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LUA16-000782DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONCITYOF——Renton0DECISION:LIAPPROVEDAPPROVEDSUBJECTTOCONDITIONSLIDENIEDREPORTDATE:March10,2017ProjectName:Firestoneat108thSEOwner:RealPropertyInvestors,LLC,26182Aye,Seattle,WA98121Applicant/Contact:LukeRandles,Pacland,1505WestlakeAveN.,Suite305,Seattle,WA98117FileNumber:LUA16-000782,ECF,CU-A,SA-A,MODProjectManager:MatthewHerrera,SeniorPlannerProjectSummary:TheapplicantisrequestingAdministrativeSitePlanReview,AdministrativeConditionalUsePermit,EnvironmentalReview,andfour(4)modificationstoredevelopanexistingCAzonedsitewithaproposed8,261squarefootsingle-storybuildingthatwillaccommodateanewvehicleserviceandrepairbusiness.Associatedimprovementswiththeredevelopmentincludesurfaceparkingfor24vehicles,stormwaterdetentionandwaterqualitytreatment,andlandscaping.Accesstothesitewillremaininapproximatelythesamelocationastheformerrestaurantalongthe108thAveSEfrontage.Theapplicantalsorequestsfour(4)modificationstocoderequirementsrelatedtofrontageimprovementsalong108thAveSEand109AveSE,garbageandrecyclingenclosurerequirements,andloadingspacestandards.Theexistingrestaurantonthesubjectpropertywillberemoved.Thesitecontainsnocriticalareas.ProjectLocation:17808l08tIAveSE,Renton,WA98055SiteArea:0.88acresj-IProjectLocationMapAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE@1O8LUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page2of46B.EXHIBITS:Exhibit1-14:ERCReportandExhibitsExhibit15:PublicCommentLettersExhibit16:ApplicantResponsetoCommentLettersExhibit17:RefuseandRecyclingEnclosureElevationsExhibit18:TreeMemopreparedbyWashingtonForestryConsultant,datedJanuary25,2017Exhibit19:TransportationConcurrencyMemoExhibit20:EnvironmentalDeterminationofNonsignificance(DNS)C.GENERALINFORMATION:1.Owner(s)ofRecord:RPI,LLC,26182’Aye,Seattle,WA981212.ZoningClassification:CommercialArterial(CA)3.ComprehensivePlanLandUseDesignation:CommercialMixedUse(CMU)4.ExistingSiteUse:FastFoodRestaurant5.CriticalAreas:None6.NeighborhoodCharacteristics:VehicleServiceandRepairandSingle-FamilyResidential-CAandResidential-S(Ra.North:8)zones,respectively.b.East:Single-FamilyResidential—R-8zonec.South:Vacantformerfastfoodrestaurant—CAzoned.West:ShoppingCenter—CAzone7.SiteArea:0.8$D.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015BensonHillAnnexationN/A532703/01/2008E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterserviceisprovidedbytheSoosCreekWaterandSewerDistrict.AwateravailabilitycertificatewillberequiredtobesubmittedtotheCitywiththebuildingpermitapplication.b.Sewer:SewerserviceisprovidedbytheSoosCreekWaterandSewerDistrict.AseweravailabilitycertificatewillberequiredtobesubmittedtotheCitywiththebuildingpermitapplication.FirestoneAdminReportFirestoneLUAl6-000782 March10,2017Page3of46c.Surface/StormWater:Anactiveprivatestormwaterconveyanceisonsiteandcurrentlydischargestoa24-inchstormwatermainlocatedwithin108thAveSE.2.Streets:Thepropertycontainsfrontagewithvehicleandpedestrianaccesson108thAveSE,aprincipalarterialprovidingcurbandsidewalk.Thepropertyalsoabuts109AveSE,aresidentialaccessstreetcontainingnovehicleaccessorfrontageimprovements.3.FireProtection:RentonFireAuthorityF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-120:CommercialDevelopmentStandards2.Chapter3EnvironmentalRegulationsandOverlayDistrictsa.Section4-3-100:UrbanDesignRegulations3.Chapter4City-WidePropertyDevelopmentStandards4.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards5.Chapter9Permits—Specifica.Section4-9-030:ConditionalUsePermitsb.Section4-9-070:EnvironmentalReviewProceduresc.Section4-9-200:MasterPlanandSitePlanReview6.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementH.FINDINGSOFFACT(FOF:ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonOctober6,2016anddeterminedtheapplicationcompleteonOctober17,2016.Theapplicationwasputon-holdNovember9,2016torequestadditionalinformationandfortheapplicanttoprovidecorrectionstoplans.Theapplicationwastakenoff-holdFebruary3,2017followingresubmittalofrequesteditems.Theprojectcomplieswiththe120-dayreviewperiod.2.TheapplicantisrequestinganAdministrativeConditionalUsePermit,SitePlanReview,EnvironmentalReview,andfour(4)modificationsfortheremovalofanexisting2,200squarefootfastfoodrestaurantandtheredevelopmentofthepropertytoaccommodateanew8,261squarefootvehicleserviceandrepairbuilding,stormwaterfacility,surfaceparkinglot,andlandscaping.3.Theprojectsiteislocatedat17808103thAveSE.4.Theproposednewbuildingwouldhaveamaximumheightof30-feetattheeastandwestendsofthebuildingwiththeremainderofthebuildingaveraginginheightofapproximately22-feet.5.Theapplicantisproposing24surfaceparkingspaces.CityofRentonDepartmentofCommunity&EconomicDevelopmentFIRESTONE108THAdministrativeReport&DecisionLUA6-000782,ECF,CU-A,SA-A,MODFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE@LUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page4of466.Theprojectsiteiscurrentlydevelopedwithafastfoodrestaurant,surfaceparkingfor44vehicles,andperimeterlandscaping.7.Vehicleaccesstothesitewouldbeprovidedviatheexistingdrivewayalong108thAveSE.Novehicleorpedestrianaccessisprovidedalong109thAveSE.8.ThepropertyislocatedwithintheCommercialMixedUseComprehensivePlanlandusedesignation.9.ThesiteislocatedwithintheCommercialArterialzoningclassification.10.Thereareapproximately26treeslocatedonsiteofwhich17aresignificanttrees.Theapplicantisproposingtoretainatotalofthree(3)trees.11.TheCity’sCORmappingsystemdoesnotidentifyanycriticalareasorbuffersonthesubjectproperty.12.Approximately2,720cubicyardsofmaterialwouldbecutonsite.Approximately2,600cubicyardswouldberemovedandapproximately120cubicyardswouldremainandbeusedasfill.13.TheapplicantisproposingtobeginconstructionduringSummer2017andendinFall2017.14.Staffreceivedtwo(2)publiccommentletters(Exhibit15).Theapplicantrespondeddirectlytothecommentors(Exhibit16)andthisreportcontainsanalysisrelatedtovegetationandaccessconcernsraisedbypubliccommentletters.15.PursuanttotheCityofRenton’sEnvironmentalOrdinanceandSEPA(RCW43.21C,1971asamended),onMarch6,2017theEnvironmnetalReviewCommitteeissuedaDeterminationofNon-Significance(DNS)fortheFirestone@108thproposal(Exhibit20).A14-dayappealperiodwillcommenceonMarch10,2017andwillendonMarch24,2017.16.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.17.ComprehensivePlanCompliance:ThesiteisdesignatedCommercial&MixedUse(CMU)ontheCity’sComprehensivePlanMap.ThepurposeoftheCMUdesignationistoallowresidentialusesaspartofmixed-usedevelopments,andsupportnewofficeandcommercialdevelopmentthatismoreintensivethanwhatexiststocreateavibrantdistrictandincreaseemploymentopportunities.Theintentionofthisdesignationistotransformstripcommercialdevelopmentintobusinessdistrictsthroughtheintensificationofusesandwithcohesivesiteplanning,landscaping,signage,circulation,parking,andtheprovisionofpublicamenityfeatures.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifallconditionsofapprovalaremet:ComprehensivePlanAnalysisGoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreasandneighborhoodsthroughqualitydesignanddevelopment.Policy1-48:AccommodatechangewithintheRentoncommunityinawaythatmaintainsRenton’slivabilityandnaturalbeauty.Policy1-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsideringscaleandcontextininfillprojectdesign.CompliancePolicy1-52:Includehuman-scalefeaturessuchaspedestrianpathways,qualitylandscaping,andpublicspacesthathavediscernableedges,entries,andborderstoFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrotiveReport&DecisionFIRESTONE1THLUAI6-000782,ECF,CU-A,SA-A,MODMarch10,2017PageSof46createadistinctivesenseofplaceinneighborhoods,commercialareas,andcenters.,,Policy1-53:Orientbuildingsindevelopmentstowardthestreetoracommonarea,ratherthantowardparkinglots.Policy1-57:Complementthebuiltenvironmentwithlandscapingusingnative,Vnaturalized,andornamentalplantingsthatareappropriateforthesituationandcircumstanceandwhichprovideforrespite,recreation,andsun/shade.VPolicy1-61:Improvetheappearanceofparkinglotsthroughlandscapingandscreening.18.ZoningDevelopmentStandardCompliance:ThepurposeoftheCommercialArterialZone(CA)istoevolvefrom“stripcommercial”linearbusinessdistrictstobusinessareascharacterizedbyenhancedsiteplanningandpedestrianorientation,incorporatingefficientparkinglotdesign,coordinatedaccess,amenitiesandboulevardtreatmentwithgreaterdensities.TheCAZoneprovidesforawidevarietyofretailsales,services,andothercommercialactivitiesalonghigh-volumetrafficcorridors.Residentialusesmaybeintegratedintothezonethroughmixed-usebuildings.ThezoneincludesthedesignatedAutomallDistrict.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceCAZoneDevelopStandardsandAnalysisCompliantif..Use:VehicleServiceandRepairSmallConditionalUsePermitStaffComment:Vehicleserviceandrepair,smallispermittedintheCAzonewithstipulationsAdministrativeConditionalUsePermitapproval.SeeFOF19ConditionalUsePermitaremetanalysisfordiscussionofcompliance.Density:TheminimumdensityrequiredintheCAzoneis10.0dwellingunitspernetacre.Themaximumdensitypermittedis60dwellingunitspernetacreintheCityCenterandHighlandsCommunityPlanningAreasand30dwellingunitspernetacreinN/AtheEastPlateauandKennydaleCommunityPlanningAreas.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.StaffComment:Notapplicable.Themasterapplicationisforanon-residentialuse.LotDimensions:Theminimumlotsizerequired(lotscreatedafterNov.10,2004)inN/AtheCAzoneis5,000sq.ft.Therearenominimumlotwidthordepthrequirements.StaffComment:Notapplicable.Thelotwasestablishedpriortothereferencedate.Setbacks:Theminimumfrontyardsetbackis15ft.Theminimumsetbackmaybereducedto0ft.throughthesiteplanreviewprocess,providedblankwallsarenotlocatedwithinthereducedsetback.Amaximumfrontyardsetbackof20ft.isrequired.Theminimumsideyardalongastreetsetbackis15ft.Theminimumsetbackmaybereducedto0ft.throughthesiteplanreviewprocess,providedblankwallsare,,notlocatedwithinthereducedsetback.Themaximumsideyardalongastreetsetbackis20feet.Therearenominimumsideorrearyardsetbacks,except15ft.ifthelotabutsorisadjacenttoalotzonedresidential.StaffComment:Thesetbacksnotedinthetablebelowarecompliantforthebuilding.Howeverthesiteplan(Exhibit3)showstheproposedmonumentsignlocatedwiththe15-footfrontyardsetback.TheCity’ssignregulations(RMC4-4-100E.2)requiresignstocomplywiththezone’ssetbacklimitations.Placingthesignbetween15and20feetFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page6of46fromthefrontpropertylineisnotapracticallocationforthevisibilityneedsforthebusinessonthesubjectproperty.Therefore,pertheauthoritygrantedbyRMC4-2-120A:Setbacks,theapplicantmaylocatethesignwithinthefrontyardsolongasitdoesnotinterfereorcausetoreduceanyrequiredlandscaping.SetbacksforProposedFirestoneBuildingWestFrontYardEastRearYardNorthSideYardSouthSideYard15’-16.5’100’66’8’BuildingStandards:TheCAzonehasamaximumbuildingcoverage65%oftotallotareaor75%ifparkingisprovidedwithinthebuildingorwithinanon-siteparkinggarage.Themaximumbuildingheightpermittedis50ft.,except60ft.ifthegroundfloorofthebuildingisincommercialuse.“StaffComment:Theproposedbuilding’s2,261squarefootfootprintwillresultincoverageofapproximately23-percent.Thehighestpointoftheproposedbuildingwillbe30-feetabovefinishedgrade,whichisthetopofridgeoftheeastandwestendsofthebuilding.Theproposalcomplieswithmaximumbuildingcoverageandpermittedbuildingheightrequirementsofthezone.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtotheStreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Allparkinglotsshallhaveperimeterlandscapingasfollows:Suchlandscapingshallbeatleasttenfeet(10’)inwidthasmeasuredfromthestreetright-of-way.Standardsforplantingshallbeasfollows:a.Treesshallbetwoinches(2TT)indiameteratbreastheight(dbh)formulti-Compliantiffamily,commercial,andindustrialusesatanaverageminimumrateofonetreeconditionsperthirty(30)linealfeetofstreetfrontage.ofapprovalb.Shrubsattheminimumrateofonepertwenty(20)squarefeetoflandscapedaremetarea.Uptofiftypercent(50%)ofshrubsmaybedeciduous.c.Groundcoverinsufficientquantitiestoprovideatleastninetypercent(90%)coverageofthelandscapedareawithinthree(3)yearsofinstallation.Surfaceparkinglotswithmorethanfourteen(14)stallsshallbelandscapedasfollows:Surfaceparkinglotswithbetween15and50spacesshallprovide15sfoflandscapingperparkingspace,51and99spacesshallprovide25sfoflandscapingperparkingspace,and100ormorespacesshallprovide35sfoflandscapingperparkingspace.Perimeterparkinglotlandscapingshallbeatleast10feetinwidth,interiorparkinglotlandscapedareasshallhaveaminimumwidthof5feet.StaffComment:Theapplicantisproposingarangeofperimeterlandscapingaroundthesubjectpropertythatprovidesappropriatewidthsforthestreetfrontagelandscaping,perimeterparkinglotlandscaping,interiorparkinglotlandscaping,andpartiallysightobscuringlandscaping.Aconceptuallandscapeplanandplantschedule_____________wassubmittedwiththeprojectapplication(Exhibit5).ProposedtreespeciesincludeFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUAI6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page7of46ParkwayMaple,CapitalFloweringPear,andAustrianBlackPine.ProposedshrubsconsistofEmeraldGreenArborvitae,DwarfWingedEuonymus,CompactOregonGrape,DwarfEnglishLaurel,PJMRhododendron,Spirea,andDenseSpreadingYew.GroundcoverplantingsincludeKinnikinnick,Cotoneaster,Salal,andBlueOatGrass.Ten(10)feetofstreetfrontagelandscapingisrequiredtobeplantedonthesubjectpropertyalong108thAveSE.Theproposedlandscapeplanshowsthree(3)ParkwayMapletrees,DenseSpreadingYew,andBlueOatGrassprovidedina10to11footwideplantingareasouthofthesubjectproperty’sdriveway.Apedestrianpathwaybisectsthestreetfrontagelandscaping,shifts90-degreesandrunsparallelwiththebuildingandthenshifts90-degreesagainandleadstotheentrance.Thenumberofshiftsalongthefrontageisunnecessaryandwilllikelyleadtopedestrianswalkingonthelandscapedareaasitpresentstheshortestdistancebetweenthesidewalkandtheentrance.Thereforestaffrecommendsasaconditionofapproval,theapplicantsubmitrevisedlandscapeplanthatprovidesadirectperpendicularconnectionfromthestreetfrontagebuildingentrancetothesidewalk.TherevisedlandscapeplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Northofthesubjectproperty’sdriveway,aten(10)footwideperimeterparkinglotlandscapingscreenisshownwithone(1)ParkwayMapletree,five(5)DenseSpreadingYew,andBlueOatGrasswithina240squarefootplantingarea.Theamountofshrubsshowndoesnotmeettheminimumplantingrateofone(1)per20squarefeetoflandscapedarea.Thereforestaffrecommendsasaconditionofapproval,theapplicantsubmitarevisedlandscapeplanthatprovidesaminimumofseven(7)additionalshrubswithintheperimeterparkinglotlandscapingscreen.TherevisedlandscapeplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Interiorparkinglotlandscapingisprovidedviabulbextensionsthatareatleastfive(5)feetinwidthextendingfromperimeterlandscaping.Thebulbsprovideapproximately771squarefeetofinteriorlotlandscapingwhichexceedsthe15squarefeetperparkingspacerequirement;howeverthree(3)ofthefive(5)interiorbulbsdonotcontainanyshrubsasrequired.Therefore,staffrecommendsasaconditionofapprovaltheapplicantsubmitarevisedlandscapeplanthatprovidestheshrubswithintheinteriorparkinglotlandscapingbulbsattherequiredrateofoneper20squarefeetoflandscapedarea.TherevisedlandscapeplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Thesiteabutsaresidentialzonedlotalongonthenorthwestportionofthesite.Thelandscapeplanprovidesa15-footwideplantingareawithseven(7)IncenseCedartreesplanted11-feetoncenterwithDwarfWingedEuonymus,PJMRhododendron,Arborvitae,andSalalplantedatthebaseofthetrees.Theplantingshouldprovidetherequiredminimumof50-percentsight-obscuringscreenintendedforthevisualbarrier.Theapplicanthasprovideda37-footwidelandscapedareaalongtheeasternportionofthepropertythatprovidesamixofdeciduousandevergreentrees,shrubs,groundcover,andtheretainedsignificanttrees.AdditionalanalysisforthisareaisprovidedinthetreeretentionsectionbelowandFindingofFact(FOF)19ConditionalUseAnalysis.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page8of46TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof10percentoftreesinacommercialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.StaffComment:TheapplicantinitiallyprovidedaTreeRetentionPlanpreparedbyWashingtonForestryConsultant,datedSeptember23,2016(Exhibit9)withthelanduseapplication.ThetreeinventoryidentifiestheprimaryspeciesfoundonthesubjectpropertyasSitkaSpruce,ScotchPine,andRedAlder.The26surveyedtreesrangebetween6to26inchesDBH.Overallthereportfoundthetreestobeinverypoortofairhealth.Ofthesite’s26trees,9treeswereevaluatedasnon-significantastheycontainedstructuraldefectsand/orwereinsubstandardhealth,resultingintheCompliantif......,subjectpropertycontaining17significanttrees.TheapplicantwouldberequiredtoCOnhIOflretaintwo(2)sigmficanttreestomeetthe10-percentretentionrequirement.approvalismetTheinitialplanproposedbytheapplicantasshownintheTreeRetentionPlanwastoretainone(1)significanttreeandrequestapprovaltoplant12-caliperinchesofnewtreesforreplacement.Duringtheapplicationreviewprocess,staffandtheapplicantidentifiedanopportunitymaintain37-feetoflandscapingalongtheeasternportionofthepropertythatwouldprovidetheretentionofthree(3)significanttreesasshownontheLandscapePlan(Exhibit5),therebymeetingthe10-percentretentionrequirement.However,arevisedtreeretentionplanwithtreeprotectionmeasureswasnotresubmitted.Thereforestaffrecommendsasaconditionofapproval,theapplicantresubmitarevisedtreeretentionplanthatidentifiesthethree(3)retainedtreesandprovidestheprotectionmeasuresduringconstructionasidentifiedbelow.TherevisedtreeretentionplanshallbesubmittedwiththeconstructionpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermitapproval.Duringconstruction,treestoberetained(i.e.,protectedtrees),wouldberequiredtocomplywiththetreeprotectionmeasuresduringconstruction(RMC4-4-130H.9).Theeightcentralcomponentsoftreeprotectionincludedefiningandprotectingthedripline,erectingandmaintainingatemporarysix-foot-highchainlinkconstructionfencewithplacardsaroundthetreetoberetained,protectingthetreefromgradechanges,keepingtheareaclearofimpervioussurfacematerial,restrictinggradingwithinthedripline,providing3”ofbarkmulchwithintherequiredfencing,retainingacertifiedarboristtoensuretreesareprotectedfromdevelopmentactivities,andalternateprotection/safeguardsasnecessary.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE1O8LUAI6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page9of46VehicularAccess:Aconnectionshallbeprovidedforsite-to-sitevehicleaccessways,wheretopographicallyfeasible,toallowasmoothflowoftrafficacrossabuttingCAlotswithouttheneedtouseastreet.Accessmaycomprisetheaislebetweenrowsofparkingstalls,butisnotallowedbetweenabuildingandapublicstreet.StaffComment:TheapplicanthasprovidedanaisleconnectingtothenorthernCompliantispropertybutanextrudedcurbisshownontheperimeter.Thereforestaffrecommendsconditionofasaconditionofapproval,theapplicantsubmitarevisedsiteplanthatremovestheapprovalisextrudedcurbfromtheperimetertofullyprovidethevehicleconnectionasrequiredbymetcode.TherevisedsiteplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.TopographyalongsouthabuttingCAzonedpropertydoesnotprovidetheappropriategradestoprovideconnectionswithoutsignificantgradingandfillingonthesubjectpropertytomatchneighboringgrades.Parking:Parkingregulationsrequirethataminimumandmaximumof2.5spacesper1,000squarefeetofnetareabeprovidedforvehicleserviceandrepair,small.A25percentreductionorincreasefromtheminimumormaximumnumberisparkingspacesmaybegrantedthroughsiteplanreviewiftheapplicantcanjustifythemodificationtothesatisfactionoftheAdministrator.Standardparkingstalldimensionsare9feetby20feet,compactstalldimensionsare8Y2feetby16feet.Thenumberofbicycleparkingspacesshallbeequaltotenpercentf10%)ofthenumberofrequiredoff-streetvehicleparkingspacesStaffComment:Theapplicant’sproposed8,261squarefeetofnetareawithinthenewbuildingresultsina21parkingspacerequirement.Theapplicanthasrequestedamodificationthroughthesiteplanreviewprocesstoprovideanadditionalthree(3)spacesor24totalparkingspaces.Theapplicantcontendsa14percentincreaseinparkingisjustifiedbasedonthedemandexperiencedatotherFirestonestoresintheCompliantifarea.Theapplicantfurthercontendsthatneighboringjurisdictionsallownearlydoubleconditionoftheamountofparkingandinonecasedonotcapthenumberofspacesfortheuse.approvalisTheapplicantcitesthefollowingcitiesandtheirmaximumparkingallowancesformetcomparabledevelopment:Bellevue42-spaces;Newcastle46-spaces;andBurien—nomaximumparking.Stafffindstheadditionof3additionalparkingspaceswouldnothaveadetrimentaleffectontheoverallsiteplanorresultinanoverexpanseofsurfaceparking.Staffrecommendsapprovalofthe14percentincreaseinparkingaspartofthesiteplandecision.Theapplicanthasprovidedstandardparkingstallsin9x18footdimensionsandthereforerequeststhespecialreducedlengthforoverhang.Theoverhangareadoesnotintrudeintoanyrequiredlandscapeareasandthereforeispermitted.Aislewidthswithintheparkinglotexceedtheminimum24-footwidthrequirementfor90-degreespaces.Theapplicanthasprovidedaspaceonthesiteplanfortwobicycleparkingspacesneartheentrancetothebuildingandwithin50-feetoftheROW.Staffrecommendsasaconditionofapprovaltheapplicantsubmitarevisedsiteplanthatprovidesadetail_ _ _ _ ____ _ _ _ _cut-sheetofthebicycleparkingrackthatcomplieswithRMC4-4-O8OEllb.TherevisedFirestoneAdminReportFirestoneLUAl6-000782 March10,2017Page10of46siteplanwithcutsheetshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.FencesandRetainingWalls:Amaximumofeightfeet(8’)anywhereonthelotprovidedthefence,retainingwallorhedgedoesnotstandinorinfrontofanyrequiredlandscapingorposeatrafficvisionhazard.Thereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way.StaffComment:Theapplicanthasproposedaretainingwallapproximately69linearfeetalongthesoutheastportionoftheproperty.Thesiteplan(Exhibit3)notestheretainingwallislessthanfourfeethighalongtheentirespan.Retainingwallmaterialswerenotprovidedintheapplicationmaterials,therefore,staffrecommendsasaconditionofapprovaltheapplicantsubmitarevisedlandscapingplanthatprovidesadetailcutsheetoftheretainingwallmaterialsthatarecomposedofbrick,rock,texturedorpatternedconcrete,orothermasonryproductthatcomplementstheproposedbuildingandsitedevelopment.TherevisedlandscapeplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Theapplicantalsoproposesasix(6)foothighchainlinkfencealongtheeasternportionofthepropertyandalongportionsofthenortheastandsoutheastperimeters.StaffhasrecommendedconditionsrelatedtothelocationandaestheticsoftheproposedfenceinFOF19ConditionalUseAnalysis.Staffreceivedpubliccommentsregardinglimitingaccessthroughthesubjectpropertyandintotheabuttingsingle-familyresidentialneighborhood.SeediscussionoftheconcernsandrecommendedconditionsintheConditionalUsePermitanalysisinFOF19.RefuseandRecyclables:PerRMC4-4-090forretaildevelopmentsaminimumoffive(5)squarefeetperevery1,000squarefeetofbuildinggrossfloorareashallbeprovidedforrecyclablesdepositareasandaminimumoften(10)squarefeetper1,000squarefeetofbuildinggrossfloorareashallbeprovidedforrefusedepositareas.Atotalminimumareaof100squarefeetshallbeprovidedforrecyclingandrefusedepositareas.StaffComment:Basedontheproposalforatotalof8,261squarefeetofretailspace;aminimumareaof123squarefeetofrefuseandrecycleareawouldberequired.Theapplicantisproviding174squarefeetofrefuseandrecyclabledepositareaatthesoutheastportiononthesite.SeeFOF18DesignDistrictReviewfordesignanalysisandaddedcondition.Theapplicantisrequestingamodificationtoprovidelessthantherequired15-footverticalclearanceforthegateopening.SeeFOF18DesignDistrictReviewandF0F24,ModificationAnalysis.19.DesignDistrictReview:TheprojectsiteislocatedwithinDesignDistrict‘D’.ThefollowingtablecontainsprojectelementsintendedtocomplywiththestandardsoftheDesignDistrict‘D’Standardsandguidelines,asoutlinedinRMC4-3-100.E:ComplianceDesignDistrictGuidelineandStandardAnalysisICityofRentonDepartmentofCommunity&EconomicDevelopmentFIRESTONEAdministrativeReport&DecisionLUA16-000782,ECF,CU-A,SA-A,MODCompliantifconditionofapprovalismet/FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page11of461.SITEDESIGNANDBUILDINGLOCATION:Intent:ToensurethatbuildingsarelocatedinrelationtostreetsandotherbuildingssothattheVisionoftheCityofRentoncanberealizedforahigh-densityurbanenvironment;sothatbusinessesenjoyvisibilityfrompublicrights-of-way;andtoencouragepedestrianactivity.a.BuildingLocationandOrientation:Intent:Toensurevisibilityofbusinessesandtoestablishactive,livelyusesalongsidewalksandpedestrianpathways.Toorganizebuildingsforpedestrianuseandsothatnaturallightisavailabletootherstructuresandopenspace.Toensureanappropriatetransitionbetweenbuildings,parkingareas,andotherlanduses;andincreaseprivacyforresidentialuses.Guidelines:Developmentsshallenhancethemutualrelationshipofbuildingswitheachother,aswellaswiththeroads,openspace,andpedestrianamenitieswhileworkingtocreateapedestrianorientedenvironment.Lotsshallbeconfiguredtoencouragevarietyandsothatnaturallightisavailabletobuildingsandopenspace.Theprivacyofindividualsinresidentialusesshallbeprovidedfor.Standard:Theavailabilityofnaturallight(bothdirectandreflected)anddirectsunexposuretonearbybuildingsandopenspace(exceptparkingareas)shallbeconsideredwhensitingstructures.VStaffComment:Thebuildingislocatedalongsouthernportionoftheproperty.Thisbuildinglocationandit’srelativelyminimalheightresultsinlittletonoimpacttosolarexposureoffsite.Amajorityofthedaytimeshadingwouldlikelyoccurintheparkingarea.SeealsoFOF20,SitePlanReview.Standard:Buildingsshallbeorientedtothestreetwithclearconnectionstothesidewalk.“StaffComment:Thebuildingisorientedto108thAveSE.Alive-footwidepedestrianpathwayisprovidedbetweentheentryandthesidewalk.SeeFOF17:Landscapingfortherecommendedconditionrealigningtheproposedwalkway.Standard:Thefrontentryofabuildingshallbeorientedtothestreetoralandscapedpedestrian-onlycourtyard.StaffComment:Theprimaryentryisorientedto102thAveSE.Architecturalfeaturesemphasizingtheentryincludeexpansiveglazing,weatherprotection,andgable-rooffeature.Standard:Buildingswithresidentialuseslocatedatthestreetlevelshallbe:a.Setbackfromthesidewalkaminimumoftenfeet(10’)andfeaturesubstantiallandscapingbetweenthesidewalkandthebuilding;orN/Ab.Havethegroundfloorresidentialusesraisedabovestreetlevelforresidents’privacy.StaffComment:Notapplicableb.BuildingEntries:Intent:Tomakebuildingentrancesconvenienttolocateandeasytoaccess,andensurethatbuildingentriesfurtherthepedestriannatureofthefrontingsidewalkandtheurbancharacterofthedistrict.Guidelines:Primaryentriesshallfacethestreet,serveasafocalpoint,andallowspaceforsocialinteraction.AllentriesshallincludefeaturesthatmakethemeasilyidentifiablewhilereflectingtheFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page12of46architecturalcharacterofthebuilding.Theprimaryentryshallbethemostvisuallyprominententry.Pedestrianaccesstothebuildingfromthesidewalk,parkinglots,and/orotherareasshallbeprovidedandshallenhancetheoverallqualityofthepedestrianexperienceonthesite.Standard:Aprimaryentranceofeachbuildingshallbelocatedonthefacadefacingastreet,shallbeprominent,visiblefromthestreet,connectedbyawalkwaytothepublicsidewalk,andincludehuman-scaleelements.,StaffComment:Theprimaryentranceislocatedalong108thAveSE.Theentranceisprominentviaitsgabledroof,signage,expansiveglazing,andweatherprotection.Theentranceisvisiblefromthestreetandconnectedtothepublicsidewalkwithapavedpedestrianconnection.Humanscaledelementsareprovidedsuchaslandscaping,pavedpedestrianentry,bicyclerack,canopies,andglazing.Standard:Aprimaryentranceofeachbuildingshallbemadevisiblyprominentbyincorporatingarchitecturalfeaturessuchasafacadeoverhang,trellis,largeentrydoors,and/orornamentallighting.StaffComment:Theprimaryentrancecontainsornamentallightingabovetheproposedsignageandoverheadcanopyalongamajorityofthefaçade.SeealsoGroundLevelDetails.StandardBuildingentriesfromastreetshallbeclearlymarkedwithcanopies,architecturalelements,ornamentallighting,orlandscapingandincludeweatherprotectionatleastfourandone-halffeet(4-1/2’)wide.Buildingsthataretallerthanthirtyfeet(30’)inheightshallalsoensurethattheweatherprotectionisproportionaltothedistanceabovegroundlevel.VStaffComment:Thebuilding’sstreetentranceismarkedwithagablerooffeature,glazing,landscaping,andweatherprotection.Theweatherprotectionisapproximately10-feetabovegradeorapproximatelyone-thirdtheentrancefaçadeheightmeasuredtothetopofridge.Theweatherprotectionextends4.5-feetfromthebuildingfaçade.SeealsoGroundLevelDetails.Standard:Buildingentriesfromaparkinglotshallbesubordinatetothoserelatedtothestreet.“StaffComment:Theparkinglotentryissubordinatefromthestreetentryasitcontainslesseramountsofweatherprotectionandglazing.Theparkinglotentrancealsolacksthestreetfrontagelandscapinganddirectpedestrianconnectiontothe108thAveSE.Standard:Featuressuchasentries,lobbies,anddisplaywindowsshallbeorientedtoastreetorpedestrian-orientedspace;otherwise,screeningordecorativefeaturesshould“beincorporated.StaffComment:Seeprimaryentrancediscussionabove.Standard:MultiplebuildingsonthesamesiteshalldirectviewstobuildingentriesbyprovidingacontinuousnetworkofpedestrianpathsandopenspacesthatincorporateN/Alandscaping.StaffComment:Notapplicable.Asinglebuildingisproposedforthesubjectproperty.Standard:GroundfloorresidentialunitsthataredirectlyaccessiblefromthestreetshallN/Aincludeentriesfromfrontyardstoprovidetransitionspacefromthestreetorentriesfromanopenspacesuchasacourtyardorgardenthatisaccessiblefromthestreet.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE1THLUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page13of46StaffComment:Notapplicablec.TransitiontoSurroundingDevelopment:Intent:ToshaperedevelopmentprojectssothatthecharacterandvalueofRenton’slong-established,existingneighborhoodsarepreserved.Guidelines:Carefulsitinganddesigntreatmentshallbeusedtoachieveacompatibletransitionwherenewbuildingsdifferfromsurroundingdevelopmentintermsofbuildingheight,bulkandscale.Standard:Atleastoneofthefollowingdesignelementsshallbeusedtopromoteatransitiontosurroundinguses:1.Buildingproportions,includingstep-backsonupperlevelsinaccordancewiththesurroundingplannedandexistinglanduseforms;or2.Buildingarticulationtodividealargerarchitecturalelementintosmallerincrements;or3.Rooflines,roofpitches,androofshapesdesignedtoreduceapparentbulkandtransitionwithexistingdevelopment.Additionally,theAdministratormayrequireincreasedsetbacksatthesideorrearofabuildinginordertoreducethebulkandscaleoflargerbuildingsand/orsothatsunlightreachesadjacentand/orabuttingyards.StaffComment:Theproposedbuildingissingle-story,rectangular,andmeasuresapproximately58-feetinwidthand154-feetinlength.Thetwohighestpointsofthebuildingareontheeastandwestportionsoftherectangleandmeasure30-feetattopofridgefromfinishedgrade.Rooflinesoneachoftheeastandwestsectionsaregabledandprovideatransitiontotheneighboringsingle-familyresidentialuses.Thecenterofthebuildingcontainstwoverticalparapetsapproximatelytwo-feetinheight.Themixofgableandparapetroofformsassistinreducingapparentbulkandrecognizeneighboringresidentialareas.d.ServiceElementLocationandDesign:Intent:Toreducethepotentialnegativeimpactsofserviceelements(i.e.,wastereceptacles,loadingdocks)bylocatingserviceandloadingareasawayfromhigh-volumepedestrianareas,andscreeningthemfromviewinhighvisibilityareas.Guidelines:Serviceelementsshallbeconcentratedandlocatedsothatimpactstopedestriansandotherabuttingusesareminimized.Theimpactsofserviceelementsshallbemitigatedwithlandscapingandanenclosurewithfencingthatismadeofqualitymaterials.Standard:Serviceelementsshallbelocatedanddesignedtominimizetheimpactsonthepedestrianenvironmentandadjacentuses.Serviceelementsshallbeconcentratedandlocatedwheretheyareaccessibletoservicevehiclesandconvenientfortenantvuse.StaffComment:Thebuildingserviceareaislocatedontheeastportionofthesubjectpropertyandawayfrompedestrianactivityareas.Theareaisscreenedfromthestreetbythebuildingandlandscaping.CompliantStandard:Inadditiontostandardenclosurerequirements,garbage,recyclingcollection,ifconditionandutilityareasshallbeenclosedonallsides,includingtheroofandscreenedaroundoftheirperimeterbyawallorfenceandhaveself-closingdoors.approvalisFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrotiveReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page14of46metStaffComment:Thegarbageandenclosureareaisscreenedonallsidesviaaneight-foothighbrickenclosurewithacedarwoodfencegate.Astandingseammetalroofisalsoshownontheproposedelevations(Exhibit17).Self-closingdoorsarenotidentifiedontheplan.Therefore,staffrecommendsasaconditionofapproval,theapplicantsubmitarevisedelevationplanthatprovidesadetailcutsheetidentifyingtheself-closingmechanismfortheenclosuredoors.TherevisedelevationplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Standard:Serviceenclosuresshallbemadeofmasonry,ornamentalmetalorwood,orsomecombinationofthethree(3).VStaffComment:Theenclosureismadeofbrickwithaluminumfascia.Enclosuredoorsarecomprisedof1x6cedarfencepickets.Standard:Iftheserviceareaisadjacenttoastreet,pathway,orpedestrian-orientedspace,alandscapedplantingstrip,minimum3feetwide,shallbelocatedon3sidesofsuchfacility.N/AStaffComment:Notapplicable.Theenclosureislocatedinaserviceareathatisadjacenttotherearofthebuildingandawayfrompedestrianareas.Theserviceareaisalsoscreenedoffsitebyperimeterlandscapingalongthepropertyboundaries.e.Gateways:Intent:TodistinguishgatewaysasprimaryentrancestodistrictsortotheCity,specialdesignfeaturesandarchitecturalelementsatgatewaysshouldbeprovided.Whilegatewaysshouldbedistinctivewithinthecontextofthedistrict,theyshouldalsobecompatiblewiththedistrictinformandscale.Guidelines:Serviceelementsshallbeconcentratedandlocatedsothatimpactstopedestriansandotherabuttingusesareminimized.Theimpactsofserviceelementsshallbemitigatedwithlandscapingandanenclosurewithfencingthatismadeofqualitymaterials.Standard:DevelopmentslocatedatdistrictgatewaysshallbemarkedwithvisuallyN/Aprominentfeatures.StaffComment:Notapplicable.Standard:GatewayelementsshallbeorientedtowardandscaledforbothpedestriansN/Aandvehicles.StaffComment:Notapplicable.Standard:Visualprominenceshallbedistinguishedbytwo(2)ormoreofthefollowing:(a)Publicart;(b)Speciallandscapetreatment;(c)Openspace/plaza;N/A(U)Landmarkbuildingform;(e)Specialpaving,uniquepedestrianscalelighting,orbollards;(f)Prominentarchitecturalfeatures(trellis,arbor,pergola,orgazebo);(g)Neighborhoodordistrictentryidentification(commercialsignsdonotqualify).StaffComment:Notapplicable.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page15of462.PARKINGANDVEHICULARACCESS:Intent:Toprovidesafe,convenientaccesstotheUrbanCenterandtheCenterVillage;incorporatevariousmodesoftransportation,includingpublicmasstransit,inordertoreducetrafficvolumesandotherimpactsfromvehicles;ensuresufficientparkingisprovided,whileencouragingcreativityinreducingtheimpactsofparkingareas;allowanactivepedestrianenvironmentbymaintainingcontiguousstreetfrontages,withoutparkinglotsitingalongsidewalksandbuildingfacades;minimizethevisualimpactofparkinglots;anduseaccessstreetsandparkingtomaintainanurbanedgetothedistrict.a.SurfaceParking:Intent:Tomaintainactivepedestrianenvironmentsalongstreetsbyplacingparkinglotsprimarilyinbackofbuildings.Guidelines:Surfaceparkingshallbelocatedanddesignedsoastoreducethevisualimpactoftheparkingareaandassociatedvehicles.Largeareasofsurfaceparkingshallalsobedesignedtoaccommodatefutureinfilldevelopment.Standard:Parkingshallbelocatedsothatnosurfaceparkingislocatedbetween:(a)Abuildingandthefrontpropertyline;and/or(b)Abuildingandthesidepropertyline(whenonacornerlot).StaffComment:Noparkingisproposedbetweenthebuildingandthefrontpropertylinealong108thAveSE.Landscapingandapedestrianonlyconnectiontothepublicsidewalkisprovidedbetweenthebuildingandfrontpropertyline.Parkingislocatedalongthesideandrearportionoftheproperty.Thepropertyisnotacornerlot.Standard:Parkingshallbelocatedsothatitisscreenedfromsurroundingstreetsbybuildings,landscaping,and/orgatewayfeaturesasdictatedbylocation.StaffComment:ParkingislocatedsothatitisscreenedfromsurroundingstreetsbyV’landscaping.A10-footwideperimeterparkinglotlandscapingscreenisprovidedbetweentheparkingareaand108thAveSE.Parkingalongtherearportionofthepropertywouldbescreenedbya37-footwidelandscapedareawithretainedmaturetreesandnewlyplantedevergreenvegetation.b.StructuredParkingGarages:Intent:Topromotemoreefficientuseoflandneededforvehicleparking;encouragetheuseofstructuredparking;physicallyandvisuallyintegrateparkinggarageswithotheruses;andreducetheoverallimpactofparkinggarages.Guidelines:Parkinggaragesshallnotdominatethestreetscape;theyshallbedesignedtobecomplementarywithadjacentandabuttingbuildings.Theyshallbesitedtocomplement,notsubordinate,pedestrianentries.Similarforms,materials,and/ordetailstotheprimarybuilding(s)shouldbeusedtoenhancegarages.Standard:Parkingstructuresshallprovidespaceforgroundfloorcommercialusesalongstreetfrontagesataminimumofseventyfivepercent(75%)ofthebuildingfrontageN/Awidth.StaffComment:Notapplicable.Standard:Theentirefacademustfeatureapedestrian-orientedfacade.TheN/AAdministratoroftheDepartmentofCommunityandEconomicDevelopmentmayapproveparkingstructuresthatdonotfeatureapedestrianorientationinlimitedFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page16of46circumstances.Ifallowed,thestructureshallbesetbackatleastsixfeet(6’)fromthesidewalkandfeaturesubstantiallandscaping.Thislandscapingshallincludeacombinationofevergreenanddeciduoustrees,shrubs,andgroundcover.Thissetbackshallbeincreasedtotenfeet(10’)whenabuttingaprimaryarterialand/orminorarterial.StaffComment:Notapplicable.Standard:Publicfacingfacadesshallbearticulatedbyarches,lintels,masonrytrim,orN/Aotherarchitecturalelementsand/ormaterials.StaffComment:Notapplicable.Standard:TheentrytotheparkinggarageshallbelocatedawayfromtheprimaryN/Astreet,toeitherthesideorrearofthebuilding.StaffComment:Notapplicable.Standard:Parkinggaragesatgradeshallincludescreeningorbeenclosedfromviewwithtreatmentsuchaswalls,decorativegrilles,trelliswithlandscaping,oraN/Acombinationoftreatments.StaffComment:Notapplicable.Standard:TheAdministratoroftheDepartmentofCommunityandEconomicDevelopmentordesigneemayallowareducedsetbackwheretheapplicantcansuccessfullydemonstratethatthelandscapedareaand/orotherdesigntreatmentmeetstheintentofthesestandardsandguidelines.Possibletreatmentstoreducethesetbackincludelandscapingcomponentsplusoneormoreofthefollowingintegratedwiththearchitecturaldesignofthebuilding:(a)Ornamentalgrillwork(otherthanverticalbars);(b)Decorativeartwork;N/A(c)Displaywindows;(d)Brick,tile,orstone;(e)Pre-castdecorativepanels;(f)Vine-coveredtrellis;(g)Raisedlandscapingbedswithdecorativematerials;orfh)Othertreatmentsthatmeettheintentofthisstandard...StaffComment:Notapplicable.c.VehicularAccess:Intent:Tomaintainacontiguousanduninterruptedsidewalkbyminimizing,consolidating,and/oreliminatingvehicularaccessoffstreets.Guidelines:Vehicularaccesstoparkinggaragesandparkinglotsshallnotimpedeorinterruptpedestrianmobility.Theimpactsofcurbcutstopedestrianaccessonsidewalksshallbeminimized.CompliantStandard:Accesstoparkinglotsandgaragesshallbefromalleys,whenavailable.Ifnotwithintentavailable,accessshalloccuratsidestreets.GuidelinesStaffComment:Vehicularaccessisproposedtoremainintheexistingdrivewayalong108thAveSE.Novehicleaccessisproposedalongthe109thAveSEfrontageasitisaFirestoneAdminReportFirestoneLUAl6-O00782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page17of46residentialaccessstreetthatservestheabuttingsingle-familyresidentialneighborhood.Concernsfromtheneighboringresidentsrelatingtovehicleaccesson109thAveSEwereprovidedduringthepubliccommentperiod(Exhibit15).Existingcommercialusesalong108thAveSEdonotprovideaccessalong109thAveSE.LimitingvehicleaccesstoAveSEprovidesconsistencywiththesurroundingdevelopment.Standard:Thenumberofdrivewaysandcurbcutsshallbeminimized,sothatpedestriancirculationalongthesidewalkisminimallyimpeded.StaffComment:Thesubjectpropertycontainsandwillcontinuetohaveonedrivewayalongtheio8AveSEfrontage.3.PEDESTRIANENVIRONMENT:Intent:ToenhancetheurbancharacterofdevelopmentintheUrbanCenterandtheCenterVillagebycreatingpedestriannetworksandbyprovidingstronglinksfromstreetsanddrivestobuildingentrances;makethepedestrianenvironmentsaferandmoreconvenient,comfortable,andpleasanttowalkbetweenbusinesses,onsidewalks,toandfromaccesspoints,andthroughparkinglots;andpromotetheuseofmulti-modalandpublictransportationsystemsinordertoreduceothervehiculartraffic.a.PedestrianCirculation:Intent:Tocreateanetworkoflinkagesforpedestrianstoimprovesafetyandconvenienceandenhancethepedestrianenvironment.Guidelines:Thepedestrianenvironmentshallbegivenpriorityandimportanceinthedesignofprojects.Sidewalksand/orpathwaysshallbeprovidedandshallprovidesafeaccesstobuildingsfromparkingareas.Providingpedestrianconnectionstoabuttingpropertiesisanimportantaspectofconnectivityandencouragespedestrianactivityandshallbeconsidered.Pathwaysshallbeeasilyidentifiabletopedestriansanddrivers.Standard:Apedestriancirculationsystemofpathwaysthatareclearlydelineatedandconnectbuildings,openspace,andparkingareaswiththesidewalksystemandabuttingpropertiesshallbeprovided.(a)Pathwaysshallbelocatedsothatthereareclearsightlines,toincreasesafety.(b)Pathwaysshallbeanall-weatherorpermeablewalkingsurface,unlesstheapplicantcandemonstratethattheproposedsurfaceisappropriatefortheanticipatednumberofusersandcomplementarytothedesignofthedevelopment.vStaffComment:A5-footwidepedestrianpathwayisprovidedfromprimaryentrancealong108thAveSEtothepublicsidewalk.StaffrecommendedasaconditionofapprovalinFOF17thepathwayberealignedperpendiculartothebuildinginordertoreducethepotentialforpedestrianstocrossthroughthestreetfrontagelandscaping.Thisconditionalsoresultsinthepathwayhavingaclearsightlinebetweenthebuildingandthesidewalk.A5-footwidepedestrianpathwayisalsoprovidedalongthestreetfaçadeandwrapstothenorthentrancewherethepedestrianpathflaresto8.5-feetinwidth.Pathwaysareshownatypicalconcretesidewalkpavement.CompliantStandard:PathwayswithinparkingareasshallbeprovidedanddifferentiatedbywithIntentmaterialortexture(i.e.,raisedwalkway,stampedconcrete,orpayers)fromabutting1fldpavingmaterials.Permeablematerialsareencouraged.ThepathwaysshallbeGuidelinesperpendiculartotheapplicablebuildingfacadeandnogreaterthanonehundredfiftyFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUAI6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page1$of46feet(150’)apart.StaffComment:Asinglerowofparkingisproposedacrossfromthebuilding’svehiclerepairbaydoorsandalongtherearportionoftheproperty.Areasforpathwayswithintheparkingareawouldlikelybeawkwardandpotentiallyconfusingduetothesitelayoutastheentranceisnearthestreet.Anypedestrianpathwaytoservemostoftheparkingspaceswouldlikelyrunparallelwiththebuildinginsteadofperpendicularasintended.Pedestrianswouldhavearelativelyshortdistancefromtheirvehiclestotheentranceandthereforeadelineatedpathwayforthissitewouldbeunnecessary.Standard:Sidewalksandpathwaysalongthefacadesofbuildingsshallbeofsufficientwidthtoaccommodateanticipatednumbersofusers.Specifically:(a)Sidewalksandpathwaysalongthefacadesofmixeduseandretailbuildings100ormorefeetinwidth(measuredalongthefacade)shallprovidesidewalksatleast12feetinwidth.Thewalkwayshallincludean8footminimumunobstructedwalkingsurface.(b)Interiorpathwaysshallbeprovidedandshallvaryinwidthtoestablishahierarchy.Thewidthsshallbebasedontheintendednumberofusers;tobenosmallerthanfivefeet(5’)andnogreaterthantwelvefeet(12’).(c)Forallotherinteriorpathways,theproposedwalkwayshallbeofsufficientwidthtoaccommodatetheanticipatednumberofusers.StaffComment:ThepathwayfromtheROWtothebuildingandextensionalongthestreet-side(west)façadeis5-feetinwidth.Aninteriorpathway/plazaareais8.5-feetinwidth.N/AStandard:Mid-blockconnectionsbetweenbuildingsshallbeprovided.b.PedestrianAmenities:Intent:Tocreateattractivespacesthatunifythebuildingandstreetenvironmentsandareinvitingandcomfortableforpedestrians;andprovidepubliclyaccessibleareasthatfunctionforavarietyofyear-roundactivities,undertypicalseasonalweatherconditions.Guidelines:Thepedestrianenvironmentshallbegivenpriorityandimportanceinthedesignofprojects.Amenitiesthatencouragepedestrianuseandenhancethepedestrianexperienceshallbeincluded.Standard:Architecturalelementsthatincorporateplants,particularlyatbuildingentrances,inpubliclyaccessiblespacesandatfacadesalongstreets,shallbeprovided.StaffComment:Awidenedsidewalk/pedestrianplazaisprovidedalongthenorthCompliantiffacade.Additionally,apedestrianpathwayextendsfromthepublicsidewalktotheConditionofstreetside(primary)entrancewiththepathwayextendingalongtheentirestreetsideApprovalisfaçade.Therearenoarchitecturalelementsthatincorporateplantsatthesepublicmet.entrancesshownonthelandscapeplan.Thereforestaffrecommendsasaconditionofapproval,theapplicantprovideaminimumoftwo(2)plantercontainersneareachofthetwo(2)publicentrances.Thelandscapeplanshallalsoprovideadditionalwidthalongpedestrianpathwayextendingoutwardfromthebuildingalongthestreetsidefaçadenearthe108thAveSEentrancetoaccommodatetheadditionalpedestrianamenities.TherevisedlandscapeplanwithcutsheetsoftheplantercontainersandFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE108wLUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page19of46widenedpavedentranceareashallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Standard:Amenitiessuchasoutdoorgroupseating,benches,transitshelters,fountains,andpublicartshallbeprovided.(a)Sitefurnitureshallbemadeofdurable,vandal-andweather-resistantmaterialsthatdonotretainrainwaterandcanbereasonablymaintainedoveranextendedperiodoftime.(b)SitefurnitureandamenitiesshallnotimpedeorblockpedestrianaccesstoCompliantifConditionofpublicspacesorbuildingentrances.ApprovalisStaffComment:TherearenositefurnitureamenitiescurrentlyshownonthesiteplanMetapplication.Tofulfilloutdoorpedestrianamenitiesrequirements,staffrecommendsasaconditionofapproval,theapplicantsubmitarevisedsiteplanthatprovidesaminimumoftwo(2)outdoorseatingbencheswithdetailcutsheetsverifyingthebenchesaremadeofdurable,vandal-andweather-resistantmaterialstobelocatedneareachentrancearea.TherevisedsiteplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Standard:Pedestrianoverheadweatherprotectionintheformofawnings,marquees,canopies,orbuildingoverhangsshallbeprovided.Theseelementsshallbeaminimumoffourandone-halffeet(4-1/2’)widealongatleastseventyfivepercent(75%)ofthelengthofthebuildingfacadefacingthestreet,amaximumheightoffifteenfeet(15’)abovethegroundelevation,andnolowerthaneightfeet(8’)abovegroundlevel.StaffComment:Theapplicant’ssiteplan(Exhibit3)andexteriorelevations(Exhibit11)provideoverheadweatherprotectionintheformofcanopiesthatextend4.5-feetfromthebuilding.Thecanopiesspan50-feet(86-percent)alongthestreetsidefaçade.Theheightofthecanopiesis10-feetabovefinishedgrade.4.RECREATIONAREASANDCOMMONOPENSPACE:Intent:Toensurethatareasforbothpassiveandactiverecreationareavailabletoresidents,workers,andvisitorsandthattheseareasareofsufficientsizefortheintendedactivityandinconvenientlocations.Tocreateusableandinvitingopenspacethatisaccessibletothepublic;andtopromotepedestrianactivityonstreetsparticularlyatstreetcorners.Guidelines:Developmentslocatedatstreetintersectionsshouldprovidepedestrian-orientedspaceatthestreetcornertoemphasizepedestrianactivity(illustrationbelow).Recreationandcommonopenspaceareasareintegralaspectsofqualitydevelopmentthatencouragepedestriansandusers.Theseareasshallbeprovidedinanamountthatisadequatetobefunctionalandusable;theyshallalsobelandscapedandlocatedsothattheyareappealingtousersandpedestriansStandard:Allmixeduseresidentialandattachedhousingdevelopmentsoften(10)ormotedwellingunitsshallprovidecommonopensspaceand/orrecreationareas.N/A(a)Atminimum,fifty(50)squarefeetperunitshallbeprovided.(b)Thelocation,layout,andproposedtypeofcommonspaceorrecreationareashallbesubjecttoapprovalbytheAdministrator.(c)OpenspaceorrecreationareasshallbelocatedtoprovidesunandlightFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page20of46exposuretotheareaandlocatedsothattheyareaggregatedtoprovideusablearea(s)forresidents.(d)Atleastoneofthefollowingshallbeprovidedineachopenspaceand/orrecreationarea(theAdministratormayrequiremotethanoneofthefollowingelementsfordevelopmentshavingmorethanonehundred(100)units):i.Courtyards,plazas,peapatches,ormulti-purposeopenspaces;ii.Upperlevelcommondecks,patios,terraces,orroofgardens.Suchspacesabovethestreetlevelmustfeatureviewsoramenitiesthatareuniquetothesiteandareprovidedasanassettothedevelopment;iii.Pedestriancorridorsdedicatedtopassiverecreationandseparatefromthepublicstreetsystem;iv.Recreationfacilitiesincluding,butnotlimitedto,tennis/sportscourts,swimmingpools,exerciseareas,gamerooms,orothersimilarfacilities;orv.Children’splayspacesthatarecentrallylocatednearamajorityofdwellingunitsandvisiblefromsurroundingunits.Theyshallalsobelocatedawayfromhazardousareassuchasgarbagedumpsters,drainagefacilities,andparkingareas.(e)Thefollowingshallnotbecountedtowardthecommonopenspaceorrecreationarearequirement:i.Requiredlandscaping,driveways,parking,orothervehicularuseareas.ii.Requiredyardsetbackareas.Exceptforareasthataredevelopedasprivateorsemi-private(fromabuttingoradjacentproperties)courtyards,plazasorpassiveuseareascontaininglandscapingandfencingsufficienttocreateafullyusableareaaccessibletoallresidentsofthedevelopment.iii.Privatedecks,balconies,andprivategroundflooropenspace.iv.Otherrequiredlandscapingandsensitiveareabufferswithoutcommonaccesslinks,suchaspedestriantrails.StaffComment:Notapplicable.Standard:Allbuildingsanddevelopmentswithoverthirtythousand(30,000)squarefeetofnonresidentialuses(excludesparkinggaragefloorplateareas)shallprovidepedestrian-orientedspace.(a)Thepedestrian-orientedspaceshallbeprovidedaccordingtothefollowingformula:1%ofthesitearea+1%ofthegrossbuildingarea,atminimum.(b)Thepedestrian-orientedspaceshallincludeallofthefollowing:N/Ai.Visualandpedestrianaccess(includingbarrier-freeaccess)totheabuttingstructuresfromthepublicright-of-wayoranonvehicularcourtyard;andii.Pavedwalkingsurfacesofeitherconcreteorapprovedunitpaving;andiii.On-siteorbuilding-mountedlightingprovidingatleastfour(4)foot-candles(average)ontheground;andiv.Atleastthree(3)linealfeetofseatingarea(bench,ledge,etc.)oroneindividualseatpersixty(60)squarefeetofplazaareaoropenspace.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page21of46(c)Thefollowingareasshallnotcountaspedestrian-orientedspace:i.Theminimumrequiredwalkway.However,wherewalkwaysarewidenedorenhancedbeyondminimumrequirements,theareamaycountaspedestrian-orientedspaceiftheAdministratordeterminessuchspacemeetsthedefinitionofpedestrian-orientedspace.ii.Areasthatabutlandscapedparkinglots,chainlinkfences,blankwalls,and/ordumpstersorserviceareas.(d)Outdoorstorage(shoppingcarts,pottingsoilbags,firewood,etc.)isprohibitedwithinpedestrian-orientedspace.StaffComment:NotapplicableStandard:PublicplazasshallbeprovidedatintersectionsidentifiedintheCommercialArterialZonePublicPlazaLocationsMapandaslistedbelow:(a)BensonArea:BensonDriveS./lO8thAvenueS.E.andS.E.176th.(b)BronsonArea:IntersectionswithBronsonWayNorthat:i.FactoryAvenueN./HouserWayS.;ii.GardenAvenueN.;andiii.ParkAvenueN.andN.FirstStreet.(c)CascadeArea:Intersectionof116thAvenueS.E.andS.E.168thStreet.(d)NortheastFourthArea:IntersectionswithN.E.Fourthat:I.DuvallAvenueN.E.;ii.MonroeAvenueN.E.;andiii.UnionAvenueN.E.fe)GradyArea:IntersectionswithGradyWayat:N/Ai.LindAvenueS.W.;ii.RainierAvenueS.;iii.ShattuckAvenueS.;andiv.TalbotRoadS.(1)PugetArea:IntersectionofS.PugetDriveandBensonRoadS.(g)RainierAvenueArea:IntersectionswithRainierAvenueS.at:i.AirportWay/RentonAvenueS.;ii.S.SecondStreet;iii.S.ThirdStreet/S.W.SunsetBoulevard;iv.S.FourthStreet;andv.S.SeventhStreet.(h)NorthRentonArea:IntersectionswithParkAvenueN.at:i.N.FourthStreet;andii.N.FifthStreet.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE1O8LUAI6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page22of46(I)NortheastSunsetArea:IntersectionswithN.E.SunsetBoulevardat:i.DuvallAvenueN.E.;andii.UnionAvenueN.E.StaffComment:NotapplicableStandard:Theplazashallmeasurenolessthanonethousand(1,000)squarefeetwithN/Aaminimumdimensionoftwentyfeet(20’)ononesideabuttingthesidewalk.StaffComment:NotapplicableStandard:ThepublicplazamustbelandscapedconsistentwithRMC4-4-070,includingN/Aatminimumstreettrees,decorativepaving,pedestrian-scaledlighting,andseating.StaffComment:Notapplicable5.BUILDINGARCHITECTURALDESIGN:Intent:Toencouragebuildingdesignthatisuniqueandurbanincharacter,comfortableonahumanscale,andusesappropriatebuildingmaterialsthataresuitableforthePacificNorthwestclimate.Todiscouragefranchiseretailarchitecture.a.BuildingCharacterandMassing:Intent:Toensurethatbuildingsarenotblandandvisuallyappeartobeatahumanscale;andensurethatallsidesofabuilding,thatcanbeseenbythepublic,arevisuallyinteresting.Guidelines:Buildingfacadesshallbemodulatedand/orarticulatedtoreducetheapparentsizeofbuildings,breakuplongblankwalls,addvisualinterest,andenhancethecharacteroftheneighborhood.Articulation,modulation,andtheirintervalsshouldcreateasenseofscaleimportanttoresidentialbuildings.Standard:Allbuildingfacadesshallincludemodulationorarticulationatintervalsofnomorethanfortyfeet(40’).StaffComment:Thenorthandwestbuildingfacadesprovidearticulationfeaturessuchasbrickbanding,extensiveglazing,clerestories,canopies,andoverheaddoorsallwithinVthe40-footintervallimitation.Thesouthandeastelevationscontainare“backofhouse”andcontainsomematerialvariation.Thesouthelevationcontainsbrickbanding,glazingnearthewesternportionofthefacade,clerestory,andgreenscreens.Theeastelevation(loadingandservicearea)containsbrickbanding,andtwoserviceentrydoorswithcanopies.Standard:Modulationsshallbeaminimumoftwofeet(2’)deep,sixteenfeet(16’)inheight,andeightfeet(8’)inwidth.“StaffComment:Thesiteplan(Exhibit3)andexteriorelevations(Exhibit11)providesmodulationsonthenorthandsouthelevationsindepthsrangingfromtwo(2)tofour(4)feet,heightsrangingfrom21to29feet,andwidthsrangingfrom13to26feet.Standard:Buildingsgreaterthanonehundredsixtyfeet(160’)inlengthshallprovideavarietyofmodulationsandarticulationstoreducetheapparentbulkandscaleofthefaçade;orprovideanadditionalspecialfeaturesuchasaclocktower,courtyard,N/Afountain,orpublicgatheringarea.StaffComment:Notapplicable.Thebuildingis154-feetalongthenorthandsouthfacades.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page23of46b.Ground-LevelDetails:Intent:Toensurethatbuildingsarevisuallyinterestingandreinforcetheintendedhuman-scalecharacterofthepedestrianenvironment;andensurethatallsidesofabuildingwithinnearordistantpublicviewhavevisualinterest.Guidelines:Theuseofmaterialvariationssuchascolors,brick,shingles,stucco,andhorizontalwoodsidingisencouraged.Theprimarybuildingentranceshouldbemadevisiblyprominentbyincorporatingarchitecturalfeaturessuchasafacadeoverhang,trellis,largeentrydoors,and/orornamentallighting(illustrationbelow).Detailfeaturesshouldalsobeused,toincludethingssuchasdecorativeentrypaving,streetfurniture(benches,etc.),and/orpublicart.Standard:Human-scaledelementssuchasalightingfixture,trellis,orotherlandscapefeaturesshallbeprovidedalongthefacade’sgroundfloor.“StaffComment:Staffhasrecommendedconditionsabovethatincludeseatingandplantingcontainershoweverthesespaceswouldalsobenefitfrompedestrianscaleddecorativelightingfixtures.SeeLightingsectionforcondition.Standard:Onanyfacadevisibletothepublic,transparentwindowsand/ordoorsarerequiredtocompriseatleast50percentoftheportionofthegroundfloorfacadethatisbetween4feetand8feetaboveground(asmeasuredonthetrueelevation).StaffComment:Extensiveglazingisproposedalongthenorthandwestfacades.These,-facadeswillbethemostprominentandvisiblefromthestreet.Thestreetsidefaçade(west)contains60percentandnorthsidecontains66percent.Southandeastfacadesareback-of-houseandlikelynotvisiblefromthestreetwithlandscapingandanticipateddevelopmenttothesouth.Thesouthfaçadedoeshaveglazingalongthewesternportionofthebuilding,whichislikelythemostvisibleofthefaçade,andclerestoryglazing.Standard:Upperportionsofbuildingfacadesshallhaveclearwindowswithvisibilityintoandoutofthebuilding.However,screeningmaybeappliedtoprovideshadeandenergyefficiency.Theminimumamountoflighttransmittanceforwindowsshallbe50N/Apercent.StaffComment:Notapplicable.Thebuildingissinglestory;howevertherewillbeclerestoryglazingalongthenorthandsouthfacades.Standard:Displaywindowsshallbedesignedforfrequentchangeofmerchandise,N/Aratherthanpermanentdisplays.StaffComment:Notapplicable.Standard:Wherewindowsorstorefrontsoccur,theymustprincipallycontainclearglazing.StaffComment:Theelevationplan(Exhibit11)identifiesstorefrontwindowsandoverheaddoorwindowscontainingone-inchinsulatedclearsafetyglazing.Standard:Tintedanddarkglass,highlyreflective(mirror-type)glassandfilmarevprohibited.StaffComment:Theelevationplanidentifiesclearsafetyglazingforallwindows.Standard:Untreatedblankwallsvisiblefrompublicstreets,sidewalks,orinteriorVpedestrianpathwaysareprohibited.Awall(includingbuildingfacadesandretainingwalls)isconsideredablankwallif:FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE1Q8’LUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page24of46(a)Itisagroundfloorwallorportionofagroundfloorwallover6feetinheight,hasahorizontallengthgreaterthan15feet,anddoesnotincludeawindow,door,buildingmodulationorotherarchitecturaldetailing;or(b)Anyportionofagroundfloorwallhasasurfaceareaof400squarefeetorgreateranddoesnotincludeawindow,door,buildingmodulationorotherarchitecturaldetailing.StaffComment:Theprominentfacadesvisiblefromthestreetandpedestrianareas(westandnorth)arearticulatedascommentedaboveanddonotcontainanyblankwalls.Backofhousefacades(southandeast)willgenerallynotbevisiblefromstreetsandpedestrianareas.Thesouthfaçadethatwilllikelybevisibleandisarticulatedwithglazingandacanopyonthewestportionofthebuildingwiththeremainingfaçadecontainingareasofclerestoryandgreenscreens.Brickbandingalsocomplimentsthesouthfaçade.Theeastfaçadewillbescreenedbya37-footwidelandscapedarea.Thefaçadewillcontaintwoemployeeentranceswithcanopiesandbrickbandingalongtheentirefaçade.Therefuseandrecyclingenclosurewillalsobelocatedalongthisfaçade.Standard:Ifblankwallsarerequiredorunavoidable,blankwallsshallbetreatedwithoneormoreofthefollowing:(a)Aplantingbedatleastfivefeetinwidthcontainingtrees,shrubs,evergreengroundcover,orvinesadjacenttotheblankwall;(b)Trellisorothervinesupportswithevergreenclimbingvines;N/A(c)Architecturaldetailingsuchasreveals,contrastingmaterials,orotherspecialdetailingthatmeetstheintentofthisstandard;(U)Artwork,suchasbas-reliefsculpture,mural,orsimilar;or(e)Seatingareawithspecialpavingandseasonalplanting.StaffComment:Notapplicable.c.BuildingRoofLines:Intent:Toensurethatroofformsprovidedistinctiveprofilesandinterestconsistentwithanurbanprojectandcontributetothevisualcontinuityofthedistrict.Guidelines:Buildingrooflinesshallbevariedandincludearchitecturalelementstoaddvisualinteresttothebuilding.Standard:Buildingsshalluseatleastoneofthefollowingelementstocreatevariedandinterestingroofprofiles:(a)Extendedparapets;(b)Featureelementsprojectingaboveparapets;(c)Projectedcornices;(d)Pitchedorslopedroofs(e)Buildingscontainingpredominantlyresidentialusesshallhavepitchedroofswithaminimumslopeofonetofour(1:4)andshallhavedormersorinterestingroofformsthatbreakupthemassivenessofanuninterruptedslopingroof.StaffComment:Theapplicanthasproposedtwovariedroofprofilesasshownonthe___________elevationplan(Exhibit11).ThemiddlesectionofthebuildingcontainsextendedFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE@108THLUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page25of46parapetswithgableroofformsoneachend.d.BuildingMaterials:Intent:Toensurehighstandardsofqualityandeffectivemaintenanceovertime;encouragetheuseofmaterialsthatreducethevisualbulkoflargebuildings;andencouragetheuseofmaterialsthataddvisualinteresttotheneighborhood.Guidelines:Buildingmaterialsareanimportantandintegralpartofthearchitecturaldesignofabuildingthatisattractiveandofhighquality.Materialvariationshallbeusedtocreatevisualappealandeliminatemonotonyoffacades.Thisshalloccuronallfacadesinaconsistentmanner.Highqualitymaterialsshallbeused.Ifmaterialslikeconcreteorblockwallsareusedtheyshallbeenhancedtocreatevariationandenhancetheirvisualappeal.Standard:Allsidesofbuildingsvisiblefromastreet,pathway,parkingarea,oropenspaceshallbefinishedonallsideswiththesamebuildingmaterials,detailing,andcolorscheme,orifdifferent,withmaterialsofthesamequality.vStaffComment:Theapplicantproposestofinishtheexteriorwithredbrickandtanbrickbandingalongthebaseandupperportionsofthebuilding(Exhibit11).Thesetreatmentsareprovidedallfacadesofthebuilding.Storefront,clerestory,androll-doorsallcontainclearsafetyglazingwithstorefrontandclerestoryone-inchthickandinsulated.Standard:Allbuildingsshallusematerialvariationssuchascolors,brickormetalvbanding,patternsortexturalchanges.StaffComment:Seecommentabove.Standard:Materials,individuallyorincombination,shallhavetexture,pattern,andbevdetailedonallvisiblefacades.StaffComment:Seecommentabove.Standard:Materialsshallbedurable,highquality,andconsistentwithmoretraditionalurbandevelopment,suchasbrick,integrallycoloredconcretemasonry,pre-finished‘metal,stone,steel,glassandcast-in-placeconcrete.StaffComment:Seecommentabove.Standard:Ifconcreteisused,wallsshallbeenhancedbytechniquessuchastexturing,N/Areveals,and/orcoloringwithaconcretecoatingoradmixture.StaffComment:Notapplicable.Standard:Ifconcreteblockwallsareused,theyshallbeenhancedwithintegralcolor,texturedblocksandcoloredmortar,decorativebondpatternand/orshallincorporateN/Aothermasonrymaterials.StaffComment:Notapplicable.Standard:Allbuildingsshallusematerialvariationssuchascolors,brickormetalvbanding,patterns,ortexturalchanges.StaffComment:Seecommentabove.6.SIGNAGE:InadditiontotheCity’sstandardsignregulations,developmentswithinUrbanDesignDistrictsCandDarealsosubjecttotheadditionalsignrestrictionsfoundinRMC4-4-100G.urbandesignsignarearegulations.ModificationstothestandardrequirementsfoundinRMC4-4-bOGarepossibleforthoseproposalsthatcancomplywiththeDesignDistrictcriteriafoundinRMC4-3-100F,FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE@1O8LUA16-000782,ECF,CU-A,SA-A,MODMatch10,2017Page26of46ModificationofMinimumStandards.Forproposalsunabletomeetthemodificationcriteria,avarianceisrequired.Standard:Signageshallbeanintegralpartofthedesignapproachtothebuilding.ComplianceStaffComment:Abasicsignpackagewasincludedwiththeapplicationmaterials.notyetThecorporatelogosandsignsappeartobeappropriatelysizedfortheirlocation.ThedemonstratedapplicantwillberequiredtosubmitasignpermitincompliancewiththeSignagestandardsoutlinedinDesignDistrict‘D’.Asignpermitwouldneedtobereviewedandapprovedforanysignsproposed.Standard:Inmixeduseandmulti-usebuildings,signageshallbecoordinatedwithN/Atheoverallbuildingdesign.StaffComment:Notapplicable.ComplianceStandard:Corporatelogosandsignsshallbesizedappropriatelyfortheirlocation.notyetdemonstratedStaffComment:Seecommentabove.ComplianceStandard:Entrysignsshallbelimitedtothenameofthelargerdevelopment.notyetdemonstratedStaffComment:Seecommentabove.Standard:Alterationoftrademarksnotwithstanding,corporatesignageshouldnotCompliancebegarishincolornoroverlylit,althoughcreativedesign,strongaccentcolors,andnotyetinterestingsurfacematerialsandlightingtechniquesareencouraged.demonstratedStaffComment:Seecommentabove.Standard:Front-lit,ground-mountedmonumentsignsarethepreferredtypeofCompliancefreestandingsign.notyetdemonstratedStaffComment:Theapplicanthasindicatedamonumentsignonthesiteplan.Reviewforcompliancewithapplicablesigncodewilloccurwithformalsignpermit.ComplianceStandard:Bladetypesigns,proportionaltothebuildingfacadeonwhichtheyarenotyetmounted,areencouragedonpedestrian-orientedstreets.demonstratedStaffComment:Notapplicable.Standard:Allofthefollowingareprohibited:a.Polesigns;b.Roofsigns;andCompliancenotyetc.Back-litsignswithlettersorgraphicsonaplasticsheet(cansignsordemonstratedilluminatedcabinetsigns).Exceptions:Back-litlogosignslessthanten(10)squarefeetarepermittedasareasignswithonlytheindividuallettersback-lit(seeillustration,subsection68ofthisSection).StaffComment:Seecommentabove.Standard:Freestandingground-relatedmonumentsigns,withtheexceptionofComplianceprimaryentrysigns,shallbelimitedtofivefeet(5’)abovefinishedgrade,includingnotyetsupportstructure.demonstratedStaffComment:Seecommentabove.FirestoneAdminReportFirestaneLUAl6-000782 Standard:Freestandingsignsshallincludedecorativelandscaping(groundcoverComplianceand/orshrubs)toprovideseasonalinterestintheareasurroundingthesign.notyetAlternately,signagemayincorporatestone,brick,orotherdecorativematerialsasdemonstratedapprovedbytheDirector.StaffComment:Seecommentabove.Intent:Toensuresafetyandsecurity;provideadequatelightinglevelsinpedestrianareassuchasplazas,pedestrianwalkways,parkingareas,buildingentries,andotherpublicplaces;andincreasethevisualattractivenessoftheareaatalltimesofthedayandnight.Guidelines:Lightingthatimprovespedestriansafetyandalsothatcreatesvisualinterestinthebuildingandsiteduringtheeveninghoursshallbeprovided.Standard:Pedestrian-scalelightingshallbeprovidedatprimaryandsecondarybuildingentrances.Examplesincludesconcesonbuildingfacades,awningswithdown-lightinganddecorativestreetlighting.StaffComment:Generallightinginformationwasincludedinthesiteandelevationplans.Staffrecommendsasaconditionofapproval,theapplicantsubmitalightingplanthatadequatelyprovidesforpublicsafetywithoutcastingexcessiveglareonadjacentproperties(SeeFOF19).ThelightingplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Thebuildingelevationsincludeblackmountedlightfixturesmountedatten-feetabovefinishedgrade.Fixtureswerenotedas“typical”withnootherdetailprovided.Thereforestaffrecommendsasaconditionofapprovaltheapplicantprovidepedestrianscaledecorativesconcesalongthewestfaçadeandneartheparkinglotentrancetocomplywithlightingandthepreviouslynotedgroundleveldesignstandards.SconcedetailcutsheetsshallbeincludedonthelightingplanandsubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Parkinglotlightingisshownonthesiteplanwithinlandscapebulbs.SeeFOF19ConditionalUseAnalysisforconditionsrelatedtoparkinglotlighting.Standard:Accentlightingshallalsobeprovidedonbuildingfacades(suchasCompliancesconces)and/ortoilluminateotherkeyelementsofthesitesuchasgateways,notyetspecimentrees,othersignificantlandscaping,waterfeatures,and/orartwork.demonstratedStaffComment:Seecommentabove.Standard:Downlightingshallbeusedinallcasestoassuresafepedestrianandvehicularmovement,unlessalternativepedestrianscalelightinghasbeenapprovedComplianceadministrativelyorisspecificallylistedasexemptfromprovisionslocatedinRMC4-notyet4-075,Lighting,ExteriorOn-Site(i.e.,signage,governmentalflags,temporaryholidaydemonstratedordecorativelighting,right-of-way-lighting,etc.).StaffComment:Seecommentabove.20.ConditionalUseAnalysis:TheapplicantisproposingavehicleserviceandrepairuseintheCAzone.RMC4-2-060LrequiressuchusesintheCAzonetoobtainadministrativeconditionalusepermitCityofRentonDepartmentofCommunity&EconomicDevelopmentFIRESTONEMarch10,2017Page27of46AdministrativeReport&DecisionLUA6-000782,ECF,CU-A,SA-A,MOD6.LIGHTING:CompliantifConditionofApprovalismet.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page28of46approvalinadditiontoanyotherapplicablepermitsneededfortheproposal.Theproposaliscompliantwiththefollowingconditionalusecriteria,pursuanttoRMC4-9-030,ifallconditionsofapprovalaremet.Therefore,staffrecommendsapprovaloftherequestedConditionalUsePermitsubjecttoconditionsasnotedbelow:ComplianceConditionalUseCriteriaandAnalysisa.ConsistencywithPlansandRegulations:Theproposeduseshallbecompatiblewiththegeneralgoals,objectives,policiesandstandardsoftheComprehensivePlan,thezoningregulationsandanyotherplans,programs,mapsorordinancesoftheCityofRenton.StaffComment:TheproposedsmallvehicleserviceandrepairuseisallowedintheCAzoningclassificationwithConditionalUsePermitapprovalalongwiththefollowinggeneralconditions:Alloperationsshallbeconductedentirelywithinanenclosedstructure.•VehiclesshallonlybeheldonthepropertywhilebeingservicedandshallhaveanactiverepairorserviceinvoicethatshallbemadeavailabletotheCityupontheCity’srequest.•Vehiclestoragebeforeorafterserviceshallnotbeallowed.VehiclesheldonthesiteshallbesubjecttothescreeningandlandscapingprovisionsinRMC4-4-120,StorageLots—Outside,unlessenclosedwithinabuilding.•VehicleholdingareasshallcounttowardthemaximumlotcoveragestandardCompliantifofthezone.Conditionsof•AnyovernightvehicleparkingaccessorytothisuseshallnotbelocatedintheApprovalarefrontsetbackorinasidesetbackalongastreet.met.Alloperationsconductedwithintheenclosedstructurealsoincludesthedisplayofmerchandiseassociatedwiththeuseandthereforetheexteriordisplayoftires,wheels,rims,andothervehiclepartsarenotpermittedtobedisplayedoutsideofthebuilding.TheseconditionsforthevehicleserviceandrepairuseintheCAzonewillalsobeconditionsofthislandusedecision.Theapplicanthasprovidedintheirapplication,orwillprovideviaconditionsofthisdecision,improvementstothesubjectpropertythatincludeanew8,261squarefootcommercialbuildingthatwillbeatascalethattransitionsappropriatelytotheneighboringresidentialzoneandconstructedwithdistinctive,attractive,andhighqualityarchitecturaldetails.Newstormwatermitigationthatwillprovidebetterflowcontrolandnowtreatthepollutedrunoffthatisgeneratedbysurfaceparking.Newlandscapinganda37-footwidevegetativebufferareaalongtheeasternportionofthepropertyisincludedwiththeproject.SeealsoFOFs16and17forComprehensivePlanandzoningdevelopmentcompliance,respectively.b.AppropriateLocation:TheproposedlocationshallnotresultinthedetrimentaloverconcentrationofaparticularusewithintheCityorwithintheimmediateareaoftheproposeduse.Theproposedlocationshallbesuitedforthev”proposeduse.StaffComment:TheproposedlocationisalongaprincipalarterialandStateRoute515.TheComprehensivePlanidentifiesprincipalarterialsasstreetsandhighwaysthatconnectmajorintra-cityactivitycentersandhavehightrafficvolumes.Assuch,FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE@108THLUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page29of46locatingvehicleserviceandrepairusesalongstreetsthatareprimarilyusedtomovehighvolumesofvehiclesisappropriate.LocatingtheproposedFirestoneonthesubjectpropertydoesnotresultinanoverconcentrotionofvehicleserviceandrepairuseswithintheCityorimmediatearea.Theabuttingpropertytothenorthisalsoavehicleserviceandrepairuse;howevertheuseislimitedtoquickvehicleoilandfluidchangesanddoesnotprovidetheexpandedcommercialretailandcomprehensiverepaircomponentstheFirestonestoresoffer.Thesubjectpropertyissuitedfortheproposeduseastheapplicantproposesanappropriatelyscaledstructurethatisorientedtothesite’scommercialfrontagealong108thAveSEandprovidesnoaccesstotheresidentialneighborhoodfrontagealong109thAveSE.Thefrontagealongthe109thAveSE(approximately37-feetinwidth)willremainunimproved(withtheexceptionofachainlinkfence)containingonlytreesandvegetationthatwillcontinuetoprovideabufferbetweenthecommercialareaandsingle-familyresidentialneighborhood.c.EffectonAdjacentProperties:Theproposeduseattheproposedlocationshallnotresultinsubstantialorundueadverseeffectsonadjacentproperty.StaffComment:Theproposeduseonthesubjectpropertywillremaincommercialastheprevioususewasafast-foodrestaurant.Abuttingpropertiestothenorthandsoutharealsocommercialproperties.Theabuttingpropertyalongthenortheastportionofthepropertyissingle-familyresidential.Adjacentpropertiestothewestareacommercialshoppingcenterandpropertiestotheeastaresingle-familyresidential.Nosubstantialorundueeffectsareanticipatedonadjacentpropertymovingfromthefastfoodrestaurantusetothevehicleserviceandrepairuse.Thesingle-familyresidentialneighborhoodwillbebufferedbyaconsiderablelandscapedarea.Additionally,vehicleaccesswillnotbeprovidedtothesubjectpropertyalongthe109thAveSEfrontage,matchingpreviousconditionsandconsistentwithotherCompliantifcommercialusescontainingthrough-lotsalongthisblock.ConditionofDuringthepubliccommentperiod,writtencommentsweresubmittedtotheCurrentApprovalisPlanningProjectManagerandfollowedupbyaphoneconversation.Concernsmet.regardingnotonlyvehicleaccess,butalsocut-throughpedestrianaccessfrom108thAveSEto109thAveSEwereexpressed.Theexistingfast-foodrestaurantcontainsadilapidatedchainlinkfencewithbrokenslatsbetweenthesurfaceparkinglotandmaturevegetationthatprovidesabarriertopedestriancut-throughtraffic.Theapplicanthasproposedanew6-footchainlinkfencealongtheperimeter;howeveritiscurrentlyshownalongtheeasternpropertylinefollowingdedication.Inordertocloselyreplicatethecurrentopenspaceconditionsthatexistonthesubjectpropertyandpropertiestothesouth,staffrecommendsasaconditionofapproval,theapplicantsubmitarevisedlandscapeplanthatrelocatesthechainlinkfencefurtherwesttotheareabetweentheparkinglotandnewplantings.Additionally,theproposedchainlinkfenceshallbevinylcoatedgreenorblacktoprovideanaestheticcomplimenttothelandscapingandoverallsitedevelopment.Therevisedlandscapeplanwithcutsheetsofthechain/inkfenceshallbesubmittedwiththeconstructionpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermitapproval.d.Compatibility:TheproposeduseshallbecompatiblewiththescaleandFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page30of46characteroftheneighborhood.StaffComment:Theproposedbuildingandoverallsiteimprovementsarescaledproportionatelyandarecompatiblewiththecharacteroftheneighborhood.Mostofthebuildingaveragesapproximately22-feetinheight.Thetallestportionsofthebuildingarealongeachendandareapproximately30-feetinheightmeasuredatthetopofthegable-roofridge.Theseheightsaretypicalofatwo-storysingle-familyhousewithagabledroofGabledroofsbookendtheproposedbuildingtorecognizetheneighboringsingle-familyresidentialneighborhood.Thebuilding’sfootprintislimitedto23-percentofthelotandnearly13percentofthelot(easternportion)willremainunimproved.Landscapingwillbeprovidedalongtheperimeteroftheentiresubjectpropertytofurthercomplimentthenewbuilding.e.Parking:Adequateparkingis,orwillbemade,available.StaffComment:Theapplicantisproposingtoprovide24-surfaceparkingspaces.Citycoderequiresaminimumandmaximumof2.5parkingspacesper1,000squarefeetofnetareaforvehicleserviceandrepairuses.Thisrequirementresultsin21(parkingspacesneededfortheproposeduse.Theapplicanthasrequestedamodificationaspartofthesiteplanreviewapplicationtoincreasetheamountofparkingspacesto24totalspaces.Staffhasrecommendedtheincreasebeapproved.The24surfaceparkingspacesandtheeight(8)vehiclebayswithinthebuildingareanticipatedtoprovideadequateparkingonthesubjectproperty.f.Traffic:Theuseshallensuresafemovementforvehiclesandpedestriansandshallmitigatepotentialeffectsonthesurroundingarea.StaffComment:Theamountofvehicletrafficfortheproposedvehicleserviceandrepairuseisanticipatedtobelessthanwhatatypicaldrive-throughfastfoodrestaurantgenerates(Exhibit12).Theapplicantwillberequiredtoinstallstreetfrontageimprovementsalong108thAveSEconsistingofanew8-footwideplanter‘stripand8-footwidesidewalkalongthesubjectproperty’sfrontage(seeFOF21).Thereiscurrentlyonlya5-footwidesidewalkwithnoplanter.Thenewplanterandexpandedsidewalkprovidesabufferbetweenthearterialtrafficandpedestrians.Thisnewfrontagestreetsectionwillcontinuealongthisstreetasabuttingpropertiesredevelop.A5-footpedestrianonlypathwayfromthepublicsidewalktotheprimaryentranceisalsoprovided.Asinglecurbcutforthesubjectpropertyfurtherreducesthepotentialforvehicle/pedestrianconflicts.g.Noise,LightandGlare:Potentialnoise,lightandglareimpactsfromtheproposeduseshallbeevaluatedandmitigated.StaffComment:AsaconditiontoallowavehicleserviceandrepairusewithintheCAzone,alloperationsmustbeconductedentirelywithinanenclosedstructure.•Otherthantypicalvehicleoperatingnoiseswithinthesurfaceparkinglot,theCompliantifrequiredconditionshouldadequatelymitigatepotentialnoiseimpacts.ConditionofApprovalisLighttrespassandglareontotheneighboringsingle-familyresidentialmet.neighborhoodwillneedtocontinuetobeevaluatedandpotentiallymitigated.Thesurfaceparkinglotcontainslightingfixturesontheeastparkingareaandnearthenortheasternabuttingsingle-familyresidentiallot.Theproposedplantingandlandscapingwidthshouldprovidesomebarriertotheproperty’sexteriorlighting,howeveritmaynotmaterializeuntilthevegetationismature.Thereforestaffrecommendsasaconditionofapproval,theapplicantsubmitalightingplanwithphotometriclightinganalysisthatprovidestheappropriateleveloflightingfortheFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE1O8___ __ _LUA16-000782,ECF,CU-4SA-A,MODMarch10,2017Page31of46parkinglotandlimitstheimpacttotheneighboringsingle-familyneighborhoodasdeterminedbythestandardsofIlluminatingEngineeringSociety.Detailcutsheetsofthelightingfixtureswithcut-offluminaireshallbeprovidedwiththeplan.ThelightingplanandphotometriclightinganalysisshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.h.L.andscaping:Landscapingshallbeprovidedinallareasnotoccupiedbybuildings,paving,orcriticalareas.Additionallandscapingmayberequiredtobufferadjacentpropertiesfrompotentiallyadverseeffectsoftheproposeduse.StaffComment:Theapplicanthasproposedlandscapingalongtheentireperimeterofthesubjectpropertyandwithinthesurfaceparkinglot.Therequiredwidthsofstreetfrontagelandscaping,perimeterparkinglotlandscaping,internallotlandscaping,andpartiallysightobscuringlandscapinghavebeenmetorexceeded.Conditionsattachedtothislandusedecisionwillconfirmcompliancewiththequantitiesofplantingintheseareas.Asmentionedthroughoutthisadministrativereport,theapplicanthasprovideda37-footwidelandscapedareaalongtheeasternportionoftheproperty.Thesubjectpropertyandthetwo(2)propertiestosouthweredevelopedintenselyonthecommercial108thAveSEfrontagewithsignificantportionsoftheireasternboundariesremainingunimprovedwithmatureevergreentreesandopenspace.ThisdevelopmentoccurredpriortotheCity’sannexationoftheneighborhood.InordertomeettheCity’scurrentdevelopmentrequirements,theapplicanthasproposedtoexpandthebuiltareaofthesubjectproperty,whichwillresultinCompliantifextendingintoaportionoftheeasternlandscapedarea.Whilea37-footwidebufferConditionofwillremainbetweenthe109thAveSEanddevelopedportionsofthesubjectApprovalisproperty,14significanttreeswillneedtoberemovedandtheoverallwidthofthemet.bufferwillbereduced.Citystaffdirectedtheapplicanttoinvestigatetheviabilityofre-locatingseveraloftheSitkaSprucetreeslocatedintheopenspacearea.TheapplicantsubmittedanArboristmemo(Exhibit18)providinganalysisthattransplantinganyofthetreesduetotheirmarginalhealth,largesize,andsoilcompositionwouldnotresultinanylikelihoodofsurvival.Staffthendirectedtheapplicanttoidentifyacomparablevarietyofevergreentreeforreplacementplantingandinstallthetreestallerthanthecoderequiredheightof6-feetfornewtrees.Theapplicant’slandscapeplan(Exhibit5)identifiesseven(7)AustrianBlackPinetreesplantedapproximately15-feeton-centeratminimumheightsof8-9feet.Thethree(3)retainedsignificanttrees,proposedblackpine,evergreenshrubs,andParkwayMapleplantedtomimicstreettreeswillmaintainthecontinuityofthe109thAveSElandscapebuffersharedwiththetwosouthernproperties.IftheproposedAustrianBlackPinesarenotavailablein8-9foottallmeasurements,staffrecommendsasaconditionofapproval,anycomparablealternativespeciesbefirstapprovedbytheCurrentPlanningProjectManagerandbeaminimumof8-9feettallatthetimeofplanting.TheapplicantshallcontacttheCurrentPlanningProjectManagerfollowinginstallationofthetallertreestoconfirmtheirheight.21.SitePlanReview:PursuanttoRMC4-9-200.B,SitePlanReviewisrequiredfordevelopmentintheXXzoningclassificationwhenitisnotexemptfromEnvironmental(SEPA)Review.ForMasterPlanFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMatch10,2017Page32of46applicationscompliancewiththereviewcriteriaforSitePlansareanalyzedatagenerallevelofdetailtoensurenothingwouldprecludethedevelopmentoftheSitePlan.GivenSitePlanapplicationsareevaluatedforcompliancewiththespecificrequirementsoftheRMC4-9-200.E.3thefollowingtablecontainsprojectelementsintendedtocomplywithlevelofdetailneededforboththeMasterandSitePlanrequests:ComplianceSitePlanCriteriaandAnalysisCompliantifa.ComprehensivePlanComplianceandconsistency.Conditions.ofApprovalStaffComment:SeepreviousdiscussionunderFOF16,ComprehensivePlanAnalysis.areMetCompliantifb.ZoningComplianceandConsistency.ConditionsofApprovalStaffComment:SeediscussionunderFOF17,ZoningDevelopmentStandardareMetCompliance.Compliantifc.DesignRegulationComplianceandConsistency.Conditions...ofApprovalStaffComment:SeediscussionunderFOF12,DesignDistrictReview.areMetN’Ad.PlannedactionordinanceandDevelopmentagreementComplianceand‘Consistency.e.OffSiteImpacts.Structures:Restrictingoverscalestructuresandoverconcentrationofdevelopmentonaparticularportionofthesite.StaffComment:SeeFOF12,DesignDistrictReview:BuildingCharacterandMassing.Theproposedbuildingisconsistentwiththescaleofexistingstructuresintheneighborhood.Thebuildingisbookendedwithgabledroofstructuresandarticulationintendedtoprovidearchitecturalinterestalongtheretailstreetside(108thAveSE)façadeandprovideatransitionandrecognitionoftheneighboringsingle-familyresidentialareatotheeast.Thebuildingisapproximately30-feetinheightmeasuredfromfinishedgradetotopofridgealongthebookendsandaveragesapproximately23-feetinheightalongthemidsectionormajorityofthebuilding.CompliantifCirculation:Providingdesirabletransitionsandlinkagesbetweenuses,streets,Conditionswalkwaysandadjacentproperties.ofApprovalStaffComment:Theapplicantisprovidingafive-footwidepedestrianconnectionfromaremetthebuildingtothesidewalkalong108thAveSE.Perthestreetmodificationrequest(seeFOF21),theapplicantwillprovideanew8-footwidepublicsidewalkalong108thAveSEfrontageabuttingthesubjectpropertythatwillimprovewalkingconditionsalongthestreetbyalsoprovidingan8-footlandscapestripbetweenthevehicletravellaneandsidewalk.LoadingandStorageAreas:Locating,designingandscreeningstorageareas,utilities,rooftopequipment,loadingareas,andrefuseandrecyclablestominimizeviewsfromsurroundingproperties.StaffComment:Theloadingandrefuse/recyclingareasarescreenedbythebuildingandlandscapingscreenonthenorth,eastandsouthperimeter.Theapplicanthasnotshownanyrooftopequipmentontheelevationplanorprovidedaroofplanthat__________identifiessuchequipment.Therefore,staffrecommendsasaconditionofapproval,theFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA6-000782,ECF,CU-A,SA-A,MODMatch10,2017Page33of46applicantsubmitarevisedelevationplanthatidentifiesanyneededscreeningofrooftopequipmentthatshieldstheequipmentfrompublicview.TherevisedelevationplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Views:Recognizingthepublicbenefitanddesirabilityofmaintainingvisualaccessibilitytoattractivenaturalfeatures.StaffComment:Thereareviewsintothevalley,butnolargeattractivenaturalfeaturesonornearthesiteforwhichtomaintainvisualaccessibility.Therefore,theproposedheightofthestructureisappropriateforthislocation.Theapplicanthasproposedtolimitthemaximumheightofstructuretoapproximately30-feetwiththemostoftheproposedstructuretoapproximately23-feetwhichwouldmitigateviewimpactsfromsurroundingproperties.Landscaping:Usinglandscapingtoprovidetransitionsbetweendevelopmentandsurroundingpropertiestoreducenoiseandglare,maintainprivacy,andgenerallyenhancetheappearanceoftheproject.StaffComment:SeediscussionunderFOF17,ZoningDevelopmentStandard:Landscaping.Theapplicantproposestoprovideapartiallysightobscuringlandscapingalongthenortheastpropertylineabuttingthesingle-familyproperty.Additionallytheapplicantwillprovidea37-widelandscapeandtreeretentionareaalongtheeasternportionoftheproperty.Streetfrontagelandscapingandperimeterparkinglotlandscapingalong108thAveSEenhancetheappearanceoftheproject.Lighting:Designingand/orplacingexteriorlightingandglazinginordertoavoidexcessivebrightnessorglaretoadjacentpropertiesandstreets.StaffComment:Alightingplanwasnotprovidedwiththeapplication;thereforestaffrecommendedthatalightingplanbeprovidedatthetimeofbuildingpermitreview(SeeLightingdiscussionunderFOF18,DesignReview:Lighting).f.OnSiteImpacts.StructurePlacement:Provisionsforprivacyandnoisereductionbybuildingplacement,spacingandorientation.StaffComment:WhiletheprojectislocatedwithinaCAzoningdistrict,thepropertyabutssingle-familyresidentialzoninganduses.Thebuildingislocatednearthe108thAveSEfrontageandalongthesouthernportionoftheproperty,whichareasfarawayfromtheabuttingR-8zoneaspossible.Additionally,asignificantlandscapescreenisprovidedalongthenortheasternandeasternboundarytofurthershieldtheusefromresidentialneighbors.StructureScale:Considerationofthescaleofproposedstructuresinrelationtonaturalcharacteristics,viewsandvistas,siteamenities,sunlight,prevailingwinds,andpedestrianandvehicleneeds.StaffComment:Themassingoftheproposedbuildingismostprominentfromthestreetfrontagealong108thAveSE.Thescaleandbulkofthebuildingwillbereducedthroughtheuseofdifferingmaterialsonthebuildingfacades,buildingarticulation,modulation,androofprofiles.Theproposedbuildingwouldresultinatotalbuildingfootprintof8,261squarefeetonthe0.88acreresultinginbuildinglotcoverageofapproximately22percent.The__ _ ___ _ _ ___proposedbuildingcomplieswiththesizeandbulkrequirementsoftheCAzone.TheFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page34of46buildingallowsforadequatelightandaircirculationtothesurroundingbuildingsandusesinthearea.Thedesignoftheadditionandfaçadeimprovementswouldnotresultinexcessiveshadingoftheproperty.Inaddition,thereisampleareasurroundingthebuildingtoprovidenormalairflow.NaturalFeatures:Protectionofthenaturallandscapebyretainingexistingvegetationandsoils,usingtopographytoreduceunduecuttingandfilling,andlimitingimpervioussurfaces.StaffComment:Thesitecontains17significanttreesofwhich14areproposedforremoval.RentonMunicipalCoderequiresthat10percentofthesignificanttreesonsiteberetained.Theapplicantisproposingtoretain18-percentoftheproperty’ssignificanttreestherebymeetingthetreeretentionrequirement.TheapplicantwouldberequiredtocomplywithprotectionmeasuresforretainedtreesassetforthinRMC4-4-130H.8duringconstruction.Topographically,thesiteisrelativelyflat.Soilremovalwillbenecessarytoconstructnewstormwaterimprovementsandsurfaceparking.I.andscaping:Useoflandscapingtosoftentheappearanceofparkingareas,toprovideshadeandprivacywhereneeded,todefineandenhanceopenspaces,andgenerallytoenhancetheappearanceoftheproject.Landscapingalsoincludesthedesignandprotectionofplantingareassothattheyarelesssusceptibletodamagefromvehiclesorpedestrianmovements.StaffComment:Thelandscapingisusedtoprovidescreeningoftheparkingareafrom108thAveSEandthecommercialusefromtheneighboringsingle-familyresidentialuses.Additionallandscapingisprovidedtoenhancethepedestrianareanearthebuilding’sstreetsideentry.Thelandscapingsoftenstheappearanceoftheparkingareasandgenerallyenhancestheappearanceoftheproject.SeealsoFOF17,ZoningDevelopmentStandard:Landscaping.g.AccessLocationandConsolidation:Providingaccesspointsonsidestreetsorfrontagestreetsratherthandirectlyontoarterialstreetsandconsolidationofingressandegresspointsonthesiteand,whenfeasible,withadjacentproperties.StaffComment:Thesubjectpropertyabutstwopublicstreetfrontages,108thAveSEand109thAveSE.Theexistingandproposeddevelopmentfronts108thAveSEwithnoexistingorproposedaccessonto109thAveSE.108thAveSEisclassifiedasaPrincipalArterialStreet.Existingrightofway(ROW)widthisapproximately100feet.TomeettheCity’scompletestreetstandardsforprincipalarterialstreets,minimumright-ofwaywidthis113feet.Dedicationof8feetofright-of-waywouldberequiredforfutureroadwidening.However,staffwouldsupportalesserstandardtomatchtheestablishedcurblinefor108thAveSE.andtheapplicantinstalltheprincipalarterialstreetrequired8-footplanterstripand8-footsidewalkalongthepropertyfrontageaspartoftheproposeddevelopment(SeeFOF21).Improvementsaretoincludetheinstallationofan8-footwideplantingstrip,and8-footsidewalk,andstreettrees.Thesubjectpropertyabuts109thAveSEalongtheeasternfrontage.109thAveSEisclassifiedasaresidentialaccessroad.Theexistingstreetisapproximately33-feetinwidthandhasnofrontageimprovementsoneitherside.Minimumright-of-wayforthisstreetdesignationis53-feet.Adedicationof11.5-feetalongthesubjectproperty’s___________frontagewouldberequiredforfutureroadwidening.TheapplicanthassubmittedaFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE1THLUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page35of46modification(SeeFOF22)fromfromstreetimprovementsandinsteaddedicatetherequired11.5-feetofright-of-wayandretaintheexistingfrontagealong109thAveSE.Accesswillremainasinglecurbcutalong102thAveSE.Noaccessisproposedorwarrantedalong109AveSEasthisstreetisusedforsingle-familyresidentialaccess.Theproposeddevelopmentisexpectedtomaintainthesafetyandefficiencyofpedestrianandvehiclecirculationonthesiteprovidedtheapplicantcomplieswithallconditionsofapproval.InternalCirculation:Promotingsafetyandefficiencyoftheinternalcirculationsystem,includingthelocation,designanddimensionsofvehicularandpedestrianaccesspoints,drives,parking,turnarounds,walkways,bikeways,andemergencyaccessways.StaffComment:Proposedimprovementswouldmaintaintheexistingsafeandefficientvehiclecirculationontheinteriorofthesite.Thesiteredevelopmentwouldinclude24totalparkingstallswithinthesurfacelot.Theapplicanthasproposedatwo-waydriveaislecirculationpattern.Thetwo-waydriveaisleshaveawidthof30feetforthe90-degreeparkingareas.Avehicleconnectionisprovidedwiththeabuttingnorthernpropertyforsite-to-siteaccess.Apedestrianconnectionfromthebuildingentrancetotheexistingpublicsidewalknetworkisproposedandwillprovidesafeandefficientpedestrianaccesstoandfromthesite.LoadingandDelivery:Separatingloadinganddeliveryareasfromparkingandpedestrianareas.StaffComment:Loadinganddeliverycanoccurintheback-of-houseareaofthesubjectproperty.Theapplicanthasrequestedamodificationtothe45-footclearzoneforthegroundlevelloadingarea(FOF23).Theloadinganddeliveryareaisseparatedfrompedestrianareasofthedevelopment.TransitandBicycles:Providingtransit,carpoolsandbicyclefacilitiesandaccess.StaffComment:PerRMC4-4-080F.11.abicycleparkingspacesarerequiredat10%ofthenumberofrequiredoff-streetparkingspaces.Thesiteplanincludesabikerackinpedestrianplazathatindicatesitwouldprovideparkingforuptotwo(2)bicycles.Aconditionofapprovalwasrecommendedtoprovideadetailcutsheettoverifycompliancewiththebicycleparkingstandards,seeFOF17ZoningandDevelopmentStandards:Parking.Pedestrians:Providingsafeandattractivepedestrianconnectionsbetweenparkingareas,buildings,publicsidewalksandadjacentproperties.StaffComment:SeeFOF18,DesignDistrictComplianceh.OpenSpace:Incorporatingopenspacestoserveasdistinctiveprojectfocalpointsandtoprovideadequateareasforpassiveandactiverecreationbytheoccupants/usersofthesite.“StaffComment:Pedestrianareaswouldbeprovided(seeFOF18,DesignDistrictCompliance)nearbuildingentranceswithlandscaping.Additionally,theapplicantwillprovidea37-footwidelandscapeandtreeretentionareaalongtheeasternportionoftheproperty.i(I.ViewsandPublicAccess:Whenpossible,providingviewcorridorstoshorelinesFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE1THLUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page36of46andMt.Rainier,andincorporatingpublicaccesstoshorelinesStaffComment:TheproposedstructurewouldnotblockviewcorridorstoshorelinesorMt.Rainier.Thepublicaccessrequirementisnotapplicabletotheproposal.j.NaturalSystems:Arrangingprojectelementstoprotectexistingnaturalsystemswhereapplicable.StaffComment:Nonaturalsystemsarelocatedonthesubjectpropertywiththeexceptionofdrainageflows.Seedrainagediscussionbelow.k.ServicesandInfrastructure:Makingavailablepublicservicesandfacilitiestoaccommodatetheproposeduse:PoliceandFire.StaffComment:PoliceandFirePreventionstaffindicatedthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;iftheapplicantprovidesCoderequiredimprovementsandfees.AFireImpactFee,basedon$0.88asquarefootwouldbeapplicabletotheproposal.WaterandSewer.StaffComment:WaterandwastewaterservicesareprovidedbySoosCreekWaterandSewerDistrict.CopiesofapprovedwaterandsewerplansfromtheSoosCreekWaterandSewerDistrictshallberequiredpriortoapprovaloftheCivilConstructionPermit.Drainage.StaffComment:ATechnicalInformationReport(TIR)preparedbyPacLand(Exhibit7)wassubmittedwiththeapplication.Nodownstreamfloodingorerosionissueswereidentifiedinthedrainagereport.BasedontheCityofRenton’sflowcontrolmap,thissitefallswithintheFlowControlDurationStandardareamatchingForestedSiteConditionsandiswithintheBlackRiverDrainageBasin.ThedevelopmentwouldbesubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterDesignManual(KCSWDM)andtheCityofRentonAmendmentstotheKCSWDM.AllcorerequirementsandsixspecialrequirementsarediscussedintheTIR.Asoutlinedinthedrainagereport,runoffisgeneratedfromthesitebytheexistingrestaurantbuilding,asphaltparkinglot,andconcretesidewalks.DrainageiscollectedandreleasedtotheCity’ssystemin108thAveSE.Aswaleislocatedonthenortheastcornerofthesitethatcollectsrunofffrom109thAveSEwhichthendrainstoa36-inchdetentionpipebeforeitisdischargedintothe108thAveSEsystem.Theproposedsitehydrologywiththeredevelopmentwillpreservethegeneralconfigurationwithrunoffflowingfromeasttowest.Flowswillcollectincatchbasinslocatedthroughoutthesite,whichwillthenbetreatedanddetainedpriortobeingdischargedintotheCity’ssystemin108thAveSE.Theexistingdetentionpipewillberelocatedtothenorthernportionofthesiteandcontinuetoreceiveanddetainrunofffrom109thAveSE.TheTIR’sflowcontrolanalysisresultedintheneedforthesitetoprovideadditionaldetentioncapacity.Theapplicantproposestoinstallasubsurfaceopen-bottommodulardetentionvaultsystembeneaththesurfaceparkinglot(Exhibit8).Tocomplywithwaterqualityrequirementsforthesite,theapplicantproposestoinstallamodularwetlandsystemupstreamofthedetentionfacility.Themodularwetlandisintendedtocollectandtreatrunoffgeneratedbypollutiongeneratingimpervioussurfaces.RunoffcollectedinthemodularwaterqualityanddetentionFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page37of46vaultswillbeconveyedtotheexistingCitysysteminlO8AveSE.TheuseoftheproposedmodularwetlandandOldcastleStormCapturedetentionvaultwillrequiretheapplicanttosubmitanadjustmentrequestinaccordancewiththeCityAmendmentstothe2009KCSWDM.Asurfacewatersystemdevelopmentfeeof$0.641persquarefootofnewimpervious,butnotlessthan$1,608.00willbeduepriortoissuanceofthecivilconstructionpermit.Transportation.StaffComment:Accesstothesitewouldcontinuetobeprovidedfromtheexistingdrivewayalong108thAveSE.TheapplicantsubmittedaTripGenerationMemorandumpreparedbyTransportationEngineeringNW(Exhibit12).ThesitegeneratedtrafficvolumesthatwerecalculatedusingdatafromtheInstituteofTransportationEngineersTripGenerationManual,9thEdition,(2009).Basedonthecalculationsprovided,theproposedvehicleserviceandrepairdevelopmentwouldresultinadecreaseinoverallweekdaytripscomparedwiththesite’sexistingfastfoodrestaurant.Duringpeakhours,theproposalwouldgain16netnewtripsduringtheweekdayAMpeakandhaveanetreductionof13tripsintheweekdayPMpeak.Astheproposeddevelopmentwouldgeneratelessthan20netnewtripsduringtheweekdayAMandPMpeakhours,notrafficimpactanalysiswouldberequired.Trafficcreatedbythedevelopmentwouldbemitigatedbypaymentoftransportationimpactfees,meetingtheCityofRenton’stransportationconcurrencyrequirements(Exhibit19)baseduponatestofthecitywideTransportationPlan,andinstallationoffrontageimprovements.ThetransportationimpactfeewillbebasedonacalculationfromtheITEManualatthetimeofbuildingpermitapplication.N/AI.Phasing:Theapplicantisnotrequestinganyadditionalphasing.22.ModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-6-060F2inordertomaintainthecurb,gutter,andsidewalkalongthesubjectproperty’s108thAveSEfrontageasitcurrentlyexistsandnotconstructthePrincipalArterialcross-sectionasprovidedintheminimumdesignstandards.Theproposalisnotcompliantwiththefollowingmodificationcriteriareferencedbelow,howeverstaffwouldrecommendamodificationtotheapplicant’sproposalofmaintainingtheexistingcurblineandconstructingan8-footwideplanterstripwithstreettreesand8-footwidesidewalkwithadedicationofaminimumof2-feettoamaximumof4-feetofright-of-wayalongthesubjectproperty’sfrontagein-lieuofconstructingthecoderequiredPrincipalArterialcross-section.ThismodifiedproposaliscompliantwiththefollowingmodificationcriteriapursuanttoRMC4-9-250,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovalofthemodifiedstreetfrontagerequirementsmodification,subjecttoconditionsasnotedbelow:ComplianceModificationCriteriaandAnalysisa.Substantiallyimplementsthepolicydirectionofthepoliciesandobjectivesofthe,ComprehensivePlanLandUseElementandtheCommunityDesignElementandtheompproposedmodificationistheminimumadjustmentnecessarytoimplementtheseifcondition...policiesandobjectives.ofapprovalismetStaffComment:TheLandUseElementoftheComprehensivePlanaimstocreateasafe,healthy,andattractivecommunity.GoalL-BBspecificallystatesthatnewdevelopmentisdesignedtobefunctionalandattractivetomaintainahighqualityoflife.ForegoingFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page38of46theconstructionofthecoderequired8-footwideplanterstripwithstreettreesand8-footsidewalk,whenadequatespaceisavailablealongthesubjectpropertyfrontage,doesnotresultinafunctionalandattractivedevelopment.Staffconcursthatwideningtheexistingvehiclepavementwidthalongthesubjectproperty’sfrontagewouldnotbeafunctionalimprovement,howeverprovidingthePrincipalArterialrequired8-footwidesidewalkwithstreettreesand8-footwidesidewalkwhilemaintainingtheexistingcurblineisappropriate.Thereforestaffrecommendsasaconditionofapproval,theapplicantsubmitarevisedUtilitiesPlantobereviewedandapprovedbytheCivilPlanReviewerpriortoConstructionPermitApprovalthatprovidesthecurblineinitsexistinglocationandaddsan8-footplanterstripand8-footsidewalk.Thelandscapeplanshallalsoberevisedtoshowapprovedstreettreesplantedwithin8-footplanterstrip.Right-of-waydedicationwouldberequiredalongthesubjectproperty’s108thAveSEfrontageandwillvarybetween2-feetand4-feet;subjecttofinalsurvey.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:Theapplicantcontendsbynotmovingthecurb,gutter,andsidewalk,thecapacityofroadway,safety,appearance,environmentalprotectionandmaintainabilityremainunaffected.CompliantifconditionStaffconcursthatleavingthecurbandgutterinitscurrentlocationwillmeetsafety,ofapprovalfunction,appearance,environmentalprotection,andmaintainabilityhoweverright-of-ismetwayimprovementsmayoccurbetweentheexistingcurblineandsubjectpropertyline.PedestrianimprovementsassociatedwithPrincipalArterialswillenhancepedestriansafety,function,environmentalprotection,andmaintainabilitywithoutnegativelyimpactingvehicletraffic.Constructingan8-footplanterstripbetweenthecurbandsidewalkprovidesabufferbetweenpedestriansandvehicletraffic.The8-footplanterstripoffersanenhancedappearanceandenvironmentalliftbyprovidingstreettreesandvegetation.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:Constructingthemodifiedimprovementsasrecommendedabovewill,.-notbeinjurioustootherpropertiesinthevicinity.Theapplicantwillconstructtheimprovementsalongthesubjectpropertyonlyandasfuturedevelopmentoccursalongthisstreet,thosepropertieswillalsoberequiredtoprovidefrontageimprovementsconsistentwiththisapproval.d.ConformstotheintentandpurposeoftheCode.,,—StaffComment:Theintentofthecodeistohavestreetsthatcanprovidesafeandmaintainableaccessforvehiclesandpedestrians.Thismodifiedapprovalmaintainssafeaccessforvehiclesandfurtherenhancessafetyforthepedestrians.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andStaffComment:Seecommentsundercriterion‘b’.f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE@108THLUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page39of4623.ModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-6-060F2inordertomaintaintheexistingimprovementsalong109thAveSE.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification,subjecttoconditionsasnotedbelow:ComplianceModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:Safe,healthy,andattractivecommunitiesarekeyessentialstocommunitydesignpoliciesoftheComprehensivePlan’sLandUseElement.Thesepoliciesaddresswalkableneighborhoods,safetyandshareduses.Theintentofthepoliciesistopromotenewdevelopmentwithwalkableplacesthatsupportgridandflexiblegridstreetandpathwaypatterns,andarevisuallyattractive,safe,andhealthyenvironments.Therequestedstreetmodificationisconsistentwiththesepolicyguidelines.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.CornliantStaffComment:Theapplicantcontendsbynotconstructingthefrontageimprovementicon’ditionthecapacityofroadway,safety,appearance,environmentalprotection,andmaintainabilityremainunaffected.ofapprovalismetStaffconcurstheproposedmodificationwouldmeettheobjectivesoffunctionandmaintainabilityintendedbythecoderequirements.However,staffrecommendsthattherightofwaydedicationof11.5-feetbeaconditionofapprovalfortheprojectinordertoprovidefortheopportunityfortheCityatalaterdatetomaketherequiredchangestotheroadway.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.,-StaffComment:Shouldtherequestedmodificationbeapproved,itwouldnotbeinjurioustootherpropertieswithinthevicinityofthesubjectsiteasitwouldmaintaintheexistingfrontageallowingaconsistenttravelcorridorforvehiclesandpedestrians.d.ConformstotheintentandpurposeoftheCode.StaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andCompliantifconditionStaffComment:Providedthattherecommendedconditionofapprovalismet,theofapprovalmodificationwillmaintainasafedesignforvehiclesandpedestriansaswellasprovideismetaconsistentappearancealongthestreetfrontagewhichwillbebeneficialtothesubjectpropertyandsurroundingpropertyowners.f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.24.ModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-4-080J.5inordertoreducetheminimum45-footclearareainfrontofagroundlevelloadingdoor.TheproposalisFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentFIRESTONEMarch10,2017AdministrativeReport&DecisionLUA16-000782,ECF,CU-A,SA-A,MODPage40of46compliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250.Therefore,staffisrecommendingarjprovaloftherequestedmodification.ComplianceModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:Locatingthedeliveryareaontheeastportionofthepropertyorback-of-houseispreferredforbothaestheticreasonsandalsotoreduceconflictsbetweenVdeliveriesandcustomers.Additionally,providingameaningfullandscapebuffersuchasthe37-footwideareaalongtheeasternportionofthepropertybetweenthecommercialareaandadjacentresidentialneighborhoodisabenefit.Thesetwobeneficialoutcomesresultinthereductionofavailablespaceandtheneedtoreducetheclearareainfrontofthegroundlevelloadingdoorontheeastfaçade.Theproposedreductionto16-feetofclearareaistheminimumadjustmentnecessarytoprovidethesuperiordesign.SeealsoFOF16,ComprehensivePlanAnalysis.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:Theapplicantcontendstheloadingfortheproposeddevelopmentwillbeperformedbydeliverytrucksbackinguptotheloadingdoorsinthenorth-southdirection(paralleltothebuilding).Assuch,a45-footclearareaperpendiculartothedoorisnotneeded.Alargemaneuveringareaisincorporatedtoprovidedeliverytrucksadequateroomtomakethenecessaryturningmovements.Staffconcurstheproposedmodificationwouldmeettheobjectivesoffunctionandmaintainabilityintendedbythecoderequirements.ThemodificationwouldnotresultindeliveryvehiclesneedingtousetheROWforloadingorunloadingmerchandise.Additionally,theparkingareawouldnotbeimpactedbythereducedclearareaasthe30-footaislewidthandmarkedloadingzoneareaprovidetheappropriatespacefordeliverytrucksusedbythisbusiness.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:TheproposeddeliveryareaiswhollylocatedonthesubjectpropertyVandlocatedasfaraspossiblefrompedestrianandhighcustomertrafficareas.Byreducingtheminimumclearareawidth,theapplicantisabletomaintainthelargebufferareaontheeasternportionofthepropertyadjacenttothesingle-familyresidentialneighborhood.d.ConformstotheintentandpurposeoftheCode.StaffComment:ThereduceddeliveryclearareamaintainstheintentandpurposeoftheVcodebyprovidingadequateloadingspaceonthesubjectpropertywithouttheneedtoutilizeorimpedetheadjacentpublicstreetsorconflicttheothersiteelementssuchasparkedvehicles.e.Canbeshowntobejustifiedandrequitedfortheuseandsituationintended;andVStaffComment:Seecommentsundercriterion‘b’.V1.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.FirestoneAdminReportFirestoneLUAl6-O00782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE108wLUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page41of46IStaffComment:Seecommentsundercriterion‘I25.ModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-9-090C.10inordertoreducetheverticalclearanceheightofatleast15-feetfortherefuseandrecyclingenclosure.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250.Therefore,staffisrecommendingapprovaloftherequestedmodification.ComplianceModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:TheComprehensivePlan’sLandUseElementendeavorstostrengthenthevisualidentityoftheCityanditsCommunityPlanningAreasandneighborhoodsvthroughqualitydesignanddevelopment.Theapplicant’sproposedbuildingisofmodestheightwithamajorityofthebuildingaveragingapproximately22-feetinheightandthebookendsat30-feetmeasuredtothetopofridge.Acoveredrefuseandrecyclingenclosurewitharoofextending15-feetinheightwouldresultinaserviceelementoutofscaleandoverlydominantinrelationtotheproperty’sprimarystructure.Reducingtheverticalclearanceheighttoeight-feetreflectsamoreappropriatescaleasmeasuredbytheprimarystructureandistheminimumadjustmentnecessary.SeealsoFOF16,ComprehensivePlanAnalysis.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:Theapplicantcontendsthereducedverticalclearingheightmaintainstheabilityfortherefuseandrecyclinghaulerstoaccessthedumpstersinsidethe/enclosure.Staffconcurstheproposedmodificationwouldmeettheobjectivesoffunctionandmaintainabilityintendedbythecoderequirements.Haulersmaintainadequatespacetorollthedumpstersoutoftheenclosureandconnecttheirtruck.Additionally,theenclosureisproposedtohaveahorizontalclearanceofapproximately20-feetprovidingthemaneuverabilityneededtoaccessthedumpsters.c.Willnotbeinjurioustootherpropertyfies)inthevicinity.i,-’StaffComment:Theverticalclearancereductionwillresultinlessofavisualimpactanddominanceofaserviceelementascomparedtotheprincipalstructure.Reducingitsheightwillreducetheabilitytoseetheenclosureoffsite.d.ConformstotheintentandpurposeoftheCode.StaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;and—StaffComment:Themodifiedclearanceprovidesadesignthatbettercomplimentsthearchitectureofthebuildings.Therequired15-footclearancewouldresultinaroofstructurethatwouldbenearlytwo-thirdstheheightofthemajorityofthebuilding.FirestoneAdminReportFirestoneLUAl6-000782 Page42of46f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.I.CONCLUSIONS:ThesubjectsiteislocatedintheCommercialMixedUsefCMU)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOF16.2.ThesubjectsiteislocatedintheCommercialArterial(CA)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF17.3.ThesiteplanreviewandconditionaluseapplicationcomplieswiththeUrbanDesignRegulationsforDesignDistrict‘D’providedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF18.4.TheproposedconditionalusepermitapplicationcomplieswiththeconditionalusecriteriaprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF19.5.TheproposedsiteplanreviewapplicationcomplieswiththesiteplanreviewregulationsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOE206.TheproposedsiteplanreviewandconditionalusepermitapplicationcomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOF20.7.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedsiteplanandconditionalusepermitapplication,seeFOF20.8.Theproposedmodificationsrelatedtostreetfrontageimprovementsalong108thAveSEand109thAveSE,loadingspacecleararea,andrefuseandrecyclingenclosurescomplywiththesixmodificationcriteria,seeFOEs21,22,23,and24.9.Keyfeatureswhichareintegraltothisprojectincludethesignificantlandscapeandtreeretentionareaalongtheeasternportionofthepropertyandpartiallysightobscuringlandscapingalongtheabuttingsingle-familyresidentialzone;maintainingafencealongtheeasternportionofthepropertybetweentheparkinglotandnewvegetation;ensuringexteriorlightingfromtheprojectwillnottrespassontotheabuttingandadjacentsingle-familyneighborhood;andnoexteriordisplayoftires,rims,wheels,andotherautomotivemerchandise.[.DECISION:TheFirestoneConditionalUsePermitandSitePlanapplication,FileNo.LUA16-000782,asdepictedinExhibit3,isapprovedandissubjecttothefollowingconditions:1.Theapplicantshallsubmitarevisedlandscapeplanthatprovidesadirectperpendicularconnectionfromthestreetfrontageentrancetothesidewalk.TherevisedlandscapeplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.CityofRentonDepartmentofCommunity&EconomicDevelopmentFIRESTONE1THMarch10,2017AdministrativeReport&DecisionLUA16-000782,ECF,CU-A,SA-A,MODFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONE@1O8LUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page43of462.Theapplicantshallsubmitarevisedlandscapeplanthatprovidesaminimumofseven(7)additionalshrubswithintheperimeterparkinglotlandscapingscreen.TherevisedlandscapingplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.3.Theapplicantshallsubmitarevisedlandscapeplanthatprovidesshrubswithintheinteriorparkinglotlandscapingbulbsattherequiredrateofoneper20squarefeetoflandscapedarea.TherevisedlandscapeplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.4.Theapplicantshallsubmitarevisedtreeretentionplanthatidentifiesthethree(3)retainedtreesandprovidestherequiredprotectionmeasuresduringconstruction.TherevisedtreeretentionplanshallbesubmittedwiththeconstructionpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermitapproval.S.Theapplicantshallsubmitarevisedsiteplanthatremovestheextrudedcurbfromthenorthernperimetertofullyprovidethesitetositevehicleconnection.TherevisedsiteplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.6.Theapplicantshallsubmitarevisedsiteplanthatincludesadetailcut-sheetofthebicycleparkingrackthatcomplieswithRMC4-4-OsOElib.TherevisedsiteplanwithcutsheetshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.7.Theapplicantshallsubmitarevisedlandscapeplanthatincludesadetailcutsheetoftheretainingwallmaterialsthatarecomposedofbrick,rock,texturedorpatternedconcrete,orothermasonryproductthatcomplementstheproposedbuildingandsitedevelopment.TherevisedlandscapeplanwithdetailcutsheetshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.8.Theapplicantshallsubmitarevisedelevationplanfortherefuseandrecyclingenclosurethatincludesadetailcutsheetidentifyingtheself-closingmechanismfortheenclosuredoors.TherevisedelevationplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.9.Theapplicantshallsubmitarevisedlandscapeplanthatprovidesaminimumoftwo(2)plantercontainersneareachofthetwo(2)publicentrances.Thelandscapeplanshallalsoprovideadditionalwidthalongpedestrianpathwayextendingoutwardfromthebuildingalongthestreetsidefaçadenearthe108thAveSEentrancetoaccommodateadditionalpedestrianamenities.TherevisedlandscapeplanwithcutsheetsoftheplantercontainersandwidenedpavedentranceareashallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.10.Theapplicantshallsubmitarevisedlandscapeplanthatprovidesaminimumoftwo(2)outdoorseatingbencheswithdetailcutsheetsverifyingthebenchesaremadeofdurable,vandal-andweather-resistantmaterialstobelocatedneareachentrancearea.TherevisedsiteplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.11.Theapplicantshallsubmitalightingplanwithphotometriclightinganalysisthatprovidestheappropriateleveloflightingfortheparkinglotandpedestrianareaswhilelimitingtheimpactstotheneighboringsingle-familyneighborhoodasdeterminedbystandardsoftheIlluminatingEngineeringSociety.Detailcutsheetsofthelightingfixtureswithcut-offluminaireshallbeprovidedwiththeplan.ThelightingplanandphotometriclightinganalysisshallbesubmittedwiththebuildingpermitFirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page44of46applicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.12.Theapplicantshallprovidepedestrianscaledecorativesconcesalongthewestfaçadeandneartheparkinglotentrance.SconcedetailcutsheetsshallbeincludedonthelightingplanandsubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.13.Theapplicantshallsubmitarevisedlandscapeplanthatrelocatestheeasternperimeterchainlinkfencetotheareabetweentheparkinglotandthenewplantings.TheplanshallalsoincludeacutsheetofagreenorblackvinylcoatedchainlinkfenceandbesubmittedwiththeconstructionpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermitapproval.14.Theapplicantshallsubmitarevisedelevationplanthatidentitiesanyneededscreeningofrooftopequipmentthatshieldstheequipmentfrompublicview.TherevisedelevationplanshallbesubmittedwiththebuildingpermitapplicationtobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.15.Theapplicantshallsubmitarevisedutilitiesplanthatprovidesfrontageimprovementsalongthesubjectproperty’s108thAveSEfrontagethatmaintainsthecurblineinitsexistinglocationandaddsan8-footplanterstripand8-footsidewalk.Thelandscapeplanshallalsoberevisedtoshowapprovedstreettreesplantedwithin8-footplanterstrip.TherevisedutilitiesplanshallbesubmittedwiththeconstructionpermitapplicationtobereviewedandapprovedbytheCivilPlanReviewerpriortoconstructionpermitapproval16.Theapplicantshalldedicatebetweentwo(2)andfour(4)feetalongthesubjectproperty’s108thAveSEfrontage,subjecttofinalsurvey.Theapplicantshalldedicate11.5-feetalongthesubjectproperty’s109thAveSEfrontage,subjecttofinalsurvey.FrontagededicationsshallbesubmittedtotheCivilPlanReviewerandcompletedpriortobuildingpermitissuance.17.TheapplicantshallcontacttheCurrentPlanningProjectManagertoapproveanycomparablealternativetreespeciesfortheAustrianBlackPineintheeasternportionoftheproperty.Anyapprovedalternativetreespeciesmustbeaminimumof8-9feetinheightattimeofplanting.TheapplicantshallcontacttheCurrentPlanningProjectManagerfollowinginstallationofthetallertreestoconfirmtheirheight.18.TheapplicantshallcomplywiththeConditionalUsePermitgeneralconditions(RMC4-2-080.2)forvehicleserviceandrepairusesintheCAzone.Alloperationsshallbeconductedentirelywithinanenclosedstructure,whichincludenoexteriordisplayoftires,rims,wheels,andothervehiclerelatedmerchandiseoutsidethebuilding.Thefollowingalsoapplies:a.VehiclesshallonlybeheldonthepropertywhilebeingservicedandshallhaveanactiverepairorserviceinvoicethatshallbemadeavailabletotheCityupontheCity’srequest.b.Vehiclestoragebeforeorafterserviceshallnotbeallowed.VehiclesheldonthesiteshallbesubjecttothescreeningandlandscapingprovisionsinRMC4-4-120,StorageLots—Outside,unlessenclosedwithinabuilding.c.Vehicleholdingareasshallcounttowardthemaximumlotcoveragestandardofthezone.d.Anyovernightvehicleparkingaccessorytothisuseshallnotbelocatedinthefrontsetbackorinasidesetbackalongastreet.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUA16-000782,ECF,CU-A,SA-A,MODMarch10,2017Page45of46DATEOFDECISIONONLANDUSEACTION:SIGNATURE:JenniferHenning,PlanningDirrDateTRANSMITTEDthis10thdayofMatch,2017totheOwner/Applicant/Contact:Owner:Applicant/Contact:RealPropertyInvestorsLukeRandles26182ndAve1505WestlokeAveN,305Seattle,WA98121Seattle,WA98117TRANSMITTEDthis10thdayofMarch,2017tothePartiesofRecord:ZoeMattsonJohnandKarenSnarskiJerrySammons17654109thAveSE17810109thAveSE17827110thAveSERenton,WA98055Renton,WA98055Renton,WA98055MarkSandierDaleMyers5020141stAveSEdalemyers@comcast.netBellevue,WA98006TRANSMITTEDthis10thdayofMarch,2017tothefollowing:ChipVincent,CEDAdministratorBrianneBonnworth,DevelopmentEngineeringManagerSteveTriplett,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:ITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonMarch24,2017.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:TheAdministrativeSiteDevelopmentPlanReviewdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingletwo(2)yearextensionmayberequestedpursuanttoRMC4-9-200.EXPIRATION:TheConditionalUsePermitdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingletwo(2)yearextensionmayberequestedpursuanttoRMC4-9-030.EXPIRATION:ThefourModificationdecisionswillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.FirestoneAdminReportFirestoneLUAl6-000782 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionFIRESTONELUAI6-000782,ECF,CU-A,SA-A,MODMarch10,2017Page46of46RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.FirestoneAdminReportFirestoneLUAl6-000782 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC Report ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: March 6, 2017 Project Name: Firestone @ 108th Project Number: LUA16-000782,ECF,CU-A,SA-A,MOD Project Manager: Matthew Herrera, Senior Planner Owner: Real Property Investors, 2618 2nd Ave, Seattle, WA 98121 Applicant/Contact: Luke Randles, PacLand, 1505 Westlake Ave N, Suite 105, Seattle, WA 98109 Project Location: 17808 108th Ave SE Project Summary: The applicant is requesting Administrative Site Plan Review, Administrative Conditional Use Permit, and Environmental Review for a proposed 8,261 square foot building to accommodate a new vehicle service and repair business. Associated improvements with the redevelopment include surface parking for 24 vehicles, stormwater detention and water quality treatment, and landscaping. The 0.88 acres (38,234 square feet) site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Existing site improvements on the subject property include a 2,200 square foot fast food restaurant, landscaping with 17 significant trees, and surface parking. Access to the site will remain in its existing location along the 108th Ave SE frontage. The applicant also requests four (4) modifications to code requirements related to frontage improvements along 108th SE and 109 Ave SE, garbage and recycling enclosure requirements, and loading space standards. The existing restaurant will be removed. The site contains no critical areas. Exist. Bldg. Area SF: 2,200sf Proposed New Bldg. Area (footprint): 8,261sf Site Area: 0.88 acres Total Building Area GSF: 8,261sf STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance. 4'0610(+4'5610'Know what'sRLANDSCAPE PLAN GEOTECHNICAL ENGINEERING REPORT Firestone Retail Store 17808 108th Ave SE Renton, WA 98055 PSI PROJECT NO.07121375 June 1, 2016 Prepared for: Bridgestone Retail Operations, LLC 333 E. Lake Street Bloomingdale, IL 60108 Prepared by: Professional Service Industries, Inc. 20508 - 56th Ave W, Suite A Lynnwood, WA 98036 Firestone Complete Auto Care 17808 108th Ave SE Renton, Washington, 98055 Technical Information Report Commercial Redevelopment 1505 Westlake Ave. N T 206.522.9510 Suite 305 F 206.522.8344 Seattle, WA 98109 www.pacland.com Prepared By: Luke Randles, P.E. Reviewed By: Bill Fortunato, P.E. Prepared: September 2016 Revised: January 2017 FORESTRY AND VEGETATION MANAGEMENT SPECIALISTS WFCI 3601943-1 723 FAX 3601943-4 1 28 1919 Yelm Hwy SE, Suite C Olympia, WA 98501 URBANIRURAL FORESTRY TREE APPRAISAL HAZARD TREE ANALYSIS RIGHT-OF-WAYS VEGETATION MANAGEMENT ENVIRONMENTAL STUDIES CONTRACT FORESTERS Member of International Society of Arboriculture and Society of American Foresters -Tree Protection Plan- RENTON FIRESTONE 17808 108th Ave. SE Renton, WA Prepared for: PACLAND Prepared by: Washington Forestry Consultants, Inc. Date: September 23, 2016 Introduction The project proponent is planning to build a new Firestone auto care center on 0.88 acres at 17808 108th Ave. SE in Renton, WA. The proponent has retained WFCI to: • Evaluate and inventory all trees on the site pursuant to the requirements of the City of Renton Tree Protection Ordinance. • Make recommendations for retention of significant trees, along with required protection and cultural measures. Observations Methodology In accordance with Renton Municipal Code 4-4-130, WFCI has evaluated all significant trees on site. This includes cottonwood and red alder trees 8 inches diameter at breast height (DBH) and larger, and all other trees 6 inches DBH and larger, and assessed their potential to be incorporated into the new project. Trees were numbered on a map, but not marked in the field. The tree evaluation phase used methodology developed by Nelda Matheny and Dr. James Clark in their 1998 publication Trees and Development: A Technical Guide to Preservation of Trees during Land Development. SHEET TITLE:THIS DRAWING IS THE PROPERTY OF BRIDGESTONE RETAIL OPERATIONS, LLC AND IS LOANED ON THE EXPRESS CONDITION THAT IT IS NOT TO BE USED IN ANY WAY DELETERIOUS TO THE INTERESTS OF BRIDGESTONE RETAIL OPERATIONS, LLC. THE ACCEPTANCE OF THIS DRAWING WILL BE CONSTRUED AS AN ACCEPTANCE OF THE FOREGOING CONDITION AND AS ADMISSION TO THE EXCLUSIVE OWNERSHIP IN AND TO THE DRAWING BY BRIDGESTONE RETAIL OPERATIONS, LLC.SHEET NUMBER:SHEET TITLE:STIPULATION OF REUSETHIS DRAWING WAS PREPARED FOR USE ONA SPECIFIC SITE AT RENTON, WACONTEMPORANEOUSLY WITH ITS ISSUEDATE ON 11/18/2016 AND IT IS NOT SUITABLEFOR USE ON A DIFFERENT PROJECT SITE ORAT A LATER TIME. USE OF THIS DRAWING FORREFERENCE OR EXAMPLE ON ANOTHERPROJECT REQUIRES THE SERVICES OFPROPERLY LICENSED ARCHITECTS ANDENGINEERS. REPRODUCTION OF THISDRAWING FOR REUSE ON ANOTHERPROJECT IS NOT AUTHORIZED AND MAY BECONTRARY TO THE LAW.ISSUE BLOCK4 DIGIT NO.:6 DIGIT NO.:PROPERTY NO.:AOR PROJECT NUMBER:1555095TO PERMIT:TO BID:DATE:TBDDATE:11/18/16NEW FCAC STORE 2016 - JUNE - ER - LEFT 16651578202831GG17808 108TH AVE. SE RENTON, WA 1437 South Boulder, Suite 550 Tulsa, Oklahoma 74119.3609 p: 918.587.8600 f: 918.587.8601 www.sgadesigngroup.comA1FLOOR PLANAND NOTES4. ALL MASONRY DIMENSIONS ARE NOMINAL DIMENSIONS, MASONRY CONTRACTORTO ADJUST COURSING AS NEEDED.1.WALL DIMENSIONS ARE TO FINISH CLEAR DIMENSION. ALL MATERIALSMUST BE FIGURED INTO THE LAYOUT OF THE FRAMING.2. MASONRY OPENING SHALL BE COORDINATED WITH WINDOW OR DOORMANUFACTURERS REQUIREMENTS.3. PLUMBING ROUGH INS ARE CRITICAL FOR ADA CLEARANCES, VERIFYALL PLUMBING ROUGH INS PRIOR TO INSTALLING ROOM FINISHES.5. PROPOSED FIRE EXTINGUISHERS ARE LOCATED BY THE SYMBOL F.E.COORDINATE TYPE, SIZE AND FINAL LOCATIONS WITH LOCAL FIRE OFFICIALSGENERAL NOTES6. ALL GYP. BRD. WALLS SHALL HAVE LATERAL BRACING AND CONTROL JOINTS ASREQUIRED IN SPECIFICATION SECTIONS 092900.CMU1MS3MS2MS1MS4FRP4" HIGH, 8" DEPTH REINFORCED QUIK BRICK. ALL DECORATIVESURFACES SHOULD FACE TO EXTERIOR SIDE ONLY. REFER TOELEVATIONS.3 5/8" METAL STUDS AT 16" 0.C. WITH 5/8" GYPSUM BOARD BOTHSIDES. EXTEND PARTITION TO DECK (TYPICAL U.N.O.). USEMOISTURE RESISTANT GYPSUM BOARD ON INTERIOR SIDE OFTOILET AND MOP BASIN AREAS.3 5/8" METAL STUDS AT 16" 0.C. WITH 5/8" GYPSUM BOARD BOTHSIDES WITH SOUND ATTENUATION BLANKETS BETWEEN. EXTENDPARTITION TO DECK (TYPICAL U.N.O.) USE MOISTURE RESISTANTGYPSUM BOARD ON INTERIOR SIDE OF TOILET AND MOP BASINAREAS AND BEHIND DRINKING FOUNTAINS.3 5/8" METAL STUDS AT 16" 0.C. WITH 1/2" PLYWOOD BOTH SIDES,PAINTED (TYPICAL UNLESS NOTED OTHERWISE).FRP BOARD GLUE EDGE TO EDGE OF SUBSTRATE. REFER TOINTERIOR ELEVATIONS ON SHEET A7 FOR HEIGHTS A.F.F.NOTES:1. SOME WALL TYPES MAY NOT BE USED. REFER TO PLANS2. REFER TO STRUCTURAL DRAWINGS FOR STUD GAUGES AND ADDITIONAL FRAMING INFORMATION.MS56" METAL STUDS AT 16" 0.C. WITH 5/8" GYPSUM BOARD BOTH SIDESWITH SOUND ATTENUATION BLANKETS BETWEEN. EXTENDPARTITION TO DECK (TYPICAL U.N.O.) AT SIM. CONDITION, EXTENDPARTITION 4" MIN. ABOVE CEILING. USE MOISTURE RESISTANTGYPSUM BOARD ON INTERIOR SIDE OF TOILET AND MOP BASINAREAS.2" "Z" FURRING AT 24" O.C. (ON MASONRY WALL) WITH 5/8" GYPSUMBOARD. EXTEND 2" RIGID INSULATION TO DECK ABOVE. (TYPICALU.N.O.) USE MOISTURE RESISTANT GYPSUM BOARD IN TOILET ANDMOP SINK AREAS AND 6" METAL STUDS @16" O.C. IN PLUMBINGWALLS.STANDARD WALL TYPESCLF12 1/2" Ø GALV. STEEL POSTS AT 4' O.C. WITH 2" GALV.CHAINLINK FABRIC. AT SIM. CONDITION; 4' X 8' SHEETS OF 3/4"EXTERIOR GRADE PLYWOOD TO 12'-0" AFF ON INVENTORY SIDEMS66" METAL STUDS AT 16" 0.C. WITH 1/2" PLYWOOD BOTH SIDES,PAINTED.CLF22 1/2" Ø GALV. STEEL POSTS AT 4' O.C. WITH 2" GALV. CHAINLINKFABRIC STARTS AT 12'-8" AF.F. ON INVENTORY SIDE AND 4' X 8'SHEETS OF 3/4" EXTERIOR GRADE PLYWOOD TO 12'-8 1/2" AFFON SERVICE BAY SIDEMS76" METAL STUDS AT 16" 0.C. WITH 5/8" GYPSUM BOARD BOTH SIDES,PAINTED.CMU24" HIGH, 12" DEPTH REINFORCED QUIK BRICK. ALL DECORATIVESURFACES SHOULD FACE TO EXTERIOR SIDE ONLY. REFER TOELEVATIONS.MS83 5/8" METAL STUDS AT 16" 0.C. WITH 5/8" GYPSUM BOARD BOTHSIDES, 3/4" PLYWOOD ATTACHED TO STUDS ON SHOP SIDE ONLY.MARK DESCRIPTIONSANITARY NAPKIN DISPOSAL UNITPAPER TOWEL DISPENSER & DISPOSALMIRROR - SEE ELEVATIONS FOR SIZETOILET TISSUE DISPENSER36" GRAB BAR WITH WOOD BACKER42" GRAB BAR WITH WOOD BACKER, WITH 18" VERTICALBAR AS REQUIRED.ABCDEFGHCOAT HOOKHANDICAP SIGN-MOUNT 5'-0" AFF TO CENTER: 8"EDGE TO JAMB EDGE.IBABY CHANGING STATION. SEE DETAIL 1/N1J6 HALF LOCKER UNIT QTY(2)-(SECURE TO WALL)NOTES1. PROVIDE WOOD BLOCKING AS REQUIRED FOR MOUNTING ACCESSORIES2. ACCESSORY PACKAGE AVAILABLE FROM NATIONAL VENDOR.3. REFER TO SHEET N1 FOR MOUNTING HEIGHTS, LOCATIONS, ETC OR TOILET ROOMACCESSORIES.KWRITING SURFACE, SEE DETAIL 11/A7ACCESSORIES2A1ENLARGED PLANNORTH154'-0"OVERALL14'-0" 58'-0" OVERALL 34'-6" 12'-4 1/2"7'-8" R.O. 4'-6"6'-0" R.O.4'-0"10'-0"M.O.1'-8"3'-4"M.O.5'-8"10'-0"M.O.2'-8"10'-0"M.O.10'-0"M.O.3'-4"10'-0"M.O.10'-0"M.O.3'-4"10'-0"M.O.1'-8"10'-0"M.O.2'-0"35'-8"4'-4"M.O.5'-8"4'-4"M.O.8'-0"5'-0"31'-8" 9'-2"(3) EQ. SP.10DOWNSPOUT TYP.SEE ROOF PLANFOR LOCATIONSSTEP DOWN FROMFINISH FLOOR TYPICALAT ALL OVERHEAD DOOR -SEE STRUCTURALDRAWINGS1"x12" WOODFORM, TYP.ELECTRICAL SERVICE -SEE ELECTRICALBAYSSERVICE108INVENTORY109INVENTORYUSED1100926CLF2SEE GRADING PLAN FORDEGREE OF SLOPE AT APRON KNOX BOX &ALARM STROBELOCATED PER FIREDEPT. IF REQUIRED11A46A41A41A5SHOWROOMCUSTOMER10018A6TYP @ OH DOOR JAMBS16A416A6BACKFLOW AND DOMESTIC WATERSERVICE. SEE PLUMBING SHEETSAREA OF FIRE SPRINKLER SERVICET.O. CONCRETE EL: 100'-0" TYP @ PERIMETER CMU1MS3MS320171615141312112101030405062516'-8"M.O.6A510A55A515A510'-0"APRON CONTROL JOINTSARE TO BE LOCATED ONTHE CENTER OF EACHPILASTER. (TYP.)KEY DROP BOXREFER. 16/A7CMU158'-0"OVERALL 154'-0"OVERALLF.E.F.E.F.E.F.E.2918'-4"CMU15'-6 1/2"1'-7 3/4"4'-0"LINE OF CANOPYABOVE REFER 10/A4AJKD15A6PROVIDE SIGN AT TOX ALERT SWITCH,REFER E2. (RED SIGN/ WHITE LETTERS)STATING "TURN EXHAUST FAN ONANYTIME GAS CADDY IS IN USE"MWHSCALE:FLOOR PLAN16A11/8"=1'-0"0711 1/2"44'-6"4'-8"1'-10 3/4"4'-0"48'-1 1/4"4'-0"27'-6"(7) EQUAL SPACESCLF120A78A6.18A6.19A6.18A6.1CLF2MS26A6.1EE223'-4"M.O.3'-4"ECLF24'-0"16'-8" M.O.ALIGNMENT RACK RECESSED SLABOUTLINE AND FLOOR DRAIN SEESTRUCT. AND PLBG. NOTE: PAINTPERIMETER STEEL YELLOW TYPICAL6"44'-0"(11) EQUAL SPACES3'-0 3/4"1'-0 1/2"11 1/4"9 1/2"5A13'-0"TYP.7'-0"62'-4 3/4"3'-0"8'-4 1/4"3'-0"24'-1"8'-6 5/8"6'-2"8'-1"11 1/4"5'-10"45.0°45.0° 11'-5"℄CLF120A7SIM.SIM.B12'-8" M.O. 20'-0" M.O.5'-0"LINE OF CANOPYABOVE REFER 10/A4LINE OF ROOFABOVELINE OF AWNING ABOVELINE OF AWNING ABOVEGAS SERVICE. SEE PLUMBINGSHEETS0208EKNOX BOXLOCATED PER FIREDEPT. IF REQUIREDCDCMU21'-8"20'-4"19'-4"25'-4"13'-8"25'-4"5'-4"3'-4"M.O.17'-4"16'-0"6'-8"M.O.1'-4"2'-0" 4'-0" 4'-0"CMU11'-8"1'-8"4'-0"1'-8"1'-8"1'-8"1'-8"1'-0"31'-3 5/8"6'-8"M.O.4"3'-4"4'-8" 2'-0" 4'-0" 1'-7" 1'-10" CLR. 2 5/8"9'-1 1/2"6'-7 1/8"ALL LOCATIONS ANDDIMENSIONS ARECRITICAL IN THISPLAN. ADACLEARANCES ARETO BE VERIFIEDPRIOR TO SETTINGFINISHES.SHELVESABOVETOILETUNISEX103SHOWROOMCUSTOMER100OFFICE102AREACLEAN UP104AREABREAK105AREACHANGING106℄ ℄ACBD1A7TOILETSHOP107ACBD4A7GCMU1ACBD6A7MS21'-6"SHELFABOVEC5'-1"5'-11 1/8"MS3MS58'-7 7/8"CLR.H3'-9 1/2"14'-4 1/2"ACLOSET'IT'101MS2PHONEBOARD1'-9 1/2"SHELVINGIT-ELEV.REFER10/A7OVERHEADCABINET,SEE 12/A7JJIEDKSCALE:ENLARGED PLAN2A11/4"=1'-0"LINE OF AREA TO KEEP CLEAR FROM ELECTRICAL ITEMS-PAINTED SAFETY YELLOW BY GENERAL CONTRACTOR.REFER TO SHEET N1 FOR STRIPING CONDITIONSELECTRICAL PANELSFCAFBED1'-6"CLR.7 5/8" ℄1'-6" 1'-7" ℄ACBD3A7AREAUTILITY1117'-8 7/8"11'-4 1/8"2 5/8"5'-0"CLF112'-8"MS5SIM.MS2F.E.F.E.F.E.4'-11"3/4" THK. X 4'-0" H.PLYWOOD BACKINGFOR MOUNTINGTELEPHONE/ ELECTRICALEQUIP.WATER HEATER,SEE PLUMBING5'-9 3/4"MS2MS2MS3MS21'-4"1'-6 3/4"℄℄MOFFICESIGNWHE6A74'-6"MS2MS23'-4 7/8"REFER TOSHEET N1FORSTRIPINGCONDITIONS4" DIA. STEELBOLLARD, TYPOF (2)REFER 14/A6.1℄FIRE RISER1'-6 3/8"4'-0"2'-9 1/2"℄SPRINKLER112ROOFACCESSLADDER℄REFER TOSHEET N1FORSTRIPINGCONDITIONS10A6.12'-3"5'-0"2 5/8"5'-1 7/8"7 1/2"7'-6 1/4"2 5/8"11 5/8"2 5/8"7 5/8" 3'-11 1/4" 7'-6 1/4" CLR. 3"3'-9 3/8"CMU2MS3MS311 5/8"MS5SCALE:ENLARGED PLAN5A11/4"=1'-0"℄MS64'-8"1'-2"2'-3"1'-3"℄EYEWASHSTRIPINGREFER TOSHEET N1HANDSINKSOAPDISPENSERPLYWOODCHAINLINKFENCEPOST2"2"PLYWOOD TENW Transportation Engineering NorthWest Transportation Planning | Design | Traffic Impact & Operations 11400 SE 8th Street Suite 200, Bellevue, WA 98004 | Office (425) 889-6747 MEMORANDUM DATE: September 26, 2016 TO: Ann Fowler City of Renton Public Works Plan Reviewer FROM: Chris Forster, P.E. TENW SUBJECT: Renton Firestone – Trip Generation PRE16-000342 TENW Project No. 5313 This memorandum summarizes the preliminary traffic information for the proposed Firestone Complete Auto Care project located at 17808 108th Ave SE in Renton, Washington. This memo includes a project description and trip generation estimate. We are requesting your review and approval of this information and confirmation that a traffic impact analysis will not be required for this project. Project Description The Renton Firestone site is located on the east side of 108th Ave SE (17808 108th Ave SE, see site vicinity map in Attachment A). The existing site includes a fast-food restaurant with drive-through window (Skippers) totaling 2,200 square feet, which would be removed. The proposed Firestone Complete Auto Care project would include up to 7,700 square feet of tire sales/auto care use. Access to the Firestone project is proposed to be provided via one right-in, right-out only driveway on 108th Ave SE in approximately the same location as the existing driveway to Skippers. A preliminary site plan is provided in Attachment B. The project is expected to be occupied in 2017. Trip Generation The trip generation estimates for the proposed Firestone project were based on methodology in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th edition, for Tire Store (LUC 848) and Fast-Food Restaurant with Drive-Through Window (LUC 934). The net new trip generation was calculated by subtracting the trips from the restaurant to be removed from the trips generated by the proposed Firestone. The resulting net new weekday daily, AM and PM peak hour trips are summarized in Table 1. A detailed trip generation estimate is included in Attachment C. Table 1 Renton Firestone Trip Generation Summary Trips Generated Time Period In Out Total Weekday Daily -203 -204 -407 Weekday AM Peak Hour 10 6 16 Weekday PM Peak Hour -9 -4 -13 1505 WESTLAKE AVE. N. T 206.522.9510 SUITE 305 F 206.522.8344 SEATTLE, WA 98109 WWW.PACLAND.COM September 30, 2016 City of Renton 1055 S. Grady Way Renton, WA 98057 Subject: Firestone Complete Autocare – Renton, WA – Construction Mitigation Description The purpose of this letter is to outline the construction mitigation and operations associated with the proposed Firestone Complete Autocare. Proposed Development The subject property is approximately 0.88 acres and is located at 17808 108th Ave SE in Renton, Washington. The site is within the Commercial Arterial (CA) District. The proposed development consists of the construction of a Firestone automobile tire and service center with associated access drives and service bays. Hours of Operation Store management will set operating hours closer to the opening date; however, the local Firestones are typically open to the public Monday through Friday from 7:00 a.m. to 7:00 p.m., Saturdays from 7:00 a.m. to 6:00 pm, and Sundays from 8:00 a.m. to 6:00 p.m. Deliveries Delivery of vehicular parts and supplies are made on-site and typically require the presence of associates to receive the delivery. Delivery vehicles will enter the main access of 108th Ave SE and travel to the loading zone to the east side of the building. Employees will unload the delivery vehicles through the door nearest to the loading zone. Proposed Construction The construction for the proposed Firestone store in Renton, WA is estimated to start during Summer of 2017 be completed during Fall of 2017. Construction Hours All site improvements and construction activities will occur between the hours of 7:00 a.m. and 8:00 p.m., Monday through Friday, and 9:00 a.m. and 8:00 p.m. on Saturdays and Sundays. Construction Mitigation Measures Firestone will implement construction best management practices, including the following, to reduce construction noise:  Locate stationary construction equipment as far from adjacent occupied buildings as possible.  Select routes for movement of construction related vehicles and equipment so that noise sensitive areas, including outdoor recreation areas, are avoided as much as possible.  All construction equipment will meet Department of Motor Vehicle (DMV) noise standards and shall be equipped with muffling devices.  Prior to construction, the applicant will post on the site the allowable hours of construction activity. ADVISORY NOTES TO APPLICANT LUA16-000782 October 06, 2016 Name: Firestone at 108th SE Application Date:17808 108th Ave SE Renton, WA 98055-6419 Site Address: PLAN - Planning Review - Land Use Version 2 | Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov I have reviewed the application for the Renton Firestone at 17808 108th Ave SE (APN(‘s) PID #('s)) and have the following comments: EXISTING CONDITIONS The site is approximately 0.88 acres in size and is rectangular in shape. The site currently contains and existing single story Skipper's Fast food Restaurant and associated parking lot area. Water Water service is provided by Soos Creek Water and Sewer District. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by Soos Creek Water and Sewer District. Storm There is an existing storm drainage system in 108th Ave SE (SR 515). The existing property contains a series of private stormwater facilities, which includes a private detention tank which discharges into the public conveyance system in 108th Ave SE. Streets 108th Ave SE is a Principal Arterial Street with an existing right of way (ROW) width of 95 ft as measured using the King County Assessor’s Map. Existing frontage improvements consist of a 0.5 ft curb and a 5 ft sidewalk. 109th Ave SE is a Residential Street with an existing right of way (ROW) width of 30 ft as measured using the King County Assessor’s Map. No frontage improvements are installed along 109th Ave SE. CODE REQUIREMENTS WATER 1. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. The water availability certificate should include the information that the fireflow requirement of the Renton Fire Department for this project is available. A copy of the approved water plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit. SEWER 1. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit. SURFACE WATER 1. A geotechnical report, dated June 1, 2016, completed by Professional Service Industries, Inc for the site has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide recommendations for project design and construction. Geotechnical recommendations presented need to be address within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated January 2017, was submitted by PacLand with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton Amendments to the KCSWDM. All core requirements and the six special requirements are discussed in the Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR: a. The applicant has submitted a complete Land Use Application for a Conditional Use Permit on October 6, 2016 and is therefore vested to the 2009 KCSWDM and the 2010 City Amendments to the Manual provided that the project does not change more than 10% for a period of 180 days from the application date. The vesting period expires on 4/4/2017. b. Applicant shall submit an updated Bond Quantity Worksheet using the City of Renton’s worksheet with the revised TIR to be submitted with the Civil Construction Permit Application. 3. The development is required to provide basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a Modular Wetland System preceding the proposed detention system prior to connection to the existing 24 inch concrete stormwater main located in 108th Ave SE. a. Presettling shall be provided per Section 6.5.1 of the 2009 KCSWDM. b. The use of the proposed modular wetland requires the applicant to submit an adjustment request in accordance with Section 1.4.5 of the City Amendments to the 2009 KCSWDM. c. The use of the proposed Oldcastle StormCapture detention vaults requires the applicant to submit an adjustment request in accordance with Section 1.4.5 of the City Amendments to the 2009 KCSWDM. 4. Any proposed detention and/or water quality vault shall be designed in accordance with the KCSWDM and the City of Renton PLAN - Planning Review - Land Use Version 2 | Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov Amendments to the manual that is current at the time of utility construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of flow control BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the civil construction permit application. 6. Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is payable prior to issuance of the civil construction permit. TRANSPORTATION 1. The proposed development fronts 108th Ave SE (SR 515) along the west property lines. 108th Ave SE is classified as a Principal Arterial Road. Existing right of way width in 108th Ave SE is approximately 95 feet. 108th Ave SE (SR 515) is classified as Principal Arterial. Minimum right of way for this street designation is 113 ft. To meet the City’s complete street standards, street improvements including a pavement width of 76 feet, a 0.5 foot curb, an 8 foot planting strip behind the curb, an 8 foot sidewalk (shared pedestrian/bicycle), street trees and street lighting will be required. To build this street section, dedication of 9 feet of right of way fronting the site will be required for future road widening. Applicant wishes to request a modification from street improvements to retain the existing frontage improvements along 108th Ave SE. Approval of the modification request is provided under a separate cover. 2. Existing right of way width in 109th Ave SE is approximately 33 feet. 109th Ave SE is classified as a residential access road. Minimum right of way for this street designation is 53 feet. To meet the City’s complete street standards, street improvements including a pavement width of 20 feet, a 6 foot parking lane on one side, a 0.5 foot curb, an 8 foot planter strip, a 5 foot sidewalk, street trees and street lighting will be required to be constructed in the right of way fronting the site per City code 4 6 060. To build this street section, dedication of 10 feet of right of way fronting the site will be required for future road widening. Applicant wishes to request a modification from street improvements to retain the existing frontage improvements along 109th Ave SE. Approval of the modification request is provided under a separate cover. 3. Parking lot construction shall be in accordance with City code 4 4 80G and the recommendations outlined in the provided Geotechnical Report. 4. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 5. A traffic analysis dated September 26, 2016, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average decrease of 407 net new daily vehicle trips. Weekday peak hour AM trips would generate 16 new vehicle trips, with 6 vehicles leaving and 10 vehicles entering the site. Weekday peak hour PM trips would generate a decrease of 13 net new vehicle trips. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. The proposed development is expected to generate less than 20 net new vehicle trips during the AM and PM peak hours. 6. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30 feet. b. Driveways shall be located a minimum of 5 feet from property lines. c. Maximum driveway slope is 8%. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All civil construction permits for utility and street improvements will require separate plan submittals. All civil plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up to date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. PLAN - Planning Review - Land Use Version 2 | Planning Review Comments Contact: Matt Herrera | 425-430-6593 | mherrera@rentonwa.gov 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. PLAN - Planning Review - Land Use Version 1 | November 09, 2016 Police Plan Review Comments Contact: Sandra Havlik | 425-430-7519 | SHavlik@Rentonwa.gov Recommendations: PROJECT LUA16 000782 Firestone – 17808 108th Ave SE City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET POLICE RELATED COMMENTS 4 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction or storage trailers should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy duty deadbolts with a minimum 1 1/2” throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. Glass windows in construction trailers should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use. “No Trespassing” signs should be posted on the property during the construction phase. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. The use of private security personnel to patrol the site during the hours of darkness is recommended. COMPLETED FACILITY All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. Glass pedestrian and glass bay doors should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited as these areas could be vulnerable to crime due to the lack of natural surveillance by business customers or employees. It is recommended that the building be monitored with recorded security alarm systems installed. It’s not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. It is important to direct all foot traffic towards the main entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both employees and customers. Any vehicles that are not repaired in the same day and left overnight should be parked in a secured enclosed area. If a garage or bay is not available, then the vehicle should be parked in an area well lit. The building should have building numbers clearly posted with numbers at least 12” in height and of a color contrasting with the building. The plans listed these numbers as only being 6” high which is well below the recommendation. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility – not too dense and not too high. All trees should be trimmed four to five feet up from the ground. Shrubs should be pruned to no more than three feet tall. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary. It is important for a business to have appropriate lighting and signage. “No Trespassing” signs should be posted in conspicuous locations, including entrances to the property and parking areas. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. PLAN - Planning Review - Land Use Version 1 | November 09, 2016 Fire Review - Building Comments Contact: Corey Thomas | 425-430-7024 | cthomas@rentonrfa.org 1. Fire impact fees are applicable at the rate of $0.61 a square foot for commercial space. This fee is paid at time of building permit issuance. 2. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the proposed building. Existing hydrants appear adequate. One new hydrant is required within 50 feet of the fire department connection. A water availability certificate is required from Soos Creek Water District. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. An annual fire permit is required for high piled combustible stock. 4. Fire department apparatus access roadways are required within 150 feet of all points on the building. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading. 5. An electronic site plan is required prior to occupancy for pre fire planning purposes. Building Review - Planning Comments Contact: Craig Burnell | 425-430-7290 | cburnell@rentonwa.gov Recommendations: Recommendations of the geotechnical report must be followed as a condition of building permit. Geotechnical report should be updated to 2015 IBC Code. FORESTRY AND VEGETATION MANAGEMENT SPECIALISTS WFCI 3601943-1 723 FAX 3601943-4 1 28 1919 Yelm Hwy SE, Suite C Olympia, WA 98501 URBANIRURAL FORESTRY TREE APPRAISAL HAZARD TREE ANALYSIS RIGHT-OF-WAYS VEGETATION MANAGEMENT ENVIRONMENTAL STUDIES CONTRACT FORESTERS Member of International Society of Arboriculture and Society of American Foresters January 25, 2017 Luke Randles, P.E. PACLAND 1505 Westlake Ave N., Suite 305 Seattle, WA 98109 RE: Renton Firestone – Potential for Transplanting Existing Spruce Trees Onsite Dear Mr. Randles: The Sitka spruces range from 10 to 26 inches DBH. This means their caliper at 12 inches above the ground line are more like 16 to 35 or more inches diameter. These are too large to move with the size of tree spades (90 inch spades) that exist in western Washington and Oregon. They would not survive. For a tree this size, they would need to be dug and a box built around the root system. I expect that cost to be in excess of $26,000 per tree. Spruce is a shallow rooted tree species, and given the marginal health of these trees, their large size, and the gravelly texture of the soil - I would suggest the likelihood of survival of one of these spruces to be 'poor to zero', even with good follow-up care. I owned 1/2 of a big tree moving company from 2002 to 2016 (Tree Movers Northwest, Inc.), so I have a great deal of experience moving large trees. I would never move a spruce larger than 6 inches DBH, and then it would need to be a specimen quality tree, and, have serious and dedicated aftercare for at least 2 years. My suggestion is to plant new trees of a better species - e.g. western red cedar. In 10 years there will be healthy, beautiful trees on site, instead of dead or dying spruce trees that have become infected with needlecast disease due to stress. Please give me a call if you have questions. Respectfully submitted, Washington Forestry Consultants, Inc. Galen M. Wright, ACF, ASCA ISA Board Certified Master Arborist No. PN-129 Certified Forester No. 44 ISA Tree Risk Assessor Qualified DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 24, 2017 TO: Mathew Herrera, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Firestone at 108th SE; File No. LUA16-000782, ECF, CU-A, SA-A The applicant is requesting Administrative Site Plan Review, Administrative Conditional Use Permit, Environmental Review, and four (4) modifications to redevelop an existing CA zoned site with a proposed 7,700 square foot new building to accommodate a new vehicle service and repair business. Associated improvements include surface parking for 24 vehicles, stormwater detention vault, and landscaping. The existing restaurant on the subject property will be removed. Access to the site will remain in approximately the same location as the former restaurant along the 108th Ave SE frontage. The applicant also requests four (4) modifications to code requirements related to frontage improvements along 108th Ave SE and 109 Ave SE, garbage and recycling enclosure requirements, and loading space standards. No critical areas are mapped on-site. The proposed development would generate a reduction of approximately 407 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 16 net new trips (10 inbound and 6 outbound). During the weekday PM peak hour, the project would generate a reduction of approximately 13 net new trips (-9 inbound and -4 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Transportation Concurrency Test – Firestone at 108th SE Page 2 of 3 February 24, 2017 Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City’s investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2017. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2017 is 2,556 trips, which provides sufficient capacity to accommodate the reduction of 13 trips from this project. A resulting 2,569 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of Transportation Concurrency Test – Firestone at 108th SE Page 3 of 3 February 24, 2017 the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements.