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HomeMy WebLinkAboutLogan's Place Site Plan - LUA-20-0001111 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 1 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Logan Place Development Site Plan and Development Standard Modifications LUA20-000111, SA-H, MOD ) ) ) ) ) ) ) ) ) FINDINGS OF FACT, CONCLUSIONS OF LAW AND FINAL DECISION Summary The Applicant has applied for site plan approval and one street standard modification for the construction of a three-story multi-family building composed of six attached dwelling units at 129 Logan Ave S. The site plan and modification are approved with conditions. Testimony Clark Close, Renton Senior Planner, summarized the Staff Report. In response to Examiner questions, Mr. Close explained that staff was recommending an increase in first floor height to make the design of the building more compatible with an adjoining design district that requires a ground floor height of 15 feet and first floor height of 18 feet. The project is just a couple parcels from the district. The street modification provides for compatibility with the street frontage improvements of the adjoining district as well. Exhibits The August 11, 2020 Staff Report Exhibits 1-22 identified at Section B of the Staff Report were admitted into the record during the hearing. In addition, the following exhibits were admitted during 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 2 2 the hearing1: Exhibit 23 City of Renton Power Point Exhibit 24 City of Renton COR Maps Exhibit 25 Google Map Findings of Fact Procedural: 1. Applicant. The Applicant is June Lu, 5050 240th Pl SE, Sammamish, WA 98029. 2. Hearing. The Examiner held a virtual hearing on the subject application at noon on August 11, 2020, Zoom Meeting ID 840 0626 3471. Substantive: 3. Project Description. The Applicant has applied for site plan approval and one street standard modification for the construction of a three-story multi-family building composed of six attached dwelling units at 129 Logan Ave S on a 5,000 square foot parcel. A total of six (6) ground floor parking spaces would be provided. Levels 2 and 3 would include three (3) two-bedroom units each for a proposed density of 55 du/ac. The existing single-family house and detached accessory structures would be demolished and two (2) significant trees would be removed. A street modification, from RMC 4-6-060, is being requested to reduce the amount of required right-of-way dedication width from roughly 15’-6” to 4'-6" to provide a 12-foot wide sidewalk width behind the vertical curb. The site is located within the Wellhead Protection Area Zone 1 and a High Seismic Hazard Area. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Adequate water and sewer facilities are proposed. Water and sewer service will be provided by the City of Renton. B. Fire and Police. Police protection is provided by the City of Renton. Fire protection is provided by the Renton Regional Fire Authority. Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development if the Applicant provides Code required improvements and fees. C. Drainage. Adequate drainage facilities are proposed. The Applicant has submitted a Technical Information Report (TIR) and Preliminary Storm, & Utility Plan, prepared by 1 Due to temporary technical difficulties with the City’s website and its audio recording of the hearing, the numbers of the exhibits admitted during the hearing could not be verified. The list of exhibits is accurate, but the number assigned to each may not be accurate. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 3 3 Patrick Harron & Associates, LLC (dated April 28, 2020; revised July 1, 2020; Exhibits 9 and 10). City public works staff have reviewed the TIR and found the Applicant’s preliminary drainage plan to be compliant with the City’s stormwater standards, including the 2017 City of Renton Surface Water Design Manual. Direct connection to the existing storm main in Logan Ave S is proposed via underground pipes and catch basins. D. Parks/Open Space. As conditioned, the proposal provides for adequate and appropriate parks and open space. Elevated open spaces would be provided in the exterior along the south elevation. Interior common spaces would include a lobby. As identified in the conclusions of law, the proposal complies with site plan review open space standards and is thus found to provide for adequate/apporpriate open space. A Park Impact Fee would be required for the future dwelling units. The current Park Impact Fee is $2,676.89 (Multi- family: 5 or more units). Payment of the park impact fee will adequately mitigate the demand placed upon park improvements created by the proposal. E. Transportation. The proposal provides for adequate and appropriate transportation facilities. Access to the site is proposed via a single entry to the structured parking via Logan Ave S. The proposal promotes safe and efficient circulation through a single access point. The existing building and proposed addition is built out to the public sidewalk and therefore internal circulation to the site is limited. The proposed 12-foot wide sidewalk along Logan Ave S and an at grade entrance point at the center of the lot linked to a storefront door and weather protection result in an enhanced pedestrian experience that provides for safe and attractive pedestrian connections. Loading and delivery would be available from Logan Ave S. Onsite loading and delivery access would be provided in the parking garage from Logan Ave S. A potential area for loading and delivery could be behind the building in the uncovered paved area. No information or stripping was designated for loading and delivery onsite. If a separate loading and delivery area from parking and pedestrian areas is proposed onsite, the Applicant may include the loading and delivery area details with the civil construction plan for review. Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $4,836.31 per dwelling unit. This fee increases each year and the applicable fee is paid at the time of building permit issuance. F. Transit and Bicycles. The proposal provides for adequate and appropriate transit and bicycle facilities. Per RMC 4-4-080.F.11.a bicycle parking spaces are required at one-half (0.5) bicycle parking space per one dwelling unit. The proposal contains six (6) units; therefore, a minimum of three (3) bicycle parking stalls shall be required for the residential units. The Applicant is proposing to provide a bicycle rack within the parking garage with the capacity for five (5) bicycle parking spaces to comply with bicycle parking 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 4 4 requirements. Access to the transit center located approximately one (1) block south at 219 Burnett Ave S is provided via public sidewalk. G. Parking. The proposal provides for adequate and appropriate parking. Parking regulations require one parking stall per dwelling unit. The Applicant proposed a total of six (6) parking spaces onsite (3 standard stalls, 2 compact stalls and 1 ADA stalls). 5. Adverse Impacts. There are no significant adverse impacts associated with the project. Adequate infrastructure serves the site as determined in Finding of Fact No. 4. A SEPA Determination of Non-significance was issued on January 27, 2020. See Ex. 14. Impacts are more specifically addressed as follows: A. Structure Placement and Scale. As conditioned, the structure placement and scale are not expected to create undue adverse impact on the adjacent residences and is designed to protect privacy and reduce noise and to maintain compatibility with existing development, surrounding uses and takes into consideration factors such as site amenities, sunlight and pedestrian and vehicle needs. The building addition provides privacy and noise reduction as it is stepped back from Logan Ave S. The exterior common spaces are located adjacent to the public rights-of-ways. There are also no occupied roof decks above the ground level that could project noise over the adjacent buildings to the larger area. All noise from exterior common spaces at ground level would be limited and contained by hardscape and landscape features such as planter boxes, trees and a canopy. The proposed building massing would be rectangular shaped with an outdoor courtyard and a vehicle access driveway located on the northeast corner of the site. The massing of the three-story structure of similar scale to surrounding buildings, such as the Chase Bank and Musicians Hall to the East, the El Kiosko restaurant building to the south and Renton High School to the West. This design would provide the maximum amount of natural sunlight to both the outdoor common spaces and the residential units above. The building includes modulation and step-backs on the south elevation of the building that provides a separation from future development on the abutting parcel to the south and reduces the overall bulk and scale. The separations and proposed setbacks allow solar exposure to the abutting neighbors and provides some visual interest. The Applicant is proposing 12” wide decorative trim between each floor and a 30” wide parapet along the roof line to divide the building into smaller increments and further reduce apparent bulk and scale. Revisions to the entrance canopy, exterior lighting elements, and the provision of certain streetscape elements along Logan Ave S were recommended by staff and required by this Decision to be used to reinforce the pedestrian scale and orientation of the ground floor frontage. If all recommended conditions of approval are met the building's ground floor street frontage would be visually distinct from the upper floors of the building to create a 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 5 5 well-defined, pedestrian-scaled base and as testified by Mr. Close, would provide for design compatibility with the nearby design standards. There are no territorial views for which to maintain visual accessibility with the exception of potential views. Staff received no comments from adjacent properties regarding views. The proposed structure would establish new territorial views to the north as well as potential visual access to Mt. Rainier to the south. B. Lighting. As conditioned, the proposal will provide for adequate lighting that doesn’t significantly adversely affect adjoining properties. A lighting plan was not provided with the application; therefore, a condition of approval requires that a lighting plan be submitted with the building permit application. Approval of the lighting plan shall be contingent upon compliance with City lighting and design standards, which includes lighting for safe pedestrian access while at the same time minimizing light spillage on adjoining properties. Due to the heavy foot and vehicle traffic in the area of the proposed building, it is expected that the covered garage could be an attractive target to auto thieves and prowlers. Therefore, a condition of approval requires that the Applicant provide a lighting/safety plan which includes the following: lighting within the covered garage during all hours to help deter incidents of crime and suspicious activity. C. Equipment Screening. As conditioned, the proposal provides for adequate screening of rooftop equipment. The project application materials did not include screening details for roof or surface mounted utility equipment. Therefore a condition of approval requires that the Applicant submit a separate detailed plan set identifying the location and screening provided for all surface and roof top utility/mechanical equipment with the building permit application. In addition, if the electrical vault is located between the building and street, a condition of approval requires that the electrical vault be placed underground and be subject to the City’s adopted Downtown Streetscape Design Standards and Guidelines. D. Fencing and Retaining Walls. As conditioned, the proposal adequately mitigates against impacts created by fences and retaining walls. No retaining walls are proposed. The Applicant’s landscape plan and color rendering (Exhibits 5 and 7) identify