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Admin Report and Decision_Sunset Terrace Bdlg 1_15-000159
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTCITYOF—Renton0A.ADMINISTRATIVESITEPLANREPORT&DECISIONREPORTDATE:January12,2016ProjectName:SunsetTerraceDevelopment—BuildingIOwner:ColpittsDevelopmentCompanyLLC;225638thPlaceE;Seattle,WA98112Applicant/Contact:KentSmutney;VeerArchitecture;600108thAveNE,Ste503;Renton,WA98004FileNumber:LUA15-000159,SA-AProjectManager:RocaleTimmons,SeniorPlannerProjectSummary:TheapplicantisrequestingAdministrativeSitePlanReviewfortheconstructionofa6-storymixed-usebuildingcontaining110residentialunitsand2,078squarefeetofcommercialspace.ThesubjectsiteislocatedontheeastsideofHarringtonAveNE,betweenNESunsetBlvdandSunsetLaneNEandisthesecondphaseofthelargerRentonSunsetTerraceRedevelopmentMasterSitePlan(LUAO-052andLUA14-001475).Themixed-usestructurewouldhaveanaverageheightofapproximately70feet.Thevacant26,320squarefootsiteislocatedwithintheCenterVillage(CV)zoningclassification.Primaryvehicularaccesstothesitewouldbeprovidedviaashareddriveway(withtheabuttingSunsetHighlandsLibrarytotheeast)extendedfromSunsetLaneNE.Atotalof119parkingspaceswouldbeprovidedwithinthreelevelsofstructuredparkingofwhichtwofloorsarelocatedbelowgrade.Thereappearstobenocriticalareaslocatedonsite.ProjectLocation:NESunsetBlvdandHarringtonAveNESiteArea:26,310SFProjectLocationMapAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA15-000159,SA-AReportofJanuary12,2016Page2of33B.EXHIBITS:Exhibit1:SunsetTerraceDevelopmentBldg1-AdministrativeReportandDecisionExhibit2:SitePlanExhibit3:LandscapePlanExhibit4:ElevationsExhibit5:FloorPlansExhibit6:UtilityPlanExhibit7:SunsetAreaCommunityPlannedActionFinalEIS(datedApril1,2011)Exhibit2:SunsetAreaPlannedActionOrdinance#5740Exhibit9:SunsetPlannedActionAreaMapExhibit10:SunsetAreaEISMitigationMeasures(datedDecember8,2014)Exhibit11:VAC13-001StreetVacationPlanExhibit12:LUA13-001114LotLineAdjustmentPlanExhibit13:DensityTransferAgreementExhibit14:TransportationConcurrencyExhibit15:SunsetMasterSitePlanHEXDecision(LUA14-001475)Exhibit16:SunsetMasterSitePlanExhibit17:SunsetLibraryHEXDecision(LUA3-001720)Exhibit18:RevisedElevations(datedOctober22,2015)C.GENERALINFORMATION:ColpittsDevelopmentCompanyLLC1.Owner(s)ofRecord:225638thPlaceESeattle,WA981122.ZoningClassification:CenterVillage(CV)3.ComprehensivePlanLandUseDesignation:CommercialMixedUse(CMU)4.ExistingSiteUse:Vacant5.NeighborhoodCharacteristics:a.North:FutureCityPark(CV)b.East:SunsetLibrary(CV)c.South:NESunsetBlvdU.West:FutureSunsetTerraceDevelopment—BldgII(CVzone)6.SiteArea:0.604acresD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA5-000159,SA-AReportofJanuary12,2016Page3of33ZoningN/A575806/22/2015AnnexationN/A569309/09/1959LLALUA13-001114N/A10/10/2013SunsetAreaPlannedActionLUA10-052N/A06/06/2011EISPlannedActionOrdinanceN/A574012/8/2014RentonSunsetLUA14-001475N/A1/14/2015RedevelopmentMasterSitePlanE.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterservicewillbeprovidedbytheCityofRenton.Theprojectislocatedinthe565pressurezone.b.Sewer:SewerserviceisprovidedbytheCityofRenton.Thereisan8-inchsewermaininHarringtonAveNEandSunsetLaneNE.c.Surface/StormWater:TherearestormdrainageimprovementsinSunsetLaneNEandHarringtonAveNE.2.Streets:Therearepartialstreetimprovementsalongthefrontagesofthesite.3.FireProtection:CityofRentonFireDepartment.F.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-120:CommercialDevelopmentStandards2.Chapter3EnvironmentalRegulationsa.Section4-3-050:CriticalAreaRegulationsb.Section4-3-100:UrbanDesignRegulations3.Chapter4PropertyDevelopmentStandards4.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards5.Chapter9Permits—Specifica.Section4-9-200:MasterPlanandSitePlanReview6.Chapter11DefinitionsAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA1S-000159,SA-AReportofJanuary12,2016Page4of33G.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementH.FINDINGSOFFACT(FOF):1.Theapplicant,ColpittsDevelopmentCompany,isrequestingAdministrativeSitePlanReviewfortheconstructionofanew6-storymixed-usebuildingcontaining110residentialunitsand2,078squarefeetofcommercialspace.2025.2.InJanuaryof2015,theCityofRenton,alongwiththeRentonHousingAuthority(RHA),KingCountyLibrarySystem,ColpittsDevelopment,andcommunitypartners,receivedMasterSitePlanapprovalandaConditionalUsePermitfortheredevelopmenttheSunsetTerracepublichousingcommunity.Thecommunityisapproximately15-acreswithinthelargerSunsetAreaCommunityNeighborhoodinnortheastRenton(LUA4-001475,RentonSunsetRedevelopmentMasterSitePlan)(Exhibit15and16).3.TheapprovedRentonSunsetRedevelopmentMasterSitePlanincludedapproximately675residentialunitsandarangeofcommercialspace;withalowendof19,500squarefeetandanupperrangeof59,000squarefeet.4.TheproposedprojectisthesecondphaseoftheRentonSunsetRedevelopmentMasterSitePlan.5.TheRentonSunsetRedevelopmentMasterSitePlanremainsvalidandeffectivethroughJanuary14,6.Thepurposeofthemasterplanprocessistoevaluateprojectsatabroadlevelandprovideguidancefordevelopmentprojectswithmultiplebuildingsonasinglelargesite.Masterplanreviewallowsforconsiderationandmitigationofcumulativeimpactsfromlarge-scaledevelopmentandallowsforcoordinationwithCitycapitalimprovementplanning.MajorprojectelementsevaluatedaspartoftheRentonSunsetRedevelopmentMasterSitePlanincludeuse,density,height,andlotcoverage.7.OnDecember8,2014,theCitydeterminedthattheRentonSunsetRedevelopmentMasterSitePlanwasconsistentwithReevaluationAlternativeevaluatedintheReevaluationAddendumtotheSunsetAreaCommunityPlannedActionFSEIS.TheCityalsodeterminedthattheRentonSunsetRedevelopmentMasterSitePlaniswithinthedevelopmentlevelsorparametersasspecifiedintheSunsetPlannedActionOrdinance,OrdinanceNo.5740(Exhibit8).Therefore,noadditionalEnvironmental‘SEPA’Reviewisrequiredforthesubjectproposal.8.TheFSEISReevaluationAddendumandrevisedMitigationMeasuredocumentwasissuedfortheSunsetPlannedActioninDecember2014andisapplicabletotheproposal(Exhibit10).9.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonMarch11,2015anddeterminedtheapplicationcompleteonMarch20,2015.TheprojectwasplacedonholdonJune23,2015andtakenoffholdonNovember2,2015.10.TheprojectsiteislocatedonthenortheastcornerofHarringtonAveNEandNESunsetBlvd;borderedbyNESunsetBlvdtothesouth,bySunsetLaneNEtothenorth,andHarringtonAveNEtothewest.11.ThepropertyislocatedwithintheCommercialMixedUse(CMU)ComprehensivePlanlandusedesignation,theCenterVillage(CV)zoningclassification,andDesignDistrict‘D’.12.Parkingisproposedonthreelevelsofstructuredparking,onebelowgrade,onepartiallybelowgradeandoneabovegrade.Theapplicantisproposingatotalof119parkingstalls.13.AccesstothesiteisproposedviathesingleentrytothestructuredparkinglocatedonSunsetLaneNE.ThesharedaccessrampisbeingdesignedtoaccommodatetherecentlyconstructedHighlandsLibrary(LUA13-001720).AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA15-000159,SA-AReportofJanuary12,2016Page5of3314.TheapplicantisproposingstreetimprovementsalongHarringtonAveNE.StreetimprovementsalongNESunsetBlvdandSunsetLaneNEareanticipatedtobedevelopedaspartoftheCity’sTransportationCapitalImprovementPlan.15.Therearenocriticalareaslocatedonsite.16.Thesiteisprimarilyvacantwithapartywall,stairs,andaccessramptostructuredparkingtobesharedwiththeproposeddevelopmentandtheexistinglibrary.Allexistingimprovementsareproposedtoberetained.17.Thetallestpointofthestructurewouldbeapproximately70feetaboveexistinggradeplane.Theproposedbuildingmaterialswouldbeacombinationofafiber-cementpanels,woodtexturedfibercementpanels,aluminumsotrefrontwindowsystems,and(Exhibit4).18.Therearenosignificanttreesonsite.19.Thepropertyslopesnortheasttosouthwestwithatopographicalreliefofapproximately4feet.Theproposedprojectwillgenerate13,600CYofexport.20.ConstructionisanticipatedtocommenceinAprilof2016withsubstantialcompletionscheduledforMay2017.21.Nopublicoragencycommentswerereceived.22.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.23.ComprehensivePlanCompliance:ThesiteisdesignatedCommercialMixedUse(CMU)ontheCity’sComprehensivePlanMap.ThepurposeoftheCMUdesignationisforredevelopmentintocompacturbandevelopmentwithapedestrian-oriented,mixed-usecenter,andcommunityfocalpoint.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifaMconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysisGoal1-i:Developwell-balanced,attractive,convenientCentersservingtheCityandtheregionthatcreateinvestmentopportunitiesinurbanscaledevelopment,promoteVhousingclosetoemploymentandcommercialareas,reducedependencyonautomobiles,maximizepublicinvestmentininfrastructureandservices,andpromotehealthycommunities.Policy1-52:Includehuman-scalefeaturessuchaspedestrianpathways,qualityVlandscaping,andpublicspacesthathavediscernibleedges,entries,andborderstocreateadistinctivesenseofplaceinneighborhoods,commercialareas,andcenters.GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.,GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreasandneighborhoodsthroughqualitydesignanddevelopment.Policy1-52:Includehuman-scalefeaturessuchaspedestrianpathways,qualityVlandscaping,andpublicspacesthathavediscernibleedges,entries,andborderstocreateadistinctivesenseofplaceinneighborhoods,commercialareas,andcenters.VPolicy1-53:Orientbuildingsindevelopmentstowardthestreetoracommonarea,AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA5-000159,SA-AReportofJanuary12,2016Page6of33Iratherthantowardparkinglots.I24.ZoningDevelopmentStandardCompliance:ThepurposeoftheCVzoneistoprovideanopportunityforconcentratedmixed-useresidentialandcommercialredevelopmentdesignedtourbanratherthansuburbandevelopmentstandards,whichsupportstransit-orienteddevelopmentandpedestrianactivity.Useallowancespromotecommercialandretaildevelopmentopportunitiesforresidentstoshoplocally.RMC4-2-120AprovidesdevelopmentstandardsfordevelopmentwithintheCVzoningclassification.Thefollowingstandardsareapplicabletotheproposal:ComplianceCVZoneDevelopStandardsandAnalysisDensity:PerRMC4-2-120AthealloweddensityrangeintheCVzoneisaminimumof20dwellingunitspernetacre(du/ac)uptoamaximumof80du/ac.StaffComment:The110unitproposalwouldarriveatanetdensityof183.33dwellingunitsperacre(110units/0.60acres=183.33du/ac),whichexceedsthepermitteddensityrangefortheCVzoningdesignation.AspartoftheapprovedRentonSunsetRedevelopmentMasterSitePlandecision(Exhibit15),SunsetTerraceBuildingsI,II,andIllwereapprovedtoexceedthemaximumdensityallowanceasdeterminedbythesizeoftheirindividualsites.GiventheMasterPlannedpublicparkwillnotbedevelopedwithresidentialunitstherewereopportunitiestotransferunderutilizeddensityoffoftheparktothesubjectsite.CompliantifViewedincontextoftheoverallSunsetTerraceSite,whichsince2011hasbeenconditionofplannedcomprehensively,thedensitywouldequalabout65unitsperacre,lessthanapprovalisthe80unitsperacremaximumoftheCVzone.metAconditionofMasterSitePlanapprovalrequiredaDevelopment/DensityTransferAgreementbeexecutedbytheCityandColpittspriortodetailedSitePlanReviewapprovalforanyphaseofdevelopmentwhichintendstoutilizeunusedresidentialdensityfromtheproposedparkacreage(Exhibit15).TheconditionedDevelopment/DensityTransferAgreementwasexecutedonNovember2,2015(Exhibit13).Therefore,theproposeddensityfortheSunsetTerraceRedevelopmentBldg—ISitePlanisconsistentwithandimplementstheapprovedRentonSunsetRedevelopmentMasterSitePlan-2014(Exhibit15).StaffrecommendsaconditionofapprovalrequiringtheapplicantcomplywithallapplicablecovenantsoftheDensityTransferAgreement,datedNovember2,2015,priortobuildingpermitapproval.N/ALotDimensions:PerRMC4-2-120Atheminimumlotsize,intheCVzone,is25,000squarefeet.LotCoverage:PerRMC4-2-120Atheallowedlotcoverageis65percentofthetotallotareaor75%ifparkingisprovidedwithinthebuildingorwithinanon-siteparkinggarage.StaffComment:Theproposedbuildingwouldhaveafootprintof25,500squarefeetu..-onthe26,320squarefootsiteresultinginabuildinglotcoverageofapproximately96.9percent.Whilethesubjectsiteexceedsthelotcoveragestandardrequirement,theCityconcludedlotcoverwouldbereviewedcollectivelywithintheapprovedSunsetRedevelopmentMasterSitePlan.Whentheproposedlotcoverageisconsideredinthecontextoftheentireredevelopmentplanarea,theaveragelotcoverageproposedforAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA5-000159,SA-AReportofJanuary12,2016Page7of33masterplanneddevelopmentiswellbelow65percent.Therefore,theproposedlotcoveragefortheSunsetTerraceRedevelopmentBldg—ISitePlanisconsistentwithandimplementstheapprovedRentonSunsetRedevelopmentMasterSitePlan-2014(Exhibit15).Setbacks:PerRMC4-2-120AtheCVzonerequiresaminimumfrontyardsetback,andsideyardsetbackalong-a-street,of10feetwhichmaybereducedtozerofeetduringthesiteplandevelopmentreviewprocess,providedblankwallsarenotlocatedwithinthereducedsetback.Thereisamaximumfrontyardsetbackof15feet.TheCVzonehasnorearorsideyardsetbackatthislocation.StaffComment:Thefollowingtablecontainssetbacks,attheclosestpoint,fortheproposedstructure:WestSideYardNorthSideYardSouthSideYardAlongaStreetEastAlongaStreetAlongaStreetSetbackSetbackSetbackSetback(HarringtonAveNE)(SunsetLaneNE)(NESunsetBIvU)9feetand8inchesOfeetifootOfeetTheapplicantisrequestingareductioninsetbacksduetothewidthofthesubjectsite.Thesizeofthesubjectparcelwasdefinedbythelotlineadjustment/streetdedicationandstreetvacationcompletedin2013alongNESunsetBlvdandSunsetLaneNErespectively(Exhibits11and12).ThewidthofthestreetvacationwasrestrainedbytheCity,inordertoprovidealargestspacepossibleforthefuturepublicparkacrossSunsetLaneNEwhichlimitedthesizeofthesubjectparcel.TherearenoblankwallsproposedwithinthereducedsetbackalongSunsetLaneNEorHarringtonAveNE.However,blankwallsexistintheproposeddesignalongNEVSunsetBlvd.Theapplicanthasproposedtheuseoftrellisesandlandscapenichestosupportplanting.Additionally,decorativeartscreens,changesinpatterningoftheconcretewall,andacoveredseatingareaareproposedinordertomitigatetheblankwallwithinthereducedsetback.Theproposedarchitecturalelementsarevisuallyinterestingandreinforcetheintendedhuman-scalecharacterofthepedestrianenvironmentwhichservetopartiallymeettheguidelinesofthedesignstandards(seeFOF27,DesignDistrictAnalysis:SiteDesignandBuildingLocation).However,theproposedelementsdonoteliminatetheblankwallorcreateanattractivespacewhichunifiesthebuildingandstreetenvironmentinawaythatisinvitingandcomfortableforpedestrians.ThisisespeciallyimportantalongNESunsetBlvd,astateroute,withplansforaTIPprojectwithobjectivestoprovideamorecomfortablepedestrianenvironment.Additionally,designdistrictstandardsrequireparkingstructuresprovidespaceforgroundfloorcommercialusesalongstreetfrontagesataminimumof75%ofthebuildingfrontagewidth(seeFOF27,DesignDistrictAnalysis:SiteDesignandBuildingLocation).Ifthesetbackreductionisapproved,thereducedsetbackwouldprovidelittleareatocreateanattractivespacethatunifiesthebuildingandthestreetenvironment.However,giventhelimitationsofthesitewouldprecludeadditionalsetbacksthepedestrianenvironmentshouldbeenhancedthrougharchitecturaldesign.Buildingfacadeswhicharemodulatedand/orarticulatedreducetheapparentsizeofbuildings,breakuplongblankwalls,addvisualinterest,andenhancethecharacteroftheneighborhood.Otherdesignfeaturesandhumanscaleelementscouldhavealsobeenincorporatedintothedesigninordertoenhancetheaestheticappeal.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA5-000159,SA-AReportofJanuary12,2016Page8of33Thereforestaffrecommendsaconditionofsiteplanapproval,requiringtheapplicantrevisethegroundflooralongNESunsetBlvdtoincludeadditionalcommercialuseswithwindows,doors/entries,buildingmodulation,andotherarchitecturaldetailing.Therevised,elevationshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.Inexpectationoftherecommendedcondition,theapplicantsubmittedrevisedelevationsalongNESunsetBlvdfollowingthesubmittalofthesubjectapplication(Exhibit18).Staffdeterminedproposedelevationrevisionsaddressedstaff’sconcernsandwouldservetoeliminateblankwallswithinthereducedsetbackalongNESunsetBlvd.Shouldtherevised,orcomparable,elevationsbesubmittedaspartofabuildingpermitapplicationstaffwouldbesupportiveofthereducedsetbackfrom10toOfeet.BuildingOrientation:PerRMC4-2-120ACommercialandcivicusesshallprovideentryfeaturesonallsidesofabuildingfacingapublicright-of-wayorparkinglot.StaffComment:Theproposedbuildinghasentrypointsonallthreesidesthatareboundbystreets.Themainresidentialentryandfourstreetorientatedunitshave“entriesoffSunsetLaneNE.TherearetwoadditionalstreetorientedunitsthathaveentriesoffofHarringtonAveNEandtherearecommercialentriesonNESunsetBlvd.Theproposalcomplieswiththebuildingorientationrequirementsofthecode.AdditionaldesignstandardsforentriescanbefoundinFOF27,DesignDistrictAnalysis:SiteDesignandBuildingLocation.BuildingHeight:PerRMC4-2-120Abuildingheightisrestrictedto50feetexcept60feetformixeduse(commercialandresidential)inthesamebuilding.StaffComment:Theheightoftheproposedstructurewouldbe70feetatthetallestpointoftheproposedflatroofAspartoftheRentonSunsetRedevelopmentMasterSitePlanaConditionalUsePermitwasapprovedforheightsof5-6storiesalongNESunsetBlvdandalongthesouthportionoftheSunsetLaneNEloop,whichwouldexceedthecurrentmaximumheightallowedbyzoning.—RequestsforexceedingthebuildingheightlimitsareconsistentwiththeSunsetTerraceRedevelopmentPlan.Whentheproposedheightisconsideredinthecontextoftheentireredevelopmentplanarea,theaverageheightproposedforthemasterplanneddevelopmentiswellbelow60feet.SunsetTerracehasbeenidentifiedasanareawhereitisdesirabletodevelopresidentialusestoadensitygreaterthancurrentlyexists.Theadditionalheightallowsfortheachievementoftheproposedunitsandreflectsthegreatersizeoftheparkandredistributionofunitstomaximizetheparksite.Therefore,theproposedheightfortheSunsetTerraceRedevelopmentBldg—ISitePlanisconsistentwithandimplementstheapprovedRentonSunsetRedevelopmentMasterSitePlanandConditionalUsePermit—2014(Exhibit15).Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripCompliantifwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetconditionofdevelopmentstandardsofRMC4-6-060.approvalismetStaffComment:Theproposedstructurehaslessthanthe10-footrequiredfrontyardandsideyardalong-a-streetsetbacks.Asaresult,theapplicanthasproposedlimitedlandscapingalongthestreetfrontagesofthesite.StaffisrecommendingapprovalofAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA15-000159,SA-AReportofJanuary12,2016Page9of33therequestedmodificationtothefrontyardbuildingsetbacksubjecttoconditionsofapproval(seeFOF24,CVZoneDevelopmentStandardAnalysis:Setbacks).Ifallconditionsofapprovalaremettheproposalwouldcomplywiththeon-sitelandscapingrequirementperRMC4-4-070.Aconceptuallandscapeplanwassubmittedwiththeprojectapplication.Thelandscapeplanincludesaplantingplanwhichcontains6trees.Theproposedtreespeciesconsistoffragrantsnowbelltrees.Theshrubsproposedlargelyconsistofgoldenbamboo,wintercreeper,andhybridhellebore.Theapplicantwillberequiredtosubmitadetailedlandscapeplan,subjecttoCurrentPlanningProjectManagerapproval,priortobuildingpermitapproval.N/ATreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof10percentoftreesinacommercialdevelopment.Screening:Allrooftopandon-sitesurfacemountedutilityequipmentshallbescreenedfrompublicview.StaffComment:Theproposedheightofthebuildingtheroofisnotexpectedtobevisibleatthestreetlevel.TheapplicanthasincludedacaptothebuildingwhichwouldservetooverhangatthefloorlineofthehighestlevelwhichincontrastwillbevisibleComplianti’atstreetlevel.However,ithasnotbeendemonstratedallrooftopequipmentwillbeconditionofscreened.approvalismetAdditionally,theapplicantdidnotprovidedetailsforsurfaceequipmentand/orscreeningidentifiedforsuchequipment.Assuchstaffrecommends,asaconditionofapproval,theapplicantprovideadetailedscreeningplanidentifyingthelocationandscreeningprovidedforsurfaceandroofmountedequipment.Thescreeningplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.Parking:Theparkingregulations,RMC4-4-080,requireaspecificnumberofoff-streetparkingstallsbeprovidedbasedonnumberofunitsandsquareofproposeduses.StaffComment:Thefollowingratioswouldbeapplicabletothesite:UseSquareFootageRatioRequiredg[Useor#gfSpacesunitsAttachedMin:lspaces/iresidentialunitMm:110dwellingsMax:1.75spaces/residentialunitMax:193‘Mm:2.5spaces/1,000SFMm:5Retail2,078Max:5spaces/1,000SFMax:10Basedontheproposeduses,aminimumof115parkingspaceswouldberequiredinordertomeetcodewithamaximumof203stalls.Theapplicantproposedatotalof119spaceswithinastructuredparkinggarage.Theproposalcomplieswiththeparkingratiosofthecode.TheparkingalsoconformstotheminimumrequirementsfordriveaisleandparkingstalldimensionsandtheprovisionofADAaccessibleparkingstalls.Anyfuturerevisionstotheparkingplan,asaresultofcompliancewithrecommendedconditionsofapproval,willbereviewedforcompliancewiththeparkingcodeatthetimeofbuildingpermitreview.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentSUNSETTERRACEDEVELOPMENT—BUILDINGIReportofJanuary12,2016AdministrativeSitePlanReport&DecisionLUA15-000159,SA-APage10of33RefuseandRecyclables:PerRMC4-4-090formulti-familydevelopmentsaminimumof1Y2squarefeetperdwellingunitisrequiredforrecyclabledepositareasandaminimumof3squarefeetperdwellingunitisrequiredforrefusedepositareas.Inretaildevelopments,aminimumof5squarefeetpereveryone1,000squarefeetofbuildinggrossfloorareashallbeprovidedforrecyclablesdepositareasandaminimumoften10squarefeetper1,000squarefeetofbuildinggrossfloorareashallbeprovidedforrefusedepositareas.StaffComment:Basedontheproposalforatotalof2,078squarefeetofretailspace;aminimumareaof100squarefeetofrefuseandrecycleareawouldberequiredfortheretailuse.Another495squarefeetofrefuseandrecycleareashouldalsobededicatedbasedontheproposalfor110residentialunits.Overallatotalof595squarefeetofrefuseandrecycleareashouldbeincludedintheprojectdesign.Additionally,atleastonedepositarea/collectionpointforevery30dwellingunitsisrequired.Theapplicantisproposingtolocatearefuseandrecycleutilityareaswithinthebuilding.However,squarefootageandthelocationofthedesignatedrefuseandrecyclableareawerenotsubmittedwiththelanduseapplication.InordertoreviewconsistencywiththelocationandsquarefootagerequirementsstaffrecommendsaconditionofapprovalrequiringtheapplicantsubmittotheCurrentPlanningProjectManagersizingandlocationdetailfortherefuseandrecyclabledepositareapriortobuildingpermitapproval.Additionally,theapplicantwouldberequiredtodemonstratehowrefuseandrecyclableswouldbepickedupandwhereitwouldbelocatedonpick-updaytothesatisfactionoftheCurrentPlanningProjectManager.Vehicles:PerRMC4-2-120aconnectionshallbeprovidedforsite-to-sitevehicleaccessways,wheretopographicallyfeasible,toallowasmoothflowoftrafficacrossN/AabuttingCAparcelswithouttheneedtouseastreet.Accessmaycomprisetheaislebetweenrowsofparkingstallsbutisnotallowedbetweenabuildingandapublicstreet.N/ACriticalAreas25.PlannedActionOrdinanceCompliance:TheproposedSitePlancontinuestomeetthecriteriaoutlinedinthePlannedActionOrdinance(Ordinance#5740)andqualifiesasaplannedaction;theproposaldoesnotrequireaSEPAthresholddetermination,preparationofanEIS,orbesubjecttofurtherreviewpursuanttoSEPA(Exhibit8).Theapplicantwillberesponsibleforcomplyingwithallapplicablemitigationmeasures.CompliancePlannedActionOrdinanceCompliance‘TheproposalislocatedwithintheSunsetPlannedActionareaidentifiedinExhibit9.VTheproposedusesandactivitiesareconsistentwiththosedescribedinthePlannedActionEISandPlannedActionQualifications.VTheproposaliswithinthePlannedActionthresholdsandothercriteriaofthePlannedActionQualifications.VTheproposalisconsistentwiththeCityofRentonComprehensivePlanandapplicablezoningregulationsTheproposal’ssignificantadverseenvironmentalimpactshavebeenidentifiedintheN/ALoadingDocksCompliantifconditionofapprovalismetAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUAI5-000159,SA-AReportofJanuary12,2016Page11of33PlannedActionEIS.Theproposal’simpactshavebeenmitigatedbyapplicationofthemeasuresidentifiedinAttachmentBofOrdinance#5740,andotherapplicableCityregulations,togetherwithanymodificationsorvariancesorspecialpermitsthatmayberequired.,,.Theproposalcomplieswithallapplicablelocal,stateand/orfederallawsandregulations,andtheEnvironmentalReviewCommitteedeterminesthattheseconstituteadequatemitigation.TheproposalisnotanessentialpublicfacilityasdefinedbyRCW.36.70A.200f1).26.SitePlanReview:PursuanttoRMC4-9-200.B,SitePlanReviewisrequiredfordevelopmentintheCVzoningclassificationwhenitisnotexemptfromEnvironmental(SEPA)Review.SitePlanapplicationsareevaluatedforcompliancewiththespecificrequirementsoftheRMC4-9-200.E.3thefollowingtablecontainsprojectelementsintendedtocomplywithlevelofdetailneededfortheSitePlanreviewrequests:ComplianceSitePlanCriteriaandAnalysisCompliantifa.ComprehensivePlanComplianceandconsistency.ConditionsofApprovalareStaffComment:SeepreviousdiscussionunderFOF23,ComprehensivePlanAnalysis.MetCompliantifb.ZoningComplianceandConsistency.ConditionsofApprovalareStaffComment:SeediscussionunderFOF24,ZoningDevelopmentStandardMetCompliance.Compliantifc.DesignRegulationComplianceandConsistency.ConditionsofApprovalareStaffComment:SeediscussionunderFOF27,DesignDistrictAnalysis.MetCompliantifd.PlannedactionordinanceandDevelopmentagreementComplianceandConditionsofConsistency.ApprovalareMetStaffComment:SeediscussionunderFOF25,PlannedActionOrdinanceCompliance.e.OffSiteImpacts.Structures:Restrictingoverscalestructuresandoverconcentrationofdevelopmentonaparticularportionofthesite.StaffComment:TheCityconcluded,aspartoftheRentonSunsetMasterSitePlan,therewouldbeanincreaseinthevisualprominenceofdevelopmentintheSunsetCompliantifTerraceRedevelopmentAreaoftheFEIS,particularlygiventhelocationoffutureConditionsofbuildingsonalongNESunsetBlvd(Exhibit7).Approvalare..MetTherewouldbeincreasedheightandbulkfromtheperspectiveofpedestriansonNESunsetBlvd.Thussmalladjustmentstoreduceheightandbulkrelatedtotheincreasedheightandintensityofthestructureswouldreduceimpacts.Increasesintheheightfortheproposedstructurewouldhavethepotentialtoslightlyincreasethelengthofshadowscastontheinteriorparktothenorth.However,reconfigurationoftheparktoincreaseitssizeaspartoftheMasterSitePlanprocesswouldamelioratethistosomedegree.Additionally,theapplicationofdesignstandardswouldfurtherreduceshadingimpactsfromincreasedbuildingheights(seeFOF27,DesignDistrictAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA15-000159,SA-AReportofJanuary12,2016Page12of33Analysis).Itwasdetermined,the“rim”oftheSunsetTerraceRedevelopmentareaisparticularlywellsuitedforthegreaterdensity/heightproposedasitisimmediatelyadjacenttoNESunsetBlvd,amajorarterialandstatehighwaycapableofaccommodatingthetrafficgeneratedbytheproposedproject.TheproposeddevelopmentwouldbeamongthetallerdevelopmentsinthevicinityuntilsuchtimeasotherpropertieswillberedevelopedtomeetthemoteintensivevisionoftheCVzone.Theproposedprojectiscompatiblewiththescaleandcharacteroftheexistingandplannedneighborhood.Duetothenarrowconfigurationofthesitethelothasabuildingcoverageofapproximately96%.Whiletheproposedstructureisconcentratedovertheentiresite,thescaleandbulkoftheproposedstructurewouldbecompatiblewiththeanticipatedmid-risestructuresenvisionedfortheSunsetAreaPlannedActionArea(Exhibit7)andMasterSitePlan.Thescaleandbulkofthebuildingisreducedthroughtheuseofanumberofelements.ThenortheastsideofthebuildingadjacenttheSunsetHighlandsLibrarystepsbackatthetopfloor7’-ll”fromthefloorsbelow.Thetopfloorofthebuildingelsewhereisdifferentiatedbyadifferentcolorandseparatedfromthefloorsbelowwithan“eyebrow”typeoverhanginordertodeemphasizethebuildingheightandbreakupthemass.Decknichesandcolorareutilizedtobreakupthelongerelevationsofthebuilding.Theplacementoftheopeningofthe“C”shapedbuildingtowardsNESunsetBlvdbreaksupthebuildingmassandprovidestheappearanceofmultiplebuildingsalongthatside.Therefore,theproposedscaleofdevelopmentfortheSunsetTerraceRedevelopmentBldg—ISitePlanisconsistentwith,andimplements,theapprovedRentonSunsetRedevelopmentMasterSitePlan-2014(Exhibit15).Circulation:Providingdesirabletransitionsandlinkagesbetweenuses,streets,walkwaysandadjacentproperties.StaffComment:TheapplicantisproposingtoaccessthestructuredparkinggaragefromSunsetLaneNEatthenorthwestsideofthesiteontheabuttingproperty.ThesharedaccessrampisbeingdesignedtoaccommodatetheexistingSunsetHighlandsLibrary(LUA13-001720).TheCityisproposingtoimproveoff-sitestreetimprovementsalongSunsetLaneNEandNESunsetBlvdwhichinclude12-footwidesidewalks.Theapplicantisalsoproposingoff-sitestreetimprovementsalongHarringtonAveNE.Thesidewalkswouldhelptopromoteawalkable,pedestrianoriented,communityandwouldprovidelinkagestotheNESunsetBlvd1theplannedabuttingSunsetTerraceDevelopment,andthefutureCityparkacrossSunsetLaneNE.ThesidewalkconnectionswouldbelandscapedandwoulduseavarietyofpavingsthatwouldprovidevariationinthepedestrianexperienceifallconditionsofapprovalaremetTherefore,theproposedcirculationfortheSunsetTerraceRedevelopmentBldg—ISitePlanisconsistentwith,andimplements,theapprovedRentonSunsetRedevelopmentMasterSitePlan-2014ifallconditionsofapprovalaremet(Exhibit15).LoadingandStorageAreas:Locating,designingandscreeningstorageareas,utilities,rooftopequipment,loadingareas,andrefuseandrecyclablestominimizeviewsfromsurroundingproperties.StaffComment:SeeFOF24,ZoningDevelopmentStandard:Screening.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA5-000159,SA-AReportofJanuary12,2016Page13of33Views:Recognizingthepublicbenefitanddesirabilityofmaintainingvisualaccessibilitytoattractivenaturalfeatures.StaffComment:Therearenoterritorialviewsforwhichtomaintainvisualaccessibilitywiththeexceptionofpotentialviews,fromcommercialusestothesouth,tothemasterplannedparktobelocatednorthoftheproposeduse.Staffreceivednocommentsfromadjacentpropertiesregardingviews.TheproposedmixedusestructurewouldestablishnewterritorialviewstothewestandeastaswellasvisualaccesstoMt.Rainier.Therefore,theproposedvisualaccessibilityfortheSunsetTerraceRedevelopmentBldg—ISitePlanisconsistentwith,andimplements,theapprovedRentonSunsetRedevelopmentMasterSitePlan-2014ifallconditionsofapprovalaremet(Exhibit15).Landscaping:Usinglandscapingtoprovidetransitionsbetweendevelopmentandsurroundingpropertiestoreducenoiseandglare,maintainprivacy,andgenerallyenhancetheappearanceoftheproject.StaffComment:SeediscussionunderFOF24,ZoningDevelopmentStandard:Landscaping.Lighting:Designingand/orplacingexteriorlightingandglazinginordertoavoidexcessivebrightnessorglaretoadjacentpropertiesandstreets.StaffComment:Alightingplanwasnotprovidedwiththeapplication;thereforestaffrecommendedthatalightingplanbeprovidedatthetimeofbuildingpermitreview(SeeLightingdiscussionunderF0F27,DesignReview:Lighting).1.OnSiteImpacts.StructurePlacement:Provisionsforprivacyandnoisereductionbybuildingplacement,spacingandorientation.StaffComment:ThebuildinghasanorientationtoallthreestreetfrontagesHarringtonAveNE,SunsetLaneNE,andNESunsetBlvd.DevelopmentwouldresultinanoiseincreasefromvehiclestravelingonNESunsetBlvdandlocalstreets.AsdisclosedintheElS,theestimatedday-nightnoiselevelsfromNESunsetBlvdattheadjacentbuildingsindicatestheywouldbeexposedto“normallyunacceptable”noiselevels.CompliantifInordertomitigationnoiseconcernstheprojectwouldberequiredtocomplywithConditionconstructionstandardsviatheInternationalBuildingCodeandtheStateEnergyCode.Thesecodeswouldlikelyleadtobuildingmaterialsandpracticesthatcouldmeetthestandardnoiseratings.Exterioronsitelighting,includingsecuritylighting,wouldberegulatedbycode.Compliancewiththiscode(RMC4-4-075)ensuresthatallbuildinglightsaredirectedontothebuildingorthegroundandcannottrespassbeyondtheproperty.TheproposedprovisionsforprivacyandnoisereductionfortheSunsetTerraceRedevelopmentBldg—ISitePlanareconsistentwith,andimplement,theapprovedRentonSunsetRedevelopmentMasterSitePlan-2014ifallconditionsofapprovalaremet(Exhibit15).StructureScale:Considerationofthescaleofproposedstructuresinrelationtonaturalcharacteristics,viewsandvistas,siteamenities,sunlight,prevailingwinds,andAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA15-000159,SA-AReportofJanuary12,2016Page14of33pedestrianandvehicleneeds.StaffComment:Whiletheproposedmixed-usestructureisconcentratedovertheentiresite.Theapplicantisalsoproposingstorefrontglazingandcoveringcanopieswhichenhancethepedestrianexperience.Thescaleandbulkofthebuildingisalsoattemptedtobereducedthroughtheuseofdifferingmaterialsonthebuildingfacades,buildingarticulationandmodulation.Thepedestriancourtyardhasbeenstrategicallyplacedonsiteinordertakeadvantageofsunexposurefromthesouthmosttimesoftheyearandwouldlikelyonlybeshadedatcertaintimesofthedayduringthewintermonths.Entrancecanopies,exteriorlightingelements,plantedcontainersandadditionalcommercialusesalongNESunsetBlvdarerecommendedtobeusedtoreinforcethepedestrianscaleandorientationofthegroundfloorfrontage(seeFOF27,DesignDistrictAnalysis:SiteDesignandBuildingLocation).Ifallrecommendedconditionsofapprovalaremetthebuilding’sgroundfloorstreetfrontagewouldbevisuallydistinctfromtheupperfloorsofthebuildingtocreateawell-defined,pedestrian-scaledbase.Therefore,theproposedscalefortheSunsetTerraceRedevelopmentBldg—Istructureisconsistentwith,andimplements,theapprovedRentonSunsetRedevelopmentMasterSitePIan-2014ifallconditionsofapprovalaremet(Exhibit15).NaturalFeatures:Protectionofthenaturallandscapebyretainingexistingvegetationandsoils,usingtopographytoreduceunduecuttingandfilling,andlimitingimpervioussurfaces.StaffComment:Therearenosignificanttreesonsite.AsaresulttheproposalisexemptfromtreeretentionrequirementsfoundinRMC4-4-130.Soilsarecharacterizedbymedium-densetodensenativesandandsiltysoilsbeneathathinlayerofloosefill.Becauseoftheirdensitythesoilsonlyhavelimitedinfiltrationpotential.Theexistingsiteisrelativelyflatwithaslopefromthenortheasttothesouthwestoftheprojectsite.Thehighpointofthepropertyisonthenortheastendofthepropertyatanapproximateelevationof340.Thelowpointisatthesouthwestendofthepropertyatanapproximateofelevation336.Theexistingsiteincludesapproximately12,190squarefeetofimperviousarea.Followingdevelopment,impervioussurfacecoveragewouldbeapproximately100percent.AccordingtotheGeotechnicalEngineeringReportpreparedbytheGeotechConsultants,datedApril18,2013,thestandardconstructionmethodsandspreadfootingsappearfeasiblefromageotechnicalstandpoint.Theproposedprojectwouldgenerate13,600cubicyardsofexport.Removaloftheexistingimperviouscoverandsoilsduringconstructionwouldleavesoilssusceptibletoerosion.TheapplicantwillberequiredtodesignaTemporaryErosionandSedimentationControlPlan(TESCP)pursuanttothe2009KingCountySurfaceWaterDesignManualErosionandSedimentControlRequirements.Landscaping:Useoflandscapingtosoftentheappearanceofparkingareas,toprovideshadeandprivacywhereneeded,todefineandenhanceopenspaces,andgenerallytoenhancetheappearanceoftheproject.Landscapingalsoincludesthe_ _ _ _ _ _ _ _ _ _ _ _ _designandprotectionofplantingareassothattheyarelesssusceptibletodamageAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDING!LUA1S-000159,SA-AReportofJanuary12,2016Page15of33fromvehiclesorpedestrianmovements.StaffComment:SeeFOF24,ZoningDevelopmentStandard:Landscaping.g.AccessLocationandConsolidation:Providingaccesspointsonsidestreetsorfrontagestreetsratherthandirectlyontoarterialstreetsandconsolidationofingressandegresspointsonthesiteand,whenfeasible,withadjacentproperties.StaffComment:AccesstothesiteisproposedviaasingleentrytothestructuredparkinglocatedonSunsetLoneNE.ThesharedaccessrampisbeingdesignedtoaccommodatetheexistingSunsetHighlandsLibrary.Theproposalpromotessafeandefficientcirculationthroughthesharedaccesspoint.TheproposedaccesspointsfortheSunsetTerraceRedevelopmentBldg—ISitePlanisconsistentwith,andimplements,theapprovedRentonSunsetRedevelopmentMasterSitePlan-2014ifallconditionsofapprovalaremet(Exhibit15).InternalCirculation:Promotingsafetyandefficiencyoftheinternalcirculationsystem,includingthelocation,designanddimensionsofvehicularandpedestrianaccesspoints,drives,parking,turnarounds,walkways,bikeways,andemergencyaccessways.StaffComment:SeeLocationandConsolidationdiscussionaboveandPedestriandiscussionbelow.LoadingandDelivery:Separatingloadinganddeliveryareasfromparkingandpedestrianareas.CompliantifConditionofStaffComment:Notapplicable.ApprovalisTransitandBicycles:Providingtransit,carpoolsandbicyclefacilitiesandaccess.MetStaffComment:PerRMC4-4-080F.11.a0.5bicycleparkingspaceisrequiredperonedwellingunitandforallotherusesthenumberofbicycleparkingspacesshallbe10%ofthenumberofrequiredoff-streetparkingspaces.Theproposalcontains110unitstherefore,aminimumof55bicycleparkingstallsshallberequiredfortheresidentialunitsand3bicycleparkingstallsarerequiredforthecommercialuses.Theapplicanthasproposedatotalof51bicycleparkingstallswithinthestructuredparkingareawhichdoesnotcomplywiththestandardsoutlinedinRMC4-4-080F.11.Additionally,forin-buildingbikeparkingfixedstructuresforlockingindividualbikes,suchasracks,mustbeprovidedwithinthefacility.Itisuncleariftheproposalprovidesfixedstructuresforlockingindividualbikes.Therefore,staffrecommendstheapplicantsubmitbicycleparkingdetaildemonstratingcompliancewiththebicyclerequirementsoutlinedinRMC4-4-080F.11.ThebicycleparkingdetailshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.TheprovisionsfortransitandbicyclesfortheSunsetTerraceRedevelopmentBldg—SitePlanisconsistentwith,andimplements,theapprovedRentonSunsetRedevelopmentMasterSitePlan-2014ifallconditionsofapprovalaremet(Exhibit15).Pedestrians:Providingsafeandattractivepedestrianconnectionsbetweenparkingareas,buildings,publicsidewalksandadjacentproperties.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUAI5-000159,SA-AReportofJanuary12,2016Page16of33StaffComment:TheCityisproposingtoimproveoff-sitestreetimprovementsalongSunsetLaneNEandNESunsetBlvdwhichinclude12-footwidesidewalks.Theapplicantisalsoproposingoff-sitestreetimprovementsalongHarringtonAveNEwhichincludesan8-footwidesidewalk.Theproposedimprovementswouldassistinpromotingawalkable,pedestrianoriented,communityandwouldprovidelinkagestotheNESunsetBlvd,theplannedabuttingSunsetTerraceRedevelopment,andthefutureCityparkacrossSunsetLaneNE.Thesidewalkconnectionswouldbelandscapedandwoulduseavarietyofpavingsthatwouldprovidevariationinthepedestrianexperience.TheproposedpedestrianconnectionsfortheSunsetTerraceRedevelopmentBldg—SitePlanisconsistentwith,andimplements,theapprovedRentonSunsetRedevelopmentMasterSitePlan-2014ifallconditionsofapprovalaremet(Exhibit15).h.OpenSpace:IncorporatingopenspacestoserveasdistinctiveprojectfocalCompliantifpointsandtoprovideadequateareasforpassiveandactiverecreationbytheConditionofoccupants/usersofthesite.ApprovalisMetStaffComment:SeeFOF27,DesignDistrictCompliance:RecreationAreasandCommonOpenSpace.i.ViewsandPublicAccess:Whenpossible,providingviewcorridorstoshorelinesandMt.Rainier,andincorporatingpublicaccesstoshorelinesStaffComment:TheproposedstructurewouldnotblockviewcorridorstoshorelinesorMt.Rainier.Thepublicaccessrequirementisnotapplicabletotheproposal.j.NaturalSystems:Arrangingprojectelementstoprotectexistingnaturalsystemswhereapplicable.StaffComment:Therearenonaturalsystemslocatedonsitewiththeexceptionofdrainageflows.SeeDrainagediscussionbelow.k.ServicesandInfrastructure:Makingavailablepublicservicesandfacilitiestoaccommodatetheproposeduse:PoliceandFire.StaffComment:PoliceandFirePreventionstaffindicatedthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;iftheapplicantprovidesCoderequiredimprovementsandfees.AFireImpactFee,basedonarateof$495.10pernewmulti-familyunit,$0.61persquarefootofgrossretailfloorarea,and$1.84persquarefootofgrossrestaurant/loungefloorareawouldbeapplicabletotheproposal.V’WaterandSewer.StaffComment:ThesiteisservedbytheCityofRentonforallutilities.ThepreliminaryfireflowrequirementpertheFireMarshal’sofficeis3,250gallonsperminute(gpm).A12-inchmainwouldberequiredtobeextendedfromthe12-inchstubinHarringtonAveNEnorthtoSunsetLaneNEandextendedtothefarpropertylineinSunsetLaneNEwhereitwouldconnecttotheexisting12-inchmaincurrentlybeinginstalledbytheHighlandsLibraryproject.Onehydrantisrequiredtobelocatedwithin150feetofthebuildingandtwoadditionalhydrantswouldberequiredtobelocatedwithin300feetofthebuilding.FinallocationoffirehydrantswillbedeterminedbytheFireDepartment.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA5-000159,SA-AReportofJanuary12,2016Page17of33Thereisan8-inchsewermaininHarringtonAveNEandinSunsetLaneNE.Asidesewerwillberequiredonsite.Thebuildingdepartmentwouldrequirefloordrains,fortheundergroundparking,andtheywillneedtobeconnectedtothesanitarysewerthroughanapprovedoil/waterseparatorlocatedoutsidethebuilding,iffeasible.FlowswouldberequiredtobedirectedthroughfloordrainsthatareinstalledinaccordancewiththeUPCtoanexterioroil/waterseparator.Drainage.StaffComment:Adrainagereport,datedJanuary15,2015,waspreparedbyOsbornConsultingInc.andsubmittedwiththesiteplanapplication.TheredevelopmentprojectissubjecttoFullDrainageReviewinaccordancewiththe2009KingCountySurfaceWaterManualandCityandTheCityofRentonAmendmentstotheKCSWM,Chapters1and2.BasedontheCity’sflowcontrolmap,thissitefallswithinthePeakRateFlowControlStandard,ExistingConditionsandissubjecttoaLevel1downstreamanalysis.The0.604acresiteconsistsof0.278acresofimpervioussurfacearea(existingbuilding,asphaltandgravel),and0.326acresofexistinglandscaping.ExistingstormwaterrunofffromthesitedrainstoaseriesofcatchbasinsandapipesysteminSunsetLaneNE,HarringtonAveNEandNESunsetBlvdanddischargesintoLakeWashingtonatthebottomofthehill.Nodownstreamfloodingorerosionissueswereidentifiedinthereport.TheproposedprojectisexemptfromprovidingwaterqualitytreatmentunderCoreRequirement#8.Thereisnopollutiongeneratingimpervioussurface(PGIS)beingcreatedaspartofthesubjectapplication.Thenewmixedusedevelopmentwillrequireflowcontrolmatchingthe2,10and100-yearpeakrate.Theengineerisproposingtomitigatetheadditionalrunoffbyconstructingasmalldetentionvaultatthesouthwestcornerofthesite.Transportation.StaffComment:Accesstothesiteisproposedviaasingleentry,tothestructuredparking,locatedonSunsetLaneNE.ThesharedaccessrampisbeingdesignedtoaccommodatetherecentlyconstructedSunsetHighlandsLibrary(LUA13-001720).TheapplicantsubmittedaTrafficLetterpreparedbyJakeTrafficEngineering,datedFebruary9,2015(Exhibit14).TheletterstatesthattheproposedsiteplanisconsistentwiththeRentonSunsetRedevelopmentMasterSitePlan.Alladjacentright-of-waysneedtobefullyimprovedinconformancetothecurrentstreetstandardsasshownintheconceptualdrawingsintheSunsetAreaPlannedActionEIS(Exhibit10).Improvementsareasfollows:NESunsetBlvd-Thenewfrontageimprovements,tobeconstructedbytheCityaspartofaCIP,wouldincludean8footplantingstripand12footmulti-usesidewalkbehindtheexistingcurb.Adedicationof12feethasalreadybeengrantedtotheCitytoaccommodatethefutureimprovementsinNESunsetBlvd.HarringtonAveNE-FrontageimprovementsalongthenorthsideofHarringtonAveNEwouldincludeapavementwidthof12-feetfromthecenterlineoftheroadway,a0.5footofcurb,an8-footplantingstrip,andan8-footsidewalkandonefootbehindthesidewalk.Totalhalfstreetimprovementwouldbe29.5feet.Theexistingright-ofwaywidthof60feetwouldaccommodatethislevelofimprovement.NodedicationofrightofwaywillberequiredalongtheprojectsideinHarringtonAveNE.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA15-000159,SA-AReportofJanuary12,2016Page18of33SunsetLaneNE-Frontageimprovementswouldrequirea12-footsidewalkalongthedevelopmentside,anewcurb,and18feetofpavement.Anexistingright-of-waywidthof31feetinthissectionofSunsetLanewouldaccommodatethislevelofimprovements.BasedonthestreetimprovementsshownintheElS,angleparkingwouldbeallowedfrontingthesite.However,theparkingwouldbeprovidedatthetimewhenthenorthsideofSunsetLaneNEiswidenedandimprovedbytheCity.Trafficimpactfees,basedonthesquarefootageofthenewcommercialuses(notincludingparkinggarage)andnumberofmulti-familyresidentialunitswillapply.Paymentofimpactfeewillbedueattimeofbuildingpermitissuance.TemporaryImpacts:Giventheconcentrationofpotentialdevelopmenttooccurintheimmediatevicinityoftheprojectsite,staffanticipatesthattheproposedprojectwouldcontributetoshorttermimpactstotheCity’sstreetsystem.Therefore,staffisrecommendingaconditionofapprovalrequiringtheapplicantcreateapublicoutreachsignincoordinationwithCityofRentontocommunicatewithroadusers,thegeneralpublic,arearesidencesandbusinesses,andappropriatepublicentitiesaboutprojectinformation;toadconditionsintheworkzonearea;andthesafetyandmobilityeffectsoftheworkzone.Thesignshallbeplacedonsitepriortoconstructioncommencement.Concurrency:StaffrecommendsatransportationconcurrencyapprovalbaseduponatestofthecitywideTransportationPlan,considerationofgrowthlevelsincludedintheLOS-testedTransportationPlan,paymentofaTransportationMitigationFee,andanapplicationofsitespecificmitigation(Exhibit19).I.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:KennydaleElementary,McKnightMiddleSchoolandHazenHighSchool.ASchoolImpactFee,basedonnewmultifamilyunit,willberequiredinordertomitigatetheproposal’spotentialimpactstoRentonSchoolDistrict.ThefeeispayabletotheCityasspecifiedbytheRentonMunicipalCode.Currentlythefeeisassessedat$1,385.00permulti-familyunit.N/Am.Phasing:Theapplicantisnotrequestinganyadditionalphasing.27.DesignDistrictReview:TheprojectsiteislocatedwithinDesignDistrict‘D’.ThefollowingtablecontainsprojectelementsintendedtocomplywiththestandardsoftheDesignDistrict‘D’Standardsandguidelines,asoutlinedinRMC4-3-100.E:ComplianceDesignDistrictGuidelineandStandardAnalysis1.SITEDESIGNANDBUILDINGLOCATION:Intent:ToensurethatbuildingsarelocatedinrelationtostreetsandotherbuildingssothattheVisionoftheCityofRentoncanberealizedforahigh-densityurbanenvironment;sothatbusinessesenjoyvisibilityfrompublicrights-of-way;andtoencouragepedestrianactivity.a.BuildingLocationandOrientation:Intent:Toensurevisibilityofbusinessesandtoestablishactive,livelyusesalongsidewalksandpedestrianpathways.Toorganizebuildingsforpedestrianuseandsothatnaturallightisavailabletootherstructuresandopenspace.Toensureanappropriatetransitionbetweenbuildings,parkingareas,andotherlanduses;andincreaseprivacyforresidentialuses.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA15-000159,SA-AReportofJanuary12,2016Page19of33Guidelines:Developmentsshallenhancethemutualrelationshipofbuildingswitheachother,aswellaswiththeroads,openspace,andpedestrianamenitieswhileworkingtocreateapedestrianorientedenvironment.Lotsshallbeconfiguredtoencouragevarietyandsothatnaturallightisavailabletobuildingsandopenspace.Theprivacyofindividualsinresidentialusesshallbeprovidedfor.Standard:Theavailabilityofnaturallight(bothdirectandreflected)anddirectsunVexposuretonearbybuildingsandopenspace(exceptparkingareas)shallbeconsideredwhensitingstructures.,,_Standard:Buildingsshallbeorientedtothestreetwithclearconnectionstothesidewalk.,,Standard:Thefrontentryofabuildingshallbeorientedtothestreetoralandscapedpedestrian-onlycourtyard.Standard:Buildingswithresidentialuseslocatedatthestreetlevelshallbe:a.Setbackfromthesidewalkaminimumoftenfeet(10’)andfeatureN/Asubstantiallandscapingbetweenthesidewalkandthebuilding;orb.Havethegroundfloorresidentialusesraisedabovestreetlevelforresidents’privacy.b.BuildingEntries:Intent:Tomakebuildingentrancesconvenienttolocateandeasytoaccess,andensurethatbuildingentriesfurtherthepedestriannatureofthefrontingsidewalkandtheurbancharacterofthedistrict.Guidelines:Primaryentriesshallfacethestreet,serveasafocalpoint,andallowspaceforsocialinteraction.Allentriesshallincludefeaturesthatmakethemeasilyidentifiablewhilereflectingthearchitecturalcharacterofthebuilding.Theprimaryentryshallbethemostvisuallyprominententry.Pedestrianaccesstothebuildingfromthesidewalk,parkinglots,and/orotherareasshallbeprovidedandshallenhancetheoverallqualityofthepedestrianexperienceonthesite.Standard:Aprimaryentranceofeachbuildingshallbelocatedonthefacadefacingastreet,shallbeprominent,visiblefromthestreet,connectedbyawalkwaytothepublicsidewalk,andincludehuman-scaleelements.StaffComment:Allentriesarevisiblefromthestreetandconnecteddirectlytoadjacentwalkways.Theproposedbuildinghasentrypointsonallthreesidesthatareboundbystreets.Themainresidentialentryand4streetorientatedresidentialunitshoveentriesoffSunsetLaneNE.TherearetwoadditionalstreetorientedunitsthathaveentriesoffofHarringtonAveNEaswellasafewcommercialentriesonNECompliantifSunsetBlvd.ConditionsofApprovalareTheintersectionofHarringtonAveNEandNESunsetBlvdservesasagatewayMetentranceintotheSunsetArea.Developmentthatoccursatgatewaysisrequiredtobedistinguishedwithfeaturesthatvisuallyindicatetobothpedestriansandvehiculartraffictheuniquenessandprominenceoftheirlocation.Giventheproposedbuildingismixed-usethereisnotasingleentrythatmeetsthedefinitionof“primary”andallentrancesarevisuallysimilar.ThereisanopportunityforaprimaryentranceatHarringtonAveNEandNESunsetBlvdtobeanintegralarchitecturalfeatureofthebuildingwhichcouldachieveavisualcharacterappropriatetoa“gateway”landmark.Thereforestaffrecommendsaconditionofapproval,requiringtheapplicanttorevisetheelevationstocreateavisuallyprominententranceand/ordistinctivegatewayAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentSUNSETTERRACEDEVELOPMENT—BUILDINGIReportofJanuary12,2016AdministrativeSitePlanReport&DecisionLUA15-000159,SA-APage20of33elementattheintersectionofNESunsetBlvdandHarringtonAveNE.Therevisedelevationshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.Additionally,amenitiessuchasoutdoorgroupseating,benches,transitshelters,fountains,and/orpublicartshallbeprovided.Theapplicantsubmittedrevisedelevations,followingthesubmittalofthesubjectapplication,toaddressdesigncommentsalongNESunsetBlvd(Exhibit18).Therevisedelevationsdonotaddresstheconditionaboveandadditionaldesignrevisionsareneededatthesouthwestcornerofthebuildinginordertodemonstratecompliancewiththecondition.CompliantifStandard:AprimaryentranceofeachbuildingshallbemadevisiblyprominentbyConditionsofincorporatingarchitecturalfeaturessuchasafacadeoverhang,trellis,largeentryApprovalaredoors,and/orornamentallighting.MetStaffComment:Seediscussionabove.StandardBuildingentriesfromastreetshallbeclearlymarkedwithcanopies,architecturalelements,ornamentallighting,orlandscapingandincludeweatherVprotectionatleastfourandone-halffeet(4-1/2’)wide.Buildingsthataretallerthanthirtyfeet(30’)inheightshallalsoensurethattheweatherprotectionisproportionaltothedistanceabovegroundlevel.N/AStandard:Buildingentriesfromaparkinglotshallbesubordinatetothoserelatedtothestreet.Standard:Featuressuchasentries,lobbies,anddisplaywindowsshallbeorientedtoVastreetorpedestrian-orientedspace;otherwise,screeningordecorativefeaturesshouldbeincorporated.Standard:MultiplebuildingsonthesamesiteshalldirectviewstobuildingentriesbyN/Aprovidingacontinuousnetworkofpedestrianpathsandopenspacesthatincorporatelandscaping.Standard:Groundfloorresidentialunitsthataredirectlyaccessiblefromthestreetshallincludeentriesfromfrontyardstoprovidetransitionspacefromthestreetorentriesfromanopenspacesuchasacourtyardorgardenthatisaccessiblefromthestreet.c.TransitiontoSurroundingDevelopment:Intent:ToshaperedevelopmentprojectssothatthecharacterandvalueofRenton’slong-established,existingneighborhoodsarepreserved.Guidelines:Carefulsitinganddesigntreatmentshallbeusedtoachieveacompatibletransitionwherenewbuildingsdifferfromsurroundingdevelopmentintermsofbuildingheight,bulkandscale.Standard:Atleastoneofthefollowingdesignelementsshallbeusedtopromoteatransitiontosurroundinguses:1.Buildingproportions,includingstep-backsonupperlevelsinaccordancewiththeVsurroundingplannedandexistinglanduseforms;or2.Buildingarticulationtodividealargerarchitecturalelementintosmallerincrements;or3.Rooflines,roofpitches,androofshapesdesignedtoreduceapparentbulkandtransitionwithexistingdevelopment.AdminReportandDecision ReportofJanuary12,2016Page21of33Additionally,theAdministratormayrequireincreasedsetbacksatthesideorrearofabuildinginordertoreducethebulkandscaleoflargerbuildingsand/orsothatsunlightreachesadjacentand/orabuttingyards.U.ServiceElementLocationandDesign:Intent:Toreducethepotentialnegativeimpactsofserviceelementsfi.e.,wastereceptacles,loadingdocks)bylocatingserviceandloadingareasawayfromhigh-volumepedestrianareas,andscreeningthemfromviewinhighvisibilityareas.Guidelines:Serviceelementsshallbeconcentratedandlocatedsothatimpactstopedestriansandotherabuttingusesareminimized.Theimpactsofserviceelementsshallbemitigatedwithlandscapingandanenclosurewithfencingthatismadeofqualitymaterials.Standard:Serviceelementsshallbelocatedanddesignedtominimizetheimpactson,thepedestrianenvironmentandadjacentuses.Serviceelementsshallbeconcentratedandlocatedwheretheyareaccessibletoservicevehiclesandconvenientfortenantuse.Standard:Inadditiontostandardenclosurerequirements,garbage,recyclingN/Acollection,andutilityareasshallbeenclosedonallsides,includingtheroofandscreenedaroundtheirperimeterbyawallorfenceandhaveself-closingdoors.N/AStandard:Serviceenclosuresshallbemadeofmasonry,ornamentalmetalorwood,orsomecombinationofthethree(3).Standard:Iftheserviceareaisadjacenttoastreet,pathway,orpedestrian-orientedN/Aspace,alandscapedplantingstrip,minimum3feetwide,shallbelocatedon3sidesofsuchfacility.Intent:Toprovidesafe,convenientaccesstotheUrbanCenterandtheCenterVillage;incorporatevariousmodesoftransportation,includingpublicmasstransit,inordertoreducetrafficvolumesandotherimpactsfromvehicles;ensuresufficientparkingisprovided,whileencouragingcreativityinreducingtheimpactsofparkingareas;allowanactivepedestrianenvironmentbymaintainingcontiguousstreetfrontages,withoutparkinglotsitingalongsidewalksandbuildingfacades;minimizethevisualimpactofparkinglots;anduseaccessstreetsandparkingtomaintainanurbanedgetothedistrict.a.SurfaceParking:Intent:Tomaintainactivepedestrianenvironmentsalongstreetsbyplacingparkingtotsprimarilyinbackofbuildings.Guidelines:Surfaceparkingshallbelocatedanddesignedsoastoreducethevisualimpactoftheparkingareaandassociatedvehicles.Largeareasofsurfaceparkingshallalsobedesignedtoaccommodatefutureinfilldevelopment.Standard:Parkingshallbelocatedsothatnosurfaceparkingislocatedbetween:N/A(a)Abuildingandthefrontpropertyline;and/or(b)Abuildingandthesidepropertyline(whenonacornerlot).N’AStandard:Parkingshallbelocatedsothatitisscreenedfromsurroundingstreetsby‘buildings,landscaping,and/orgatewayfeaturesasdictatedbylocation.b.StructuredParkingGarages:CityofRentonDepartmentofCommunity&EconomicDevelopmentSUNSETTERRACEDEVELOPMENT—BUILDING!AdministrativeSitePlanReport&DecisionLUA5-000159,SA-A2.PARKINGANDVEHICULARACCESS:AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA5-000159,SA-AReportofJanuary12,2016Page22of33Intent:Topromotemoreefficientuseoflandneededforvehicleparking;encouragetheuseofstructuredparking;physicallyandvisuallyintegrateparkinggarageswithotheruses;andreducetheoverallimpactofparkinggarages.Guidelines:Parkinggaragesshallnotdominatethestreetscape;theyshallbedesignedtobecomplementarywithadjacentandabuttingbuildings.Theyshallbesitedtocomplement,notsubordinate,pedestrianentries.Similarforms,materials,and/ordetailstotheprimarybuilding(s)shouldbeusedtoenhancegarages.CompliantifStandard:ParkingstructuresshallprovidespaceforgroundfloorcommercialusesConditionofalongstreetfrontagesataminimumofseventyfivepercent(75%)ofthebuildingApprovalisfrontagewidth.MetStaffComment:SeeFOF24,ZoningDevelopmentStandardCompliance:Setbacks.Standard:Theentirefacademustfeatureapedestrian-orientedfacade.TheAdministratoroftheDepartmentofCommunityandEconomicDevelopmentmayapproveparkingstructuresthatdonotfeatureapedestrianorientationinlimitedCompliantifcircumstances.Ifallowed,thestructureshallbesetbackatleastsixfeet(6’)fromtheConditionofsidewalkandfeaturesubstantiallandscaping.ThislandscapingshallincludeaApprovaliscombinationofevergreenanddeciduoustrees,shrubs,andgroundcover.ThisMetsetbackshallbeincreasedtotenfeet(10’)whenabuttingaprimaryarterialand/orminorarterial.StaffComment:SeeFOF24,ZoningDevelopmentStandardCompliance:Setbacks.CompliantifStandard:Publicfacingfacadesshallbearticulatedbyarches,lintels,masonrytrim,orConditionofotherarchitecturalelementsand/ormaterials.ApprovalisMetStaffComment:SeeFOF24,ZoningDevelopmentStandardCompliance:Setbacks.i.—Standard:Theentrytotheparkinggarageshallbelocatedawayfromtheprimarystreet,toeitherthesideorrearofthebuilding.Standard:ParkinggaragesatgradeshallincludescreeningorbeenclosedfromviewN/Awithtreatmentsuchaswalls,decorativegrilles,trelliswithlandscaping,oracombinationoftreatments.Standard:TheAdministratoroftheDepartmentofCommunityandEconomicDevelopmentordesigneemayallowareducedsetbackwheretheapplicantcansuccessfullydemonstratethatthelandscapedareaand/orotherdesigntreatmentmeetstheintentofthesestandardsandguidelines.Possibletreatmentstoreducethesetbackincludelandscapingcomponentsplusoneormoreofthefollowingintegratedwiththearchitecturaldesignofthebuilding:..(a)Ornamentalgrillwork(otherthanverticalbars);CompliantifConditionof(b)Decorativeartwork;ApprovalisMet(c)Displaywindows;(d)Brick,tile,orstone;fe)Pre-castdecorativepanels;ff)Vine-coveredtrellis;(g)Raisedlandscapingbedswithdecorativematerials;or(h)Othertreatmentsthatmeettheintentofthisstandard.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA5-000159,SA-AReportofJanuary12,2016Page23of33StaffComment:SeeFOF24,ZoningDevelopmentStandardCompliance:Setbacks.c.VehicularAccess:Intent:Tomaintainacontiguousanduninterruptedsidewalkbyminimizing,consolidating,and/oreliminatingvehicularaccessoffstreets.Guidelines:Vehicularaccesstoparkinggaragesandparkinglotsshallnotimpedeorinterruptpedestrianmobility.Theimpactsofcurbcutstopedestrianaccessonsidewalksshallbeminimized.—Standard:Accesstoparkinglotsandgaragesshallbefromalleys,whenavailable.Ifnotavailable,accessshalloccuratsidestreets.i.—Standard:Thenumberofdrivewaysandcurbcutsshallbeminimized,sothatpedestriancirculationalongthesidewalkisminimallyimpeded.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.Standard:Pathwayswithinparkingareasshallbeprovidedanddifferentiatedbymaterialortexture(i.e.,raisedwalkway,stampedconcrete,orpayers)fromabuttingN/Apavingmaterials.Permeablematerialsareencouraged.Thepathwaysshallbeperpendiculartotheapplicablebuildingfacadeandnogreaterthanonehundredfiftyfeet(150’)apart.Standard:Sidewalksandpathwaysalongthefacadesofbuildingsshallbeofsufficientwidthtoaccommodateanticipatednumbersofusers.Specifically:(a)Sidewalksandpathwaysalongthefacadesofmixeduseandretailbuildings100ormorefeetinwidth(measuredalongthefacade)shallprovidesidewalksatleast12feetinwidth.Thewalkwayshallincludean8footminimumunobstructedAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUAS-000159,SA-AReportofJanuary12,2016Page24of33walkingsurface.(b)Interiorpathwaysshallbeprovidedandshallvaryinwidthtoestablishahierarchy.Thewidthsshallbebasedontheintendednumberofusers;tobenosmallerthanfivefeet(5’)andnogreaterthantwelvefeet(12’).(c)Forallotherinteriorpathways,theproposedwalkwayshallbeofsufficientwidthtoaccommodatetheanticipatednumberofusers.N/AStandard:Mid-blockconnectionsbetweenbuildingsshallbeprovided.b.PedestrianAmenities:Intent:Tocreateattractivespacesthatunifythebuildingandstreetenvironmentsandareinvitingandcomfortableforpedestrians;andprovidepubliclyaccessibleareasthatfunctionforavarietyofyear-roundactivities,undertypicalseasonalweatherconditions.Guidelines:Thepedestrianenvironmentshallbegivenpriorityandimportanceinthedesignofprojects.Amenitiesthatencouragepedestrianuseandenhancethepedestrianexperienceshallbeincluded.Standard:Architecturalelementsthatincorporateplants,particularlyatbuildingentrances,inpubliclyaccessiblespacesandatfacadesalongstreets,shallbeprovided.StaffComment:Theapplicanthasindicatedlargelandscapepotswouldbeprovidedattheresidentiallobbyentranceasthisentranceissetbackfromthepropertyline.ComphantifConditionofOtherbuildingentriesoccurimmediatelyadjacentthesidewalkthusnotallowingApprovalisspaceforlandscaping.Planting,container,andirrigationdetailswerenotprovidedMetwiththeapplication.Additionally,theapplicanthassubmittedconceptualrevisionstotheelevationswhichincludeadditionalresidentialentrancesatgrade(Exhibit18).Therefore,staffrecommendsasaconditionofapproval,theapplicantberequiredtoincorporateplants,particularlyatresidentialentrancesalongthestreet.Detailsforplants,containers,andirrigationshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.Standard:Amenitiessuchasoutdoorgroupseating,benches,transitshelters,fountains,andpublicartshallbeprovided.Compliantif(a)Sitefurnitureshallbemadeofdurable,vandal-andweather-resistantConditionofmaterialsthatdonotretainrainwaterandcanbereasonablymaintainedoveranApprovalisextendedperiodoftime.Met(b)Sitefurnitureandamenitiesshallnotimpedeorblockpedestrianaccesstopublicspacesorbuildingentrances.StaffComment:SeeF0F27,DesignDistrictAnalysis:BuildingEntriesdiscussionabove.Standard:Pedestrianoverheadweatherprotectionintheformofawnings,marquees,canopies,orbuildingoverhangsshallbeprovided.TheseelementsshallbeaVminimumoffourandone-halffeet(4-1/2’)widealongatleastseventyfivepercent(75%)ofthelengthofthebuildingfacadefacingthestreet,amaximumheightoffifteenfeet(15’)abovethegroundelevation,andnolowerthaneightfeet(8’)abovegroundlevel.4.RECREATIONAREASANDCOMMONOPENSPACE:Intent:Toensurethatareasforbothpassiveandactiverecreationareavailabletoresidents,workers,AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA5-000159,SA-AReportofJanuary12,2016Page25of33andvisitorsandthattheseareasareofsufficientsizefortheintendedactivityandinconvenientlocations.Tocreateusableandinvitingopenspacethatisaccessibletothepublic;andtopromotepedestrianactivityonstreetsparticularlyatstreetcorners.Guidelines:Developmentslocatedatstreetintersectionsshouldprovidepedestrian-orientedspaceatthestreetcornertoemphasizepedestrianactivity.Recreationandcommonopenspaceareasareintegralaspectsofqualitydevelopmentthatencouragepedestriansandusers.Theseareasshallbeprovidedinanamountthatisadequatetobefunctionalandusable;theyshallalsobelandscapedandlocatedsothattheyareappealingtousersandpedestriansStandard:Allmixeduseresidentialandattachedhousingdevelopmentsoften(10)ormoredwellingunitsshallprovidecommonopensspaceand/orrecreationareas.StaffComment:Theapplicantisproposingcommonopenspaceinanoutdoorplazaspaceonthefirstresidentiallevelandatvariousgatheringspaceswithinthebuilding.Thecommonopenspacesexceedthe50square/unitrequirement.Theoutdoorplazaspacewillhavewesterlyterritorialviewsandincludespaceforbarbequesandoutdooreatinginadditiontopassiveseatingareas.CompliantifDevelopmentslocatedatstreetintersectionsshouldprovidepedestrian-orientedspaceCondition‘atthestreetcornertoemphasizepedestrianactivity.Theseareasarerequiredtobe‘providedinanamountthatisadequatetobefunctionalandusable;theyshallalsobelandscapedandlocatedsothattheyareappealingtousersandpedestrians.Thereforestaffrecommends,asaconditionofapproval,theapplicantsubmitarevisedsite/landscapingplandepictingapedestrian-orientedspaceatthestreetcorner,ofHarringtonAveNEandNESunsetBlvd,toemphasizepedestrianactivity.Theareashallbeprovidedinanamountthatisadequatetobefunctionalandusable;shallbelandscapedandlocatedsothattheyareappealingtousersandpedestrians.Therevisedsite/landscapeplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.Standard:Allbuildingsanddevelopmentswithoverthirtythousand(30,000)squarefeetofnonresidentialuses(excludesparkinggaragefloorplateareas)shallprovidepedestrian-orientedspace.(a)Thepedestrian-orientedspaceshallbeprovidedaccordingtothefollowingformula:1%ofthesitearea+1%ofthegrossbuildingarea,atminimum.(b)Thepedestrian-orientedspaceshallincludeallofthefollowing:i.Visualandpedestrianaccess(includingbarrier-freeaccess)totheabuttingstructuresfromthepublicright-of-wayoranonvehicularcourtyard;andN/Aii.Pavedwalkingsurfacesofeitherconcreteorapprovedunitpaving;andiii.On-siteorbuilding-mountedlightingprovidingatleastfour(4)foot-candles(average)ontheground;andiv.Atleastthree(3)linealfeetofseatingarea(bench,ledge,etc.)oroneindividualseatpersixty(60)squarefeetofplazaareaoropenspace.(c)Thefollowingareasshallnotcountaspedestrian-orientedspace:i.Theminimumrequiredwalkway.However,wherewalkwaysarewidenedorenhancedbeyondminimumrequirements,theareamaycountaspedestrianorientedspaceiftheAdministratordeterminessuchspacemeetsthedefinitionofpedestrian-orientedspace.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentSUNSETTERRACEDEVELOPMENT—BUILDINGIReportofJanuary12,2016AdministrativeSitePlanReport&DecisionLUA5-000159,SA-APage26of33ii.Areasthatabutlandscapedparkinglots,chainlinkfences,blankwalls,and/ordumpstersorserviceareas.(d)Outdoorstorage(shoppingcarts,pottingsoilbags,firewood,etc.)isprohibitedwithinpedestrian-orientedspace.N/AStandard:PublicplazasshallbeprovidedatintersectionsidentifiedintheCommercialArterialZonePublicPlazaLocationsMap:N/AStandard:Theplazashallmeasurenolessthanonethousand(1,000)squarefeetwithaminimumdimensionoftwentyfeet(20’)ononesideabuttingthesidewalk.Standard:ThepublicplazamustbelandscapedconsistentwithRMC4-4-070,N/Aincludingatminimumstreettrees,decorativepaving,pedestrian-scaledlighting,andseating.5.BUILDINGARCHITECTURALDESIGN:Intent:Toencouragebuildingdesignthatisuniqueandurbanincharacter,comfortableonahumanscale,andusesappropriatebuildingmaterialsthataresuitableforthePacificNorthwestclimate.Todiscouragefranchiseretailarchitecture.a.BuildingCharacterandMassing:Intent:Toensurethatbuildingsarenotblandandvisuallyappeartobeatahumanscale;andensurethatallsidesofabuilding,thatcanbeseenbythepublic,arevisuallyinteresting.Guidelines:Buildingfacadesshallbemodulatedand/orarticulatedtoreducetheapparentsizeofbuildings,breakuplongblankwalls,addvisualinterest,andenhancethecharacteroftheneighborhood.Articulation,modulation,andtheirintervalsshouldcreateasenseofscaleimportanttoresidentialbuildings.CompliantifStandard:AllbuildingfacadesshallincludemodulationorarticulationatintervalsofConditionofnomorethanfortyfeet(40’).ApprovalCsMetStaffComment:SeeFOF24,ZoningDevelopmentStandardCompliance:Setbacks.—Standard:Modulationsshallbeaminimumoftwofeet(2’)deep,sixteenfeet(16’)inheight,andeightfeet(8’)inwidth.Standard:Buildingsgreaterthanonehundredsixtyfeet(160’)inlengthshallprovideavarietyofmodulationsandarticulationstoreducetheapparentbulkandscaleofthefacade;orprovideanadditionalspecialfeaturesuchasaclocktower,courtyard,fountain,orpublicgatheringarea.b.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.Compliantif1Standard:Human-scaledelementssuchasalightingfixture,trellis,orotherlandscapeConditionofAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUAS-000159,SA-AReportofJanuary12,2016Page27of33ApprovalisMetfeatureshallbeprovidedalongthefacade’sgroundfloor.StaffComment:SeeFOF24,ZoningDevelopmentStandardCompliance:Setbacks.Standard:Onanyfacadevisibletothepublic,transparentwindowsand/ordoorsareCompliantifrequiredtocompriseatleast50percentoftheportionofthegroundfloorfacadeConditionofthatisbetween4feetand8feetaboveground(asmeasuredonthetrueelevation).ApprovalisMetStaffComment:SeeFOF24,ZoningDevelopmentStandardCompliance:Setbacks.Standard:Upperportionsofbuildingfacadesshallhaveclearwindowswithvisibilityintoandoutofthebuilding.However,screeningmaybeappliedtoprovideshadeandenergyefficiency.Theminimumamountoflighttransmittanceforwindowsshallbe50percent.p—Standard:Displaywindowsshallbedesignedforfrequentchangeofmerchandise,ratherthanpermanentdisplays.,Standard:Wherewindowsorstorefrontsoccur,theymustprincipallycontainclearglazing.—Standard:Tintedanddarkglass,highlyreflective(mirror-type)glassandfilmareprohibited.Standard:Untreatedblankwallsvisiblefrompublicstreets,sidewalks,orinteriorpedestrianpathwaysareprohibited.Awall(includingbuildingfacadesandretainingwalls)isconsideredablankwallif:Compliantif(a)Itisagroundfloorwallorportionofagroundfloorwallover6feetinConditionofheight,hasahorizontallengthgreaterthan15feet,anddoesnotincludeaApprovaliswindow,door,buildingmodulationorotherarchitecturaldetailing;orMet(b)Anyportionofagroundfloorwallhasasurfaceareaof400squarefeetorgreateranddoesnotincludeawindow,door,buildingmodulationorotherarchitecturaldetailing.StaffComment:SeeFOF24,ZoningDevelopmentStandardCompliance:Setbacks.Standard:Ifblankwallsarerequiredorunavoidable,blankwallsshallbetreatedwithoneormoreofthefollowing:(a)Aplantingbedatleastfivefeetinwidthcontainingtrees,shrubs,evergreengroundcover,orvinesadjacenttotheblankwall;Compliantif. .....fb)Trellisorothervinesupportswithevergreenclimbingvines;ConditionofApprovalisfc)Architecturaldetailingsuchasreveals,contrastingmaterials,orotherMetspecialdetailingthatmeetstheintentofthisstandard;(d)Artwork,suchasbas-reliefsculpture,mural,orsimilar;or(e)Seatingareawithspecialpavingandseasonalplanting.StaffComment:SeeFOF24,ZoningDevelopmentStandardCompliance:Setbacks.c.BuildingRoofLines:Intent:Toensurethatroofformsprovidedistinctiveprofilesandinterestconsistentwithanurbanprojectandcontributetothevisualcontinuityofthedistrict.Guidelines:BuildingrooflinesshallbevariedandincludearchitecturalelementstoaddvisualinterestAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUAI5-000159,SA-AReportofJanuary12,2016Page28of33tothebuilding.Standard:Buildingsshalluseatleastoneofthefollowingelementstocreatevariedandinterestingroofprofiles:(a)Extendedparapets;(b)Featureelementsprojectingaboveparapets;(c)Projectedcornices;(d)Pitchedorslopedroofs(e)Buildingscontainingpredominantlyresidentialusesshallhavepitchedroofswithaminimumslopeofonetofour(1:4)andshallhavedormersorinterestingroofformsthatbreakupthemassivenessofanuninterruptedslopingroof.d.BuildingMaterials:Intent:Toensurehighstandardsofqualityandeffectivemaintenanceovertime;encouragetheuseofmaterialsthatreducethevisualbulkoflargebuildings;andencouragetheuseofmaterialsthataddvisualinteresttotheneighborhood.Guidelines:Buildingmaterialsareanimportantandintegralpartofthearchitecturaldesignofabuildingthatisattractiveandofhighquality.Materialvariationshallbeusedtocreatevisualappealandeliminatemonotonyoffacades.Thisshalloccuronallfacadesinaconsistentmanner.Highqualitymaterialsshallbeused.Ifmaterialslikeconcreteorblockwallsareusedtheyshallbeenhancedtocreatevariationandenhancetheirvisualappeal.Standard:Allsidesofbuildingsvisiblefromastreet,pathway,parkingarea,oropenVspaceshallbefinishedonallsideswiththesamebuildingmaterials,detailing,andcolorscheme,orifdifferent,withmaterialsofthesamequality.--Standard:Allbuildingsshallusematerialvariationssuchascolors,brickormetalbanding,patternsortexturalchanges.,Standard:Materials,individuallyorincombination,shallhavetexture,pattern,andbedetailedonallvisiblefacades.Standard:Materialsshallbedurable,highquality,andconsistentwithmoretraditionalurbandevelopment,suchasbrick,integrallycoloredconcretemasonry,pre-finishedmetal,stone,steel,glassandcast-in-placeconcrete.StaffComment:InordertoensurethatqualitymaterialsareusedstaffrecommendsCompliantiftheapplicantsubmitamaterialsboardsubjecttotheapprovaloftheCurrentPlanningConditionofProjectManagerpriortobuildingpermitapproval.AcceptablematerialsincludeaApprovaliscombinationofbrick,integrallycoloredconcretemasonry,pre-finishedmetal,stone,Metsteel,glass,cast-in-placeconcrete,orotherhighqualitymaterial.Fullbrick-sizedmaterialshouldbeencouragedforatleastthestreetlevelfaçadetoensuredurablematerialsareappliedinhightrafficpedestrianlocations.Anynon-brickmasonryfinishesproposedatthegroundlevelthatmaybeaccessibletohumansshouldbeanti-graffiticoatingappliedtoensureeasyremovalofgraffiti.Ifthisconditionofapprovalismettheproposalwouldsatisfythisstandard.N/AStandard:Ifconcreteisused,wallsshallbeenhancedbytechniquessuchastexturing,reveals,and/orcoloringwithaconcretecoatingoradmixture.N/AStandard:Ifconcreteblockwallsareused,theyshallbeenhancedwithintegralcolor,AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA5-000159,SA-AReportofJanuary12,2016Page29of33texturedblocksandcoloredmortar,decorativebondpatternand/orshallincorporateothermasonrymaterials.6.SIGNAGE:InadditiontotheCity’sstandardsignregulations,developmentswithinUrbanDesignDistrictsCandDarealsosubjecttotheadditionalsignrestrictionsfoundinRMC4-4-bOG,urbandesignsignarearegulations.ModificationstothestandardrequirementsfoundinRMC4-4-bOGarepossibleforthoseproposalsthatcancomplywiththeDesignDistrictcriteriafoundinRMC4-3-OOF,ModificationofMinimumStandards.Forproposalsunabletomeetthemodificationcriteria,avarianceisrequired.Standard:Signageshallbeanintegralpartofthedesignapproachtothebuilding.StaffComment:Acompletesignagepackagewouldservetoensureproposedsignageisinkeepingwithbuilding’sarchitectureandexteriorfinishes.ThereforestaffCompliantifrecommends,asaconditionofapproval,theapplicantberequiredtosubmitaConditionofconceptualsignpackagewhichindicatestheapproximatelocationofallexteriorApprovalisMetbuildingsignage.Proposedsignageshallbecompatiblewiththebuilding’sarchitectureandexteriorfinishesandcontributestothecharacterofthedevelopment.Theconceptualsignpackageshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortosignpermitapproval.N/AStandard:Inmixeduseandmulti-usebuildings,signageshallbecoordinatedwiththeoverallbuildingdesign.N/AStandard:Corporatelogosandsignsshallbesizedappropriatelyfortheirlocation.CompliantifStandard:Entrysignsshallbelimitedtothenameofthelargerdevelopment.ConditionofApprovalisMetStaffComment:Seediscussionabove.Standard:Alterationoftrademarksnotwithstanding,corporatesignageshouldnotbeN/Agarishincolornoroverlylit,althoughcreativedesign,strongaccentcolors,andinterestingsurfacematerialsandlightingtechniquesareencouraged.CompliantifStandard:Front-lit,ground-mountedmonumentsignsarethepreferredtypeofConditionoffreestandingsign.ApprovalisMetStaffComment:Seediscussionabove.N/AStandard:Bladetypesigns,proportionaltothebuildingfacadeonwhichtheyaremounted,areencouragedonpedestrian-orientedstreets.Standard:Allofthefollowingareprohibited:a.Polesigns;b.Roofsigns;andCompliantifConditionofc.Back-litsignswithlettersorgraphicsonaplasticsheet(cansignsorApprovalisMetilluminatedcabinetsigns).Exceptions:Back-litlogosignslessthanten(10)squarefeetarepermittedasareasignswithonlytheindividuallettersback-lit(seeillustration,subsectionG8ofthisSection).StaffComment:Seediscussionabove.CompliantifStandard:Freestandingground-relatedmonumentsigns,withtheexceptionofConditionofprimaryentrysigns,shallbelimitedtofivefeet(5’)abovefinishedgrade,includingApprovalisMetsupportstructure.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDING!LUA15-000159,SA-AReportofJanuary12,2016Page30of33StaffComment:Seediscussionabove.Standard:Freestandingsignsshallincludedecorativelandscaping(groundcover..and/orshrubs)toprovideseasonalinterestintheareasurroundingthesign.CompliantifconditionofAlternately,signagemayincorporatestone,brick,orotherdecorativematerialsasApprovalisMetapprovedbytheDirector.StaffComment:Seediscussionabove.6.LIGHTING:Intent:Toensuresafetyandsecurity;provideadequatelightinglevelsinpedestrianareassuchasplazas,pedestrianwalkways,parkingareas,buildingentries,andotherpublicplaces;andincreasethevisualattractivenessoftheareaatalltimesofthedayandnight.Guidelines:Lightingthatimprovespedestriansafetyandalsothatcreatesvisualinterestinthebuildingandsiteduringtheeveninghoursshallbeprovided.Standard:Pedestrian-scalelightingshallbeprovidedatprimaryandsecondarybuildingentrances.Examplesincludesconcesonbuildingfacades,awningswithdown-lightinganddecorativestreetlighting.StaffComment:Theapplicanthasindicatedcompliancewiththeabovelightingstandardaswellasthetwostandardsmentionedbelow,inthesubmitteddesignCompliantifdistrictcompliancenarrative.However,alightingplanwasnotsubmittedidentifyingConditionofcompliancewiththesestandards,assuch,staffrecommendsaconditionofapprovalApprovalisMet...thatrequirestheapplicanttoprovidealightingplanthatadequatelyprovidesforpublicsafetywithoutcastingexcessiveglareonadjacentproperties;atthetimeofbuildingpermitreview.Pedestrianscaleanddownlightingshallbeusedinallcasestoassuresafepedestrianandvehicularmovement,unlessalternativepedestrianscalelightinghasbeenapprovedadministrativelyorisspecificallylistedasexemptfromprovisionslocatedinRMC4-4-075Lighting,ExteriorOn-Site.Standard:Accentlightingshallalsobeprovidedonbuildingfacades(suchassconces)Compliantifand/ortoilluminateotherkeyelementsofthesitesuchasgateways,specimentrees,Conditionofothersignificantlandscaping,waterfeatures,and/orartwork.ApprovalisMetStaffComment:Seediscussionabove.Standard:Downlightingshallbeusedinallcasestoassuresafepedestrianandvehicularmovement,unlessalternativepedestrianscalelightinghasbeenapprovedCompliantifadministrativelyorisspecificallylistedasexemptfromprovisionslocatedinRMC4-4-Conditionof075,Lighting,ExteriorOn-Site(i.e.,signage,governmentalflags,temporaryholidayorApprovalisMet.. ...decorativelighting,right-of-way-lighting,etc.).StaffComment:Seediscussionabove.AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA15-000159,SA-AReportofJanuary12,2016Page31of33I.CONCLUSIONS:1.ThesubjectsiteislocatedintheCommercialMixedUse(CMU)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignationifallconditionsofapprovalaremet,seeFOF22.2.ThesubjectsiteislocatedintheCenterVillage(CV)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF24.3.TheproposedSitePlancontinuestomeetthecriteriaoutlinedinthePlannedActionOrdinance(Ordinance#5740)andqualifiesasaplannedaction,seeFOF25.4.TheproposalcomplieswiththeUrbanDesignRegulationsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF27.5.TheproposalcomplieswiththeSitePlanReviewregulationsasestablishedbyCityCode,andisconsistentwiththeapprovedRentonSunsetRedevelopmentMasterSitePlan(LUA14-001475)providedallconditionsofapprovalarecompliedwith,seeFOF24and26.6.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposeddevelopment,seeFOF26.J.DECISION:StaffrecommendsapprovaloftheSunsetTerraceDevelopment—BuildingISitePlan,FileNo.LUA15-000159,asdepictedinExhibit2,subjecttothefollowingconditions:1.TheapplicantshallapplicantcomplywithallapplicablecovenantsoftheDensityTransferAgreement,datedNovember2,2015,priortobuildingpermitapproval.2.TheapplicantshallrevisethegroundflooralongNESunsetBlvd,asdepictedinExhibit4,toincludeadditionalcommercialuseswithwindows,doors/entries,buildingmodulation,andotherarchitecturaldetailing.Therevised,elevationshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.3.Theapplicantshallprovideadetailedscreeningplanidentifyingthelocationandscreeningprovidedforsurfaceandroofmountedequipment.Thescreeningplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.4.TheapplicantshallsubmittotheCurrentPlanningProjectManagersizingandlocationdetailfortherefuseandrecyclabledepositareapriortobuildingpermitapproval.Additionally,theapplicantwouldberequiredtodemonstratehowrefuseandrecyclableswouldbepickedupandwhereitwouldbelocatedonpick-updaytothesatisfactionoftheCurrentPlanningProjectManager.5.TheapplicantshallsubmitbicycleparkingdetaildemonstratingcompliancewiththebicyclerequirementsoutlinedinRMC4-4-080F.11.ThebicycleparkingdetailshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.6.TheapplicantshallcreateapublicoutreachsignincoordinationwithCityofRentontocommunicatewithroadusers,thegeneralpublic,arearesidencesandbusinesses,andappropriatepublicentitiesaboutprojectinformation;roadconditionsintheworkzonearea;andthesafetyandmobilityeffectsoftheworkzone.Thesignshallbeplacedonsitepriortoconstructioncommencement.7.Theapplicantshallrevisetheelevationstocreateavisuallyprominententranceand/ordistinctivegatewayelementattheintersectionofNESunsetBlvdandHarringtonAveNE.Therevisedelevationshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitAdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA15-000159,SA-AReportofJanuary12,2016Page32of33approval.Additionally,amenitiessuchasoutdoorgroupseating,benches,transitshelters,fountains,and/orpublicartshallbeprovided.8.Theapplicantshallberequiredtoincorporateplants,particularlyatresidentialentrancesalongthestreet.Detailsforplants,containers,andirrigationshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.9.Theapplicantshallsubmitarevisedsite/landscapingplandepictingapedestrian-orientedspaceatthestreetcorner,ofHarringtonAveNEandNESunsetBlvd,toemphasizepedestrianactivity.Theareashallbeprovidedinanamountthatisadequatetobefunctionalandusable;shallbelandscapedandlocatedsothattheyareappealingtousersandpedestrians.Therevisedsite/landscapeplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.10.TheapplicantshallsubmitamaterialsboardsubjecttotheapprovaloftheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Acceptablematerialsincludeacombinationofbrick,integrallycoloredconcretemasonry,pre-finishedmetal,stone,steel,glass,cast-in-placeconcrete,orotherhighqualitymaterial.Fullbrick-sizedmaterialshouldbeencouragedforatleastthestreetlevelfaçadetoensuredurablematerialsareappliedinhightrafficpedestrianlocations.Anynon-brickmasonryfinishesproposedatthegroundlevelthatmaybeaccessibletohumansshouldbeanti-graffiticoatingappliedtoensureeasyremovalofgraffiti.11.Theapplicantshallberequiredtosubmitaconceptualsignpackagewhichindicatestheapproximatelocationofallexteriorbuildingsignage.Proposedsignageshallbecompatiblewiththebuilding’sarchitectureandexteriorfinishesandcontributestothecharacterofthedevelopment.Theconceptualsignpackageshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortosignpermitapproval.12.Theapplicantshallprovidealightingplanthatadequatelyprovidesforpublicsafetywithoutcastingexcessiveglareonadjacentproperties;atthetimeofbuildingpermitreview.Pedestrianscaleanddownlightingshallbeusedinallcasestoassuresafepedestrianandvehicularmovement,unlessalternativepedestrianscalelightinghasbeenapprovedadministrativelyorisspecificallylistedasexemptfromprovisionslocatedinRMC4-4-075Lighting,ExteriorOn-Site.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:IJenniferHenning,PlanningDire’ct’orDateTRANSMITTEDthis12thdayofJanuary,2016totheOwner/Applicant/Contact:Owner:Applicant/Contact:ColpittsDevelopmentCompanyLLCKentSmutney225638thPlaceEVeerArchitectureSeattle,WA98112600108thAveNE,Ste503Renton,WA98004TRANSMITTEDthis12thdayofJanuary,2016tothePartiesofRecord:MarkGropperionTroxelBryanBarrusRentonHousingAuthorityP0Box397922GlennwoodAveNE,#7AdminReportandDecision CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeSitePlanReport&DecisionSUNSETTERRACEDEVELOPMENT—BUILDINGILUA15-000159,SA-AReportofJanuary12,2016Page33of33P0Box2316Shawls/and,WA98286Renton,WA98056Renton,WA98056SharonBarkerYongZhongBeverlyMeyer15718SE143rdSt27126SE18thP11100HarringtonAveNE,#209Renton,WA98059Sammamish,WA98075Renton,WA98056MattNelsonHarringtonPlaceHOACharlesLovejoy1175HarringtonP1NE,207716WMeekerSt.#1011083HarringtonAveNERenton,WA98056Kent,WA98032Renton,WA98056JoelDeanGaryWalterLindaPerrine1100HarringtonAveNE,#1051100HarringtonAveNE,#104306SenecaAveNWRenton,WA98056Renton,WA98056Renton,WA98057TRANSMITTEDthis12thdayofJanuary,2016tothefollowing:JenniferHenning,PlanningDirectorBrianneBannwarth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalUK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:ITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonJanuary26,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070.M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdminReportandDecision