HomeMy WebLinkAboutERC & Site Plan Report_LUA15-000478 report only Project Location Map
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE REPORT AND
ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION
ERC MEETING DATE: August 3, 2015
Project Name: ATS Automation Expansion
Owner: Team Properties, LLC, 450 Shattuck Avenue S, Renton, WA 98057
Applicant/Contact: Paul Grundhoffer, Weaver Architects, 1411 4th Avenue, Suite 810, Seattle, WA 98101
File Number: LUA15-000478, ECF, MOD, SA-A
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requesting Administrative Site Plan Review and Environmental
(SEPA) Review for the construction of a new 3-story 11,526 square foot addition to
the north side of an existing 4-story office building. The project site totals 41,474
square feet in area and is located within the Center Downtown (CD) zone and Urban
Design District A. Work will include the removal of an existing paved driveway, the
demolition of an existing single story wood framed structure and associated gravel
parking area, and the relocation of an existing wrought iron gate and fence and
concrete fencing. The site currently has a total of 87 surface parking stalls, after the
construction of the proposed addition and the reconfiguration of the surface
parking, the site would have a total of 90 surface parking stalls. A seismic hazard
area is mapped on the project site.
Project Location: 450 Shattuck Avenue S
Site Area: 41,474 SF (0.95 acres) Proposed New Bldg. Area (gross): 11,526 SF
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance-Mitigated (DNS-M).
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A. EXHIBITS: If the exhibit is more than five pages the first page is included as an attachment to the report and
the full exhibit can be made available upon request.
Exhibit 1: Environmental Review Committee & Administrative Site Plan Report
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan
Exhibit 4: Landscape Plan (3 sheets)
Exhibit 5: Building Elevations (2 sheets)
Exhibit 6: Tree Inventory Plant (2 sheets)
Exhibit 7: Decorative Fence/Gate Photos (4 sheets)
Exhibit 8: Urban Design Regulations Analysis
Exhibit 9: Modification Request
Exhibit 10: Utilities and Paving Plan
Exhibit 11: Grading and Drainage Plan
Exhibit 12: Technical Information Report, prepared by LPD Engineering, PLLC (dated May 4, 2015)
Exhibit 13: Geotechnical Engineering Report, prepared by PanGeo (dated December 23, 2014)
Exhibit 14: Notice of Application
Exhibit 15: Proof of Posting
Exhibit 16: Public Comments from Stephanie Clarey (dated July 9, 2015)
Exhibit 17: Staff Response (dated July 9, 2015)
Exhibit 18: SEPA Determination
Exhibit 19: Transportation Concurrency
B. GENERAL INFORMATION:
1. Owner(s) of Record:
Team Properties, LLC
450 Shattuck Avenue S, Renton, WA 98057
2. Zoning Designation: Center Downtown (CD)
3. Comprehensive Plan Land Use Designation: Commercial Mixed-Use (CMU)
4. Existing Site Use: 26,322 square foot four-story office building
5. Neighborhood Characteristics:
a. North: Residential-14 (R-14) zone –Single Family
b. East: Residential-14 (R-14) zone –Single Family
c. South: Center Downtown (CD) zone – Burlington Northern Railroad
d. West: Commercial Arterial (CA) zone – Retail
6. Site Area: 41,474 SF (0.95 Acres)
C. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
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Zoning N/A 5759 06/22/2015
Annexation N/A 156 05/18/1909
D. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by City of Renton. There is an existing 16-inch transmission
water main located in Shattuck Avenue S that can deliver a maximum flow capacity of 6,000 gallons
per minute (gpm). The static water pressure is about 70 psi at ground elevation of 25 feet. There is
an existing 2 inch domestic meter and a 4 inch fire sprinkler service serving the existing building.
b. Sewer: Sewer service will be provided by City of Renton. There is an 8-inch gravity sewer main in
Shattuck Avenue S. The existing building is connected to sewer in Shattuck Avenue S.
c. Surface/Storm Water: There is an 18-inch storm conveyance system in S 4th Place and a 12 inch
storm conveyance system in Shattuck Avenue S across the street from the site.
2. Streets: North: Whitworth Avenue S and alley; and West: Shattuck Avenue S and S 4th Place
3. Fire Protection: City of Renton Fire Department .
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Street and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
G. ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental “SEPA” Review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental
regulations.
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1. Environmental Threshold Determination
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS-M with a 14-day Appeal Period.
2. Mitigation Measures
a. Project construction shall comply with the recommendations outlined in the Geotechnical Engineering
Report prepared by PanGeo, dated December 23, 2014.
3. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether
the applicant has adequately identified and addressed environmental impacts anticipated to occur in
conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to
have the following probable impacts:
a. Earth
Impacts: The topography of the subject site is flat. A seismic hazard area is mapped across the entire
project site. A Geotechnical Engineering Report prepared by PanGeo, dated December 23, 2014 (Exhibit 13)
was submitted with the formal land use application. Two new borings (CPT-3 and CPT-4) were drilled at the
location of the proposed addition; three previous borings were drilled adjacent to the main ATS building.
The soil conditions below the proposed addition area were consistent with the soil conditions encountered
adjacent to the main ATS building. According to the report (Exhibit 13), the materials within about 48 feet
of the existing ground surface consist of interbedded sands, silts and clays that were deposited in a low
energy environment. Sands within the upper alluvium are typically loose and the silty clays and clayey silts
are typically soft. The CPT probes indicate that the upper alluvium may also contain sensitive or
compressible materials such as peat. According to the report (Exhibit 13), these soils are moderately
compressible and susceptible to liquefaction during a strong earthquake. The report (Exhibit 13) concludes
that the use of conventional spread footing foundations without ground improvement may result in
building settlements on the order of 3 to 4 inches under static loading and an additional 1 to 2 inches under
seismic loading. To mitigate the settlement of the building, the report identifies the use of a preload, the
use of ground densification from Geopiers or stone columns extending to a depth of about 25 feet, or the
use of 18” diameter augercast pile foundations installed to a depth of about 53 feet to support both the
structure and floor slab as viable options for foundation support.
According to the applicant, the building addition would be supported by a structural slab with grand beams
and augercast piles. The applicant estimates that 250 cubic yards of soil would be stripped from the project
site, 450 cubic yards of cut is anticipated for the foundation, and 700 cubic yards of fill would be brought in.
Due to the liquefaction and settlement potential on the project site, staff recommends as a SEPA mitigation
measure that project construction be required to comply with the recommendations outlined in the
Geotechnical Engineering Report, prepared by PanGeo, dated December 23, 2014.
Mitigation Measures: Project construction shall be required to comply with the recommendations outlined
in the Geotechnical Engineering Report, prepared by PanGeo, dated December 23, 2014.
Nexus: SEPA Environmental Review, 4-4-060 Grading, Excavation and Mining Regulations
b. Environmental Health
i. Environmental Health Hazards
Impacts: It is not anticipated that the project would not significantly impact environmental health. The
applicant is proposing to demolish an existing 1-story structure and construct a 3-story addition to an
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existing office building. There are no contaminants on or near the project site and no hazardous
chemicals are part of the proposed design.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
ii. Noise
Impacts: During construction, equipment operation would temporarily increase noise levels in the
vicinity of the project. Construction vehicles are required to have mufflers to reduce some of the
temporary impact of construction noise. In addition, the applicant has indicated that the construction
work hours will be limited to the hours between seven o’clock (7:00) a.m. and five o’clock (5:00) p.m.,
Monday through Friday. The proposed work hours would not exceed the standard hours permitted by
the City of Renton for commercial construction activities. It is not anticipated that the proposed
addition would result in long term noise impacts as the current office use of the site is not changing.
Mitigation Measures: No additional mitigation needed.
Nexus: Not applicable.
c. Transportation
Impacts: A traffic study was not required for the proposed project as it was determined that the addition
would not result in more than 20 peak hour trips. Access to the site is provided off of Shattuck Avenue S via
a one way circulation pattern through the parking lot. The existing entrance to the site will be moved to the
north to accommodate the proposed addition and reconfigured surface parking. The existing exit off the
site will remain in its current location to the south of the existing building. Whitworth Avenue S dead ends
at the northwest portion of the project site, however access to the site off of Whitworth Avenue S is limited
to gated emergency access. General access to the site from Whitworth Avenue S is not available. In
addition, an existing alley dead ends at the northern portion of the project site, however general access to
the site is not encouraged off of the existing alley, although access off of the alley is not prohibited.
After the reconfiguration of the parking area, the number of parking stalls onsite would increase from 87 to
90 (an increase of 3 stalls). One bicycle parking space would be provided as a result of the proposed
addition. It is not anticipated that the construction of the proposed addition would result in a significant
adverse impact on existing traffic conditions on or around the project site provided payment of Code
required transportation impact fees is received.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
d. Fire & Police
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the
proposed development, subject to the condition that the applicant provides Code required improvements
and fees.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
4. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant”.
Copies of all Review Comments are contained in the Official File and are attached to this report.
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H. ADMINSTRATIVE SITE PLAN REVIEW FINDINGS OF FACT:
1. The applicant, Paul Grundhoffer, Weaver Architects, is requesting Administrative Site Plan Review and
Environmental “SEPA” Review for the construction of an 11,526 square foot 3-story addition to an
existing 26,322 square foot 4-story office building as well as associated parking and landscaping
improvements.
2. The 41,474 square foot (0.95 acres) site is located within the Commercial Mixed Use (CMU) land use
designation and Center Downtown (CD) zoning classification as well as Urban Design District ‘A’.
3. The subject property is located at 450 Shattuck Avenue S.
4. The proposed addition and parking improvements would be located to the north of the existing 4-story
ATS office building.
5. An existing wrought iron gate and fence and concrete fence are proposed to be relocated to
accommodate the proposed addition and surface parking improvements.
6. An existing 1-story wood framed structure and gravel driveway and parking area are proposed to be
demolished to accommodate the proposed addition.
7. The new addition will provide additional office space as well as a new exit stairway and ADA accessible
restrooms at each level.
8. Access to the site would remain off of Shattuck Avenue S. Currently one way access is provided around
the site with an ingress only driveway locate to the north of the existing ATS office building and an
egress only driveway located to the south of the existing ATS office building. The ingress only driveway
would be relocated to the north to accommodate the proposed addition.
9. The site is bordered to the north and east by single family residential development, to the south by the
Burlington Northern Railroad, and to the west by retail development.
10. The site is located within a high seismic hazard area.
11. The ground surface of the site is flat.
12. A total of 33 trees have been identified on the project site. Of these 3 trees are proposed to be
removed, resulting in the retention of 30 trees onsite.
13. The Planning Division of the City of Renton received the above application for review on June 25, 2014
and accepted the application as complete on July 2, 2015. Notice of application was issued on July 2,
2015 (Exhibits 14 & 15). The project complies with the 120-day review period.
14. One public comment email was received July 9, 2015 (Exhibit 16), staff responded to the comment on
July 9, 2015 (Exhibit 17).
15. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on August 3, 2015, the City’s Environmental Review Committee issued a Determination of Non-
Significance – Mitigated (DNS-M) (Exhibit 18). A 14-day appeal period will commence with this
Administrative Site Plan Review Decision on August 7, 2015 and end on August 21, 2015.
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments have been incorporated into the appropriate sections of this report
and the Departmental Recommendation.
17. The proposal requires Site Plan Review. The following table contains project elements intended to
comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200E:
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SITE PLAN REVIEW CRITERIA:
a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY:
The site is designated Commercial & Mixed Use (CMU) on the Comprehensive Plan Land Use Map. The
purpose of CMU is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following Comprehensive Plan
policies:
Policy U-18: Support compact urban development to improve health outcomes, support
transit use, maximize land efficiency, and maximize public investment in infrastructure and
services.
Policy L-53: Orient buildings in developments toward the street or a common area, rather
than toward parking lots.
Policy L‐57: Complement the built environment with landscaping using native, naturalized,
and ornamental plantings that are appropriate for the situation and circumstance and which
provide for respite, recreation, and sun/shade.
b. ZONING COMPLIANCE AND CONISTENCY:
The subject site is classified Center Downtown (CD) on the City of Renton Zoning Map. The following
development standards are applicable to the proposal:
Density: Per RMC 4-2-120B the allowed density range in the CD zoning classification is a minimum of 25
dwelling units per net acre (du/ac) up to a maximum of 100 du/ac. Net density is calculated after public
rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the
site.
Not applicable.
Lot Dimensions: Per RMC 4-2-120B there are no minimum lot size, width, or depth requirements in the CD
zone.
Not applicable.
Setbacks: Per RMC 4-2-120B the CD zoning classification requires a minimum front and side yard along a
street setback of 0 feet. There is a maximum front and side yard along a street setback of 15 feet for
buildings 25 feet or less in height and no maximum front or side yard along a street setback for that
portion of the building over 25 feet in height. The CD zone has no side yard setback. There is no rear
setback unless the lot abuts a residentially zoned lot then there shall be a 15-foot landscaped strip or a 5-
foot wide sight-obscuring landscaped strip and a solid 6-foot high barrier used along the common
boundary.
The following table contains setbacks for the proposed addition (Exhibit 3):
Front Yard Setback
(east along Shattuck
Ave S)
Side Yard Setback
(north)
Side Yard Setback
(south)
Rear Yard Setback
(west)
5’ 9” 47’ 41’ (existing building) 32’
The proposed addition would comply with the setback requirements of the CD zone.
Building Height: Per RMC 4-2-120B building height is restricted to 95 feet unless the site abuts a lot
designated as residential, then the maximum building height is restricted to 20 feet more than the
maximum height allowed in the abutting residential zone.
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The height of the proposed structure would be 41 feet 6 inches to the top of the mechanical equipment
screen (Exhibit 5). The project site abuts property zoned Residential – 14 dwelling units per acre (R-14) to
the north. The maximum height permitted in the R-14 zone is 30 feet for residential uses and 20 feet for
commercial uses. The maximum height permitted on the project site would be 20 feet more than the 30-
foot maximum height permitted for residential uses in the R-14 zone or 50 feet. The proposed maximum
height of 41 feet 6 inches complies with the height requirements of the zone.
Building Standards: Per RMC 4-2-120B there is no maximum lot coverage requirement for proposals
within the CD classification.
After the construction of the proposed addition, the project site would have a lot coverage of 31.4
percent, which would be in compliance with the maximum building coverage standards.
Landscaping: Per RMC 4-4-070C development in the CD zone is exempt from the landscaping
requirements, however code interpretation was issued (CI-72) which requires development in the CD zone
to comply with the surface parking lot landscaping requirements. Surface parking lots with more than
fourteen (14) stalls shall be landscaped as follows:
Total Number of
Parking Stalls
Minimum Landscape
Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
A conceptual landscape plan was submitted with the project application (Exhibit 4). The landscape plan
includes a planting plan; the proposed species largely consist of Chinese kousa dogwood (street trees),
vine maple, Japanese maple, shore pine, deer fern, feather reed grass, English lavender, Oregon grape,
David’s viburnum, and kinnickinnick.
The proposed addition would be located 5 feet 9 inches from the front property line. Within the 5 feet 9
inch setback area, the applicant is proposing to install a concrete walkway and 2-foot planting strip to be
vegetated with English lavender. Along the northeastern corner of the project site, abutting the
reconfigured parking area, the applicant is proposing to install an 11’5” landscape strip and a relocated
antique wrought iron fence (see further discussion below on fencing). The landscape plan (Exhibit 4)
identifies vine maple, shore pine, David’s viburnum, Oregon grape, English lavender, and kinnickinnick as
vegetation to be installed within this landscaped strip. The site plan (Exhibit 3) shows plantings between
the relocated wrought iron fence and the sidewalk, however, the landscape plan (Exhibit 4) shows no
plantings between the fence and sidewalk. Staff recommends, as a condition of approval, that a detailed
landscape plan be submitted at the time of Building Permit Review. The detailed landscape plan shall
include, but is not limited to, plantings between the wrought iron fence and sidewalk on the northeast
corner of the project site. The detailed landscape plan shall be reviewed and approved by the Current
Planning project manager prior to the issuance of the building permit. Landscaping shall be installed prior
to Certificate of Occupancy.
The construction of the proposed addition will result in the removal and replacement of 11 parking
spaces as well as the addition of 3 new parking spaces for a total of 90 parking spaces on the project site.
Surface parking lots with 51 to 99 spaces are required to provide 25 square feet of landscaping per
parking space. The proposal to remove/replace 11 parking spaces and add 3 parking spaces, results in a
new parking area with 14 parking spaces, which would require a total of 350 square feet of landscaping
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(14 spaces x 25 sf = 350 sf). According to the landscape analysis provided on the site plan (Exhibit 3), the
proposal includes a total of 1,158 square feet of parking lot landscaping, which exceeds the minimum
350 square foot requirement. The parking area is proposed to be landscaped with 7 Japanese maples, 1
vine maple, David’s viburnum, deer fern, Oregon grape, English lavender, and kinnickinnick.
Perimeter parking lot landscaping area shall be a minimum of 10 feet in width. Landscaping shall be
dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as
follows: trees shall be 2 inches in diameter at breast height (dbh) for multi-family, commercial, and
industrial uses. At least one tree for every 6 parking spaces within the lot interior shall be planted; shrubs
at the minimum rate of one per 20 square feet of landscaped area shall be planted. Up to 50% of shrubs
may be deciduous; ground cover shall be planted in sufficient quantities to provide at least 90% coverage
of the landscaped area within 3 years of installation; there shall be no more than 50 feet between
parking stalls and an interior parking lot landscape area. The landscape strip between the parking lot and
the north property line is 3 feet in width, which is less than the 10-foot minimum width required.
However, per 4-4-070C.2.e. those alterations or small additions determined by the Community and
Economic Development Administrator not to warrant improvements to the entire site. If the applicant
were to install the 10-foot wide perimeter parking lot landscaping, a reduction in the number of parking
spaces provided would likely occur. The proposal includes modifications to an existing site on which no
landscaping currently exists. In addition, an existing decorative fence is proposed to be relocated to the
north property line, which would provide screening of the project site from the property to the north.
Therefore, staff recommends a minimum 5-foot wide landscape strip be provided between the proposed
parking lot and north property line. In addition, staff recommends that evergreen shrubs be installed
within the 5-foot wide landscape strip to further buffer the northern property from the proposed project.
Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The
sprinkler system shall provide full water coverage of the planted areas specified on the plan. The
applicant will be required to submit a landscape maintenance surety device for a period of no less than
three years in sufficient amount as determined by the Current Planning Project Manager prior to
temporary occupancy permit.
Refuse and Recyclables: Per RMC 4-4-090 in office, educational and institutional developments, a
minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area
shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand
(1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total
minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas.
The proposal to add 11,526 square feet to the existing 26,322 square foot office building results in a new
total building area of 37,848 square feet. Based on the new building area of 37,848 square feet, a
minimum of 100 square feet of recyclable deposit areas would be required and 151 square feet of refuse
deposit areas would be required for a total of 251 square feet. The existing onsite refuse and recyclable
deposit area totals 400 square feet, which exceeds the 251 square foot requirement. The existing refuse
and recyclable deposit area is located on the southwest corner of the project site and is fenced with a
wood fence.
Critical Areas: A seismic hazard area is mapped across the entire project site. See previous discussion
under section 3.a. Earth. Staff recommended as a SEPA mitigation measure that project construction be
required to comply with the recommendations outlined in the submitted geotechnical report.
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be
provided. For structure additions within the Center Downtown zone, only the area exceeding the area of
the original structure shall be used to calculate required parking. The driveway regulations, RMC 4-4-
080I.2 require a maximum driveway width of 30 feet for commercial driveways and a minimum spacing of
18 feet between driveways.
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The following ratios would be applicable to the proposed addition:
Use SF Ratio Required Spaces
General Office 11,526
(addition)
A maximum of 1 space per 1,000 square feet
of net floor area, with no minimum
requirement.
Max: 11.5
Based on these use requirements, a maximum of 12 parking spaces would be permitted for the proposed
addition. As a result of the construction of the addition 11 spaces would be removed and replaced with
14 spaces, resulting in a net increase of 3 spaces. The proposed net increase of 3 parking spaces on the
site is less than the maximum 12 spaces permitted.
The proposed relocated driveway would have a width of 20 feet and the spacing between the driveways
would be 110 feet. The proposed driveway would comply with the width and spacing requirements.
c. DESIGN REGULATION COMPLIANCE AND CONISTENCY: The site is located within Design District ‘A’. To
ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of
Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public
rights-of-way; and to encourage pedestrian activity throughout the district. As demonstrated in the table
below the proposal meets the intent of the Design Regulations on the basis of individual merit if all
conditions of approval are met. Each standard is evaluated and shown with a check mark if compliant with
the standard, “N/A” for not applicable to the proposal, and “Not compliant” where the standard is not
met. Staff comments are provided following explanation of the standard being evaluated.
i. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of
the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility
from public rights-of-way; and to encourage pedestrian activity.
1. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian
pathways. To organize buildings for pedestrian use and so that natural light is available to other structures
and open space. To ensure an appropriate transition between buildings, parking areas, and other land
uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as
with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun exposure
to nearby buildings and open space (except parking areas) shall be considered when siting
structures.
Staff Comment: The proposed addition would to be constructed to the north of the existing
building and would maintain a 47-foot setback from the residential properties to the north.
The proposed addition is 3 stories tall with a maximum height of 41 feet 6 inches. It is not
anticipated that the proposed addition would adversely impact the sun exposure to the
neighboring residential properties. The proposed addition was designed to allow for
adequate light and air circulation to the building and the site. The proposed addition would
not result in excessive shading of the neighboring properties to the north.
Standard: Buildings shall be oriented to the street with clear connections to the sidewalk.
Staff Comment: The front of the existing building and proposed addition are oriented
towards Shattuck Avenue S and provide paved pedestrian connections to the sidewalk,
which is proposed to extend along the Shattuck Avenue S frontage.
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Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The front entrance to the existing building fronts on Shattuck Avenue S.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’ privacy.
2. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and
shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the façade facing a street,
shall be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
Staff Comment: The existing building has a primary entrance on the west building façade,
facing Shattuck Avenue S. The existing west entrance to the existing ATS building is
currently connected to Shattuck Avenue S via an existing vehicular driveway, however
under the current proposal a sidewalk connecting the front building entrance would run
north along the west façade and connect to the proposed sidewalk along Shattuck Avenue
S. A building’s scale refers to its perceived size in relation to a person (i.e., human scale) or
neighboring structures (i.e., architectural scale). Examples of human-scaled architectural
elements may include: windows, doors, porches, vestibules, stoops, awnings at entrance
level, or other ground-level pedestrian amenities that help establish an inviting, pedestrian-
oriented streetscape. The height, location and size of the west façade windows, window
sills and canopy were designed at a pedestrian scale and to create a relationship with the
street and sidewalk. Canopies provide cover for over 90 percent of the west façade.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a façade overhang, trellis, large entry doors,
and/or ornamental lighting.
Staff Comment: Canopies are proposed on the west façade of the proposed addition for
over 90 percent of the façade. The canopies provide weather protection along the sidewalk
connection from the building entrance to Shattuck Avenue S.
Standard Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at least four
and one-half feet (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall
also ensure that the weather protection is proportional to the distance above ground level.
Staff Comment: Canopies provide cover for over 90 percent of the west façade. Proposed
canopies have a depth of 6 feet, which complies with this requirement.
Standard: Building entries from a parking lot shall be subordinate to those related to the
street.
Staff Comment: The building entries fronting on Shattuck Avenue S would be primary
building entrances and would be treated appropriately.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features should be
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incorporated.
Staff Comment: The height, location and size of the west façade windows, window sills and
canopy (along Shattuck Avenue S) were designed at a pedestrian scale and to create a
relationship with the street and sidewalk.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
N/A
Standard: Ground floor residential units that are directly accessible from the street shall
include entries from front yards to provide transition space from the street or entries from
an open space such as a courtyard or garden that is accessible from the street.
3. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be considered to promote a
transition to surrounding uses:
(a) Building proportions, including step-backs on upper levels;
(b) Building articulation to divide a larger architectural element into smaller increments;
or
(c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator of the Department of Community and Economic
Development or designee may require increased setbacks at the side or rear of a building in
order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches
adjacent and/or abutting yards.
Staff Comment: The proposed addition would maintain a 47-foot setback from the
residential properties to the north, creating separation between the larger 3 story office
building and the smaller single family residences. The building addition façade has been
divided in window bays with glazing recessed into the plane of the brick façade to break up
the overall façade into smaller increments. The third level of the addition is also
differentiated from the brick façade of the lower levels through the use of metal panel
cladding that is recessed slightly from the face of the façade to reduce the appearance of
the building.
4. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them
from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other
abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an
enclosure with fencing that is made of quality materials.
N/A
Standard: Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent uses. Service elements shall be concentrated and
located where they are accessible to service vehicles and convenient for tenant use.
Staff Comment: No changes are proposed to the existing refuse and recycling deposit areas.
The refuse and recycling deposit areas are currently located on the southwest corner of the
project site, away from the neighboring residential uses to the north and east of the project
site, and are enclosed with a wood fence.
N/A Standard: In addition to standard enclosure requirements, garbage, recycling collection, and
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utility areas shall be enclosed on all sides, including the roof and screened around their
perimeter by a wall or fence and have self-closing doors.
Staff Comment: See previous Refuse and Recycling discussion under Findings of Face, Section
17.b. The existing refuse and recyclables deposit area is sized appropriately to accommodate
the proposed addition. As such no changes are proposed to the existing refuse and recycling
deposit area. As no changes are proposed, retrofitting of the refuse and recycling deposit
area for compliance with these regulations is not required.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three (3).
Staff Comment: See comment above. The existing enclosure consists of a wood fence.
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a
landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility.
Staff Comment: No changes are proposed to the existing refuse and recyclable deposit area,
therefore compliance with this requirement is not applicable.
5. Gateways:
Not applicable.
ii. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various
modes of transportation, including public mass transit, in order to reduce traffic volumes and other
impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the
impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street
frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of
parking lots; and use access streets and parking to maintain an urban edge to the district.
1. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back
of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future
infill development.
Standard: Parking shall be located so that no surface parking is located between a building
and the front property line, or the building and side property line, on the street side of a
corner lot.
Staff Comment: No parking is located between the existing building or proposed addition and
the front property line.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The reconfigured surface parking associated with the building addition is
located on the north side of the addition. The parking area would be screened from the
street (Shattuck Avenue S) and the residential properties to the north by landscaping and a
relocated pre-cast concrete decorative 6-foot fence (Exhibit 7).
2. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian
mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Primary access to the site would be provided off of Shattuck Avenue S via an
existing driveway to the south of the existing building and a relocated driveway to the north
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of the addition area. Alley access is available to the site, however the alley primarily provides
vehicular access to the residential properties to the north and the residents would prefer
that employees and patrons of ATS not utilize the alley for primary access.
Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
Staff Comment: The site is currently served by two existing driveway curb cuts off of Shattuck
Avenue S. One driveway is proposed to be relocated to the north of the addition area,
however, no additional driveway curb cuts are proposed as part of the addition.
iii. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building entrances;
make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between
businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of
multi-modal and public transportation systems in order to reduce other vehicular traffic.
1. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and
encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians
and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the anticipated
number of users and complementary to the design of the development.
Staff Comment: The proposed addition includes pedestrian pathways connecting the
addition to the sidewalk to be extended along Shattuck Avenue S.
Standard: Pathways within parking areas shall be provided and differentiated by material
or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving
materials. Permeable materials are encouraged. The pathways shall be perpendicular to
the applicable building façade and no greater than one hundred fifty feet (150') apart.
Staff Comment: Pedestrian walkways are proposed around the perimeter of the addition,
between the building and the reconfigured parking lot. The walkways would be comprised
of a combination of raised concrete sidewalks and striped walkways. The proposal to strip
the walkway along the north and east portion of the addition would not comply with the
requirements for pedestrian circulation. Staff recommends, as a condition of approval,
that a revised site plan be provided at the time of Building Permit Review replacing the
striped walkways with a walkway of a differentiated material (i.e. stamped concrete, or
pavers). The revised site plan shall be submitted to the Current Planning Project Manager
for review and approval prior to the issuance of a building permit.
Compliant if
modification
is granted
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or
more feet in width (measured along the facade) shall provide sidewalks at least 12 feet
in width. The walkway shall include an 8 foot minimum unobstructed walking surface.
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(b) Interior pathways shall be provided and shall vary in width to establish a hierarchy.
The widths shall be based on the intended number of users; to be no smaller than five
feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width to
accommodate the anticipated number of users.
Staff Comment: The application has submitted a modification request from the sidewalk
width requirement along Shattuck Avenue S. The City’s street standards (RMC 4-6-060)
require a 12-foot wide sidewalk with tree grates. The applicant’s modification request is
to provide an 8-foot wide sidewalk with tree grates within the public right-of-way and an
additional 4 feet of sidewalk on their property. Staff is recommending approval of the
requested modification (see further discussion below under Findings of Fact 17.g
Transportation). All interior pedestrian walkways would maintain a minimum 5-foot 6-
inch width.
N/A Standard: Mid-block connections between buildings shall be provided.
2. Pedestrian Amenities:
Not Applicable
iv. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and
visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To
create usable and inviting open space that is accessible to the public; and to promote pedestrian activity
on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the
street corner to emphasize pedestrian activity (illustration below). Recreation and common open space
areas are integral aspects of quality development that encourage pedestrians and users. These areas shall
be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and
located so that they are appealing to users and pedestrians.
N/A Standard: All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common open space and/or recreation areas.
Partially
Compliant
Standard: All buildings and developments with over thirty thousand (30,000) square feet of
nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-
oriented space.
(a) The pedestrian-oriented space shall be provided according to the following formula: 1%
of the site area + 1% of the gross building area, at minimum.
(b) The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting structures from
the public right-of-way or a non-vehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on
the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per
sixty (60) square feet of plaza area or open space.
(c) The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or enhanced
beyond minimum requirements, the area may count as pedestrian-oriented space if the
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Administrator determines such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters
or service areas.
(d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within
pedestrian-oriented space.
Staff Comment: The proposed 11,526 square foot addition results in a total building area of
37,848 square feet on the project site. As the proposed addition results in a total building
area of over 30,000 square feet, the proposal is required to provide pedestrian-oriented
open space. A total minimum square footage of 793 square feet of pedestrian-oriented
open space is required. An 852 square foot plaza is provided to the west of the building
adjacent to the Shattuck Avenue S street frontage. No seating is identified within the plaza
area; therefore, staff recommends, as a condition of approval, that a revised site plan be
submitted at the time of Building Permit review providing at least 3 lineal feet of seating
area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza area within the
west plaza. The revised site plat shall be submitted to the Current Planning Project Manager
for review and approval prior to the issuance of the Building Permit. Seating shall be
installed prior to Certificate of Occupancy.
v. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human scale,
and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage
franchise retail architecture.
1. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that
all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood.
Articulation, modulation, and their intervals should create a sense of scale important to residential
buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: The building addition facades have been modulated and differentiated
from one another to create visual interest and to make reference to their adjacent
surroudings while tying into the existing building. There are not intervals greater than 40
feet between modulations.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height,
and eight feet (8') in width.
Staff Comment: The center of the addition that connects to the existing brick building is clad
in an aluminum and glass curtain wall system to add a visual break between the addition
and the existing building and to reference the vertical glass and metal systems used to
enclose the stairways of the original building and to break up the monolithic brick
appearance of the west and east facades. The third floor level exterior on the west, north
and east facades is sheathed in metal panel siding to incorporate previous building addition
finishes and to further add visual interest and to reduce the possible monolithic appearance
of the building. The brick portions of the west façade of the building is modulated to
articulate the locations of the exit stair and its verticality while the north portion of the west
façade is broken into two bays to define the location of the addition’s structure and to
reduce the scale of the face to the street and human scale. The north façade of the addition
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is broken into 5 bays based on the building’s structure. The entrance on this side of the
building is differentiated from the others to indicate its importance. The brick portion of the
east façade continues the modulated bays as defined on the west façade.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade; or provide an additional special feature such as a clock tower, courtyard, fountain,
or public gathering area.
2. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character
of the pedestrian environment; and ensure that all sides of a building within near or distant public view
have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting.
Detail features should also be used, to include things such as decorative entry paving, street furniture
(benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The applicant has added landscaping and canopies along the façade’s
ground floor in order to provide human-scaled elements to the building.
Standard: On any façade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that is
between 4 feet and 8 feet above ground (as measured on the true elevation).
Standard: Upper portions of building facades shall have clear windows with visibility into
and out of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be 50 percent.
N/A Standard: Display windows shall be designed for frequent change of merchandise, rather
than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian
pathways are prohibited. A wall (including building facades and retaining walls) is
considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a
horizontal length greater than 15 feet), and does not include a window, door, building
modulation or other architectural detailing; or
(e) Any portion of a ground floor wall has a surface area of 400 square feet or greater and
does not include a window, door, building modulation or other architectural detailing.
Staff Comment: No blank walls are proposed that would be visible from Shattuck Avenue S.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with one
or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground
cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other special detailing
that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
3. Building Roof Lines:
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Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs with a
minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that
break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The roof line of the addition utilizes extended parapets to create a varied
and interesting roof profile. All rooftop mechanical equipment will be screened from public
view.
4. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual
interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate
monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be
used. If materials like concrete or block walls are used they shall be enhanced to create variation and
enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open space
shall be finished on all sides with the same building materials, detailing, and color scheme,
or if different, with materials of the same quality.
Staff Comment: The primary building material to be utilized on all facades is brick with the
exclusion of the third floor at the west, north, and east facades where metal panel is used
to clad and define the third floor. The center of the addition is clad in an aluminum and
glass curtain wall system. The brick scale and color has been selected to match the original
building brick. The metal panel has been selected to tie into the original building’s exterior
metal panel cladding.
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished metal,
stone, steel, glass and cast-in-place concrete.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other
masonry materials.
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns, or textural changes.
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vi. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting and
decorative street lighting.
Staff Comment: According to the applicant, the pedestrian areas at the west façade and at
entrances on other facades are illuminated by wall sconces. Ramp and stair circulation in
the area is illuminated with step lights. The north parking lot is to be illuminated by two
parking lights on poles. The remaining parking area and walkways will be illuminated by
wall pack lighting attached to the building façade.
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees, other
significant landscaping, water features, and/or artwork.
Not
Compliant
Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement, unless alternative pedestrian scale lighting has been approved administratively
or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior
On-Site (i.e., signage, governmental flags, decorative lighting, right-of-way-lighting, etc.).
Staff Comment: A lighting plan was not submitted with the current application materials.
The Police Department commented that all areas of the project should have adequate
lighting, which will assist in the deterrent of theft from motor vehicles as well as provide
safe pedestrian travel for employees and customers. Staff recommends, as a condition of
approval, that a lighting plan be submitted at the time of Building Permit Review
demonstrating compliance with RMC 4-4-075 Lighting, Exterior, On-Site. The lighting plan
shall be submitted to the Current Planning Project Manager for review and approval prior
to the issuance of a building permit.
d. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY:
Not applicable.
e. OFF-SITE IMPACTS:
Structures: Restricting overscale structures and overconcentration of development on a particular portion
of the site.
The proposed addition is setback from the existing single family residential development to the north by
47 feet to create significant separation between the addition and the smaller scale residential buildings.
Currently, there is no landscape buffer between the existing development and the north property,
however, landscaping is proposed to be installed as a result of the construction of the addition.
The addition facades have been divided into window bays with glazing recessed into the pane of the brick
façade to break up the visual appearance of the façade into smaller increments. The third level of the
addition is also differentiated from the brick façade of the lower levels with the use of metal panel
cladding that is recessed slightly from the face of the building to reduce the monolithic appearance of the
building. The proposed addition would not result in the construction of an overscale structure or an
overconcentration of development on the project site.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent
properties.
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The placement of the proposed addition was made to create a direct pedestrian connection to the
sidewalk along Shattuck Avenue S. The entry to the addition was located adjacent to the sidewalk to
increase the pedestrian relationship to the building. The height, location, and size of the front (west)
façade windows, window sills, and canopy were designed at a pedestrian scale to create a relationship
between the addition and Shattuck Avenue S.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop
equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties.
As part of the proposed addition, new rooftop mechanical equipment screening will be added. The
screening will extend approximately 7 feet above the surface of the rooftop and would be 13 feet 8
inches in width. The materials proposed for the screen include a galvanized steel frame and prefinished
22 GA corrugated metal panel.
No changes are proposed to the existing refuse and recyclables deposit area for the building. The existing
refuse and recyclable deposit area is located on the southwest corner of the project site, away from the
abutting residential development, and is fenced with a 6-foot wood fence.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive
natural features.
The project site is relatively flat with limited vegetation and no large attractive natural features on or
near the site for which to maintain visual accessibility. The proposed height of the addition is appropriate
for the situation. The addition of the new rooftop mechanical equipment and associated screening will
have limited impacts on the surrounding properties.
Landscaping: Using landscaping to provide transitions between development and surrounding properties
to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project.
See Landscaping discussion under Findings of Fact, Section 17.b.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or
glare to adjacent properties and streets.
As stated above, a lighting plan was not provided with the project materials. Staff had previously
recommended, as a condition of approval, that the applicant provide a lighting plan with the Building
Permit Review.
f. ONSITE IMPACTS:
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and
orientation.
The project is located in an area of commercial and residential uses. The surrounding parcels are zoned
Commercial Arterial (CA) and Residential-14. The proposed addition has been located adjacent to
Shattuck Avenue S to create a pedestrian relationship with the addition. In addition, the proposed
addition would maintain a 47-foot setback from the existing less intense residential development to the
north. The proposed addition complies with the required setbacks for the CD zone.
The proposed expansion of the office use is anticipated to be compatible with future surrounding uses as
permitted in the CD zone.
Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics,
views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs.
The massing of the proposed addition is most prominently visible from Shattuck Avenue S. The scale and
bulk of the building is reduced through the use of differing materials on the building façades and
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landscaping. Building materials primarily include brick and metal panel siding. The center of the addition,
where it connects to the existing brick building, is clad in an aluminum and glass curtain wall system to
add a visual break between the addition and the existing building and to reference the vertical glass and
metal systems used to enclose the stairways of the original building and to break up the monolithic brick
appearance of the west and east facades.
The existing building was designed appropriately to allow adequate light and air circulation to the
buildings and the site. The design of the structures would not result in excessive shading of the property.
In addition, there is ample area surrounding the building to provide normal airflow.
The primary building entrance and main parking lot will remain unchanged. The entry to the addition is
proposed to be located adjacent to the sidewalk to increase the pedestrian relationship to the building.
To accommodate the proposed addition, 11 parking spaces are proposed to be removed and relocated to
the north and an additional 3 parking spaces are proposed to be added. In addition, the existing northern
entry only driveway would be relocated to the north to accommodate the construction of the addition
and new parking area. The remaining surface parking area would remain unchanged.
Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using
topography to reduce undue cutting and filling, and limiting impervious surfaces.
The site contains a total of 33 existing significant trees. The majority of the existing trees are located
along the southern and northern property line. The addition has been sited to avoid the removal of the
majority of trees on site. There are 3 trees in the area of the proposed addition, resulting in the retention
of 30 existing trees. The applicant has indicated a mature, existing tree, located along Shattuck would
remain as a part of the proposed plaza area. The retention of this tree, that is visible to the public,
provides a significant benefit to the overall project design and for both the office users and the public.
Considering there is proposed construction around this tree, staff recommends an arborist be on site
during construction of the plaza to ensure tree protection is sufficient to ensure survival of this tree.
The project site is relatively flat; therefore staff does not anticipate that the construction of the proposed
site improvements would require undue cutting and filling or excessive impervious surfaces.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy
where needed, to define and enhance open spaces, and generally to enhance the appearance of the
project. Landscaping also includes the design and protection of planting areas so that they are less
susceptible to damage from vehicles or pedestrian movements.
The landscaping is used to provide a transition between the existing development and the abutting
properties or adjacent public spaces. Landscaping has been incorporated into the surface parking area, in
the form of a planter islands, and around the front of the building to soften the appearance. The
landscaping will provide shade and privacy where needed and will enhance the appearance of the site if
all conditions of approval are complied with.
g. ACCESS:
Location and Consolidation: Providing access points on side streets or frontage streets rather than
directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible,
with adjacent properties.
The project site has two existing primary points of access off of Shattuck Avenue S. One entry only
driveway is located on the north side of the existing building and a second exit only driveway is located
on the south side of the existing building. A gated secondary emergency access is located where
Whitworth Avenue S terminates at the north property line. In addition, an existing alley serving the
residential development to the north terminates at the north property line. The alley is not encouraged
for use by the employees of ATS, however access from the alley is not precluded. The existing entry only
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driveway on the north side of the existing building will be relocated to the north to accommodate the
construction of the addition.
The proposed development is expected to maintain the safety and efficiency of pedestrian and vehicle
circulation on the site if all conditions of approval are complied with.
Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the
location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds,
walkways, bikeways, and emergency access ways.
The internal circulation of the site will largely be maintained. The construction of the addition results in
the relocation of 11 parking spaces as well as the addition of 3 parking spaces to the north of the
addition. The applicant has proposed 45 degree head-in parking using a one way circulation pattern
within the new surface parking area. A stall shall be a minimum of sixteen feet (16’) for stalls designed at
forty five degrees (45°) or greater. The applicant has sufficient area to provide a seventeen foot (17’)
drive aisle width and a nine foot (9’) by twenty foot (20’) parking stall. Internal connections to the
existing public sidewalk network and across the proposed drive aisle allow for an efficient and generally
safe circulation system for a litany of transportation methods.
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas.
There are no dedicated loading or delivery areas proposed onsite.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Per RMC 4-4-080F.11 the number of bicycle parking spaces shall be 10% of the number of required off-
street parking spaces. Based on the proposal, which permits a maximum of 12 vehicle parking stalls, 1
bicycle parking stall is required to be provided. Information regarding the location of the required bicycle
parking space was not included in the submitted materials. Bicycle parking for office must provide for
secure extended use and shall protect the entire bicycle and its components and accessories from theft
and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and
limited access fenced areas with weather protection. Therefore, staff recommends the applicant revise
the site plan to comply with the bicycle requirements or request a modification to the required bicycle
parking spaces outlined in RMC 4-4-080F.11. The revised site plan shall be submitted to the Current
Planning Project Manager for review and approval prior to the issuance of a building permit.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings,
public sidewalks and adjacent properties.
The construction of frontage improvements, including sidewalks, along the site’s Shattuck Avenue S
frontage are required, which will provide safe pedestrian connections between the buildings and the
surrounding area. Pedestrian connections between the proposed addition and the new sidewalk are
proposed and shown on the submitted site plan (Exhibit 3).
h. OPEN SPACE: Incorporating open spaces to serve as distinctive project focal points and to provide
adequate areas for passive and active recreation by the occupants/users of the site.
As part of the construction of the proposed addition, the applicant has proposed to construct a plaza on
the west side of the addition to provide a passive recreation area for occupants/users of the site. Staff has
previously recommended, as a project condition, that seating be provided within the plaza.
i. VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier, and
incorporating public access to shorelines.
The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access
requirement is not applicable as the site is not adjacent to a shoreline.
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j. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable.
There are no natural systems located onsite.
k. SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the
proposed use.
Police and Fire: Fire and Police Department staff has indicated that their existing facilities are adequate
to accommodate the subject proposal, provided the applicant provides Code required improvements and
fees. The preliminary fire flow requirement is 2,500 gpm based on a fully fire sprinklered building. A
minimum of three fire hydrants are required. One fire hydrant is required within 150 feet of the
proposed building and two hydrants within 300 feet. One new hydrant shall be required to be installed
on the east side of the building to coincide with new fire apparatus access in that area. The existing fire
alarm, fire sprinkler, and fire standpipe systems are required to be extended into the proposed addition.
Separate plans and permits are required to be submitted to the Renton Fire Department for review and
permitting. Fire Department apparatus access roadways are required to be a minimum of 20 feet wide
fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be
constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of
all points on the buildings. Proposed access around the proposed addition does not meet the Fire
Department access requirements and shall be revised or alternate access shall be proposed. Staff
recommends, as a condition of approval, that a revised site plan be submitted at the time of Building
Permit Review demonstrating compliance with the Fire Department access requirements. The revised
site plan shall be submitted to the Fire Department for review and approval prior to the issuance of a
building permit.
Parks and Recreation: Alteration or replacement of an existing residential structure that does not create
an additional dwelling unit or change the type of dwelling unit are exempt from Parks Impact Fees per
RMC 4-1-190I.1.a.
The street tree species along Shattuck Avenue S shall be “Leprechaun” Ash, with a minimum 2” caliper
and the tree grates shall measure 4’ by 8’ and shall match the existing design of the grates on Shattuck
Avenue S. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at
the time of Building Permit Review incorporating Leprechaun Ash street trees and 4’ by 8’ tree grates
which match the design of the existing grates along Shattuck Avenue S. The detailed landscape plan shall
be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a
building permit.
Drainage: A drainage report (Exhibit 12) dated May 4, 2015 was submitted by LPD Engineering PLLC with
the site plan application. The redevelopment project is subject to Full Drainage Review in accordance
with the 2009 King County Surface Water Manual and City and The City of Renton Amendments to the
KCSWM, Chapters 1 and 2. All core and special requirements have been discussed in the report.
The 0.95 acre site consists of 0.182 acres of impervious surface area (existing building, asphalt and
gravel), and 0.768 acres of existing landscaping. There is an existing 4 story building (to be retained) on
the site. The applicant is proposing to build an addition with a 4,100 square foot building footprint to the
north end of the existing building. Based on the City’s flow control map, this site falls within the Peak
Rate Flow Control Standard, Existing Conditions. The engineer has shown that flow control is not
required for this project since the targeted surfaces will generate less than 0.1 cfs increase in the existing
site condition 100 year peak flow.
The project is subject to a Level 1 downstream analysis. Stormwater runoff from the site drains to a
series of catch basins and pipe systems in Shattuck Ave South, Rainier Ave South and SW 7th Street,
where it ultimately discharges into the Black River. No downstream flooding or erosion issues were
identified in the report. The proposed project will create a new 7,181 square foot asphalt parking lot.
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Water quality treatment under Core Requirement No. 8 will be required. The engineer has shown a wet
vault and a Stormfilter system at the west end of the parking lot.
A Construction Stormwater General Permit from Department of Ecology will be required if grading and
clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this
site.
A surface water system development fee of $0.540 per square foot of new impervious surface will apply.
This is payable prior to issuance of the utility construction permit.
Transportation: Existing right of way width in this section of Shattuck Ave South is 60 feet. There is an
existing 8 foot sidewalk along the east side of Shattuck Ave South, north of the site. This site falls within
the City Center Community Planning Area. Per City code, a 12 foot sidewalk with street trees and tree
grates are required. To install these improvements, approximately four feet of dedication of right of way
would be required. The applicant is requesting a modification to the street standard. The modification
request is to install and match the existing 8-foot sidewalk along Shattuck Ave South. A connection from
the sidewalk at the corner of Shattuck Ave South and South 4th Place to the sidewalk fronting the site
will need to be made (see Finding of Fact 18 for analysis of the modification).
Installation of LED street lighting may be required fronting the site if lighting levels do not meet city code.
Traffic impact fees will be assessed based on the use of the new addition. The current traffic impact fee
for an office use is $3.69 per square foot. Fees will be assessed and are payable at building permit
issuance.
Schools: Not applicable.
Water: A fire sprinkler system will be required by the Fire Department. Extension of an 8-inch water main
and a new hydrant is required to be located at the rear of the building. This is required by the Fire
Department and will provide 1, 000 gpm. Any existing hydrant(s) counted towards fire protection will be
required to be retrofitted with a 5-inch quick disconnect storz fitting if not already in place.
Installation of a domestic water meter for the new building addition with a reduced backflow prevention
assembly (RPBA) is required. The RPBA shall be installed behind the meter and inside a heated enclosure
(“hot box”) per City standard plan no. 350.2. The sizing of the domestic water meter shall be done in
accordance with Chapter 6 of Uniform Plumbing Code.
If underground irrigation is proposed, the project shall require the installation of a landscape irrigation
meter with a double check valve assembly.
l. PHASING: The applicant is not requesting any additional phasing request.
18. Street Modification Analysis: All frontage roads are required to meet street standards pursuant to
RMC 4-6-060. The applicant is requesting a street modification, from RMC 4-6-060, in order to modify
the requirement for the required 12-foot sidewalk along Shattuck Avenue S. The existing sidewalks
fronting along Shattuck Avenue S in the vicinity of the project site are currently 8 feet wide. The
proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all
conditions of approval are met. Therefore, staff recommends approval of the requested street
modification, as noted below:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
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Staff Comment: See FOF 17a, Comprehensive Plan Compliance.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The requested modification is to match the existing 8-foot sidewalk
width along Shattuck Avenue S which would meet the objectives and safety, function,
appearance, environmental protection and maintainability intended by the Code
requirements.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The proposed 8-foot wide sidewalk is not anticipated to be injurious to
other properties within the vicinity of the site.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
I. CONCLUSIONS:
1. Based on analysis of probable impacts from the proposal, staff recommends that the responsible
officials issue a Determination of Non-Significance-Mitigated.
2. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met.
3. The proposal is compliant and consistent with the plans, policies, regulations and approvals if all
conditions of approval are met.
4. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the
conditions of approval are complied with.
5. The proposed use is anticipated to be compatible with existing and future surrounding uses as
permitted in the CD zoning classification.
6. The scale, height and bulk of the proposed buildings are appropriate for the site.
7. Safe and efficient access and circulation has been provided for all users.
8. There are adequate public services and facilities to accommodate the proposed use.
9. The proposed location is suited for the proposed addition.
10. The proposed office addition would not result in a substantial or undue adverse effect on adjacent
properties.
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11. Adequate parking for the proposed addition has been provided as long as the conditions of approval
are complied with.
12. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated
potential effects on the surrounding area if all conditions of approval are complied with.
13. The proposed development would not generate any long term harmful or unhealthy conditions.
Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all
conditions of approval are complied with.
14. Landscaping has been provided in all areas not occupied by the building or paving. Additional
landscaping has been provided in order to buffer adjacent properties from potentially adverse effects
of the proposed change in use.
15. The subject project complies with the Comprehensive Plan designation of Commercial & Mixed Use
(CMU) and the zoning designation of Center Downtown (CD) if all conditions of approval are satisfied.
16. The requested modification satisfies the Modification criteria outlined under RMC 4-9-250D.
J. DECISION:
The proposed Site Plan and Modification Request for the ATS Expansion, File No. LUA15-000478, ECF, MOD, SA-
A, are approved subject to the following conditions:
1. A detailed landscape plan, compliant with RMC 4-8-120D shall be submitted at the time of Building
Permit Review. The detailed landscape plan shall include:
a. plantings between the wrought iron fence and sidewalk on the northeast corner of the project
site;
b. a minimum 5-foot wide landscape strip shall be provided between the proposed parking lot and
north property line. In addition, evergreen shrubs shall be installed within the 5-foot wide
landscape strip to further buffer the northern property from the proposed project;
c. Leprechaun Ash street trees and 4’ by 8’ tree grates which match the design of the existing
grates along Shattuck Avenue S.
The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager
prior to the issuance of the building permit. Landscaping shall be installed prior to Certificate of
Occupancy.
2. A revised site plan shall be submitted at the time of Building Permit Review providing at least 3 lineal
feet of seating area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza area within
the west plaza. The revised site plat shall be submitted to the Current Planning Project Manager for
review and approval prior to the issuance of the building permit. Seating shall be installed prior to
Certificate of Occupancy.
3. A lighting plan shall be submitted at the time of Building Permit Review demonstrating compliance with
RMC 4-4-075 Lighting, Exterior, On-Site. The lighting plan shall be submitted to the Current Planning
Project Manager for review and approval prior to the issuance of a building permit.
4. An arborist shall be on site during construction of the plaza to ensure tree protection is sufficient to
ensure survival of the existing tree to be retained adjacent to the plaza.
5. A revised site plan, which complies with the bicycle requirements or a modification to the required
bicycle parking spaces outlined in RMC 4-4-080F.11 shall be submitted at the time a Building Permit
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Review. The revised site plan shall be submitted to the Current Planning Project Manager for review
and approval prior to the issuance of a building permit.
6. A revised site plan shall be submitted at the time of Building Permit Review demonstrating compliance
with the Fire Department access requirements. The revised site plan shall be submitted to the Fire
Department for review and approval prior to the issuance of a building permit.
7. A revised site plan shall be provided at the time of Building Permit Review replacing the striped
walkways with a walkway of a differentiated material (i.e. stamped concrete, or pavers). The revised
site plan shall be submitted to the Current Planning Project Manager for review and approval prior to
the issuance of a building permit.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, AICP, Planning Director
Department of Community & Economic Development
Date
TRANSMITTED this 7th day of August, 2015 to the Owner:
Team Properties, LLC
450 Shattuck Avenue S
Renton, WA 98057
TRANSMITTED this 7th day of August, 2015 to the Applicant/Contact:
Paul Grundhoffer
Weaver Architects
1411 4th Avenue, Suite 810
Seattle, WA 98101
TRANSMITTED this 7th day of August, 2015 to the Parties of Record:
Stephanie and Rick Clarey
419 Whitworth Avenue S
Renton, WA 98057
TRANSMITTED this 7th day of August, 2015 to the following:
C.E. “Chip” Vincent, CED Administrator
Steve Lee, Development Engineering Manager
Jan Conklin, Development Services
Craig Burnell, Building Official
Vanessa Dolbee, Current Planning Manager
Fire Marshal
Renton Reporter
Land Use Action Appeals, Request for Reconsideration, & Expiration
The Environmental Determination and the Administrative Site Development Plan Review decisions will become
final if the decisions are not appealed within 14 days of the decision date.
Environmental Determination Appeal: Appeals of the environmental determination must be filed in writing
to the Hearing Examiner on or before 5:00 p.m., August 21, 2015.
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Administrative Site Development Plan Approval Appeal: Appeals of the administrative site development plan
review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on August 21, 2015.
APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3);
WAC 197-11-680). Renton Municipal Code Section 4-8-110 governs appeals to the Hearing Examiner. Appeals
must be filed in writing together with the $250.00 application fee to Hearing Examiner, City of Renton, 1055
South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained
from the City Clerk’s Office, Renton City Hall - 7th Floor, (425) 430-6510.
RECONSIDERATION: Within 14 days of the decision date, any party may request that a decision be reopened by
the Administrator (Decision-maker). The Administrator (Decision-maker) may modify his decision if material
evidence not readily discoverable prior to the original decision is found or if he finds there was
misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision-maker)
finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period.
Any person wishing to take further action must file a formal appeal within the 14-day appeal timeframe.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use action.
Because these notes are provided as information only, they are not subject to the appeal process for the land use actions.
Planning:
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. The Development Services Division reserves the right to rescind the
approved extended haul hours at any time if complaints are received.
2. 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.
3. 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.
4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits.
5. Tree Protection Measures as outlined in RMC 4-4-130H.8 shall be installed prior to the commencement of
construction activities and shall remain in effect until project completion.
Water:
1. A fire sprinkler system will be required by the Fire Department.
2. Extension of an 8-inch water main and a new hydrant is required to be located at the rear of the building. This is
required by the Fire Department and will provide 1, 000 gpm.
3. Installation of a domestic water meter for the new building addition with a reduced backflow prevention assembly
(RPBA). The RPBA shall be installed behind the meter and inside a heated enclosure (“hot box”) per City standard plan
no. 350.2. The sizing of the domestic water meter shall be done in accordance with Chapter 6 of Uniform Plumbing
Code.
4. Installation of a landscape irrigation meter with a double check valve assembly if applicable
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5. Hydrant(s) counted as fire protection will be required to be retrofitted with a 5-inch quick disconnect storz fitting if
not already in place.
Sewer.
1. Not Applicable.
Surface Water:
1. A surface water system development fee of $0.540 per square foot of new impervious surface will apply. This is
payable prior to issuance of the utility construction permit.
2. A drainage report dated May 4, 2015 was submitted by LPD Engineering PLLC with the site plan application. The
redevelopment project is subject to Full Drainage Review in accordance with the 2009 King County Surface Water
Manual and City and The City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and special
requirements have been discussed in the report. The 0.95 acre site consists of 0.182 acres of impervious surface area
(existing building, asphalt and gravel), and 0.768 acres of existing landscaping. There is an existing two story building
(to be retained) on the site. The applicant is proposing to build a 4,100 square foot addition at the north end of the
existing building. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard,
Existing Conditions. The engineer has shown that flow control is not required for this project since the targeted
surfaces will generate less than 0.1 cfs increase in the existing site condition 100 year peak flow. The project is subject
to a Level 1 downstream analysis. Stormwater runoff from the site drains to a series of catch basins and pipe systems
in Shattuck Ave South, Rainier Ave South and SW 7th Street where it ultimately discharges into the Black River. No
downstream flooding or erosion issues were identified in the report. The proposed project will create a new 7,181
square foot asphalt parking lot. Water quality treatment under Core Requirement No. 8 will be required. The engineer
has shown a wet vault and a Stormfilter system at the west end of the parking lot.
3. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the
site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
Transportation:
1. Existing right of way width in this section of Shattuck Ave South is 60 feet. There is an existing 8 foot sidewalk along
the east side of Shattuck Ave South, north of the site. This site falls within the City Center Community Planning Area.
Per City code, a 12-foot sidewalk with street trees and tree grates are required. To install these improvements,
approximately four feet of dedication of right of way would be required. The applicant is requesting a modification to
the street standard. Request is to install and match the existing 8-foot sidewalk along Shattuck Ave South. A
connection from the sidewalk at the corner of Shattuck Ave South and South 4th Place to the sidewalk fronting the
site will need to be made.
2. Installation of LED street lighting may be required fronting the site if lighting levels do not meet city code.
3. Traffic impact fees will be assessed based on the use of the new addition. Fees will be assessed and are payable at
building permit issuance.
Fire:
1. The fire impact fees are applicable at the rate of $0.14 per square foot of additional office area. Fees are paid at time
of building permit issuance.
2. The preliminary fire flow requirement is 2,500 gpm based on a fully fire sprinklered building. A minimum of three fire
hydrants are required. One fire hydrant is required within 150 feet of the proposed building and two hydrants within
300 feet. One new hydrant shall be required to be installed on the east side of the building to coincide with new fire
apparatus access in that area.
3. The existing fire alarm, fire sprinkler and fire standpipe systems are required to be extended into the proposed
addition. Separate plans and permits are required to be submitted to the Renton Fire Department for review and
permitting.
4. Fire Department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet
inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with
322 psi point loading. Access is required within 150 feet of all points on the buildings. Proposed access around the
proposed addition does not meet any of our requirements and shall be revised or alternate access shall be proposed
Police:
1. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use.
2. The site will need security lighting and any construction trailer should be completely fenced in with portable chain
link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will
City of Renton Department of Community & Economic Development Environmental Review Committee & Administrative Site Plan Report
ATS AUTOMATION EXPANSION LUA15-000478, ECF, MOD, SA-A
Report of August 3, 2015 Page 30 of 30
ERC/Site Plan Report
demonstrate that this area is private property.
3. Construction trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed
with no less than a one and one half inch throw when bolted. Glass windows in the trailer should be shatter
resistant.
4. The business should post the appropriate “No Trespassing” signs on the property while it’s under construction.
This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing
building materials.
5. The use of private security personnel to patrol the site during the hours of darkness is recommended.
6. 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. If glass doors are used, they 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.
7. Access to the back of the buildings should be limited, preferably with security fencing, as these areas could be
vulnerable to crime due to the lack of natural surveillance by business customers or employees.
8. It is recommended that the commercial areas 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. An auxiliary
security service could be used to patrol the property during those times. 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.
9. 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.
10. Both structures should have building numbers clearly posted with numbers at least 12 inches in height and of a
color contrasting with the building. This will assist emergency personnel in locating the correct location for
response.
11. Landscaping should be installed with the objective of allowing visibility – not too dense and not too high. Too
much landscaping will make customers and employees feel isolated and will provide criminals with concealment
to commit crimes such as burglary.
12. It is highly recommended that the developer have a Renton Police Crime Prevention Representative conduct a
security survey of the premises once construction is complete.
General:
1. Separate permits and fees for storm water connections will be required.
2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City
of Renton drafting standards by a licensed Civil Engineer.
3. All plans shall be tied to a minimum of two horizontal and vertical controls per the City’s current horizontal and
vertical control network.