a two foot (2’) tall brick wall located in front of the buildings’ entry. The two walls and planter boxes create an entry courtyard between the front door and Logan Ave S. The brick wall provides safety and privacy for residents of the development. A condition of approval requires the Applicant to submit a courtyard wall detail with the building permit application. Wall material shall be made of high-quality material that complements the architecture of the building. E. Refuse and Recycling. As conditioned, the proposal provides for adequate refuse and recycling space with aesthetic impacts sufficiently screened from view. Based on the proposal for a total six (6) residential units, 27 square feet of refuse and recycle area is required. The proposal includes a 75 square foot area dedicated to refuse and recycle which is less than the required minimum area of eighty (80) square feet for refuse and recyclables deposit areas in a multi-family development. Therefore a condition of approval requires the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 6 6 Applicant to submit a revised floor plan that provides a minimum trash collection area of eighty (80) square feet or formally request a modification from refuse and recyclables deposit area requirements. F. Natural Features/Critical Areas. The proposal will not adversely affect any natural features or critical areas. Limited cutting and filling is proposed on the site as it is virtually flat (Exhibit 4). Most of the existing vegetation on this portion of the subject property will be removed, however, the development would result in additional street trees and new ground level landscaping. Landscaping on the existing Merrill Gardens property that includes seasonal plants and flowers and three (3) vine maple trees. The City’s COR maps has identified the site is within a High Seismic Hazard Area. The Applicant’s geotechnical engineer, Cobalt Geosciences, completed a geotechnical Investigation on February 27, 2020 (Exhibit 11). The geotechnical report has assessed the geological hazards associated with construction in the High Seismic Hazard Area and includes a series of recommendations to ensure that proposed building can be safely constructed. City staff have found the geotechnical report to conform to the City’s critical area requirements. A SEPA mitigation measure was included with the environmental threshold determination that the project comply with the recommendations of the geotechnical report and any updated reports and that the geotechnical engineer reviews the construction and building plans to verify the recommendations and specifications are consistent with the geotechnical report. The SEPA mitigation measures are adopted as conditions of approval. As conditioned, the proposal is found to adequately mitigate against the geologic hazards of the site. The COR mapping system has also identified the property to be located in Wellhead Protection Zone 1 due to its proximity to the City’s source of drinking water. The site’s proposed residential use is not indicative of a type of use that would potentially h arm the City’s groundwater. Further, site excavations are relatively shallow and likely would not encounter groundwater as it was found to be 14 feet below grade. However, any offsite fill materials shall be from a verifiable source in order to ensure it is clear of contaminants. The City’s grading and excavation regulations require imported fill in excess of 50 cubic yards within a Zone protection area have a source statement certified by a qualified professional or confirm the fill was obtained from a WDOT approved source. City staff found no other critical areas or natural features on the project site. G. Landscaping. Aesthetic impacts will be minimized by conformance to landscaping standards. The Applicant’s has submitted a conceptual landscape plan (Exhibit 5) that staff has found to generally conform to the City’s landscaping standards. The Applicant will be required to submit a Detailed Landscape and Irrigation Plan with the building permit submittal that provides location, size, quantity, planting details, and other applicable items as set forth in the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 7 7 RMC 4-8-120 submittal requirements. Staff will evaluate final conformance of the Applicant’s proposed landscaping via building permit review of the Detailed Landscape and Irrigation Plan. The Applicant’s conceptual landscape plan provides for the preservation of one (1) existing tree and planting three (3) new street trees in 4x4 tree grates abutting the sidewalk curb and three (3) new 2” caliper vine maple trees near the northeast corner of the property. The conceptual landscape plan illustrates materials that would be used to enhance the visual character of the building, including an entry courtyard with a rectangular planter box for seasonal plants and flowers between the building and the sidewalk, thereby improve the pedestrian experience along the sidewalk. Although the parcel is located just outside of the City’s Downtown Business District (50 feet), the Applicant is requesting a street modification to reduce the amount of right- of-way dedication in an effort to provide a wider sidewalk and tree grates as required by the City’s Downtown Streetscape Design Standards and Guidelines. For aesthetic consistency, a condition of approval requires the Applicant to submit revised landscape plans with sidewalk paving and street tree grate details that are consistent with a mixed-use street in the City’s adopted Downtown Streetscape Design Standards and Guidelines. No parking is proposed between the street and the building. At-grade uncovered parking (2 parking spaces) is proposed west of the building within the west property line and the building located 15 feet from the west property line. The Applicant proposes foundation level landscaping (trees and mulch) along the building’s north elevation and mulch along the building’s south and west elevations (not occupied by the building footprint or uncovered paving area). In order to screen the uncovered parking area, a condition of approval requires that the Applicant provide vertical shrubs between the uncovered paving area and the west property line in order to screen the parking area. The Applicant will be required to submit a Detailed Landscape and Irrigation Plan with the building permit submittal that provides location, size, quantity, planting details, and other applicable items as set forth in the RMC 4-8-120 submittal requirements. H. Noise. The building addition provides privacy and noise reduction as it is stepped back from Logan Ave S. The exterior common spaces are located adjacent to the public rights-of-way. There are also no occupied roof decks above the ground level that could project noise over the adjacent buildings to the larger area. All noise from exterior common spaces at ground level would be limited and contained by hardscape and landscape features such as planter boxes, trees and a canopy. Conclusions of Law 1. Authority. RMC 4-9-200(B)(2)(a) requires site plan review for all development in the CD zone. RMC 4-9-200(D)(2)(c) requires a public hearing for the site plan application because the project is a commercial project abutting a zone authorizing and developed with single family use. With the public hearing, the site plan application is classified as a Type III permit by RMC 4-8-080(G). RMC 4-8- 080(G) classifies modifications, deviations and alternatives of various code standards as Type I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 8 8 permits, which are administratively approved by staff. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under “the highest-number procedure.” The site plan has the highest numbered review procedures, so all permits must be processed as Type III applications. As Type III applications, RMC 4-8-080(G) grants the Examiner with the authority to hold a hearing and issue a final decision on them, subject to closed record appeal to the City Council. 2. Zoning/Comprehensive Plan Designations. The site is zoned Center Downtown (CD). The Comprehensive Plan Land Use Designation is Commercial & Mixed Use (CMU). 3. Review Criteria/Approval of Modifications. Site plan review standards are governed by RMC 4-9-200(E)(3). The street modification is subject to the review criteria of RMC 4-9-250C5. Finding 21 of the staff report is adopted by this decision as the findings and conclusions for approval of the requested street modification. All applicable site plan criteria are quoted below in italics and applied through corresponding conclusions of law. RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following: a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3- 100. 4. The criterion is met. The proposal is consistent with the Comprehensive Plan for the reasons stated in Finding 16 of the staff report. The proposal does not qualify as a Planned Action Ordinance. The proposal is consistent with applicable land use regulations for the reasons identified in Finding 15- and 17 of the staff report. The proposal is subject to Design District A regulations and complies with them for the reasons identified in Finding No. 18 of the staff report. RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties; iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 9 9 v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 5. The criterion is met. As described in FOF No. 5A, the proposed building is of a scale that is similar to surrounding buildings and design features have been integrated to reduce the appearance of bulk and mass while also allowing for privacy and sunlight. Desirable transitions and linkages for vehicular and pedestrian circulation are provided as determined in FOF No. 4E. Equipment, loading areas and refuse/recycling areas will be screened from view as determined in FOF No. 4E, 5C and 5E. No views will be obstructed by the development as determined in FOF No. 5A. The proposed landscaping detailed in FOF 5G and 5H will reduce noise and glare, maintain privacy and enhance the appearance of the project as determined in FOF 5H. As noted in FOF No. 5B, lighting impacts will be fully mitigated by submission and approval of a lighting plan that conforms with City lighting standards. RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including: i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces; iv. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030; and v. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. 6. The criterion is met. The proposed landscaping, coupled with the modest scale of the building and contemplated office use is sufficient to provide for adequate privacy and noise control for the occupants of the proposed building. The natural landscape will be adequately protected as determined in FOF 5F. Parking impervious surface is adequately minimized as it is all located within an underground garage. The proposed landscaping will maintain privacy and enhance the appearance of the project as determined in FOF 5G. No internal views will be affected by building placement since there’s only one building. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 10 10 RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all users, including: i. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties; ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 7. The criterion is met. The proposal provides for adequate access and circulation as required by the criterion above for the reasons identified in Finding of Fact No. 4E. RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. 8. The criterion is met. As identified in Finding No. 18 of the staff report, elevated open spaces would be provided in exterior along the south elevation. Interior common spaces would include a lobby. RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. 9. The criterion is met. There are no view corridors to shorelines or Mt. Rainier affected by the proposal. As noted in FOF No. 5A, no views are affected. There are no shorelines in proximity to the project for which access could be required. RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. 10. The criterion is met. No natural systems or critical areas would be adversely affected as identified in FOF No. 5F. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 11. The criterion is met. The project is served by adequate services and facilities as determined in Finding of Fact No. 4. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 11 11 RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. 12. Not applicable. No phasing is proposed or necessary for the single building. Decision As conditioned below, the site plan and associated street standard modifications as is approved, subject to the following conditions: 1. The Applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated July 13, 2020. a. The project construction shall comply with the recommendations found in the submitted Geotechnical Investigation, prepared by Cobalt Geosciences, dated February 27, 2020, and future addenda. b. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found, all construction activity shall stop and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington State Department of Archeological and Historic Preservation. 2. The Applicant shall submit revised landscape plans with sidewalk paving and street tree grate details that are consistent with a mixed-use street in the City’s adopted Downtown Streetscape Design Standards and Guidelines. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. 3. The Applicant shall provide vertical shrubs between the uncovered paving area and the west property line in order to screen the parking area. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. 4. The Applicant shall submit a separate detailed plan set identifying the location and screening provided for all surface and roof top utility/mechanical equipment with the building permit application. The plan set shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 5. If the electrical vault is located between the building and street, the electrical vault shall be placed underground. Vault covers in this area would be subject to the City’s adopted Downtown Streetscape Design Standards and Guidelines. 6. The Applicant shall submit a revised floor plan that provides a minimum trash collection area of eighty (80) square feet or a modification from refuse and recyclables deposit area requirements shall be applied for and approved. The updated floor plan or modification shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 7. The Applicant shall submit a courtyard wall detail with the building permit application. Wall material shall be made of high-quality material that complements the architecture of the building. Wall details shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 12 12 8. The Applicant shall submit revised building elevations which incorporate an additional building height of no less than eleven feet (11’) for opportunities of additional ground-level glazing along the ground floor. The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 9. The Applicant shall submit a revised east elevation which includes a wider and taller primary entry. The revised east elevation shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 10. The building’s canopy along the eastern façade shall be increased to a height of no less than nine (9) feet at the bottom of the canopy. Depending upon the final design, the canopy width may need to be enlarged to help emphasize a taller ground floor height at the entrance. The revised building elevations shall be submitted to, and approved by, the Current Planning P roject Manager prior to building permit approval. 11. The Applicant shall provide at least one (1) building modulation at a minimum of two feet (2') in depth and eight feet (8') in width along the eastern and northern façades. 12. The application shall include a metal green screen or similar to be located along the ground floor of the north elevation. If the Applicant finds that landscaping would not be suitable due to limited natural light the climbing plants would receive, equivalent treatment will include artwork clerestory glazing, or other architectural detailing approved by the Current Planning Project Manager. The revised landscape plan or equivalent treatment shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 13. The Applicant shall provide one (1) additional roof element that breaks up the massiveness of uninterrupted roof line. The revised building elevations shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. 14. The Applicant shall submit revised elevation sheets with the building permit application that incorporates at least one (1) additional high-quality cladding material. The revised elevations shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 15. The Applicant shall submit a materials board providing sample materials and colors for the building exterior cladding. The materials board shall be submitted with the building permit application for review and approval by the Current Planning Project Manager prior to permit approval. 16. The Applicant shall submit a pedestrian-scale lighting plan that provides adequate lighting levels in pedestrian areas and also creates visual interest of the building. The lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. 17. The Applicant shall provide a lighting/safety plan which includes the following: lighting within the covered garage during all hours to help deter incidents of crime and suspicious activity. The lighting/safety plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Dated this 26th day of August 2020. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN & DEV STANDARD MODIFICATION CAO VARIANCE - 13 13 City of Edmonds Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III application(s) subject to closed record appeal to the City of Renton City Council. Appeals of the hearing examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision. A request for reconsideration to the hearing examiner may also be filed within this 14-day appeal period. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation.