HomeMy WebLinkAboutAdministrative Report.Decision.Exhibits_Starbucks at Airport Plaza_16-000506DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
Admin Report
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: October 24, 2016
Project Name: Starbucks at Airport Plaza
Owner: Burkheimer Family, LLC, 1326 5th Avenue NE #708, Seattle, WA 98181
Applicant/Contact: Lance Mueller, Lance Mueller & Associates Architecture, 130 Lakeside Avenue, Suite
250, Seattle, WA 98122
File Number: LUA16-000506, ECF, SA-A, MOD
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA)
Review, and a street modification, for the construction of a new Starbucks with
associated parking, and landscaping. The 0.43 acre site is located within the Commercial
Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning
classification. The proposed building pad is located on the southwest corner of the site,
at the northeast corner of Rainier Ave S and S Tobin St. The proposed building would
have a gross square footage of approximately 2,000 square feet. Access to the site would
be provided via existing curb cuts along Airport Way S, Rainier Ave S, and S Tobin St. The
proposal includes 15 parking spaces within surface parking area to the east of the
proposed structure.
Project Location: 68 Rainier Avenue S
Site Area: 0.43 acres
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 2 of 34
Admin Report
B. EXHIBITS:
Exhibits 1-9: ERC Report and Exhibits
Exhibit 10: Administrative Report & Decision
Exhibit 11: Updated Building Elevations
Exhibit 12: Modification Request
Exhibit 13: SEPA Determination
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Burkheimer Family, LLC
1326 5th Avenue NE #708
Seattle, WA 98181
2. Zoning Classification: Commercial Arterial (CA)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: The site is currently developed with 20,800 square
feet of mixed tenant retail/service uses and a 7,240
square foot bank building as well as surface parking.
5. Critical Areas: Seismic hazard
6. Neighborhood Characteristics:
a. North: Retail development, CA zone
b. East: Strip retail development, CA zone
c. South: Tommy’s Café, CA zone
d. West: McDonald’s, CA zone
6. Site Area: 2.64 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A Incorporation 09/06/1901
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12” cast iron
water main south of the site along the northern edge of S. Tobin Street that can deliver 5,200
gallons per minute (gpm). Reference Project File WTR2700020 in COR Maps for record drawings.
There is also a dead end 10” ductile iron water main west of the site along the eastern edge of
Rainier Avenue S. that ends at a fire hydrant (COR Facility ID No. HYD S 00367) that can deliver
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 3 of 34
Admin Report
1,950 gallons per minute (gpm). Reference Project File WTR2700711 in COR Maps for record
drawings.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 6” PVC side sewer that
serves Banner Bank at 54 Rainier Avenue S. north of the site. The side sewer is connected to the
sewer main in S. Tobin Street and passes through the proposed building footprint.
c. Surface/Storm Water: There is an existing 12” storm drain located along the southern S. Tobin
Street frontage that flows from west to east. There is an existing 12” storm drain located along the
western frontage of Rainier Avenue S. that flows from south to north.
2. Streets: The existing Right of Way along Rainier Ave S is approximately 150 feet and is classified as a
principal Arterial with 7 lanes. S. Tobin Street is a commercial access street. Per RMC 4-6-060, the
minimum right of way for a commercial access street with two lanes is 69’. The minimum paved
roadway width is 36’ including 20’ of travel lanes and 8’ parking lanes on each side. The King County
Assessor’s Map shows an approximate current right of way width of 60’ for S. Tobin Street.
3. Fire Protection: Renton Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July 5,
2016 and determined the application complete on July 13, 2016. The project complies with the 120-day
review period.
2. The project site is located at 68 Rainier Avenue S.
3. The site is currently developed with 20,800 square feet of mixed tenant retail/service uses and a 7,240
square foot bank building as well as surface parking.
4. The proposed building would have a square footage of 2,000 square feet, a maximum height of 21 feet,
and a building coverage of 11 percent.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 4 of 34
Admin Report
5. The front of the building is proposed to be oriented to the west towards Rainier Avenue S. The building
is proposed to be finished with horizontal ribbed metal siding, stucco (or other similar material), and
stone or masonry veneer.
6. Access to the site is provided via 4 existing driveways, which would remain unchanged as a result of
the proposal. One driveway access is off of Airport Way S, two driveway access points are off of Rainier
Avenue S, and one driveway access is off of S Tobin Street. A total of 15 surface parking spaces are
proposed and 8 stacking spaces are proposed in the drive-through.
7. The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use
designation.
8. The site is located within the Commercial Arterial (CA) zoning classification.
9. There are approximately 4 trees on the project site, all 4 trees are proposed to be retained.
10. The site is mapped with a seismic hazard area.
11. Approximately 400-600 cubic yards of material would be excavated for the building footings and
foundation.
12. The applicant is proposing to begin and end construction in Spring of 2017.
13. Staff received one agency comment letter from the Department of Archaeology & Historic Preservation
(DAHP) (Exhibit 9). To address the agency comments, a SEPA mitigation measure was added to the
project requiring that an Archaeology Survey be submitted prior to the issuance of a construction
permit.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on August 15, 2016 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Starbucks at Airport Plaza (Exhibit 13). The DNS-M included one mitigation
measure. A 14-day appeal period commenced on August 19, 2016 and ended on September 2, 2016.
No appeals of the threshold determination were filed.
15. 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. A survey shall be submitted to the Current Planning Project Manager that conforms to the
requirements and standards of the Washington State Office of Archaeology and Historic
Preservation and must be conducted under the on-site supervision of a state-approved
archaeologist prior to construction permit approval. Should evidence of a historic site be found
during site development, work shall immediately cease and the Washington State of
Archaeology and Historic Preservation shall be contacted at (360) 586-3065. In the event that
cultural artifacts are found, work cannot recommence until approval is received from the Office
of Archaeology and Historic Preservation.
16. 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.
17. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City’s
Comprehensive Plan Map. Allow residential uses as part of mixed-use developments, and support new
office and commercial development that is more intensive than what exists to create a vibrant district
and increase employment opportunities. The intention of this designation is to transform strip
commercial development into business districts through the intensification of uses and with cohesive
site planning, landscaping, signage, circulation, parking, and the provision of public amenity features.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 5 of 34
Admin Report
The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of
approval are met:
Compliance Comprehensive Plan Analysis
Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
18. Zoning Development Standard Compliance: Zoning Development Standard Compliance: The purpose
of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to
business areas characterized by enhanced site planning and pedestrian orientation, incorporating
efficient parking lot design, coordinated access, amenities and boulevard treatment with greater
densities. The CA Zone provides for a wide variety of retail sales, services, and other commercial
activities along high-volume traffic corridors. Residential uses may be integrated into the zone through
mixed-use buildings. The zone includes the designated Automall District. The proposal is compliant
with the following development standards if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
Use: Eating and drinking establishments are an outright permitted use within the CA
zone. Drive-in/drive-through retail is permitted as an accessory use provided the use is
located on its own lot with some amount of indoor customer seating to qualify the
drive-through as “accessory” to the eating/drinking establishment.
Staff Comment: The proposal for a Starbucks Restaurant with an accessory drive-
through window is an outright permitted use within the CA zone.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: Not applicable, no residential units are proposed.
N/A
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: Not applicable, no subdivision is proposed.
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is
required. The minimum side yard along a street setback is 15 ft. The minimum setback
may be reduced to 0 ft. through the site plan review process, provided blank walls are
not located within the reduced setback. The maximum side yard along a street
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 6 of 34
Admin Report
setback is 20 feet. There are no minimum side or rear yard setbacks, except 15 ft. if
the lot abuts or is adjacent to a lot zoned residential.
Staff Comment: The proposed building would have an 11-foot 11-inch front yard
setback from Rainier Ave. S and an 18-foot side yard along a street setback along S
Tobin Street. No side or rear setbacks are applicable as the site does not abut a
residential zone. The applicant is requesting a reduction from the required 15 feet
minimum front yard setback to 11 feet 11 inches. The minimum front yard setback may
be reduced, provided no blank walls are located within the reduced setback area. The
front façade of the proposed building includes a building entrance surrounding by
windows and an entry canopy, which extends across over 50 percent of the façade. In
addition, the applicant has proposed a variety of material treatments to enhance the
appearance of the front façade. No blank walls are proposed along the front façade;
therefore the proposed front yard setback reduction to 11 feet 11 inches would comply
with this requirement.
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 60 ft. if the ground
floor of the building is in commercial use.
Staff Comment: The proposal for a new 2,000 square foot Starbucks would result in a
building coverage of 11 percent on the 18,819 square foot site, which is less than the
maximum building coverage of 65 percent.
The proposed building would have a height of 21 feet, which is less than the 50-foot
maximum height permitted.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards shall be
as stipulated by the Department of Community and Economic Development, provided
there shall be a minimum of one street tree planted per address. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise determined by
the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one tree
per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 7 of 34
Admin Report
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have a minimum width of 5 feet.
Staff Comment: The applicant submitted a conceptual landscape plan (Exhibit 3) with
the project application materials. The submitted landscape plan includes an onsite
landscape strip along all street frontages. The landscape strip has a minimum width of
10 feet in all areas, with the exception of a small area on the northwest portion of
where the limits of work are denoted. In this area the onsite landscape strip has a
minimum with of approximately 9 feet and is adjacent to a concrete walkway. A
concrete walkway is not necessary in this location as new a concrete walkway is
proposed from the sidewalk along Rainier Ave S connecting directly to the building
entrance. To ensure that the proposal complies with the City’s landscape regulations,
staff recommends, as a condition of approval, that the landscaped area abutting
Rainier Ave S on the northwest corner of the denoted limits of work area be increased
to the minimum required width of 10 feet.
Along the site’s S Tobin Street frontage, the 10-foot onsite landscape strip would be
vegetated largely with existing landscaping that is proposed to remain. According to
aerial photography of the site, the vegetation in this area is relatively sparse.
Therefore, staff recommends that additional plantings be added to the retained
plantings along S Tobin Street. These additional plantings shall be shown on a detailed
landscape plan to be submitted at the time of building permit review to the Current
Planning Project Manager for review and approval.
The Starbucks building would have 15 parking spaces in the immediate vicinity of the
new building. Within parking lots that have 15 or more parking spaces, a minimum of
15 square feet of landscaping is required per parking space. Based on the proposal for
15 parking spaces adjacent to the new building, a minimum of 225 square feet of
landscaping would be required. The applicant indicates that the proposal would result
in 2,090 square feet of perimeter landscaping and 2,176 square feet of interior
landscaping for a total of 4,266 square feet of parking lot landscaping. The total
amount of parking lot landscaping proposed exceeds the minimum requirement.
Shrubs are required at a minimum rate of 1 per every 20 square feet of landscaped
area. Up to 50 percent of the shrubs may be deciduous. The submitted plant list
included with the conceptual landscape plan did not include quantities of the proposed
shrubs; therefore, staff was unable to verify compliance with this requirement. Staff
recommends, as a condition of approval, that the applicant provide an analysis
demonstrating how the project complies with the following landscaping requirement:
Shrubs are required at a minimum rate of 1 per every 20 square feet of landscaped
area. Up to 50 percent of the shrubs may be deciduous. This analysis shall be provided
to the Current Planning Project Manager for review and approval at the time of
building permit review.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 8 of 34
Admin Report
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and Other significant non-
native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: A total of 4 significant trees have been identified on the project site.
The applicant is required to retain 10 percent or 0.4 trees. The applicant is proposing
to retain 4 trees, which exceeds the minimum tree retention requirements.
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA
lots without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: The proposed Starbucks building is proposed within an existing
shopping center that currently provides vehicular access to all buildings within the
shopping center. The proposed Starbucks would maintain the existing vehicular access
throughout the site.
Parking: Parking regulations require that a minimum of 2.5 spaces per 1,000 square
feet of net floor area and a maximum of 5.0 spaces per 1,000 square feet of net floor
area be provided for a shopping center.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
The drive-through facility shall be so located that sufficient on-site vehicle stacking
space is provided for the handling of motor vehicles using such facility during peak
business hours. Typically 5 stacking spaces per window are required unless otherwise
determined by the Community and Economic Development Administrator. Stacking
spaces cannot obstruct required parking spaces or ingress/egress within the site or
extend into the public right-of-way.
Staff Comment: With the addition of the proposed 2,000 square foot Starbucks, the
Airport Plaza shopping center would have a total of 30,040 square feet of floor area on
the project site. Based on the total floor area of 30,040 square feet, a minimum of 75
spaces would be required and no more than 150 spaces would be permitted. After the
construction of the Starbucks, the shopping center would have a total of 130 parking
spaces, which is within the parking range required for a shopping center.
The applicant’s site plan indicates that the proposed drive-through would
accommodate 8 stacking spaces, which exceeds the City’s minimum requirement of 5.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or retaining walls are proposed.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 9 of 34
Admin Report
19. Design District Review: The project site is located within Design District ‘D’. The following table
contains project elements intended to comply with the standards of the Design District ‘D’ Standards
and guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. 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.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. Lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be provided
for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
Staff Comment: The proposed building would have a maximum height of 20 feet and is
located at the southwest corner of the project site away from the other buildings onsite.
It is not anticipated that the new building would adversely impact direct sun exposure to
nearby buildings.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The proposed building is oriented towards Rainier Avenue S with an
entrance to the building and a proposed pedestrian connection connecting the sidewalk
along Rainier to the building entrance.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The front entrance of the building is oriented towards Rainier Avenue S.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable, no residential uses are proposed.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 10 of 34
Admin Report
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: As previously discussed above, the proposed included a building
entrance facing Rainier Avenue S. The building entrance is surrounded by windows and
protected with a canopy over the entrance. A sidewalk connection is proposed between
the entrance and sidewalk through a landscaped area.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: The proposal includes a canopy over the building entrance and a large
entry door, surrounded by windows.
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional to
the distance above ground level.
Staff Comment: The proposed entry facing Rainier Avenue S is marked with a minimum
4 ½ -foot wide canopy, large windows, and landscaping.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The building entrance from the parking lot is smaller in scale with fewer
windows than the entrance off of Rainier Avenue S.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features should
be incorporated.
Staff Comment: See discussion above.
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: A pedestrian walkway, comprised of textured concrete, is proposed to
connect the proposed Starbucks to the main strip retail building to the east.
N/A
Standard: Ground floor residential units that are directly accessible from the street shall
include entries from front yards to provide transition space from the street or entries
from an open space such as a courtyard or garden that is accessible from the street.
Staff Comment: Not applicable.
c. Transition to Surrounding Development:
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 11 of 34
Admin Report
Intent: To shape redevelopment projects so that the character and value of Renton’s long-
established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition
where new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments;
or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The applicant has proposed a shed roof transitioning to a flat roof to
reduce the bulk and scale of the proposed building.
d. 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.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: The service area for the proposed Starbucks would be located within the
parking lot, adjacent to the exit from the drive-through. The proposed location would be
convenient for tenant use and accessible for the service provider.
