: In mixed use residential and attached residential projects, other required LJ D LJ ~
landscaping and sensitive area buffers without common access links, such as pedestrian trails,
shall not be included toward the required recreation and common space requirement.
Minimum Standard: All buildings and developments with over 30,000 square feet of D D D ~
nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented
space (see illustration, subsection RMC 4-3-100.H3d) according to the following formula:
1% of the lot area+ 1% of the building cirea = Minimum amount of pedestrian-oriented
space
Minimum Standard: To qualify as pedestrian-oriented space, the following must be included: ...:..., LJ .J ?::;]
(a) Visual and pedestrian access (including barrier-free access) to the abutting structures
from the public right-of-way or a nonvehicular courtyard;
(b) Paved walking surfaces of either concrete or approved unit paving;
(c) On-site or building-mounted lighting providing at least four foot-candles (average) on the
ground; and
(d) At least three feet of seating area (bench, ledge, etc.) or one individual seat per 60
square feet of plaza area or open space.
Minimum Standard: The following features are encouraged in pedestrian-oriented space (see ~·· ''.I _j _J ?::;] _,
illustration, subsection RMC 4-3-100.H3e) and may be required by the Director:
(a) Provide pedestrian-oriented uses on the building facade facing the pedestrian-oriented
space.
(b) Spaces should be positioned in areas with significant pedestrian traffic to provide
interest and security -such as adjacent to a building entry.
(c) Provide pedestrian-oriented facades on some or all buildings facing the space.
HEX Report
City of Renton Department of Com.
HCC EXPANSION & REMODEL
ity & Economic Development Pre ,ary Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 23 of 28
(di Provide movable public seating.
Minimum Standard: The following are prohibited within pedestrian-oriented space: D D LJ ~
(a) Adjacent unscreened parking lots;
(b) Adjacent chain link fences;
(c) Adjacent blank walls;
(d) Adjacent dumpsters or service areas; and
(e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute
to the pedestrian environment.
Minimum Standard: The minimum required walkway areas shall not count as pedestrian-D D LJ ~
oriented space. However, where walkways are widened or enhanced beyond minimum
requirements, the area may count as pedestrian-oriented space if the Director determines such
space meets the definition of pedestrian-oriented space.
Minimum Standard: Commercial Arterial Zone Public Plazas.
At each corner of the intersections listed below, there shall be provision of a public plaza of no D D D ~
less than 1,000 square feet with a minimum dimension of 20 feet on one side abutting the
sidewalk. The public plaza must be landscaped consistent with RMC 4-4-070, including at
minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Guideline: Common space areas in mixed use residential and attached residential projects D D D ~
should be centrally located so they are near a majority of dwelling units, accessible and usable
to residents, and visible from surrounding units.
Guideline: Common space areas should be located to take advantage of surrounding features D D D ~
such as building entrances, significant landscaping, unique topography or architecture, and solar
exposure.
Guideline: In mixed use residential and attached residential projects children's play space D D D ~
should be centrally located, visible from the dwellings, and away from hazardous areas like
garbage dumpsters, drainage facilities, streets, and parking areas.
N p N M M M ~ 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:
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: All building facades shall include modulation or articulation at intervals of ~ _J D _J
no more than forty feet (40').
Guideline: Building facades should be modulated and/or articulated with architectural elements ~ D D D
to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and
enhance the character of the neighborhood.
Guideline: Articulation, modulation, and their intervals should create a sense of scale important D D D ~
to residential buildings.
Guideline: A variety of modulations and articulations should be employed to add visual interest ~ D D D
and to reduce the bulk and scale of large projects.
Guideline: Building modulations should be a minimum of two feet deep, 16 feet in height, and ~ D D D
eight feet in width.
Guideline: Alternative methods to shape a building such as angled or curved facade elements, D ~ D D
off-set planes, wing walls, and terracing will be considered; provided, that the intent of this
Section is met.
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 Standard: Untreated blank walls visible from public streets, sidewalks, or interior ~uuu
HEX Report
City of Renton Department of Con
HCC EXPANSION & REMODEL
,ity & Economic Development Pre wry Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 24 of 28
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 400 square feet or greater
and does not include a window, door, building modulation or other architectural detailing.
Minimum Standard: Where blank walls are required or unavoidable, blank walls shall be treated 0 [] _J ~
with one or more of the following (see illustration, subsection RMC 4-3-100.ISd):
(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.
Minimum Standard: Treatment of blank walls shall be proportional to the wall. 0 0 . ~ -
Minimum Standard: Provide human-scaled elements such as a lighting fixture, trellis, or other ~ 0 ~ 0 .
landscape feature along the facade's ground floor.
Minimum Standard: Facades on designated pedestrian-oriented streets shall have at least 75 ~ LJ _J ~
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.
Minimum Standard: Other facade window requirements include the following:
(a) Building facades must have clear windows with visibility into and out of the building. ~ _J _J 0
However, screening may be applied to provide shade and energy efficiency. The minimum
amount of light transmittance for windows shall be SOpercent.
Staff Comment: Provide a materials board.
(b) Display windows shall be designed for frequent change of merchandise, rather than 0 _J _J ~
permanent displays.
(c) Where windows or storefronts occur, they must principally contain clear glazing. I I X
(d) Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. ~ 0
Guideline: The primary building entrance should be made visibly prominent by incorporating a 0 0 0 ~
minimum of one of the following architectural features from each category listed (see
illustration, subsection RMC 4-3-100.ISe):
(a) Facade Features:
(1) Recess;
(2) Overhang;
(3) Canopy;
(4) Trellis;
(5) Portico;
(6) Porch;
(7) Clerestory.
(b) Doorway Features:
(1) Transom windows;
(2) Glass windows flanking door;
(3) Large entry doors;
(4) Ornamental lighting;
(S) Lighted displays.
(c) Detail Features:
(1) Decorative entry paving;
(2) Ornamental building name and address;
(3) Planted containers;
(4) Street furniture (benches, etc.).
Guideline: Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, 0 ~ 0 0
HEX Report
City of Renton Deportment of Corr,
HCC EXPANSION & REMODEL
ity & Economic Development Pr, wry Report to the Hearing Examiner
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Hearing Date July 14, 2009 Page 25 of 28
relief, etc.) should be used to provide ground-level detail.
Stoff Comment: The applicant is highly encouraged to provide any and/or oil of the items listed
above in order to ornament the ground level of the proposed structure.
Guideline: Elevated or terraced planting beds between the walkway and long building walls are D ~ D D
encouraged.
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 Standard: Buildings shall use at least one of the following elements to create varied ~ D _:_j _..:.
and interesting roof profiles (see illustration, subsection RMC 4-3-100.ISf):
(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 6 D _:_j -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 ~ D _:_j ~
building, consistent with RMC 4-4-095E, Roof-Top Equipment.
Minimum Standard: Match color of roof-mounted mechanical equipment to color of exposed D 6l :J _:J
portions of the roof to minimize visual impacts when equipment is visible from higher
elevations.
Stoff Comment: Based on colored renderings provided by the applicant it appears that roof-top
equipment would differ in color from color of the roof. Staff recommends, as o condition of
approval, the applicant match the color of the roof-mounted mechanical equipment to the color
of exposed portions of the roof.
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.
Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open D D 6l _:_j
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.
Stoff Comment: In order to ensure that quality materials are used staff recommends the
applicant submit a materials board subject to the approval of the Current Planning Project
Manager at the time of building permit review. The applicant is highly encouraged to refinish
the entry along NE 1dh Street to correspond with the new construction in order to: provide a
cohesive design element for the entire facility while complying with the remainder of the
standards and guidelines in this section.
Minimum Standard: Materials, individually or in combination, shall have an attractive texture,
~ D ~ ~
pattern, and quality of detailing for all visible facades.
Stott Comment: See comments above.
Minimum Standard: Materials shall be durable, high quality, and reasonably maintained.
~ _:_j 61 ~
Staff Comment: See Condition above.
Minimum Standard: Buildings shall employ material variations such as colors, brick or metal D [iJ 61 ..
...:,
banding, patterns, or textural changes.
Stott Comment: See comments above.
Guideline: Building materials should be attractive, durable, and consistent with more traditional D D ~ D
urban development. Appropriate examples would include brick, integrally colored concrete
masonry, pre-finished metal, stone, steel, glass, and cast-in-place concrete.
Statf.. Comment: See comments above.
HEX Report
City of Renton Deportment of Com.
HCC EXPANSION & REMODEL
:ty & Economic Development Pre ory Report to the Hearing Examiner
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Hearing Date July 14, 2009 Page 26 of 28
Guideline: Concrete walls should be enhanced by texturing, reveals, snap-tie patterns, coloring D D ~ D
with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces,
mosaics, or artwork.
Staff Comment: See comments above.
Guideline: Concrete block walls should be enhanced with integral color, textured blocks and D D ~ D
colored mortar, decorative bond pattern and/or incorporate other masonry materials.
Stat[ Comment: See comments above.
Guideline: Stucco and similar troweled finishes should be used in combination with other more D D ~ D
highly textured finishes or accents. They should not be used at the base of buildings between
the finished floor elevation and four feet (4') above.
Staff Comment: See comments above.
M N p N
F. SIGNAGE: M M A
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encourage signs that are bath clear and of appropriate scale for the project; encourage quality
sign age that contributes to the character of the Urban Center and the Center Village; and create color
and interest.
Minimum Standard: Sign age shall be an integral part of the design approach to the building. D D X
Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. D ><
Minimum Standard: Prohibited signs include (see illustration, subsection RMC 4-3-100.J3a): D D -6
i. Pole signs;
ii. Roof signs;
iii. Back-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.
Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated with the D D D 61
overall building design.
Minimum Standard: Freestanding ground-related monument signs, with the exception of D D _J ~
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.
Minimum Standard: Entry signs shall be limited to the name of the larger development. D IX
Guideline: Alteration of trademarks notwithstanding, corporate signage should not be garish in D D D ~
color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Guideline: Front-lit, ground-mounted monument signs are the preferred type of freestanding D D D ~
sign.
Guideline: Blade type signs, proportional to the building facade on which they are mounted, are D D D ~
encouraged on pedestrian-oriented streets.
M N p N
G. LIGHTING: M M ~
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 Standard: Lighting shall conform to on-site exterior lighting regulations located in D D l6J l:J
RMC 4-4-075, Lighting, Exterior On-Site.
Staff Comment: Staff recommended, as a condition of Approval, the applicant be required to
provide a lighting plan that adequately provides for public safety without casting excessive glare
on adjacent properties at the time of building permit review. Pedestrian scale and down/ighting
shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative
HEX Report
City of Renton Deportment of Comr,
HCC EXPANSION & REMODEL
y & Economic Development Preli 1ry Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Hearing Date July 14, 2009 Page 27 of 28
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.
Minimum Standard: Lighting shall be provided on-site to increase security, but shall not be D D ~ I
~
allowed to directly project off-site.
Sta[[ Comment: See Condition above
Minimum Standard: Pedestrian-scale lighting shall be provided, for both safety and aesthetics, I D ~ ~ L__J
along all streets, at primary and secondary building entrances, at building facades, and at
pedestrian-oriented spaces.
Sta[[ Comment: See Condition above
Guideline: Accent lighting should be provided at focal points such as gateways, public art, and D D [g] D
significant landscape features such as specimen trees.
Guideline: Additional lighting to provide interest in the pedestrian environment may include D D ~ D
sconces on building facades, awnings with down·lighting, decorative street lighting, etc.
I 1, RECOMMENDATION:
Staff recommends approval of the Highlands Community Church Expansion & Remodel, Project File No.
LUA09-051, SA-H, ECF subject to the following conditions:
1. The applicant shall retain the 5 northern cottonwood trees along the western property line along with
the maple on the northwestern property line. A revised tree retention plan shall be submitted to and
approved by the Current Planning Project Manager prior to building permit approval.
2. The applicant shall widen the landscape buffer along the western property line from 20 to at least 28
feet in width. To provide the additional square footage staff recommends the applicant remove one
stall from each tier of the parking modules located to the west of the buffer.
3. The applicant shall submit a revised landscape plan depicting at least 15 feet of landscaping, which may
include landscaping within the right-of-way, along NE 9th Street. The revised landscape plan shall be
submitted to and approved by the Current Planning Manager prior to building permit approval. The
applicant shall remove one stall from each tier of the two parking modules located to the north where
the landscape buffer is the smallest.
4. The applicant shall be required to submit screening detail for the refuse and recyclable deposit area
prior to building permit approval.
5. The applicant shall be required to provide a lighting plan that will adequately provide for public safety
without casting excessive glare on adjacent properties. The lighting plan shall be submitted to and
approved by the Current Planning Project Manager prior to building permit approval.
6. The applicant shall submit a revised landscape and site plan depicting a 30-foot buffer along the
northern border of Parcel B that ties into the proposed landscaping along the western property line.
The revised plan shall be submitted and approved by the Current Planning Project Manager prior to
building permit approval.
7. The applicant shall provide a pedestrian connection within the landscape buffers along the north and
western property lines of Parcel B which is raised for the portion that crosses the entrance into the site
from NE 10th Street. The pedestrian connections will be subject to the approval of the Current Planning
Project Manager.
8. The applicant shall submit a materials list, noting the difference in materials for the pedestrian
pathways. The list shall be submitted to and approved by the Current Planning Project Manager prior
to construction or building permit approval.
HEX Report
City of Renton Deportment of Com
HCC EXPANSION & REMODEL
Hearing Date July 14, 2009
.ity & Economic Development Pn wry Report to the Hearing Examiner
LUA09-051, ECF, SA-HH
Page 28 of 28
9. The applicant shall revise the site plan to include linear pathways in lieu of the meandering pathways
proposed if the bends in the pathway can not be further spaced. A revised set of plans (landscaping,
lighting, site plan, etc) shall be submitted to and approved by the Current Planning Project Manager
prior to building permit approval.
10. The applicant shall provide a landscape maintenance surety device, for a period of no less than three
years, in sufficient amount as determined by the Current Planning Manager prior to temporary
occupancy for the first phase of construction.
11. The applicant shall submit an irrigation plan to and be approved by the Current Planning Project
Manager prior to construction or building permit approval whichever comes first.
12. The applicant shall submit a revised landscaping plan depicting screening for the bus parking, in the
form of landscaping and/or a fence, subject to the approval of the Current Planning Project Manager
prior to building permit approval.
13. The applicant shall match the color of the roof-mounted mechanical equipment to the color of exposed
portions of the roof.
14. The applicant shall submit a materials board subject to the approval of the Current Planning Project
Manager at the time of building permit review.
EXPIRATION PERIODS:
Site Plan Approval typically expires two (2) years from the date of approval. An extension may be requested pursuant to
RMC section 4-7-080.M. Staff is recommending approval of the phasing of the project and extension of the site plan
approval to expire six years from the date of approval.
HEX Report
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Wednesday, September 24, 2008 9:13 AM
Denis Law
Mayor
June 16, 2009
Larry Maison
Higlands Community Church
3031 NE 10'" St
Renton, WA 98056
Subject: Highlands Community Church Expansion & Remodel Modification Request
3031 NE 10'• Street
File No. LUA09°051, SA-H, ECF
Dear Mr. Maison:
This letter is sent in response to your April 22'' request (attached) for modifications from the City's
Refuse and Recyclables regulations (RMC 4-4-090). The request was included as part of the land use
application for the expansion and remodel of the Highlands Community Church Facility.
Summary. of Request
. The applicant is requesting Hearing Examiner Site Plan Review and Environmental (SEPA) Review for the
phased construction of additions to and the interior remodel of the existing Highlands Community
Church facility. The 19,000 square feet of additions include office space, a new lobby and a 2-story
education wing. The additions would creaie the opportunity to remodel the·existing facility and
increase the size.of the sanctuary. The proposal also includes an expansion of the surface parking lot in
the amount ;f 168,000 square feet. As part.of the parking lot expansion the applicant is.also proposing
associated landscaping and pedestrian pathways. The 2 parcel site is approximately 7.68 acres and.is
located within the. Center Village (CV) and Residential-8 du/ac zoning designation~. I~ addition Parcel A,
the location of the proposed parking lot, is located within Urban Design District D. Access·to the site
would continue to be provided via.existing curb cuts along Kirkland Ave NE, NE 9th and NE 10th Street.
One additional entry to the new parking area is proposed on the southwest corner of the site along NE
9th Street. The applicant is requesting ohe administrative modification in order to reduce the refuse
and recycle area from 465 square feet to 260 square feet.
Section 4-4-090.F allows the Administrator to grant modifications from the refuse. and recyclable
standards for individualcases, provided the modification meets the following criteria (pursuant to·RMC
4-9-250.D.2):
a. Will meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements, based upon sound engineering
judgment; and
b. Will not be injurious to other property(ies) in the vicinity; and
c. Conform to the intent and purpose of the.Code; and
d. Can be shown to be justified and required for the use and situation intended; and
IE)(IHI I ISXT 9
.. Renton City Hall o 1055 South Grady Way o · Renton, Washington 9805/
e. Will not create adverse impacts to other property(ies) in the vicinity.
Background
The applicant, Highlands Community Church, has requested a modification from the City's Refuse and
Recyclable Standards (RMC 4-4-090.E) in order reduce the size of the required refuse and recycle
deposit area. There is currently a 260 square foot deposit area for the existing facility. Office,
educational and institutional developments, require a minimum of 2 square feet per every 1,000 square
feet of building gross floor area for recyclables deposit areas and a minimum of 4 square feet per 1,000
square feet of building gross floor area for refuse deposit areas. The code applies in this instance due to
the proposed expansions of the facility which would require a 465 square foot deposit area for the
77,500 square foot facility (465 SF= 2 x [77,500/1,000 SF]+ 4 x [77,500/1,000 SF]). Because the existing
deposit area is less than the minimum required, Mr. Maison has requested a modification on behalf of
Highlands Community Church.
Analysis
a) Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment.
Modification #1
If approved, the size of the refuse and recycle deposit area would be a reduction from the 465
square feet required to the 260 square foot area.that is currently being provided for the existing
facility. The applicant contends that a reduction in the required size of the refuse and recyclable
deposit areas is appropriate due to the use of the facility. The 77,500 square foot facility is not
used to capacity more than one day a week thereby creating less refuse and recyclables than a
typical facility of this size The applicant contends that existing 260 square foot deposit area is
adequate for their expanded facility, thus meeting the objectives of the refuse and recyclable
standards.
Staff concurs the requested modification conforms. to the intent and purpose of the refuse and
recyclable standards by providing adequate deposit areas in the amou_nt necessary for the
Highlands Community Church.
b) Will not be injurious to other property(ies) in the vicinity.
The applicant contends that the waste handling of.the site has not been a concern. The ease of
service and access for the deposit area has been more than adequate for the facility and will
suffice for the expanded facility. Staff concurs, the existing refuse and recyclable deposit areas
would provide adequate space to handle the needs for the existing and proposed facility. It is
not anticipated that the approval of a modification to permit 260 square feet of refuse and
recycle deposit area, as opposed to 465 square feet, would be injurious to other properties in
the vicinity.
c) Conform to the intent and purpose of the Code.
See discussion under criterion "a)" above.
d] Can be shown to be justified and required for the use and situation intended.
The refuse and recyclable standards (RMC 4-4-090.E) require a minimum of 2. square feet per
every 1,000 square feet of building gross floor area be provided for recyclable deposit areas and
a minimum of 4 square feet per 1,000 square feet of building gross floor area be provided for
refuse deposit areas. The applicant contends and staff concurs that based upon the user
volumes of the facility it is anticipated the reduction of the required deposit areas is considered
to be reasonable.
e) Will not create adverse impacts to other property(ies) in the vicinity.
As stated under criterion "a)" & "b)", the proposed parking should not create adverse impacts to
other properties in the vicinity of the church facility.
Decision
The refuse and recyclable deposit area modification for the Highlands Community Church Expansion and
Remodel is hereby approved.
Appeal Process: Appeals of this administrative decision must be filed in writing on or before 5:00 p.m.
June 30, 2009. Appeals must be filed in writing, together with the required $75.00 application fee, with:
Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner
are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the
appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
If you have questions regarding this decision feel free to contact Roca le Timmons, Associate Planner, at
(425) 430-7219.
Sincerely,
Cz \).,=
' C.E. "Chip" Vincent, Director
Planning Division
cc: Jennifer Henning, Planning Manager
Parties of Record
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