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HomeMy WebLinkAboutCedar River Court Admin Decision_16-000392DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONJfTYODECISION:APPROVEDAPPROVEDSUBJECTTOCONDITIONSDENIEDREPORTDATE:June6,2016ProjectName:CedarRiverCourtApartmentFaçadeImprovementsOwner:BryanPark,20127thAveSEBldgA,Ste300,PuyallupWA98374Applicant:SameasownerContact:SabrinaAddison,JohnsonBraund15200521Ave5,Seattle,WA98188FileNumber:LUA16-000392SME,MODProjectManager:MatthewHerrera,SeniorPlannerProjectSummary:TheapplicantisrequestingaShorelineExemptionandModificationofapreviouslyapprovedsiteplanforexteriorbuildingfaçadeimprovementstoanexisting99-unitseniorhousingdevelopment.TheprojectsiteislocatedwithintheCenterDowntown(CD)zone.ThenortheasternportionofthesiteislocatedwithintheShorelineHighIntensitydesignation.Siteimprovements(existingandproposed)are50-feetIandwardoftheordinaryhighwatermark(OHWM)ofCedarRiverReachB.TheoriginalsiteplanwasapprovedJune28,1994.Stuccowastheapprovedcladdingmaterialwiththeoriginalsiteplanandbuildingpermit.Thestuccofaçadeisbeginningtofailandtheapplicantproposestoreplacethestuccowithlapandpanelsiding.Specificexteriorbuildingimprovementsincludetheremovalofexistingfailingstuccocladdingandtheremovalofanexistingglassawningonthenorthelevation.CladdingwillbereplacedwithHardielapandHardiepanelsiding.TheawningwillbereplacedwithalargermetalseamawningwithbrickcoIurnns.ProjectLocation:130MainAvenueSouthSiteArea:0.65acresJonasPata16.10210301e.....:\,‘1031061076<I.._.<!112?Stte130/F.—.—.%‘103119•44in23<2/a-126131tOllI02310003a914123<.59201003oa*..,916cja•S2ndStS2ndStJ)ProjectLocationMapCedarRiverCourtMod June6,2016Page2of5B.EXHIBITS:Exhibit1:StaffReportExhibit2:OriginalApprovedSitePlanExhibit3:ApprovedElevationsC.FINDINGSOFFACT(FOP):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonMay25,2016anddeterminedtheapplicationcompleteonMay25,2016.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectsiteislocatedat130MainAveSouth.3.ThepropertyislocatedwithintheCommercialMixedUseComprehensivePlanlandusedesignation.4.ThesiteislocatedwithintheCenterDowntown(CD)zoningclassification.5.Theprojectsiteiscurrentlydevelopedwitha99-unitseniorhousingdevelopmentona0.65acresitethatreceivedadministrativesiteplanapprovalJune28,1994.6.Thescopeofworkincludestheremovalofexistingstuccocladdingandglassawning.ThecladdingwillbereplacedwithHardielapandHardiepanelsiding.Theglassawningwillbereplacedwithametalseamawning.7.DesignDistrictReview:TheprojectsiteislocatedwithinDesignDistrict‘A’.ThefollowingtablecontainsprojectelementsintendedtocomplywiththeapplicablestandardsoftheDesignDistrict‘A’Standardsandguidelines,asoutlinedinRMC4-3-100.E:ComplianceDesignDistrictGuidelineandStandardAnalysisd.BuildingMaterials:Intent:Toensurehighstandardsofqualityandeffectivemaintenanceovertime;encouragetheuseofmaterialsthatreducethevisualbulkoflargebuildings;andencouragetheuseofmaterialsthataddvisualinteresttotheneighborhood.Guidelines:Buildingmaterialsareanimportantandintegralpartofthearchitecturaldesignofabuildingthatisattractiveandofhighquality.Materialvariationshallbeusedtocreatevisualappealandeliminatemonotonyoffacades.Thisshalloccuronalltacadesinaconsistentmanner.Highqualitymaterialsshallbeused.Ifmaterialslikeconcreteorblockwallsareusedtheyshallbeenhancedtocreatevariationandenhancetheirvisualappeal.Standard:Allsidesofbuildingsvisiblefromastreet,pathway,parkingarea,oropenspaceshallbefinishedonallsideswiththesamebuildingmaterials,detailing,andcolorscheme,orifdifferent,withmaterialsofthesamequality.StaffComment:NewHardielapandHardiepanelsidinginthesamecolorschemeanddetailingwillbeinstalledonallfacadesoftheexistingbuilding.Theexistingbrickbasewillremain.Standard:Allbuildingsshallusematerialvariationssuchascolors,brickormetalbanding,patternsortexturalchanges.‘StaffComment:Newexteriorcladdingprovidesmaterialvariationsandtexturalchangesviatheexistingthebrickatthebaseofthebuilding,lapsidinginthemiddleofthebuilding,andpanelsidingonthemodulatedportionsofthebuilding.CityofRentonDepartmentofCommunity&EconomicDevelopmentCEDARRIVERCOURTAPARTMENTFACADEIMPROVEMENTSAdministrativeReport&DecisionLUA6-000392,SME,MODCedarRiverCourtMod CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTFACADEIMPROVEMENTSLUA16-000392,SME,MODJune6,2016Page3ofSStandard:Materials,individuallyorincombination,shallhavetexture,pattern,andbedetailedonallvisiblefacades.VStaffComment:Allfacadescontainapatternofbrickbasewithlappedsiding.Panelsidingisintegratedintothebuilding’smodulations.Standard:Materialsshallbedurable,highquality,andconsistentwithmoretraditionalurbandevelopment,suchasbrick,integrallycoloredconcretemasonry,pre-finishedmetal,stone,steel,glassandcast-in-placeconcrete.StaffComment:Newcladdingisacementitioussidingthatwillprovideamoredurableexteriorforthenorthwestclimateascomparedtotheexistingstucco.Newawningissteelconstruction.N/AStandard:Ifconcreteisused,wallsshallbeenhancedbytechniquessuchastexturing,reveals,and/orcoloringwithaconcretecoatingoradmixture.Standard:Ifconcreteblockwallsareused,theyshallbeenhancedwithintegralcolor,N/Atexturedblocksandcoloredmortar,decorativebondpatternand/orshallincorporateothermasonrymaterials.Standard:Allbuildingsshallusematerialvariationssuchascolors,brickormetalbanding,patterns,ortexturalchanges.StaffComment:Materialvariationsincludebrick,lap,andpanelcladdingonallfacadesofthebuilding.8.MinorSitePlanModificationAnalysis:Section4-9-200HallowstheAdministratortograntminormodificationstoapprovedSitePlans,providedthemodificationmeetsthefollowingcriteria(pursuanttoRMC4-9-200.H.2):ComplianceMinorSitePlanModificationCriteriaTheadjustmentdoesnotinvolvemorethanatenpercent(10%)increaseinareaorscaleofthedevelopmentintheapprovedsiteplan;or,StaffComment:Theproposedfaçadeimprovementsandreplacementawningdoesnotincreasetheareaofthebuilding,addgrossfloorarea,orincreasethescaleofanystructure.Theproposedimprovementsreplaceexistingcladdingandawningonly.Theadjustmentdoesnothaveasignificantlygreaterimpactontheenvironmentandfacilitiesthantheapprovedplan;orStaffComment:Theproposedfaçadeimprovementsandreplacementawningdoesnotsignificantlyimpacttheenvironmentorfacilities.Nonewstructuresareproposedandnoadditionalutilityconnectionsorinfrastructureupgradesareneeded.Theadjustmentdoesnotchangetheboundariesoftheoriginallyapprovedplan.“StaffComment:Theproposedfaçadeimprovementsandreplacementawningarelimitedtotheboundariesoftheoriginallyapprovedplan.CedarRiverCourtMod CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTFACADEIMPROVEMENTSLUAI6-000392,SME,MODJune6,2016Page4ofSI.CONCLUSIONS:1.TheproposedMinorSitePlanModificationcomplieswiththeDesignDistrict‘A’standards,seeFOE7.2.Theproposed(MinorSitePlanModification)complieswithallthreeminorsiteplanmodificationcriteria,seeFOF8.J.DECISION:TheCedarCourtApartmentsFaçadeImprovementsModificationtoapreviouslyapprovedsiteplan,FileNo.LUA16-000391,asdepictedinExhibit3,isapprovedDATEOFDECISIONONLANDUSEACTION:SIGNATURE:JeniferHenning,PlanningDirectorDateTRANSMITTEDthis6thdayofJune,2016totheOwner/Applicant/Contact:Owner:BryanPark,20127thAveSEApplicant:SabrinaAddison,JohnsonBldgA,Ste300,PuyallupWA98374Braund1520052dAve5,Seattle,WA98188TRANSMITTEDthis65tdayofJune,2016tothefollowing:JanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonJune20,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:TheModificationdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.CedarRiverCourtMod CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionCEDARRIVERCOURTAPARTMENTFACADEIMPROVEMENTSLUA16-000392,SME,MODJune6,2016Page5of5RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.CedarRiverCourtMod 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