Standard: In addition to standard enclosure requirements, garbage, recycling collection,
and utility areas shall be enclosed on all sides, including the roof and screened around
their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The service elements would be enclosed on all sides. A solid cap is
proposed over the top of the service element and the walls would be comprised of main
body block and intercolor textured cmu. The walls would be painted to match the color
of the main building. Galvanized steel gates, painted to match the canopies of the
proposed building are proposed to provide access to the service area.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: See previous discussion above.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 12 of 34
Admin Report
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The applicant has proposed a 3-foot wide landscape strip around 3 sides
of the facility.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
(a) Public art;
(b) Special landscape treatment;
(c) Open space/plaza;
(d) Landmark building form;
(e) Special paving, unique pedestrian scale lighting, or bollards;
(f) Prominent architectural features (trellis, arbor, pergola, or gazebo);
(g) Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Not applicable.
2. PARKING AND VEHICULAR ACCESS:
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 is 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.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 13 of 34
Admin Report
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between:
(a) A building and the front property line; and/or
(b) A building and the side property line (when on a corner lot).
Staff Comment: No parking is proposed between the building and the abutting public
streets.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The proposed surface parking would be screened from view by the
proposed building as well as by landscaping proposed along the public street frontages.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses along
street frontages at a minimum of seventy five percent (75%) of the building frontage
width.
Staff Comment: Not applicable.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not applicable.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not applicable.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not applicable.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 14 of 34
Admin Report
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully 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:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h)Other treatments that meet the intent of this standard...
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: No new vehicular access points are proposed. The four existing driveway
access points off of S Tobin Street, Rainier Avenue S, and Airport Way S would not be
impacted as a result of the construction of the proposed Starbucks.
Standard: The number of driveways and curb cuts shall be minimized, so that
pedestrian circulation along the sidewalk is minimally impeded.
Staff Comment: See previous discussion above.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 15 of 34
Admin Report
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development.
Staff Comment: Delineated pedestrian pathways are proposed around the front and side
of the building with connections to Rainier Avenue S as well as through the surface
parking lot to the adjacent strip retail building to the east of the proposed Starbucks.
The proposed walkway through the parking lot would be comprised of textured concrete
to provide a contrast with the asphalt parking lot driving surface.
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: See previous discussion above.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100
or more feet in width (measured along the facade) shall provide sidewalks at least
12 feet in width. The walkway shall include an 8 foot minimum unobstructed
walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width
to accommodate the anticipated number of users.
Staff Comment: The proposed interior walkways would range in width from 5 feet to 12
feet, which complies with this standard.
N/A Standard: Mid-block connections between buildings shall be provided.
b. 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
year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
Complaint if
Condition of
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 16 of 34
Admin Report
Approval is
Met
Staff Comment: The applicant has indicated that a wood arbor would be provided within
the landscaped area abutting the site’s Rainier Avenue S frontage; however a detail of
the arbor was not provided with the application materials. Staff recommends, as a
condition of approval, that the applicant provide a detail for the proposed arbor on
Rainier Avenue S or other architectural elements incorporating plants on the detailed
landscape plan submitted for review and approval by the Current Planning Project
Manager at the time of Building Permit review.
Compliant if
Condition of
Approval is
Met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The applicant has not identified any site furniture or pedestrian
amenities on the submitted plans. Staff recommends, as a condition of approval that
site furniture and/or other pedestrian amenities (i.e. fountains, public art, etc.) be
provided. These items shall be shown on the detailed landscape plan submitted for
review and approval by the Current Planning Project Manager at the time of Building
Permit review.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: The proposal includes a metal canopy meeting with a minimum width of
4 ½ feet and a height of 10 ½ feet. Along the façade facing Rainier Avenue S, the canopy
extends along the full length of the portion of the façade abutting the pedestrian
walkway. No weather protection is proposed along the building’s S Tobin Street
frontage. Staff recommends, as a condition of approval, that the south building
elevation (facing S Tobin Street) be amended to include weather protection that is a
minimum of 4 ½ feet wide along 75 percent of the building façade. The weather
protection shall have a height between 8 and 15 feet. The revised building elevation
shall be submitted at the time of Building Permit review for review and approval by the
Current Planning Project Manager.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 17 of 34
Admin Report
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
(a) At minimum, fifty (50) square feet per unit shall be provided.
(b) The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
(c) Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
(d) At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. 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;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
(e) The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that 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.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
(a) The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
(b) The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 18 of 34
Admin Report
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
(c) The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the definition
of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
(d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable, the proposed building is only 2,000 square feet.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 19 of 34
Admin Report
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
5. 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.
a. 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.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: The proposed building facades include modulation or articulation at
intervals of no more than 23 feet.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: The proposed modulations have a minimum width of 10 feet, a
minimum depth of 2 feet and a minimum height of 18 feet.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such as
a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable, no portion of the proposed building is greater than 160
feet in length.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 20 of 34
Admin Report
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
Compliant
with
Guideline if
Conditions
of Approval
are met
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The applicant has indicated that human-scaled elements such as light
fixtures, a wood arbor, textured “base” of stone/masonry on the building’s facades, and
metal canopies would be provided. To enhance the aesthetic appearance of the south
façade, facing S Tobin street and to provide some additional human scaled elements,
staff recommends, as a condition of approval, that some building lighting fixtures be
provided along the south façade (facing S Tobin Street). Details of the proposed lighting
fixtures shall be submitted to the Current Planning Project Manager for review and
approval at the time of Building Permit review.
Compliant
with
Guideline if
Conditions
of Approval
are met
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: More than 50 percent of the ground floor façade on the north and west
elevations would be comprised of transparent windows and/or doors. Along the east
elevation, facing S Tobin Street, four clearstory windows are proposed, however the
proposed windows are located above the 8-foot height limit. The combination of these
windows with the canopy, human-scaled lighting, and enhance landscaping along this
façade results in the project’s compliance with the guidelines for this section.
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: The north façade includes clearstory windows above the canopy, which
would provide additional natural light into the proposed Starbucks.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Clear glazing is proposed within the windows.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted glass is proposed.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 21 of 34
Admin Report
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 has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: The windows and doors and a metal canopy have been incorporated
into large portions of the west and north building facades. Windows, building
modulation and variation in the building materials has been incorporated onto the south
facades. There is a blank wall proposed along the project’s east façade, facing S Tobin
Street. However, staff is recommending that the façade be revised to include human-
scaled lighting, a canopy, and additional landscaping. The combination of these
additional elements this façade would result in the project’s compliance with the
guidelines for this section.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Staff Comment: See discussion above under the previous section.
c. 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.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
Staff Comment: The proposed building would have a pitched, shed style roof, which
provides an interesting roof profile, particularly on the west façade, facing Rainier
Avenue S.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 22 of 34
Admin Report
d. 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.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High
quality materials shall be used. If materials like concrete or block walls are used they shall be
enhanced to create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Staff Comment: All sides of the building are proposed to be finished using the same
materials.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: A variety of materials and colors are proposed on the building.
Horizontal ribbed metal siding, stucco (or other similar material), and stone veneer are
the primary materials proposed on the building facades.
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: The proposed materials incorporate a variety of textures, patterns, and
colors and would add visual interest and contrast to the proposed building.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: As discussed above, the materials proposed include stone, metal, and
stucco and are consistent with a traditional urban development.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See previous discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban
design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are
possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a
variance is required.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 23 of 34
Admin Report
Compliance
not yet
demonstrat
ed
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: Signage would be reviewed under a separate permit at the time of
building permit review.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable.
Compliance
not yet
demonstrat
ed
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: Signage would be reviewed under a separate permit at the time of
building permit review.
Compliance
not yet
demonstrat
ed
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: Signage would be reviewed under a separate permit at the time of
building permit review.
Compliance
not yet
demonstrat
ed
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: Signage would be reviewed under a separate permit at the time of
building permit review.
Compliance
not yet
demonstrat
ed
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: Signage would be reviewed under a separate permit at the time of
building permit review.
Compliance
not yet
demonstrat
ed
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: Signage would be reviewed under a separate permit at the time of
building permit review.
Compliance
not yet
demonstrat
ed
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. 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 area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: Signage would be reviewed under a separate permit at the time of
building permit review.
Compliance
not yet
demonstrat
ed
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: Signage would be reviewed under a separate permit at the time of
building permit review.
Compliance Standard: Freestanding signs shall include decorative landscaping (ground cover and/or
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 24 of 34
Admin Report
not yet
demonstrat
ed
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.
Staff Comment: Signage would be reviewed under a separate permit at the time of
building permit review.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
Compliance
not yet
demonstrat
ed
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: A lighting plan was not submitted with the project application
materials. Staff recommends, as a condition of approval, that a lighting plan including
fixture details be submitted at the time of Building Permit review for review and
approval by the Current Planning Project Manager.
Compliant if
Condition of
Approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: As previously discussed above under Ground-level details, staff is
recommending that accent lighting be added to the east façade, facing S Tobin Street to
add architectural interest.
Compliance
not yet
demonstrat
ed
Standard: 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 (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: To be reviewed at the time of Building Permit review.
20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all
conditions of approval are complied with:
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers.
Staff Comment: The site is mapped as a seismic hazard area. A geotechnical report
(Exhibit 6) was submitted with the project application and included an evaluation of
the onsite soils. The report (Exhibit 6) concluded that the project could be constructed
utilizing conventional foundations. An ERC report (Exhibit 1) prepared by staff
included a summary of the submitted soils information and it was determined that
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 25 of 34
Admin Report
additional mitigation would not be required.
21. Street Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2
“Minimum Design Standards Table for Public Streets and Alleys” to maintain the roadway
improvements and right of way width along S Tobin Street.
S Tobin Street is a Commercial Access Street with an existing ROW width of 60 feet (as per assessor
map). The existing traveled way width is 38 feet with curb and gutter, 6’-9” planter strip and a 5-foot
sidewalk on the north side of the roadway. Per RMC 4-6-060, the minimum right of way for a
commercial access street with two lanes is 69’. The minimum paved roadway width is 36’ including 20’
of travel lanes and 8’ parking lanes on each side. A 0.5’ curb, 8’ planter, and 6’ sidewalk are required.
The King County Assessor’s Map shows an approximate current right of way width of 60’ for S. Tobin
Street. A dedication of approximately 4.5’ would be required along the S. Tobin Street frontage to
meet City standards. The existing buildings along S Tobin Street are approximately 5 feet away from
the existing right-of-way. An increase in right of way of 4.5 feet on each side of the roadway would
encroach into the required building setback per zoning.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested
modification, subject to the recommended conditions of approval:
Compliance Street Modification Criteria and Analysis
1. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment:
The Comprehensive Plan Land Use Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety and shared uses. One specific policy
supports the approval of the modification request. This policy is Policy L-58 which states
that the goal is to provide “complete street” that “locate planter strips between the
curb and the sidewalk in order to provide separation between cars and pedestrians.”
The requested street modification is consistent with element of the complete street
standard.
Compliant if
conditions
of approval
are met
2. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment:
The City’s Public Works Transportation section and Community and Economic
Development section reviewed S Tobin Street and the surrounding area and have
determined that a modified Commercial Access street section is more suitable for this
location of S Tobin Street. This determination was based on the fact that the roadway
is directly adjacent to existing commercial buildings and there is insufficient space
between the existing right of way and the existing buildings to expand the roadway
section to meet the full Commercial Access street standards.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 26 of 34
Admin Report
To ensure safety and functionality and meet the intent of the Code requirements staff
recommends as a condition of approval that the curb ramps at the northeast corner of S
Tobin Street and Rainier Ave. S intersection shall be brought up to current ADA
standards.
3. Will not be injurious to other property(ies) in the vicinity.
Staff Comment:
The modified Commercial Access street standards will meet the requirements for safe
vehicular and pedestrian use within the existing right of way and will not be injurious to
other properties in the vicinity
4. Conforms to the intent and purpose of the Code.
Staff Comment:
This modification provides a safe pedestrian and vehicle route in and around the
existing area and conforms to the intent and purpose of the Code.
5. Can be shown to be justified and required for the use and situation intended; and
Staff Comment:
The revised street standards provide a safe design for vehicles and pedestrians provided
that the conditions of approval have been met. See additional comments under
criterion 2. above.
6. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment:
There are no identified adverse impacts to other properties in the vicinity as a result of
the modification of S Tobin Street from a Commercial Access street standard to a
modified Commercial Access street standard.
22. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for both the Master and Site
Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
Conditions
of Approval
are Met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 13, Comprehensive Plan Analysis.
Compliant if
Conditions
of Approval
are Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 14, Zoning Development Standard
Compliance.
Compliant if
Conditions
of Approval
c. Design Regulation Compliance and Consistency.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 27 of 34
Admin Report
are Met Staff Comment: See discussion under FOF 15, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: See FOF 15, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: See FOF 15, Design District Review: Pedestrian Environment.
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.
Staff Comment: A mechanical equipment well is proposed on the roof of the building
and would be screened from public view via an extended parapet located along the
southern portion of the building.
The refuse and recyclable deposit areas would be screened from public view via the
enclosure proposed within the parking lot, adjacent to the exit from the drive-through.
As discussed above under FOF 15, Design District Review: Service Element Location and
Design, the proposed enclosure would comply with the design standards. In addition,
landscaped areas are proposed around the refuse and recyclable deposit area
perimeter. Proposed landscaping including emerald green arborvitae and heavenly
bamboo, would provide additional screening of the service areas from public rights-of-
way.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposed building is one-story with a maximum height of 20 feet,
it is not anticipated that the proposed building would interrupt any visual accessibility
to attractive natural features.
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.
Staff Comment: See discussion under FOF 14, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore staff
recommended that a lighting plan be provided at the time of building permit review
(See Lighting discussion under FOF 15, Design Review: Lighting).
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 28 of 34
Admin Report
Staff Comment: The building is proposed on the southwest corner of the project site
with the front entrance oriented to the west towards Rainer Avenue S. A significant
landscaped buffer (as discussed above under FOF 14, Zoning Development Standard:
Landscaping) be proposed between the structure and the Rainer Avenue S and S Tobin
Street frontages to provide some screening between the building and the street
frontages and potential reduce some of the traffic noise reaching the building. In
addition the building is proposed to be sited at a sufficient distance to provide
adequate spacing between the proposed building and other existing buildings on the
project site.
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.
Staff Comment: The proposed 2,000 square foot building would be one-story with a
maximum height of 20 feet. It is not anticipated that the scale of the proposed building
would adversely impact views and sunlight currently available to adjacent or abutting
properties. The scale of the structure is compatible with other one story retail buildings
within the Airport Plaza shopping center and in the Rainier Ave. S corridor and across S
Tobin St.
The proposed surface parking lot adjacent to the new Starbucks would provide
adequate parking and maneuvering space for vehicles. In addition, no changes in
vehicular access throughout the site are proposed. A pedestrian pathway is proposed
connecting the proposed building to the adjacent strip retail building to the south. The
proposal has considered and provided elements to address vehicular and pedestrian
needs.
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.
Staff Comment: The applicant is proposing to retain existing street trees and
vegetation within the existing landscape strip along S Tobin Street. As previously
discussed above under FOF 14, Zoning Development Standard: Landscaping, staff is
recommending that additional landscaping be planted among the retained
landscaping to further enhance the landscape strip. Limited cut and fill would be
proposed to accommodate the new building, between 400 and 600 cubic yards of
excavation for footings is anticipated.
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.
Staff Comment: See FOF 14, Zoning Development Standard: Landscaping. The proposed
landscaping would soften the appearance of the parking areas and generally enhance
the appearance of the project.
g. Access
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.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 29 of 34
Admin Report
Staff Comment: No new access points are proposed. The proposed building would
utilize the existing driveway access within the Airport Plaza parking lot.
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.
Staff Comment: The proposal includes pedestrian walk ways around the front and side
of the building and a pedestrian walkway through the surface parking lot to the
adjacent strip retail building to the east. The pedestrian walkways are adequately
delineated and would be comprised of a contrasting material.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable, there are no loading and delivery areas proposed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking is not required for buildings
smaller than 4,000 square feet.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 15, Design District Compliance.
h. 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.
Staff Comment: An outdoor patio is proposed along the northeast corner of the
building. The applicant has indicated that tables and chairs would be provided within
this open space area for patrons of Starbucks.
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The site is currently developed as a surface parking lot and does not
include many natural systems that need protecting. As previously discussed above,
there are some existing plantings within the landscape strip along S Tobin Street that
are proposed to be retained and incorporated into the proposed landscape design for
the Starbucks building.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: 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. A Fire Impact Fee, current assessed at $1.84 per
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 30 of 34
Admin Report
square foot would be applicable to the proposal.
Water and Sewer.
Staff Comment: The proposal will require a separate 1” water meter for service. The
service line and meter would be installed by the City of Renton. The current (2016) fee
to install this service line and meter would be $3,310.00. The current System
Development Charge (SDC) for a 1” meter would be $3,245.00.
There is an existing 12” cast iron water main south of the site along the northern edge
of S. Tobin Street that can deliver 5,200 gallons per minute (gpm). Reference Project
File WTR2700020 in COR Maps for record drawings. There is also a dead end 10”
ductile iron water main west of the site along the eastern edge of Rainier Avenue S.
that ends at a fire hydrant (COR Facility ID No. HYD S 00367) that can deliver 1,950
gallons per minute (gpm). Reference Project File WTR2700711 in COR Maps for record
drawings.
No water main extensions would be required. No additional fire hydrants would be
required. A reduced pressure backflow assembly (RPBA) will be required behind the
meter. The RPBA shall be installed per City of Renton standards. If a sprinkler system
is require, a stub out with a double check valve assembly (DCVA) that will need to be
provided for a building fire department connection (FDC).
Sewer service is provided by the City of Renton. The current plan shows the new sewer
line connecting to the existing 12” PVC sewer running west to east in S. Tobin Street
south of the site. Reference Project File WWP2701901 in COR Maps for record
drawings.
There is an existing 6” PVC side sewer that serves Banner Bank at 54 Rainier Avenue S.
north of the site. The side sewer is connected to the sewer main in S. Tobin Street and
passes through the proposed building footprint. Please reference the provided side
sewer card. The plans submitted by BRH show how this side sewer will be rerouted
around the new building and connected to the main in S. Tobin Street. Any new side
sewer serving the bank will need to be contained in a 10’ private sewer easement
where it passes through the Starbucks parcel. The side sewer shall be 6” per City
standards.
The applicant has purposed a sewer reroute of the existing 6” PVC around the
purposed building site. The plans show that clean outs will be installed at two of the
beds of the 6” sewer pipe. The existing sewer stub that will be severed for building
construction can be reused for the side sewer for the new building. Any new side sewer
will need to be 6” per City standards.
A grease trap will need to be installed after the kitchen sink allowing wastewater to
flow through it before discharging to the sewer main. No sewer main extensions would
be required.
The development would be subject to a system development charge (SDC) for sewer
service. The SDC for sewer service is based on the size of the domestic water service.
The current SDC for sewer service with a 1” water meter installation is $2,242.00.
Drainage.
Staff Comment: Refer to Figure 1.1.2.A – Flow Chart to determine what type of
drainage review is required for this site. The site falls within the City’s Peak Rate Flow
Control Standard (Existing Site Conditions). The majority of the site falls within the
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 31 of 34
Admin Report
West Lake Washington – Seattle South Drainage Basin, while the southern project
frontage is part of the Black River Drainage Basin. Drainage plans and a drainage
report complying with the adopted 2009 King County Surface Water Design Manual
(KCSWDM) and the 2010 City of Renton amendments will be required with the building
permit application.
Flow Control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM.
Drainage improvements along the Rainier Avenue S. and S. Tobin Street frontages will
be required to conform to the City’s street standards.
A geotechnical report for the site is required. Information on the water table and soil
permeability, with recommendations of appropriate flow control BMP options with
typical designs for the site from the geotechnical engineer, shall be submitted with the
application.
The development would be subject to stormwater system development charges (SDC).
The current SDCs are $0.594 per square foot of new impervious surface area, but not
less than $1,485.00. Fees are payable at the time of permit issuance.
Transportation.
Staff Comment: Access to the site is proposed via existing driveways off of Rainier
Avenue S, S Tobin Street, and Airport way. Rainier Avenue S. is classified as a principal
arterial. Per RMC 4-6-060, the minimum right-of-way width for a principal arterial
with seven lanes is 125 feet. A 0.5-foot curb, 8-foot planter, and 8-foot sidewalk are
required. The King County Assessor’s Map shows an approximate current right-of-way
width of 150 feet for Rainier Avenue S. No dedication would be required along Rainier
Avenue S.
S. Tobin Street is a commercial access street. Per RMC 4-6-060, the minimum right-of-
way for a commercial access street with two lanes is 69 feet. The minimum paved
roadway width is 36 feet including 20 feet of travel lanes and 8-foot parking lanes on
each side. A 0.5-foot curb, 8-foot planter, and 6-foot sidewalk are required. The King
County Assessor’s Map shows an approximate current right-of-way width of 60 for S.
Tobin Street. A dedication of approximately 4.5 feet would be required along the S.
Tobin Street frontage to meet City standards.
The existing frontage improvements along Rainier Avenue S. and S. Tobin Street consist
of a 0.5-foot curb, 6-foot 9-inch planter and 5-foot sidewalk. The portion of Rainier
Avenue S. and S. Tobin Street that fronts this project is going to be improved by the City
of Renton under the Rainier Avenue Phase 4 Traffic Improvement Project. The Rainier
Avenue Phase 4 project is in preliminary design and construction is expected to start in
2019 or 2020. The applicant has submitted a street modification request (Exhibit 12) to
exempt the project from the requirements for frontage improvements, see FOF 21
above.
A traffic impact analysis (Exhibit 8) submitted by Jake Traffic Engineering has been
received and shows the drive thru with a capacity of 8 cars.
Paving and trench restoration within the City of Renton right-of-way shall comply with
the City’s Restoration and Overlay requirements.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. Currently this fee is assessed at $27.66. This fee increases
each year and the applicable fee is paid at the time of building permit issuance.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 32 of 34
Admin Report
N/A l. Phasing: The applicant is not requesting any additional phasing.
I. CONCLUSIONS:
1. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the CA zoning designation and complies with the zoning and development
standards established with this designation provided the applicant complies with City Code and
conditions of approval, see FOF 18.
3. The proposed site plan review application complies with the Urban Design Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 19.
4. The proposed Starbuck building complies with the adopted Critical Areas Regulations established by
City Code provided all advisory notes and conditions are complied with, see FOF 20.
5. The proposed Starbucks building complies with the modification criteria as established by City Code
provided all advisory notes and conditions are complied with, see FOF 21.
6. The proposed Starbucks building complies with the site plan review criteria as established by
City Code provided all advisory notes and conditions are complied with, see FOF 22.
7. The proposed Starbucks building complies with the street standards, provided the modification
is approved and the project complies with all advisory notes and conditions of approval
contained herein, see FOF 22.
8. There are adequate public services and facilities to accommodate the proposed Starbucks
building, see FOF 22.
J. DECISION:
The Starbucks at Airport Plaza site plan review and modification applications, File No. LUA16-000506, as
depicted in Exhibit 2, are approved and are subject to the following conditions:
1. The landscaped area abutting Rainier Ave S on the northwest corner of the denoted limits of work area
shall be increased to the minimum required width of 10 feet. An updated detailed landscape plan shall
be submitted at the time of building permit review to the Current Planning Project Manager for review
and approval of the expanded landscape area.
2. Additional plantings shall be added to the retained plantings along S Tobin Street. These additional
plantings shall be shown on a detailed landscape plan to be submitted at the time of building permit
review to the Current Planning Project Manager for review and approval.
3. The applicant shall provide an analysis demonstrating how the project complies with the following
landscaping requirement: Shrubs are required at a minimum rate of 1 per every 20 square feet of
landscaped area. Up to 50 percent of the shrubs may be deciduous. This analysis shall be provided to
the Current Planning Project Manager for review and approval at the time of building permit review.
4. The applicant shall provide a detail for the proposed arbor on Rainier Avenue S and/or other
architectural elements incorporating plants on the detailed landscape plan submitted for review and
approval by the Current Planning Project Manager at the time of Building Permit review.
5. A lighting plan including fixture details shall be submitted at the time of Building Permit review for
review and approval by the Current Planning Project Manager.
6. The south building elevation (facing S Tobin Street) shall be amended to include weather protection
that is a minimum of 4 ½ feet wide along 75 percent of the building façade. The weather protection
shall have a height between 8 and 15 feet. The revised building elevation shall be submitted at the time
of Building Permit review for review and approval by the Current Planning Project Manager.
City of Renton Department of Community & Economic Development Administrative Report & Decision
STARBUCKS AT AIRPORT PLAZA LUA16-000506, ECF, SA-A, MOD
October 24, 2016 Page 34 of 34
Admin Report
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.