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HomeMy WebLinkAboutSR_HEXReport_VIA405Apts_170718_v1 A. REPORT TO THE HEARING EXAMINER  HEARING DATE: September 26, 2017  Project Name: VIA 405 Apartments  Owner: RVA Cinema LLC, 520 Pike St Suite 1500, Seattle, WA 98101  Applicant/Contact: Parkway Capital, Inc, Craig Koeppler, 520 Pike St, Suite 1500, Seattle, WA 98101  Project File Number: PR17000215  Land Use File Number: LUA17-000237,ECF,PUD  Project Manager: Matt Herrera, Senior Planner  Project Summary: The applicant is requesting Preliminary Planned Urban Development (PUD) approval for the construction of a mixed use building containing 270 multi-family dwelling units, ground floor commercial and residential amenity space, ground floor and second floor structured parking, and associated improvements. The property is located within the Commercial Office (CO) zoning classification and Commercial Mixed Use (CMU) land use designation. The site's existing theater building will be removed. Access to the subject property is provided via existing vehicle driveway easements within the Renton Village Shopping Center and Evergreen Building properties that connect to S Grady Way and S Renton Village Pl with new pedestrian connections proposed to these public streets with the project. Critical Areas identified on City maps include Flood Hazard, Seismic Hazard, Regulated Slopes, and a Non-Fish Perennial (Np) stream. A stream buffer determination as it relates to non-regulated sites separated from critical areas by pre-existing substantial improvements will also be a component of the PUD application.  Project Location: 25 S Grady Way (APN 723200-0010)  Site Area: 2.6 acres   / B. EXHIBITS: Exhibits 1-23: As shown in the Environmental Review Committee Report  Exhibit 24 Staff Report to the Hearing Examiner  Exhibit 25 Muckleshoot Tribe Comment Emails with staff and applicant responses  Exhibit 26 Determination of Nonsignificance – Mitigated (DNS-M) issued on August 14, 2017      C. GENERAL INFORMATION: Owner(s) of Record: Parkway Capital, Inc, Craig Koeppler, 520 Pike St, Suite 1500, Seattle, WA 98101  Zoning Classification: Commercial Office (CO)  Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)  Existing Site Use: Movie Theater  Critical Areas: Flood Hazard, Seismic Hazard, Regulated Slopes, Non-Fish Perennial (Np) Stream  Neighborhood Characteristics:   North: Evergreen Office Building - Commercial Office (CO) and Renton Village Shopping Center - Commercial Arterial (CA) zone  East: Triton Tower I Office Building – CO zone  South: Interstate 405  West: Evergreen Office Building – CO zone and Interstate 405  Site Area: 2.6 acres  D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date  Comprehensive Plan N/A 5758 06/22/2015  Zoning N/A 5758 06/22/2015  S. 180th Annexation N/A 1745 04/19/1959  E. PUBLIC SERVICES: Existing Utilities Water: Water service will be provided by the City of Renton. There is an existing eight (8) inch water main long Renton Village private access road with maximum capacity of 2,100 gallons per minute (gpm) and a 12-inch water main in the parking lot along the south side of building at 501 S Grady Way with maximum capacity of 4,200 gpm. There is an existing 3-inch domestic water meter, 6-inch fire sprinkler service and 2-inch irrigation meter serving the existing building. Sewer: Sewer service is provided by the City of Renton. There is an existing 18-inch concrete sewer main located in S Renton Pl. Surface/Storm Water: There is an existing private storm drainage system located on the subject property that drains to Rolling Hills Creek. Streets: The subject property is land-locked as the property does not front a public street. Existing vehicle access to the property is granted via easements on the abutting Evergreen Building and Renton Village Shopping Center properties that are under current ownership by the applicant. Direct vehicle access from the north is currently provided along a drive aisle extending south from the S Grady Way and Lake Ave S intersection. Direct vehicle access from the east is provided via drive aisle extending from S Renton Village Pl that further connects to Talbot Rd S. Fire Protection: Renton Regional Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-120: Commercial Development Standards Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Area Regulations Section 4-3-100: Urban Design Regulations Chapter 4 City-Wide Property Development Standards Chapter 6 Streets and Utility Standards Chapter 9 Permits – Specific Section 4-9-150: Planned Urban Development Regulations Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: Land Use Element   H. FINDINGS OF FACT (FOF): The applicant is requesting a Preliminary Planned Urban Development (PUD) for the construction of a mixed use building with 270 dwelling units, approximately 7,200 square feet of ground floor space and two stories of structured parking. The Planning Division of the City of Renton accepted the above master application for review on April 21, 2017 and determined the application complete on May 5, 2017. The application was placed on-hold May 25, 2017 due to additional information needed to complete the project’s review. The application was taken off-hold on July 14, 2017 following the submittal of requested documents. The project complies with the 120-day review period. The project site is located at 25 S Grady Way (APN 723200—0010). The project site is currently developed with a 42,679 square foot movie theater building. The existing building would be removed with proposed redevelopment. Access to the site would be provided via existing access easements with abutting properties under the applicant’s ownership. Two full signalized ingress/egress points at S Grady Way are located at Lake Ave S and Shattuck Ave S. Additional access is provided to the east at S Renton Village Pl. The property is located within the Commercial Mixed Use Comprehensive Plan land use designation. The site is located within the Commercial Office (CO) zoning classification and within Design District ‘D’. There are approximately 62 trees located on site of which the applicant is proposing to retain a total of 34 trees. The site is mapped with Flood Hazard, High Seismic Hazard, Regulated Slopes, and Non-fish perennial (Np) stream. Approximately 508 cubic yards of material would be cut on site with up to 1,500 cubic yards of structural fill that may be brought into the site. The applicant is proposing to begin construction in Autumn 2017. The subject property does not abut a public street. Exisiting access is provided to S Grady Way and S Renton Village Pl via easements with the Evergreen Building and Renton Village Shopping Center properties under the same ownership with the applicant. The proposed eight-story structure would be comprised of a two-story concrete podium with six stories of wood frame construction above. Exterior features include a ground floor with two-story brick façade with large storefront windows and canopies. Upper floors will incorporate colored cementitious panels and siding with metal panel accents. Proposed active common open spaces include a ground level pedestrian plaza and children’s play area, two third story patios on the north and south facades, and a rooftop deck. Staff received two (2) comment letters (Exhibit 25) from the Muckleshoot Tribe. To address the comments, the aforementioned exhibit provides a response to the initial comment from City staff and the applicant and the following report contains analysis related to buffer mitigation and stormwater detention. No other public or agency comments were received. The following modifications to eligible development regulations are incorporated into the PPUD application: RMC Code Citation Required Standard Modification  RMC 4-4-080F.8.a.i A parking stall shall be a minimum of twenty feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. The parallel parking spaces along the modified drive aisle are analogous to on-street parking and may be 8-feet wide with no minimum length requirement.  RMC 4-4-080F.9.a.ii Parallel parking minimum aisle width for two way vehicle circulation shall be 18-feet. A modified drive aisle containing a minimum width of 40.5-feet that would provide two (2) 10-foot travel lanes, 8-foot parking lane, curb, gutter, and 12-foot sidewalk with street trees in grates.   RMC 4-4-080F.9.a.ii Parallel parking minimum aisle width for two way vehicle circulation shall be 18-feet. A modified drive aisle containing a minimum width of 40.5-feet that would provide two (2) 10-foot travel lanes, 8-foot parking lane, curb, gutter, and 12-foot sidewalk with street trees in grates.  RMC 4-4-070H.5.d There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Parallel spaces located along modified drive-aisle may be further than 50-feet from the interior parking lot landscaping located on the eastern portion of the subject property.  RMC 4-6-060F.2 S Renton Village Pl Commercial mixed use 8-foot sidewalk and 8-foot planter strip. ROW improvements along the north side of S Renton Village Pl may match existing width and no planter strip will be required.   Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on August 14, 2017 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the VIA 405 Apartments application (Exhibit 26). The DNS-M included four (4) mitigation measures. A 14-day appeal period commenced on August 18, 2017 and ended on September 1, 2017. No appeals of the threshold determination have been filed. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated: The project shall comply with the recommendations of the geotechnical report, prepared by Golder Associates dated March 20, 2017, or a future addendum to the subject report. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). The applicant shall submit a final stream buffer enhancement plan, prepared by a qualified professional, with the construction permit application for review and approval by the Current Planning Project Manager. To provide a functional lift to the existing buffer, the applicant shall remove the existing asphalt south of the emergency vehicle access lane and provide new riparian buffer planting where the existing surface parking is located. The final enhancement plan shall also provide refuse and invasive vegetation removal followed by riparian vegetation plantings along the existing buffer area adjacent to both the north and south banks of Rolling Hills Creek on the subject property. Fencing and critical areas signage shall be provided to restrict access (with the exception of maintenance activities) to the stream buffer area. The stream buffer enhancement shall be monitored to ensure performance for 5-years and backed by a surety device sufficient to guarantee that structures, improvements, and mitigation required perform satisfactorily for a minimum of five (5) years after installation has been completed. The applicant shall prepare an acoustical study to determine whether additional sound attenuation or acoustical architectural measures are necessary to mitigate the impacts of the freeway noise generated by the abutting I-405. The study shall be submitted with the Final Planned Urban Development application for review and approval by the Current Planning Project Manager prior to Final PUD approval. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City’s Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of mixed-use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis  ( Policy L-2: Support compact urban development to improve health outcomes, support transit use, maximize land use efficiency, and maximize investment in infrastructure and services.  ( Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.   ( Goal L-I: Utilize multiple strategies to accommodate residential growth, including: Development of new single-family neighborhoods on large tracts of land outside the City Center; Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations; and Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  ( Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional coordination.  ( Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  ( Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development.  ( Policy L-30: Protect the integrity of natural drainage systems, existing land forms, and maintain wildlife habitat values by preserving and enhancing existing vegetation and tree canopy coverage to the maximum extent possible and by restoring hydrological flows and improving the condition of shorelines.  ( Policy L-33: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality.  ( Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.   ( Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  ( Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  ( Goal L-EE: Build neighborhoods that promote community resiliency through healthy lifestyles, active transportation, proximity to goods and services, access to local fresh food, environmental sustainability, and a feeling of community.  ( Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  ( Policy L-52: Include human scale features such as pedestrian pathways, quality landscaping, and public spaces that have discernable edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers.   Zoning Development Standard Compliance: The Commercial Office Zone (CO) is located on large parcels of land within the City that are highly visible from arterials or highways and existing or planned transit routes. CO zoned properties contain or are suitable for medium to high-intensity office use. Limited residential mixed-use development is allowed in close proximity to select transit services. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance CO Zone Develop Standards and Analysis  Compliant if conditions of approval is met Use: Attached dwelling units may be allowed through a Planned Urban Development pursuant to RMC 4-9-150, Planned Urban Development Regulations, and in conformance with the following: a.    Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located within one-quarter (1/4) mile (as the crow flies) of at least one of the following: i.    Bus Stop: An official bus service stop that offers levels of service comparable to all of the following: (a)    Service at least every ten (10) minutes during peak morning and evening travel times; (b)    Fifteen (15) minute service during off-peak periods; (c)    Scheduled service for late night/early mornings; (d)    Full service seven (7) days a week. ii.    Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160, Definitions P. iii.    Commuter Rail: A passenger rail station. b.    Mixed Use Building: The building shall incorporate commercial uses, with at least two (2) commercial uses on the ground floor: i.    The two (2) required ground floor commercial uses shall be limited to retail sales, on-site services, eating and drinking establishments, and similar uses as determined by the Administrator. ii.    Additional commercial uses may be located above the ground floor, but shall be located below all dwelling units. iii.    Industrial uses are prohibited. c.    Building Form: The building shall be a minimum of eight (8) stories in height. Commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space provided on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'). Residential uses shall not be located on the ground floor along any public street frontage. d.    Structured Parking: Required parking for the dwelling units shall be provided entirely within an attached structured parking facility. Any approved surface parking lots shall be located to the rear and/or side of the building. e.    Prohibited Locations: The lot shall not be located within one thousand feet (1,000') of an adult retail or entertainment business located within the City of Renton. Staff Comment: The subject property is located less than 0.25 miles from the South Renton King County Metro Park and Ride lot. Measured from the furthest south property line of the subject site to the park and ride the distance is approximately 1,119 feet or 0.21 miles from the park and ride. As shown on the floor plan (Exhibit 7), the proposed building provides space on the ground floor for two (2) commercial tenants totaling 1,290 square feet, approximately 3,300 square feet of residential amenity space, a residential lobby, and a leasing office. The residential amenity space is not a commercial use and it encompasses most of the ground floor. An eight story 270 unit building with less than 1,300 square feet of commercial space does not meet the intent of mixed use or the comprehensive plan policies for residential uses in the Commercial Office (CO). However, to avoid vacant ground floor retail space over long periods of time, the City would be in support of allowing the applicant to use the ground floor space as residential amenity space until such time a commercial tenant can be found and so long as the space meets the required 15-foot floor to ceiling height and 30-foot depth, which is currently shown on the applicant’s submitted floor plan. The applicant has provided structured parking on the first and second floor of the building for 229 spaces. The applicant has proposed 270 dwelling units that require a minimum one (1) parking space per dwelling unit, for a total of 270 parking spaces. The applicant has requested a modification to provide the remaining 41 residential parking spaces as surface parking on and off-site. The conditions associated with the residential use in the CO zone states all required parking for the dwelling units shall be provided within an attached structured parking facility. Surface parking would be permitted for the ground floor commercial uses. Furthermore, the PUD land use process does not permit modifications to RMC 4-2-080 as specifically noted in RMC 4-9-150B.3, Code Provisions Restricted from Modification. Therefore staff recommends as a condition of approval, the applicant submit a revised floor plan with the Final Planned Urban Development (FPUD) application that provides at least one (1) parking space for each proposed dwelling within the attached structured parking facility. Each residential unit shall be assigned at least one (1) parking space as noted by its corresponding apartment number painted on each individual space. The revised floor plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. The nearest adult entertainment business is approximately 1,533 feet from the subject property at 208 SW 16th St.   be located below all dwelling units. iii.    Industrial uses are prohibited. c.    Building Form: The building shall be a minimum of eight (8) stories in height. Commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space provided on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'). Residential uses shall not be located on the ground floor along any public street frontage. d.    Structured Parking: Required parking for the dwelling units shall be provided entirely within an attached structured parking facility. Any approved surface parking lots shall be located to the rear and/or side of the building. e.    Prohibited Locations: The lot shall not be located within one thousand feet (1,000') of an adult retail or entertainment business located within the City of Renton. Staff Comment: The subject property is located less than 0.25 miles from the South Renton King County Metro Park and Ride lot. Measured from the furthest south property line of the subject site to the park and ride the distance is approximately 1,119 feet or 0.21 miles from the park and ride. As shown on the floor plan (Exhibit 7), the proposed building provides space on the ground floor for two (2) commercial tenants totaling 1,290 square feet, approximately 3,300 square feet of residential amenity space, a residential lobby, and a leasing office. The residential amenity space is not a commercial use and it encompasses most of the ground floor. An eight story 270 unit building with less than 1,300 square feet of commercial space does not meet the intent of mixed use or the comprehensive plan policies for residential uses in the Commercial Office (CO). However, to avoid vacant ground floor retail space over long periods of time, the City would be in support of allowing the applicant to use the ground floor space as residential amenity space until such time a commercial tenant can be found and so long as the space meets the required 15-foot floor to ceiling height and 30-foot depth, which is currently shown on the applicant’s submitted floor plan. The applicant has provided structured parking on the first and second floor of the building for 229 spaces. The applicant has proposed 270 dwelling units that require a minimum one (1) parking space per dwelling unit, for a total of 270 parking spaces. The applicant has requested a modification to provide the remaining 41 residential parking spaces as surface parking on and off-site. The conditions associated with the residential use in the CO zone states all required parking for the dwelling units shall be provided within an attached structured parking facility. Surface parking would be permitted for the ground floor commercial uses. Furthermore, the PUD land use process does not permit modifications to RMC 4-2-080 as specifically noted in RMC 4-9-150B.3, Code Provisions Restricted from Modification. Therefore staff recommends as a condition of approval, the applicant submit a revised floor plan with the Final Planned Urban Development (FPUD) application that provides at least one (1) parking space for each proposed dwelling within the attached structured parking facility. Each residential unit shall be assigned at least one (1) parking space as noted by its corresponding apartment number painted on each individual space. The revised floor plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Compliant if conditions of approval is met Use: Attached dwelling units may be allowed through a Planned Urban Development pursuant to RMC 4-9-150, Planned Urban Development Regulations, and in conformance with the following: a.    Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located within one-quarter (1/4) mile (as the crow flies) of at least one of the following: i.    Bus Stop: An official bus service stop that offers levels of service comparable to all of the following: (a)    Service at least every ten (10) minutes during peak morning and evening travel times; (b)    Fifteen (15) minute service during off-peak periods; (c)    Scheduled service for late night/early mornings; (d)    Full service seven (7) days a week. ii.    Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160, Definitions P. iii.    Commuter Rail: A passenger rail station. b.    Mixed Use Building: The building shall incorporate commercial uses, with at least two (2) commercial uses on the ground floor: i.    The two (2) required ground floor commercial uses shall be limited to retail sales, on-site services, eating and drinking establishments, and similar uses as determined by the Administrator. ii.    Additional commercial uses may be located above the ground floor, but shall be located below all dwelling units. iii.    Industrial uses are prohibited. c.    Building Form: The building shall be a minimum of eight (8) stories in height. Commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space provided on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'). Residential uses shall not be located on the ground floor along any public street frontage. d.    Structured Parking: Required parking for the dwelling units shall be provided entirely within an attached structured parking facility. Any approved surface parking lots shall be located to the rear and/or side of the building. e.    Prohibited Locations: The lot shall not be located within one thousand feet (1,000') of an adult retail or entertainment business located within the City of Renton. Staff Comment: The subject property is located less than 0.25 miles from the South Renton King County Metro Park and Ride lot. Measured from the furthest south property line of the subject site to the park and ride the distance is approximately 1,119 feet or 0.21 miles from the park and ride. As shown on the floor plan (Exhibit 7), the proposed building provides space on the ground floor for two (2) commercial tenants totaling 1,290 square feet, approximately 3,300 square feet of residential amenity space, a residential lobby, and a leasing office. The residential amenity space is not a commercial use and it encompasses most of the ground floor. An eight story 270 unit building with less than 1,300 square feet of commercial space does not meet the intent of mixed use or the comprehensive plan policies for residential uses in the Commercial Office (CO). However, to avoid vacant ground floor retail space over long periods of time, the City would be in support of allowing the applicant to use the ground floor space as residential amenity space until such time a commercial tenant can be found and so long as the space meets the required 15-foot floor to ceiling height and 30-foot depth, which is currently shown on the applicant’s submitted floor plan. The applicant has provided structured parking on the first and second floor of the building for 229 spaces. The applicant has proposed 270 dwelling units that require a minimum one (1) parking space per dwelling unit, for a total of 270 parking spaces. The applicant has requested a modification to provide the remaining 41 residential parking spaces as surface parking on and off-site. The conditions associated with the residential use in the CO zone states all required parking for the dwelling units shall be provided within an attached structured parking facility. Surface parking would be permitted for the ground floor commercial uses. Furthermore, the PUD land use process does not permit modifications to RMC 4-2-080 as specifically noted in RMC 4-9-150B.3, Code Provisions Restricted from Modification. Therefore staff recommends as a condition of approval, the applicant submit a revised floor plan with the Final Planned Urban Development (FPUD) application that provides at least one (1) parking space for each proposed dwelling within the attached structured parking facility. Each residential unit shall be assigned at least one (1) parking space as noted by its corresponding apartment number painted on each individual space. The revised floor plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. The nearest adult entertainment business is approximately 1,533 feet from the subject property at 208 SW 16th St.  ( Density: Residential uses are allowed within mixed use buildings. The density range permitted in the CO zone is a minimum of 75.0 up to a maximum of 150.0 dwelling units per net acre. Density may be increased up to 250 dwelling units per net acre subject to Administrative CUP approval, and/or per RMC 4-9-065, Density Bonus Review. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: The applicant has proposed 270 dwelling units within the mixed use building. The gross area of the subject property is 113,294 square feet. After deducting 10,182 square feet for private access easements and 4,474 square feet for critical areas, the net area is 98,638 square feet or 2.26 acres. The result is a net density of 119 dwelling units per acre (270 / 2.26 = 119), which is within the density range permitted in the CO zone.  ( Lot Dimensions: The minimum lot size required in the CO zone is 25,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: The subject property is 113,294 square feet.  ( Setbacks: There are no minimum front yard or secondary front yard setbacks for residential mixed use buildings. The maximum front yard and secondary front yard is 15 feet for residential mixed use buildings. There are no side or rear yard setback requirements, except 15 feet if abutting a lot zoned residential. Staff Comment: The subject property does not abut a public street to apply front yard and secondary front yard setback requirements. The site does not abut a residential zone, therefore no side or rear setbacks apply. The building does front a modified drive aisle that mimics a typical street section that meets the intent of the maximum front yard setback. As shown on the site plan (Exhibit 4), the building is located directly behind a 12-foot wide sidewalk, which is analogous to a 0-foot front yard setback.  ( Building Standards: The maximum lot coverage requirements for buildings in the CO zone is 65 percent of the total lot area or 75 percent is parking is provided within the building or within a parking garage. The maximum building height permitted is 250 ft., except when abutting a residential zone, then the maximum height is 20 feet more than the maximum height allowed in the abutting residential zone. Staff Comment: The lot coverage for the proposed building is 44-percent (building footprint - 49,866sf / lot - 113,294sf). The highest point of the proposed building is approximately 90-feet measured from finished grade to the top of the elevator/stair overrun rooftop unit. The subject property does no abut a residential zone. The subject property is also within the Renton Municipal Airport Outer Approach/Departure Zone. The airport overlay restricts heights for the subject property to 150-feet. The proposed building height is in compliance with the allowable building height based on Federal Aviation Regulation Part 77 Surfaces.  Compliant if condition of approval is met - Modified via the PUD Landscaping:  The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping meeting the standards of RMC 4-4-070H.4 Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: The applicant has submitted a conceptual landscape plan (Exhibit 8) with the land use application. Proposed new plantings include a mix of evergreen and deciduous trees, shrubs, groundcover, and lawn areas. Stream buffer enhancement planting is proposed and required along the southern portion of the subject property and discussed in FOF 28. The property does not abut a public street and therefore the street frontage landscaping and public street trees are not applicable. However, the applicant has proposed a modified drive aisle along the north side of the building that includes a row of Warrensred/Pacific Sunset Maples planted in tree grates on the south side and landscape strip on the north side planted at 30-feet on-center. To provide consistency with the City’s public street tree standards and provide best practices for tree health/longevity, staff recommends as a condition of approval, the applicant provide the City’s 4’ x 8’ tree grate with minimum 2-foot tree pit standard on the detailed landscape plan to be submitted with the project’s construction permit application. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. No surface parking is located abutting a public street and therefore perimeter landscaping screening is not applicable. The applicant has proposed 26 surface parking stalls on the subject property however per SEPA mitigation measure #3, the seven (7) proposed parallel parking spaces located along the southern emergency drive aisle adjacent to the Rolling Hills Creek will be required to be removed and included as buffer enhancement. The 19 remaining surface parking spaces would be required to provide a total of 285 square feet of interior parking lot landscaping. The landscape provides two landscape bulbs that bookend the eight (8) surface parking spaces located along the northeastern portion of the property totaling 630 square feet thereby exceeding the minimum required. RMC 4-4-070H.5 provides interior parking lot landscaping standards that includes the requirement that there shall be no more than 50-feet between parking stalls and an interior parking lot landscape area. The modified drive aisle along the north portion of the subject property contains 11 parallel parking spaces abutting the sidewalk that mimic a public street. Most of these spaces are not within 50-feet of a landscape island that meet the 9’ x 13’ minimum dimensional standard. However, the spaces are abutting the street trees in grates within the 12-foot wide sidewalk, adjacent to offsite planting located on the north side of the modified drive aisle, and the 11 parking spaces are analogous to street parking and not traditional surface parking, therefore staff is in support of the modification as shown on the site and landscape plans. Remaining areas shown to be landscaped include areas located in and around the exterior amenity area on the northwestern portion of the property, along the base of the building where ground floor structured parking is proposed, and off-site areas related to the pedestrian connection to S Grady Way and additional landscape islands on the property abutting to the southeast. The applicant will be required to submit a Detailed Landscape Plan with the building permit submittal that provides location, size, quantity, planting details, and other applicable items as set forth in the RMC 4-8-120 submittal requirements.   Compliant if condition of approval is met - Modified via the PUD Landscaping:  The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping meeting the standards of RMC 4-4-070H.4 Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: The applicant has submitted a conceptual landscape plan (Exhibit 8) with the land use application. Proposed new plantings include a mix of evergreen and deciduous trees, shrubs, groundcover, and lawn areas. Stream buffer enhancement planting is proposed and required along the southern portion of the subject property and discussed in FOF 28. The property does not abut a public street and therefore the street frontage landscaping and public street trees are not applicable. However, the applicant has proposed a modified drive aisle along the north side of the building that includes a row of Warrensred/Pacific Sunset Maples planted in tree grates on the south side and landscape strip on the north side planted at 30-feet on-center. To provide consistency with the City’s public street tree standards and provide best practices for tree health/longevity, staff recommends as a condition of approval, the applicant provide the City’s 4’ x 8’ tree grate with minimum 2-foot tree pit standard on the detailed landscape plan to be submitted with the project’s construction permit application. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. No surface parking is located abutting a public street and therefore perimeter landscaping screening is not applicable. The applicant has proposed 26 surface parking stalls on the subject property however per SEPA mitigation measure #3, the seven (7) proposed parallel parking spaces located along the southern emergency drive aisle adjacent to the Rolling Hills Creek will be required to be removed and included as buffer enhancement. The 19 remaining surface parking spaces would be required to provide a total of 285 square feet of interior parking lot landscaping. The landscape provides two landscape bulbs that bookend the eight (8) surface parking spaces located along the northeastern portion of the property totaling 630 square feet thereby exceeding the minimum required. RMC 4-4-070H.5 provides interior parking lot landscaping standards that includes the requirement that there shall be no more than 50-feet between parking stalls and an interior parking lot landscape area. The modified drive aisle along the north portion of the subject property contains 11 parallel parking spaces abutting the sidewalk that mimic a public street. Most of these spaces are not within 50-feet of a landscape island that meet the 9’ x 13’ minimum dimensional standard. However, the spaces are abutting the street trees in grates within the 12-foot wide sidewalk, adjacent to offsite planting located on the north side of the modified drive aisle, and the 11 parking spaces are analogous to street parking and not traditional surface parking, therefore staff is in support of the modification as shown on the site and landscape plans. Remaining areas shown to be landscaped include areas located in and around the exterior amenity area on the northwestern portion of the property, along the base of the building where ground floor structured parking is proposed, and off-site areas related to the pedestrian connection to S Grady Way and additional landscape islands on the property abutting to the southeast. The applicant will be required to submit a Detailed Landscape Plan with the building permit submittal that provides location, size, quantity, planting details, and other applicable items as set forth in the RMC 4-8-120 submittal requirements.   Compliant if condition of approval is met - Modified via the PUD Landscaping:  The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping meeting the standards of RMC 4-4-070H.4 Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: The applicant has submitted a conceptual landscape plan (Exhibit 8) with the land use application. Proposed new plantings include a mix of evergreen and deciduous trees, shrubs, groundcover, and lawn areas. Stream buffer enhancement planting is proposed and required along the southern portion of the subject property and discussed in FOF 28. The property does not abut a public street and therefore the street frontage landscaping and public street trees are not applicable. However, the applicant has proposed a modified drive aisle along the north side of the building that includes a row of Warrensred/Pacific Sunset Maples planted in tree grates on the south side and landscape strip on the north side planted at 30-feet on-center. To provide consistency with the City’s public street tree standards and provide best practices for tree health/longevity, staff recommends as a condition of approval, the applicant provide the City’s 4’ x 8’ tree grate with minimum 2-foot tree pit standard on the detailed landscape plan to be submitted with the project’s construction permit application. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. No surface parking is located abutting a public street and therefore perimeter landscaping screening is not applicable. The applicant has proposed 26 surface parking stalls on the subject property however per SEPA mitigation measure #3, the seven (7) proposed parallel parking spaces located along the southern emergency drive aisle adjacent to the Rolling Hills Creek will be required to be removed and included as buffer enhancement. The 19 remaining surface parking spaces would be required to provide a total of 285 square feet of interior parking lot landscaping. The landscape provides two landscape bulbs that bookend the eight (8) surface parking spaces located along the northeastern portion of the property totaling 630 square feet thereby exceeding the minimum required. RMC 4-4-070H.5 provides interior parking lot landscaping standards that includes the requirement that there shall be no more than 50-feet between parking stalls and an interior parking lot landscape area. The modified drive aisle along the north portion of the subject property contains 11 parallel parking spaces abutting the sidewalk that mimic a public street. Most of these spaces are not within 50-feet of a landscape island that meet the 9’ x 13’ minimum dimensional standard. However, the spaces are abutting the street trees in grates within the 12-foot wide sidewalk, adjacent to offsite planting located on the north side of the modified drive aisle, and the 11 parking spaces are analogous to street parking and not traditional surface parking, therefore staff is in support of the modification as shown on the site and landscape plans. Remaining areas shown to be landscaped include areas located in and around the exterior amenity area on the northwestern portion of the property, along the base of the building where ground floor structured parking is proposed, and off-site areas related to the pedestrian connection to S Grady Way and additional landscape islands on the property abutting to the southeast. The applicant will be required to submit a Detailed Landscape Plan with the building permit submittal that provides location, size, quantity, planting details, and other applicable items as set forth in the RMC 4-8-120 submittal requirements.  Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: An Arborist Report prepared by Shoffner Consulting (dated February 16, 2017; Exhibit 18) and Tree Retention Plan (Exhibit 19) were submitted with the land use application. The report and plan identify 62 significant trees on the subject property, of which 32 are located in the Rolling Hills Creek buffer area. As tree retention standards apply to the developable area of property and exclude critical areas, the applicant would be required to retain 10-percent of the 30 significant trees located outside of the critical area or three (3) significant trees. The tree retention plan identifies two (2) significant trees to be retained with the proposed development. A red oak 12-inches in diameter is proposed to be retained in the northwest portion of the property that would be incorporated into the exterior amenity area. A 6-inch western red cedar is proposed to be retained near the southwestern corner of the proposed building. The applicant proposes to provide 12 caliper inches in replacement trees for the remaining tree that is required to be retained. The site and landscape plans identify work and permanent improvements that would occur within the drip lines of the retained trees. Therefore staff recommends as a condition of approval the applicant submit a revised arborist report with the construction permit application that details best practices for construction activities and improvements within the retained trees drip lines. The report shall also identify when it is necessary for the certified arborist to be onsite to observe construction activities and ensure the retained trees are well protected. The revised arborist report shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. After the completion of the construction work around the retained trees, the arborist shall submit a final report verifying the construction activities were completed in a manner that best protected the trees and provide any long term care and maintenance specifications for their care. The final report shall be submitted to the Current Planning Project Manager for review and approval prior to the applicant scheduling the final landscaping inspection. The proposed replacement trees are shown on the landscape plan (Exhibit 8) as six (6) two-inch caliper pacific red maples located in tree grates along the modified drive aisle. The modified drive aisle is a component of the PUD approval criteria as it provides a superior circulation pattern as an alternative to a typical shopping center surface parking drive aisle. The aisle’s “street trees” are an integral part its design and should not be a receiving area for tree replacement credit. Therefore staff recommends as a condition of approval, the applicant submit a revised tree retention plan that identifies the retention of the remaining significant tree onsite, provides alternative locations for the 12 caliper inches of replacement, or provides a fee in-lieu payment into the City’s Urban Forestry Program for the replacement tree. The revised tree retention plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. No trees are proposed to be removed within the critical area buffer along the southern portion of the property. Analysis of the proposed and required buffer enhancement is provided in FOF 28. With the exception of the recommended condition of approval noted above, trees required to be retained (i.e., protected trees) during construction would be required to comply with the tree protection measures during construction per RMC 4-4-130H.9. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches (3”) of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary.   Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: An Arborist Report prepared by Shoffner Consulting (dated February 16, 2017; Exhibit 18) and Tree Retention Plan (Exhibit 19) were submitted with the land use application. The report and plan identify 62 significant trees on the subject property, of which 32 are located in the Rolling Hills Creek buffer area. As tree retention standards apply to the developable area of property and exclude critical areas, the applicant would be required to retain 10-percent of the 30 significant trees located outside of the critical area or three (3) significant trees. The tree retention plan identifies two (2) significant trees to be retained with the proposed development. A red oak 12-inches in diameter is proposed to be retained in the northwest portion of the property that would be incorporated into the exterior amenity area. A 6-inch western red cedar is proposed to be retained near the southwestern corner of the proposed building. The applicant proposes to provide 12 caliper inches in replacement trees for the remaining tree that is required to be retained. The site and landscape plans identify work and permanent improvements that would occur within the drip lines of the retained trees. Therefore staff recommends as a condition of approval the applicant submit a revised arborist report with the construction permit application that details best practices for construction activities and improvements within the retained trees drip lines. The report shall also identify when it is necessary for the certified arborist to be onsite to observe construction activities and ensure the retained trees are well protected. The revised arborist report shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. After the completion of the construction work around the retained trees, the arborist shall submit a final report verifying the construction activities were completed in a manner that best protected the trees and provide any long term care and maintenance specifications for their care. The final report shall be submitted to the Current Planning Project Manager for review and approval prior to the applicant scheduling the final landscaping inspection. The proposed replacement trees are shown on the landscape plan (Exhibit 8) as six (6) two-inch caliper pacific red maples located in tree grates along the modified drive aisle. The modified drive aisle is a component of the PUD approval criteria as it provides a superior circulation pattern as an alternative to a typical shopping center surface parking drive aisle. The aisle’s “street trees” are an integral part its design and should not be a receiving area for tree replacement credit. Therefore staff recommends as a condition of approval, the applicant submit a revised tree retention plan that identifies the retention of the remaining significant tree onsite, provides alternative locations for the 12 caliper inches of replacement, or provides a fee in-lieu payment into the City’s Urban Forestry Program for the replacement tree. The revised tree retention plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. No trees are proposed to be removed within the critical area buffer along the southern portion of the property. Analysis of the proposed and required buffer enhancement is provided in FOF 28. With the exception of the recommended condition of approval noted above, trees required to be retained (i.e., protected trees) during construction would be required to comply with the tree protection measures during construction per RMC 4-4-130H.9. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches (3”) of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary.  Compliant if Conditions of Approval is Met Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: The applicant did not provide sufficient details of roof mounted or surface mounted equipment and/or screening identified for such equipment with the land use application. Therefore staff recommends as a condition of approval, the applicant submit a separate detailed plan set identifying the location and screening provided for all surface and roof top utility/mechanical equipment with the building permit application. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval.  ( Refuse and Recycling:  A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. In retail developments, a minimum of five (5) 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 ten (10) 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. Staff Comment: The floor plan (Exhibit 7) identifies a centralized refuse and recycling area within the ground floor parking structure with roll-up doors providing hauler access along the southern building elevation. The total square footage of the ground floor trash room is 1,285 square feet. Additionally, floors 3-8 each provide a 127 square foot trash room. In total, the development would provide 1,977 square feet of refuse and recycling space and exceeds the minimum required as calculated below. The 270 residential units would require 1,215 square feet of refuse and recycling space (810sf refuse + 405sf recycling). The commercial/amenity space is 4,522 square feet and would require a total minimum area of 100 square feet for recycling and refuse deposit areas.   ( Refuse and Recycling:  A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. In retail developments, a minimum of five (5) 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 ten (10) 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. Staff Comment: The floor plan (Exhibit 7) identifies a centralized refuse and recycling area within the ground floor parking structure with roll-up doors providing hauler access along the southern building elevation. The total square footage of the ground floor trash room is 1,285 square feet. Additionally, floors 3-8 each provide a 127 square foot trash room. In total, the development would provide 1,977 square feet of refuse and recycling space and exceeds the minimum required as calculated below. The 270 residential units would require 1,215 square feet of refuse and recycling space (810sf refuse + 405sf recycling). The commercial/amenity space is 4,522 square feet and would require a total minimum area of 100 square feet for recycling and refuse deposit areas.  Compliant if Conditions of Approval are Met Parking:  Parking regulations require that a minimum of one parking space per dwelling unit is provided. A maximum of 1.75 per dwelling unit is allowed. Commercial parking requirements vary by use. Eating/drinking establishments require 10 spaces per 1,000 square feet of dining area and retail sales require 2.5 per 1,000 square feet of net floor area. Standard structured parking stall dimensions are 8’4” by 15’, compact stall dimensions are 7’6” by 12’. Standard surface parking stall dimensions are 9’ by 20’, compact stall dimensions are 8.5’ by 16’. Attached dwelling units shall provide 0.5 bicycle parking space per dwelling unit. For ground floor commercial uses, the number of bicycle parking spaces shall be equal to ten-percent of the number of required off-street vehicle parking spaces. Staff Comment: The submitted floor plan (Exhibit 7) provides 229 parking spaces located within structured parking in the building’s first and second floors. Proposed surface parking includes 8 spaces located on eastern portion of the property and the modified drive aisle section along the building’s frontage provides space for 11 parallel on-street style parking spaces. The plan also identifies 31 offsite existing parking spaces located on the Evergreen Building property north of the subject property. The 7 spaces located on the southern portion of the building will not be provided per SEPA mitigation measure #3, which requires the area to be enhanced south of the emergency access drive. As mentioned previously, required parking for the dwelling units shall be provided entirely within an attached structured parking facility per the CO zone use requirements for attached dwellings. The proposed 229 structured parking spaces on the building’s first and second floor does not meet this requirement and a condition of approval has been recommended per the Use analysis provided at the beginning of FOF 22. Ground floor uses have not been determined yet and it is likely a majority of the commercial ground floor will be used for amenity space until such time tenants can be secured. Due to this uncertainty, staff recommends as a condition of approval that the applicant provide the required number of parking spaces (vehicle and bicycle) on or offsite that correspond to the ultimate use of the ground floor commercial space at the time of the tenant improvement building permit application. Any offsite parking to be provided for ground floor uses shall be secured via a joint use parking agreement per the requirements set forth in RMC 4-4-080 and a parking study prepared by a qualified professional that provides analysis that the offsite surface parking contains adequate overflow capacity that could be used be used by the VIA 405 commercial tenants. The provided parking stall dimensions were general in nature and did not provide the specificity needed to verify compliance. Additionally, the parking layout is likely to change due the CO zone attached dwelling parking requirement that all required residential parking must be provided within the structured parking area. Therefore staff recommends as a condition of approval, the applicant submit a revised floor and site plan that details individual parking space dimensions with the Final Planned Urban Development (FPUD) application. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Any deviations to space and/or aisle dimensions or compact space limitations would be a minor modification to the FPUD decision. The floor plan indicates an interior bicycle room on the ground floor to accommodate 135 bicycles or 0.5 spaces for each dwelling unit. Details regarding the rack system, dimensions, and security were not provided. Therefore staff recommends as a condition of approval the applicant submit a revised floor plan with the FPUD application that provides bicycle parking details meeting the standards of RMC 4-4-080 for attached dwellings. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Any deviations to the dimensional standards would be a minor modification to the FPUD decision. The modified drive aisle PUD modification and open space programming plan would provide exterior bicycle parking along the building’s frontage in amounts that would likely satisfy future ground floor tenants. Bicycle parking needs would also be analyzed when tenant improvement applications are submitted.   Compliant if Conditions of Approval are Met Parking:  Parking regulations require that a minimum of one parking space per dwelling unit is provided. A maximum of 1.75 per dwelling unit is allowed. Commercial parking requirements vary by use. Eating/drinking establishments require 10 spaces per 1,000 square feet of dining area and retail sales require 2.5 per 1,000 square feet of net floor area. Standard structured parking stall dimensions are 8’4” by 15’, compact stall dimensions are 7’6” by 12’. Standard surface parking stall dimensions are 9’ by 20’, compact stall dimensions are 8.5’ by 16’. Attached dwelling units shall provide 0.5 bicycle parking space per dwelling unit. For ground floor commercial uses, the number of bicycle parking spaces shall be equal to ten-percent of the number of required off-street vehicle parking spaces. Staff Comment: The submitted floor plan (Exhibit 7) provides 229 parking spaces located within structured parking in the building’s first and second floors. Proposed surface parking includes 8 spaces located on eastern portion of the property and the modified drive aisle section along the building’s frontage provides space for 11 parallel on-street style parking spaces. The plan also identifies 31 offsite existing parking spaces located on the Evergreen Building property north of the subject property. The 7 spaces located on the southern portion of the building will not be provided per SEPA mitigation measure #3, which requires the area to be enhanced south of the emergency access drive. As mentioned previously, required parking for the dwelling units shall be provided entirely within an attached structured parking facility per the CO zone use requirements for attached dwellings. The proposed 229 structured parking spaces on the building’s first and second floor does not meet this requirement and a condition of approval has been recommended per the Use analysis provided at the beginning of FOF 22. Ground floor uses have not been determined yet and it is likely a majority of the commercial ground floor will be used for amenity space until such time tenants can be secured. Due to this uncertainty, staff recommends as a condition of approval that the applicant provide the required number of parking spaces (vehicle and bicycle) on or offsite that correspond to the ultimate use of the ground floor commercial space at the time of the tenant improvement building permit application. Any offsite parking to be provided for ground floor uses shall be secured via a joint use parking agreement per the requirements set forth in RMC 4-4-080 and a parking study prepared by a qualified professional that provides analysis that the offsite surface parking contains adequate overflow capacity that could be used be used by the VIA 405 commercial tenants. The provided parking stall dimensions were general in nature and did not provide the specificity needed to verify compliance. Additionally, the parking layout is likely to change due the CO zone attached dwelling parking requirement that all required residential parking must be provided within the structured parking area. Therefore staff recommends as a condition of approval, the applicant submit a revised floor and site plan that details individual parking space dimensions with the Final Planned Urban Development (FPUD) application. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Any deviations to space and/or aisle dimensions or compact space limitations would be a minor modification to the FPUD decision. The floor plan indicates an interior bicycle room on the ground floor to accommodate 135 bicycles or 0.5 spaces for each dwelling unit. Details regarding the rack system, dimensions, and security were not provided. Therefore staff recommends as a condition of approval the applicant submit a revised floor plan with the FPUD application that provides bicycle parking details meeting the standards of RMC 4-4-080 for attached dwellings. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Any deviations to the dimensional standards would be a minor modification to the FPUD decision. The modified drive aisle PUD modification and open space programming plan would provide exterior bicycle parking along the building’s frontage in amounts that would likely satisfy future ground floor tenants. Bicycle parking needs would also be analyzed when tenant improvement applications are submitted.  Compliant if Conditions of Approval are Met Pedestrian Access: A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Staff Comment: The applicant has submitted a pedestrian corridor/connection plan (Exhibit 9) with the land use application. Two pedestrian connections are made from the public entrance to nearby streets. The most prominent of the connections is the pedestrian corridor linking the building to the existing South Renton Park and Ride and near a potential future Sound Transit Bus Rapid Transit station. The proposed corridor section would provide an 8-foot wide delineated concrete surface through the subject property’s modified drive aisle continuing off-site to the north through the Evergreen Building’s surface parking lot and alongside the drive aisle associated with the Renton Village Shopping Center to S Grady Way. The corridor is shown to provide vegetative buffering on both sides varying in widths of 4 to 7 feet. A second connection is provided to S Renton Village Pl and ultimately Talbot Rd S to the east via completing the sidewalk connection that abruptly ends behind the Uwajimaya grocery store. A standard 5-foot wide sidewalk, curb, and gutter would be linked between the subject property and existing ROW at S Renton Village Pl. See FOF 24 regarding recommended conditions of approval regarding pedestrian access design and off-site use considerations.   Compliant if Conditions of Approval are Met Pedestrian Access: A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Staff Comment: The applicant has submitted a pedestrian corridor/connection plan (Exhibit 9) with the land use application. Two pedestrian connections are made from the public entrance to nearby streets. The most prominent of the connections is the pedestrian corridor linking the building to the existing South Renton Park and Ride and near a potential future Sound Transit Bus Rapid Transit station. The proposed corridor section would provide an 8-foot wide delineated concrete surface through the subject property’s modified drive aisle continuing off-site to the north through the Evergreen Building’s surface parking lot and alongside the drive aisle associated with the Renton Village Shopping Center to S Grady Way. The corridor is shown to provide vegetative buffering on both sides varying in widths of 4 to 7 feet. A second connection is provided to S Renton Village Pl and ultimately Talbot Rd S to the east via completing the sidewalk connection that abruptly ends behind the Uwajimaya grocery store. A standard 5-foot wide sidewalk, curb, and gutter would be linked between the subject property and existing ROW at S Renton Village Pl. See FOF 24 regarding recommended conditions of approval regarding pedestrian access design and off-site use considerations.  Compliant if Conditions of Approval are Met Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The submitted landscape plan (Exhibit 8) provides limited detail of proposed 4-foot fencing on top of a 1-1.5-foot wall surrounding the north and east perimeter of the active/pedestrian open space area. A 2-foot cast in place wall is also shown abutting the building in the courtyard area between the leasing office and pedestrian courtyard. Fencing will also be provided along the stream buffer area to restrict access. Staff recommends as a condition of approval, the applicant submit fencing and wall cut sheets and details with the building permit application. Fencing surrounding the active open space area shall be made of high quality material that complements the architecture of the building and urban design of the development’s proposed pedestrian area and modified drive aisle. Maximum height of the fence will be determined as a component of the detailed review of the active/pedestrian open space area. Fencing and wall cut sheets and details shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. See FOF 28 for critical area fencing requirements.   PUD Applicability Standards: Pursuant to RMC 4-9-150B, any applicant seeking to permit development which is not limited by the strict application of the City’s zoning, parking, street, and subdivision regulations in a comprehensive manner shall be subject to applicability standards. The following table contains project elements intended to comply with applicability standards, as outlined in RMC 4-9-150B: Compliance PUD Applicability Criteria and Analysis  Compliant if conditions of approval are met In approving a planned urban development, the City may modify any of the standards of RMC 4-2, RMC 4-3-100, RMC 4-4, RMC 4-6-060, and RMC 4-7. All modifications shall be considered simultaneously as part of the planned urban development. Staff Comment: All standards requested to be modified are contained within the Chapters listed above. Specific modifications are noted in FOF 17. The parking use request cannot be modified as noted below and in FOF 22.  Compliant if conditions of approval are met An applicant may request additional modifications from the requirements of the Renton Municipal Code. Approval for modifications other than those specifically described in subsection RMC 4-9-150B.2.a shall be approved prior to submittal of a preliminary planned urban development plan. Staff Comment: All eligible modifications are outlined above under FOF 17: Staff is in support of modifications if all conditions of approval are met. The applicant has also requested to modify attached dwelling structured parking requirements, specifically to be permitted to provide surface parking for 41 dwelling units. As this standard is a use requirement, it is not eligible for modification and therefore staff does not recommend support of the request.   Compliant if conditions of approval are met An applicant may request additional modifications from the requirements of the Renton Municipal Code. Approval for modifications other than those specifically described in subsection RMC 4-9-150B.2.a shall be approved prior to submittal of a preliminary planned urban development plan. Staff Comment: All eligible modifications are outlined above under FOF 17: Staff is in support of modifications if all conditions of approval are met. The applicant has also requested to modify attached dwelling structured parking requirements, specifically to be permitted to provide surface parking for 41 dwelling units. As this standard is a use requirement, it is not eligible for modification and therefore staff does not recommend support of the request.  ( A planned urban development may not authorize uses that are inconsistent with those uses allowed by the underlying zone, or overlay district, or other location restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080, 4-3-010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010. Staff Comment: Attached dwellings are permitted in the CO zone with special conditions noted in FOF 22.  ( The number of dwelling units shall not exceed the density allowances of the applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC; however, averaging density across a site with multiple zoning classifications may be allowed if approved by the Community and Economic Development Administrator. Staff Comment: The proposed density does not exceed the maximum 150 dwelling units per net acre allowed in the CO zone. See FOF 22: Density for analysis.   PUD Decision Criteria Analysis: Pursuant to RMC 4-9-150D, each planned urban development shall demonstrate compliance with the Planned Urban Development decision criteria. The following table contains project elements intended to comply with the Planned Urban Development decision criteria, as outlined in RMC 4-9-150D: Compliance PUD Decision Criteria and Analysis  Compliant if conditions of approval are met Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. Staff Comment: A Planned Urban Development application is a use requirement for the proposed 270 attached dwelling unit proposal as it is located within a Commercial Office (CO) zone. The comprehensive plan allows attached dwelling units in the CO zone, in part, for Transit Oriented Development (TOD) type developments that provide higher residential densities, commercial ground floor uses, and convenient access to a transit center. Provided the recommended conditions of approval are met, the proposed development would result in a superior design that what would be permitted by the strict application of the Development Standards. The proposed redevelopment of the property would provide a protected pedestrian corridor with significant landscaping and street furniture linking the development to S Grady Way and South Renton Park and Ride. A drive aisle along the building’s frontage would mimic a ‘main street’ style street section providing an enhanced pedestrian experience atypical to standard parking lot drive aisles. The proposed open space and recreation areas would exceed the space requirements and their locations at-grade, interior, patio, and rooftop provide multiple entertainment opportunities. The addition of residential development to the overall area adds the missing component for a traditional TOD development. When combined, the general area near the South Renton Park and Ride would be comprised of retail, office, and residential thereby meeting the intent of the TOD use standards and PUD requirement for this zone.   Compliant if conditions of approval are met Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. Staff Comment: A Planned Urban Development application is a use requirement for the proposed 270 attached dwelling unit proposal as it is located within a Commercial Office (CO) zone. The comprehensive plan allows attached dwelling units in the CO zone, in part, for Transit Oriented Development (TOD) type developments that provide higher residential densities, commercial ground floor uses, and convenient access to a transit center. Provided the recommended conditions of approval are met, the proposed development would result in a superior design that what would be permitted by the strict application of the Development Standards. The proposed redevelopment of the property would provide a protected pedestrian corridor with significant landscaping and street furniture linking the development to S Grady Way and South Renton Park and Ride. A drive aisle along the building’s frontage would mimic a ‘main street’ style street section providing an enhanced pedestrian experience atypical to standard parking lot drive aisles. The proposed open space and recreation areas would exceed the space requirements and their locations at-grade, interior, patio, and rooftop provide multiple entertainment opportunities. The addition of residential development to the overall area adds the missing component for a traditional TOD development. When combined, the general area near the South Renton Park and Ride would be comprised of retail, office, and residential thereby meeting the intent of the TOD use standards and PUD requirement for this zone.  Public Benefit Required: Applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development:  ( Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development. Staff Comment: The applicant has proposed to enhance the existing functioning buffer of Rolling Hills Creek that traverses the southern portion of the subject property. The site was improved prior to the adoption of the City’s Critical Areas Regulations with paving, hardscape, and building improvements currently within the stream’s 75-foot buffer area. As described in FOF 28, the site’s existing improvements are separated from the critical area by pre-existing, intervening, and lawfully created roads and substantial existing improvements, therefore areas landward of the existing functional stream buffer are not regulated by the Critical Area Regulations. However the applicant has proposed to provide stream buffer enhancement planting and refuse removal within the functional buffer as part of the development project. Additionally, SEPA mitigation measure #3 will require additional buffer enhancement south of the emergency vehicle access lane and between the stream’s Ordinary High Water Mark (OHWM) and I-405 ROW.  N/A Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations.  N/A Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development.  N/A Use of Sustainable Development Techniques: Design which results in a sustainable development; such as LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques, etc.  Applicant has provided superior open space/recreation and circulation design - Compliant if conditions of approval are met Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban development. A superior design may include the following: i. Open Space/Recreation: (a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and (b) Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or Staff Comment: The applicant has provided a variety of recreation opportunities and open spaces throughout the development. These spaces provide more than double the amount of square footage that is required for this development. Spaces are provided interior, exterior, at-grade, and elevated, thereby resulting in multiple opportunities for recreation and leisure activities. Analysis and recommended conditions of approval are provided in FOF 26; Common Open Space Standard. ii. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or Staff Comment: The applicant proposes superior circulation patterns that would enhance the pedestrian experience in the existing strip mall surface parking environment. The development’s superior circulation patterns are broken down into the following four (4) separate improvements: Modified Drive Aisle; Pedestrian Corridor to S Grady Way; Pedestrian Link to S Renton Village Pl; and Pathway to Uwajimaya. The following is analysis and recommended conditions of approval for each circulation method: Modified Drive Aisle – The subject property is landlocked and lacks a street presence that is typical of mixed use TOD style developments. The property is located at the far end of a strip mall and office building developments that are interspersed with surface parking areas and drive aisles that connect the properties to the adjacent street system. In order to provide the development a street presence and pedestrian space adequately buffered from vehicles, the applicant proposes a modified drive aisle along the buildings northern façade that would mimic a public street section. The building would front a 12-foot+ sidewalk with street trees in grates, curb, gutter, 8-foot wide parallel parking lane, two 10-foot wide vehicle travel lanes, and planter strip on the northern side. The “street” section also includes planted curb bulbs and concrete crosswalk for the pedestrian corridor to S Grady Way. The modified drive aisle section would provide buffered space for a lively pedestrian environment further enhanced with the building’s overhead weather protection. The landscape plan (Exhibit 8) identifies seating and planters along the drive aisles sidewalk however additional street furniture is needed to augment the pedestrian realm. Therefore staff recommends as a condition of approval, the applicant submit a revised landscape plan with the construction permit application to include a minimum of three (3) bicycle racks and two (2) refuse receptacles aligned with the street trees. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. A typical surface parking lot drive aisle is 24-feet in width and any parallel parking spaces would be a minimum of 9’ x 23’. Staff recommends approval of the modified drive aisle section with the PUD application. Pedestrian Corridor to S Grady Way – The development standards for the CO zone require a pedestrian connection from the public entrance to the street. This requirement is particularly needed for the proposed development as it is far removed from the public street system. Additionally, as the intent of allowing attached residential in the CO zone is to provide Transit Oriented Development (TOD), it is essential that a connection is provided to the existing park and ride and potential future Sound Transit facility. The applicant proposes a protected and delineated pedestrian corridor from the building to the South Renton Park and Ride Facility. The existing facility and portions of land abutting is potentially a future Sound Transit facility that would provide Bus Rapid Transit service. The proposed corridor as shown on the Pedestrian Corridor/Connection Plan is an 8-foot wide concrete delineated pathway beginning at the north side of the building. The pathway crosses the modified drive aisle containing planted curb bulbs that will shorten the crossing distance through the vehicle lanes. The pathway continues through the Evergreen Building parking lot with 4-foot wide plantings buffering the pathway. The pathway then continues on the east side of the Lake Ave S private drive with a planter between 4-feet and 7-feet wide on either side to S Grady Way. The pathway provides a prominent delineated pedestrian connection to the transit facility, however the planter widths on either side of the connection do not contain adequate width for substantial trees, shrubs, and groundcover. Additionally, the connection should provide pedestrian level lighting for safety and aesthetics. The trail should also contain street furniture thereby providing superior urban design features to development. Therefore staff recommends as a condition of approval, the applicant submit a revised pedestrian corridor/connections plan with the FPUD application that widens the planter strips on both sides of the pedestrian connection to a minimum of 5-feet in width with tree, shrubs, and groundcover planted along its entirety. The plan shall also provide street furniture such as seating, pedestrian level lighting, and refuse receptacles along the connection. The plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Pedestrian Link to S Renton Village Pl – The nearest public street to the project, S Renton Village Pl, enters the Renton Village Shopping Center from the east at Talbot Rd S. A 5-foot wide sidewalk, curb, and gutter is provided along the street but abruptly ends behind the Uwajimaya grocery store. The applicant has proposed to extend the sidewalk, curb, and gutter (matching existing) from within the Renton Village Pl S ROW to the subject property’s pedestrian pathway system. Staff supports the modification to the City’s street standard to match the existing sidewalk width and not provide the current 8-foot wide planter strip within the Renton Village Pl S ROW. Pathway to Uwajimaya – A full service grocery store within a short walk of the proposed development is a significant amenity to the future residents of the building. As such, a delineated pathway through the shopping center’s surface parking lot to the building’s entrance is an appropriate feature. The pedestrian corridor/connections plan details a 5-foot wide delineated pathway connecting the development to the grocery store however the plan does not detail the method of delineation. Therefore staff recommends as a condition of approval, the applicant submit a revised pedestrian corridor/connections plan with the FPUD application that provides a concrete delineated pathway shown in the current alignment. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or Staff Comment: N/A iv. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or Staff Comment: N/A v. Alleys: Provides alleys for proposed detached or attached units with individual, private ground related entries. Staff Comment: N/A   for recreation and leisure activities. Analysis and recommended conditions of approval are provided in FOF 26; Common Open Space Standard. ii. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or Staff Comment: The applicant proposes superior circulation patterns that would enhance the pedestrian experience in the existing strip mall surface parking environment. The development’s superior circulation patterns are broken down into the following four (4) separate improvements: Modified Drive Aisle; Pedestrian Corridor to S Grady Way; Pedestrian Link to S Renton Village Pl; and Pathway to Uwajimaya. The following is analysis and recommended conditions of approval for each circulation method: Modified Drive Aisle – The subject property is landlocked and lacks a street presence that is typical of mixed use TOD style developments. The property is located at the far end of a strip mall and office building developments that are interspersed with surface parking areas and drive aisles that connect the properties to the adjacent street system. In order to provide the development a street presence and pedestrian space adequately buffered from vehicles, the applicant proposes a modified drive aisle along the buildings northern façade that would mimic a public street section. The building would front a 12-foot+ sidewalk with street trees in grates, curb, gutter, 8-foot wide parallel parking lane, two 10-foot wide vehicle travel lanes, and planter strip on the northern side. The “street” section also includes planted curb bulbs and concrete crosswalk for the pedestrian corridor to S Grady Way. The modified drive aisle section would provide buffered space for a lively pedestrian environment further enhanced with the building’s overhead weather protection. The landscape plan (Exhibit 8) identifies seating and planters along the drive aisles sidewalk however additional street furniture is needed to augment the pedestrian realm. Therefore staff recommends as a condition of approval, the applicant submit a revised landscape plan with the construction permit application to include a minimum of three (3) bicycle racks and two (2) refuse receptacles aligned with the street trees. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. A typical surface parking lot drive aisle is 24-feet in width and any parallel parking spaces would be a minimum of 9’ x 23’. Staff recommends approval of the modified drive aisle section with the PUD application. Pedestrian Corridor to S Grady Way – The development standards for the CO zone require a pedestrian connection from the public entrance to the street. This requirement is particularly needed for the proposed development as it is far removed from the public street system. Additionally, as the intent of allowing attached residential in the CO zone is to provide Transit Oriented Development (TOD), it is essential that a connection is provided to the existing park and ride and potential future Sound Transit facility. The applicant proposes a protected and delineated pedestrian corridor from the building to the South Renton Park and Ride Facility. The existing facility and portions of land abutting is potentially a future Sound Transit facility that would provide Bus Rapid Transit service. The proposed corridor as shown on the Pedestrian Corridor/Connection Plan is an 8-foot wide concrete delineated pathway beginning at the north side of the building. The pathway crosses the modified drive aisle containing planted curb bulbs that will shorten the crossing distance through the vehicle lanes. The pathway Applicant has provided superior open space/recreation and circulation design - Compliant if conditions of approval are met Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban development. A superior design may include the following: i. Open Space/Recreation: (a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and (b) Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or Staff Comment: The applicant has provided a variety of recreation opportunities and open spaces throughout the development. These spaces provide more than double the amount of square footage that is required for this development. Spaces are provided interior, exterior, at-grade, and elevated, thereby resulting in multiple opportunities for recreation and leisure activities. Analysis and recommended conditions of approval are provided in FOF 26; Common Open Space Standard. ii. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or Staff Comment: The applicant proposes superior circulation patterns that would enhance the pedestrian experience in the existing strip mall surface parking environment. The development’s superior circulation patterns are broken down into the following four (4) separate improvements: Modified Drive Aisle; Pedestrian Corridor to S Grady Way; Pedestrian Link to S Renton Village Pl; and Pathway to Uwajimaya. The following is analysis and recommended conditions of approval for each circulation method: Modified Drive Aisle – The subject property is landlocked and lacks a street presence that is typical of mixed use TOD style developments. The property is located at the far end of a strip mall and office building developments that are interspersed with surface parking areas and drive aisles that connect the properties to the adjacent street system. In order to provide the development a street presence and pedestrian space adequately buffered from vehicles, the applicant proposes a modified drive aisle along the buildings northern façade that would mimic a public street section. The building would front a 12-foot+ sidewalk with street trees in grates, curb, gutter, 8-foot wide parallel parking lane, two 10-foot wide vehicle travel lanes, and planter strip on the northern side. The “street” section also includes planted curb bulbs and concrete crosswalk for the pedestrian corridor to S Grady Way. The modified drive aisle section would provide buffered space for a lively pedestrian environment further enhanced with the building’s overhead weather protection. The landscape plan (Exhibit 8) identifies seating and planters along the drive aisles sidewalk however additional street furniture is needed to augment the pedestrian realm. Therefore staff recommends as a condition of approval, the applicant submit a revised landscape plan with the construction permit application to include a minimum of three (3) bicycle racks and two (2) refuse receptacles aligned with the street trees. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. A typical surface parking lot drive aisle is 24-feet in width and any parallel parking spaces would be a minimum of 9’ x 23’. Staff recommends approval of the modified drive aisle section with the PUD application. Pedestrian Corridor to S Grady Way – The development standards for the CO zone require a pedestrian connection from the public entrance to the street. This requirement is particularly needed for the proposed development as it is far removed from the public street system. Additionally, as the intent of allowing attached residential in the CO zone is to provide Transit Oriented Development (TOD), it is essential that a connection is provided to the existing park and ride and potential future Sound Transit facility. The applicant proposes a protected and delineated pedestrian corridor from the building to the South Renton Park and Ride Facility. The existing facility and portions of land abutting is potentially a future Sound Transit facility that would provide Bus Rapid Transit service. The proposed corridor as shown on the Pedestrian Corridor/Connection Plan is an 8-foot wide concrete delineated pathway beginning at the north side of the building. The pathway crosses the modified drive aisle containing planted curb bulbs that will shorten the crossing distance through the vehicle lanes. The pathway continues through the Evergreen Building parking lot with 4-foot wide plantings buffering the pathway. The pathway then continues on the east side of the Lake Ave S private drive with a planter between 4-feet and 7-feet wide on either side to S Grady Way. The pathway provides a prominent delineated pedestrian connection to the transit facility, however the planter widths on either side of the connection do not contain adequate width for substantial trees, shrubs, and groundcover. Additionally, the connection should provide pedestrian level lighting for safety and aesthetics. The trail should also contain street furniture thereby providing superior urban design features to development. Therefore staff recommends as a condition of approval, the applicant submit a revised pedestrian corridor/connections plan with the FPUD application that widens the planter strips on both sides of the pedestrian connection to a minimum of 5-feet in width with tree, shrubs, and groundcover planted along its entirety. The plan shall also provide street furniture such as seating, pedestrian level lighting, and refuse receptacles along the connection. The plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Pedestrian Link to S Renton Village Pl – The nearest public street to the project, S Renton Village Pl, enters the Renton Village Shopping Center from the east at Talbot Rd S. A 5-foot wide sidewalk, curb, and gutter is provided along the street but abruptly ends behind the Uwajimaya grocery store. The applicant has proposed to extend the sidewalk, curb, and gutter (matching existing) from within the Renton Village Pl S ROW to the subject property’s pedestrian pathway system. Staff supports the modification to the City’s street standard to match the existing sidewalk width and not provide the current 8-foot wide planter strip within the Renton Village Pl S ROW. Pathway to Uwajimaya – A full service grocery store within a short walk of the proposed development is a significant amenity to the future residents of the building. As such, a delineated pathway through the shopping center’s surface parking lot to the building’s entrance is an appropriate feature. The pedestrian corridor/connections plan details a 5-foot wide delineated pathway connecting the development to the grocery store however the plan does not detail the method of delineation. Therefore staff recommends as a condition of approval, the applicant submit a revised pedestrian corridor/connections plan with the FPUD application that provides a concrete delineated pathway shown in the current alignment. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or Staff Comment: N/A iv. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or Staff Comment: N/A v. Alleys: Provides alleys for proposed detached or attached units with individual, private ground related entries. Staff Comment: N/A  ( Building and Site Design: i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. Staff Comment: The size and scale of the proposed building is consistent with the abutting Evergreen Building and Triton Towers development. The architectural design of the building also provides a contemporary upgrade to the surrounding developments. The overall development provides a suitable transition to existing development patterns and there are no abutting or lower intensity zones to the subject property. Building materials consist of brick, cementitious panel, metal panel, and transparent glass. These materials are consistent with urban development and should not cause excessive light or glare. ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, townhouses, flats, etc. Staff Comment: The proposed development is for a single building. The building mass is broken via significant modulations and setbacks, large storefront windows, cantilevered overhangs, parapet rooflines, and chamfer façade. These architectural treatments provide a coordinated site and building design by providing visual interest to the building, distinguishing treatments for ground floor and residential uses, and exterior open spaces near the building’s entrance, upper floors, and rooftop.   ( Building and Site Design: i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. Staff Comment: The size and scale of the proposed building is consistent with the abutting Evergreen Building and Triton Towers development. The architectural design of the building also provides a contemporary upgrade to the surrounding developments. The overall development provides a suitable transition to existing development patterns and there are no abutting or lower intensity zones to the subject property. Building materials consist of brick, cementitious panel, metal panel, and transparent glass. These materials are consistent with urban development and should not cause excessive light or glare. ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, townhouses, flats, etc. Staff Comment: The proposed development is for a single building. The building mass is broken via significant modulations and setbacks, large storefront windows, cantilevered overhangs, parapet rooflines, and chamfer façade. These architectural treatments provide a coordinated site and building design by providing visual interest to the building, distinguishing treatments for ground floor and residential uses, and exterior open spaces near the building’s entrance, upper floors, and rooftop.  ( Circulation: i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. ii. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. iv. Provides safe, efficient access for emergency vehicles. Staff Comment: The development does not abut a public street and is accessed via easements over neighboring properties under the applicant’s ownership. See Circulation/Screening analysis related to the required public benefit above for additional circulation details. The applicant submitted a traffic analysis (Exhibit 21) documenting trip generation numbers for the existing movie theater use and the proposed mixed use development. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). The net new trip generation associated with the proposed project was calculated by subtracting the trip generation associated with the existing movie theater. The analysis shows the proposed VIA 405 project is expected to generate fewer trips on a weekday and during the PM peak hour compared to the 2,320 seat theater. The net AM peak hour trips are expected to be greater than with the proposed development with 64 net trip generation. In order to mitigate transportation impacts the applicant would be required to pay the appropriate Transportation Impact Fee. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. Access - Access to the site would remain via existing easements on neighboring properties. Drive aisle connections from S Grady Way and S Renton Village Pl provide vehicle and pedestrian access to the subject property. Street Improvements – The property does not abut a ROW, however the applicant will complete curb, gutter, sidewalk improvements matching existing along the north side of S Renton Village Pl connecting to the subject property. Concurrency – The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 22), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees.   ( Circulation: i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. ii. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. iv. Provides safe, efficient access for emergency vehicles. Staff Comment: The development does not abut a public street and is accessed via easements over neighboring properties under the applicant’s ownership. See Circulation/Screening analysis related to the required public benefit above for additional circulation details. The applicant submitted a traffic analysis (Exhibit 21) documenting trip generation numbers for the existing movie theater use and the proposed mixed use development. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). The net new trip generation associated with the proposed project was calculated by subtracting the trip generation associated with the existing movie theater. The analysis shows the proposed VIA 405 project is expected to generate fewer trips on a weekday and during the PM peak hour compared to the 2,320 seat theater. The net AM peak hour trips are expected to be greater than with the proposed development with 64 net trip generation. In order to mitigate transportation impacts the applicant would be required to pay the appropriate Transportation Impact Fee. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. Access - Access to the site would remain via existing easements on neighboring properties. Drive aisle connections from S Grady Way and S Renton Village Pl provide vehicle and pedestrian access to the subject property. Street Improvements – The property does not abut a ROW, however the applicant will complete curb, gutter, sidewalk improvements matching existing along the north side of S Renton Village Pl connecting to the subject property. Concurrency – The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 22), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees.   Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Infrastructure and Services Analysis  ( Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. The preliminary fire flow requirements for this project is 3,750 gpm. A new looped fire main is required around the entire building. Water main extensions and replacements are required in order to meet this fire flow requirement. A minimum of four (4) fire hydrants are required for the development. One (1) within 150-feet and three (3) within 300-feet of the building. Project shall also meet maximum hydrant spacing of 300-feet on center. Hydrants are required within 50-feet of the fire department connection for the standpipe and sprinkler system. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. A Fire Impact Fee based on new multi-family units is required in order to mitigate the proposal’s potential impacts to City emergency services. The applicant would be required to pay an appropriate Fire Impact Fee. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. The 2017 fee was assessed at $718.56 per dwelling unit. Commercial fees are assessed per square foot with amounts determined by specific use.  ( Parks and Recreation: The proposed development is anticipated to impact the Parks and Recreation system. The applicant would be required to pay an appropriate Parks Impact Fee. The fee would be used to mitigate the proposal’s potential impact to City’s Park and Recreation system and is payable to the City as specified by the Renton Municipal Code. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. The 2017 fee was assessed at $1,858.95 per dwelling.   ( Parks and Recreation: The proposed development is anticipated to impact the Parks and Recreation system. The applicant would be required to pay an appropriate Parks Impact Fee. The fee would be used to mitigate the proposal’s potential impact to City’s Park and Recreation system and is payable to the City as specified by the Renton Municipal Code. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. The 2017 fee was assessed at $1,858.95 per dwelling.  ( Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Bryn Mawr Elementary, Dimmitt Middle School, and Renton High School. A School Impact Fee, based on new multi-family units, would be required in order to mitigate the proposal’s potential impacts to Renton School District. The fee is payable to the City as specified by the Renton Municipal Code at the time of building permit application. The 2017 fee was assessed at $1,448.00 per unit.  ( Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted a Technical Information Report (TIR), dated June 22, 2017, (Exhibit 15), prepared by Triad and a Drainage Control Plan (Exhibit 16) with the land use application. The TIR analyzes off-site drainage and project surface water collection and distribution. According to the report, the northern portion of the site slopes gradually to the north with grades of 1-5 percent while the southern portion gradually slopes south until the banks of the Rolling Hills Creek. Under existing conditions, run-off sheet flows north or south and is collected onsite via catch basins. Flows are then discharged into Rolling Hills Creek. Based on the City of Renton’s flow control map, the site is located in the Peak Rate Flow Control Standard matching Existing Site Conditions and is within Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine (9) core requirements and the six special requirements have been discussed in the TIR. As discussed in the TIR, the proposed developed is exempt from Core Requirement #3, Flow Control, since the proposed development will result in less than a 0.15 cfs increase in surface water run-off from the existing site conditions 100-year peak flow rate when modeled using the latest version of the Western Washington Hydrology Model (WWHM 2012), as outlined in Core Requirement #3 The development is required to provide enhanced basic water quality treatment prior to discharge. A modular wetland biofiltration vault is proposed to meet the water quality treatment requirement to satisfy Core Requirement #8. Any proposed water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application.  ( Water and Sanitary Sewer: This site is served by the City of Renton for water and sewer service. Staff Comment: A generalized utility plan (Exhibit 17) was submitted with the land use application. The plan identifies the required extension of a new 12-inch water main from the end of an existing 12-inch main located northeast of the subject property. The 12-inch main improvements are necessary to provide the required 3,750 gpm fire flow noted earlier. The applicant is providing the required looped 12-inch water main around the building as the fire flow demand is above 2,500 gpm. A 15-foot water easement is required for the looped main. Additional water installation requirements are provided in the ERC Determination Advisory Notes (Exhibit 23). Sewer service connections are proposed in the general area of the existing service. Existing service is provided via 8-inch gravity line on the subject property extending north and connecting to an 18-inch gravity main north of the subject property. Sewer installation requirements are provided in the ERC Determination Advisory Notes (Exhibit 23).   ( Water and Sanitary Sewer: This site is served by the City of Renton for water and sewer service. Staff Comment: A generalized utility plan (Exhibit 17) was submitted with the land use application. The plan identifies the required extension of a new 12-inch water main from the end of an existing 12-inch main located northeast of the subject property. The 12-inch main improvements are necessary to provide the required 3,750 gpm fire flow noted earlier. The applicant is providing the required looped 12-inch water main around the building as the fire flow demand is above 2,500 gpm. A 15-foot water easement is required for the looped main. Additional water installation requirements are provided in the ERC Determination Advisory Notes (Exhibit 23). Sewer service connections are proposed in the general area of the existing service. Existing service is provided via 8-inch gravity line on the subject property extending north and connecting to an 18-inch gravity main north of the subject property. Sewer installation requirements are provided in the ERC Determination Advisory Notes (Exhibit 23).  ( Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. Staff Comment: The proposed single structure building is designed with the residential units placed on a concrete podium allowing two third story platforms located on the north and south facades. These platforms provide relief from typical bulk attributes a building this size can project and gives a sense of separation and breakdown of mass. Furnished patios are provided on the podium setbacks and rooftop further extending exterior open space opportunities for residents of the building. Ground level open spaces are located on the northeast portion of the property. Pedestrian spaces with street furniture, landscaping, water feature, and art are proposed between a children’s play structure and lawn area. Placement of potted plantings and the street trees within the modified drive aisle further enhance the pedestrian experience through well designed landscaping. Impervious surfaces are reduced on the southern portion of the property with the removal of asphalt surface parking and the enhancement of the Rolling Hills Creek stream buffer.  ( Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent and abutting dwelling units. Each residential or mixed use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. Staff Comment: Residential units will contain insulated walls and be designed to building code standards for multi-family construction. Additional acoustical attenuation may be provided if necessary per SEPA mitigation #4 requiring an acoustical study to determine if vehicle noise generated by I-405 is not adequately mitigated with building code standards alone. Residential residents would have access to light and air via windows and private exterior spaces. Private exterior space is enhanced as the dwelling units are designed such that no two outdoor decks are directly adjacent to one another. Living area windows are large and intended to allow light into each unit. Bedroom windows are sized to allow light to infiltrate, however sill heights are raised to provide privacy.  ( Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. Staff Comment: View enhancements are provided by two third story patios and a rooftop deck. These exterior amenities take advantage of the bulk reduction methods of stepping back portions of the building on top of the concrete podium resulting in view amenities and gathering spaces for residents.   ( Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. Staff Comment: View enhancements are provided by two third story patios and a rooftop deck. These exterior amenities take advantage of the bulk reduction methods of stepping back portions of the building on top of the concrete podium resulting in view amenities and gathering spaces for residents.  ( Parking Area Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. Staff Comment: Most of the parking will be provided within the building and screened from outside view. Limited surface parking is provided along the eastern portion of the building and is bookended by two large landscape bulbs. Parallel street parking is provided along the modified drive aisle to provide traffic calming effects and buffer pedestrians on the sidewalk and pedestrian plaza. Future shared or joint use parking for ground floor commercial uses may be possible with abutting Evergreen Building and Renton Village Shopping Center with code required parking agreements, provided there is excess capacity of surface parking for those particular developments.  N/A Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. Staff Comment: The applicant intends to construct the project in a single phase.   PUD Development Standards: Pursuant to RMC 4-9-150D.4, each planned urban development shall demonstrate compliance with the development standards for the Planned Urban Development regulations. The following table contains project elements intended to comply with the development standards of the Planned Urban Development regulations, as outlined in RMC 4-9-150E: Compliance PUD Development Standard Analysis  1. COMMON OPEN SPACE STANDARD: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Requirements for residential, mixed use, commercial, and industrial developments are described below.  Compliant if condition of approval is met Standard: Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Hearing Examiner. The required common open space shall be satisfied with one or more of the elements listed below. The Hearing Examiner may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children’s play spaces. Staff Comment: The applicant has proposed to disperse common open spaces and recreation areas in several areas around the development. Additionally, these areas are both interior and exterior to the project. The code required minimum space to be provided for 270 dwelling units is 13,500 square feet. As provided below, the applicant proposes 27,738 square feet of permanent open space and 3,300 square feet of temporary open space. The following is a breakdown of the proposed open space: Ground Level Pedestrian Courtyard and Play Space 7,273 square feet – An exterior at grade space is proposed along the northeastern portion of the property. A courtyard space is shown on the landscape plan (Exhibit 8) providing seating, landscaping, art, water feature, and plaza type concrete scoring. The courtyard then transitions to a children’s play area that includes a play structure and open lawn area. The space is anchored by a mature red oak tree that would be retained by the applicant. City staff encourages the applicant to obtain assistance from the City’s Arts Commission in developing a program for the proposed art piece. Ground Floor Residential Amenity (Temporary) 3,300 square feet – Ground floor space amenity provided on north façade of building. As conditioned in FOF 22, this space is to be built meeting the commercial space standards for ground floor developments including a floor to ceiling height of 15-feet, however it may be used as residential amenity space until a commercial tenant is secured. Third Floor Exterior Patios 9,359 square feet – The building’s design and effort to reduce overall bulk and scale has resulted in exterior open space opportunities for residents on the third floor on both the north and south facades. The north patio would provide 5,629 square feet and south patio would be comprised of 3,730 square feet. Eighth Floor Interior Amenity 2,220 square feet – Interior space is provided on the eighth floor facing northeast that provides access to the rooftop deck. Eighth Floor Roof Top Deck 8,886 square feet – Exterior space provided on the building’s roof. As shown on the project renderings (Exhibit 6), the rooftop space provides ample space for gathering and entertaining. A covered area extends from the interior amenity space providing cover from inclement weather or mid-afternoon sun. The applicant has more than doubled the amount of open space/recreation required for the 270 unit development, however limited details are provided of how most of these spaces will be programmed. Therefore staff recommends as a condition of approval, the applicant submit detailed programming plans for each of open space/recreation areas with the FPUD application. The open space program plan shall provide details of intended use, street furniture, landscaping, and other furnishings provided by the applicant. Additionally, the plans shall provide screening via architectural feature and/or landscaping for the third floor south patio and rooftop deck to provide privacy and noise attenuation from I-405 vehicle traffic. The open space program plan shall be reviewed by the Current Planning Project Manager prior to FPUD approval.   Compliant if condition of approval is met Standard: Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Hearing Examiner. The required common open space shall be satisfied with one or more of the elements listed below. The Hearing Examiner may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children’s play spaces. Staff Comment: The applicant has proposed to disperse common open spaces and recreation areas in several areas around the development. Additionally, these areas are both interior and exterior to the project. The code required minimum space to be provided for 270 dwelling units is 13,500 square feet. As provided below, the applicant proposes 27,738 square feet of permanent open space and 3,300 square feet of temporary open space. The following is a breakdown of the proposed open space: Ground Level Pedestrian Courtyard and Play Space 7,273 square feet – An exterior at grade space is proposed along the northeastern portion of the property. A courtyard space is shown on the landscape plan (Exhibit 8) providing seating, landscaping, art, water feature, and plaza type concrete scoring. The courtyard then transitions to a children’s play area that includes a play structure and open lawn area. The space is anchored by a mature red oak tree that would be retained by the applicant. City staff encourages the applicant to obtain assistance from the City’s Arts Commission in developing a program for the proposed art piece. Ground Floor Residential Amenity (Temporary) 3,300 square feet – Ground floor space amenity provided on north façade of building. As conditioned in FOF 22, this space is to be built meeting the commercial space standards for ground floor developments including a floor to ceiling height of 15-feet, however it may be used as residential amenity space until a commercial tenant is secured. Third Floor Exterior Patios 9,359 square feet – The building’s design and effort to reduce overall bulk and scale has resulted in exterior open space opportunities for residents on the third floor on both the north and south facades. The north patio would provide 5,629 square feet and south patio would be comprised of 3,730 square feet. Eighth Floor Interior Amenity 2,220 square feet – Interior space is provided on the eighth floor facing northeast that provides access to the rooftop deck. Eighth Floor Roof Top Deck 8,886 square feet – Exterior space provided on the building’s roof. As shown on the project renderings (Exhibit 6), the rooftop space provides ample space for gathering and entertaining. A covered area extends from the interior amenity space providing cover from inclement weather or mid-afternoon sun. The applicant has more than doubled the amount of open space/recreation required for the 270 unit development, however limited details are provided of how most of these spaces will be programmed. Therefore staff recommends as a condition of approval, the applicant submit detailed programming plans for each of open space/recreation areas with the FPUD application. The open space program plan shall provide details of intended use, street furniture, landscaping, and other furnishings provided by the applicant. Additionally, the plans shall provide screening via architectural feature and/or landscaping for the third floor south patio and rooftop deck to provide privacy and noise attenuation from I-405 vehicle traffic. The open space program plan shall be reviewed by the Current Planning Project Manager prior to FPUD approval.  ( Standard: Required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. Staff Comment: Eligible common open spaces noted above do not include these areas.   N/A Standard: Required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. Staff Comment: Not applicable. No minimum setbacks are required for this development.  ( Standard: Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. Staff Comment: Eligible common open spaces noted above do not include these areas.  ( Standard: Other required landscaping, and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. Staff Comment: Eligible common open spaces noted above do not include these areas.  N/A Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space according to the following formula: 1% of the lot area + 1% of the building area = Minimum amount of pedestrian-oriented space. Staff Comment: Not applicable. Ground floor uses account for less than 30,000 square feet.  ( Standard: The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro-climatic conditions. Staff Comment: The range of exterior spaces provides residents multiple opportunities for sun and light exposure depending on their preference or weather conditions. At grade pedestrian courtyard and play space is located adjacent to the building’s northeast chamfer allowing morning and early afternoon solar exposure. The southern third floor patio and rooftop deck would receive maximum solar exposures. The northern third floor patio offers respite from summer heat.  ( Standard: Common space areas in mixed use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. Staff Comment: As previously mentioned, common areas are available on the ground floor (interior and exterior), on the north and south sides of the third floor, and the top floor.  ( Standard: Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. Staff Comment: See responses above.  ( Standard: In mixed use residential and attached residential projects children’s play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. Staff Comment: The children’s play area is located adjacent to the pedestrian courtyard and the building’s lobby and leasing office. As this is a mixed use building, ground floor residential units are not adjacent to the play area. However, areas near the playground are active and provide “eyes” on the space. The playground and lawn area are proposed to be enclosed with landscaping and fencing and further buffered by vehicles with a pedestrian pathway on the outer edges.   ( Standard: In mixed use residential and attached residential projects children’s play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. Staff Comment: The children’s play area is located adjacent to the pedestrian courtyard and the building’s lobby and leasing office. As this is a mixed use building, ground floor residential units are not adjacent to the play area. However, areas near the playground are active and provide “eyes” on the space. The playground and lawn area are proposed to be enclosed with landscaping and fencing and further buffered by vehicles with a pedestrian pathway on the outer edges.  b. Private Open Space: Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space which is contiguous to the unit.  Compliant if condition of approval is met Standard: Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Staff Comment: The project renderings and elevations (Exhibits 5 and 6) identify private open space in the form of balconies and private terrace space for those units located adjacent to the third floor patios. However, it is difficult to determine whether the space meets the minimum dimensional requirements identified below. Therefore staff recommends as a condition of approval, the applicant submit revised floor plans with the FPUD application that provides details and dimensions of each unit’s private open space. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Any modifications to the private open space standards with regard to dimensional standards or substituting additional common open space as permitted by RMC 4-9-150E.2 would be a minor modification to the FPUD decision.  Compliant if condition of approval is met Standard: The private open space shall be well demarcated and at least fifteen feet (15') in every dimension (decks on upper floors can substitute for the required private open space). Staff Comment: See comment above.  Compliant if condition of approval is met Standard: For dwelling units which are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'). Staff Comment: See comment above.  c. Installation and Maintenance of Common Open Space:  ( Standard: All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner, if there is only one owner, or by the property owners’ association, or the agent(s) thereof. In the event that such facilities are not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners’ association accordingly. Such bill, if unpaid, shall become a lien against each individual property. Staff Comment: Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of 5 years thereafter prior to the release of the security device.  d. Installation and Maintenance of Common Facilities:   ( Standard: Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Administrator, assured through a security device to the City equal to the provisions of RMC 4-9-060, except for such common facilities that are intended to serve only future phases of a planned urban development. Any common facilities that are intended to serve both the present and future phases of a planned urban development shall be installed or secured with a security instrument as specified above before occupancy of the earliest phase that will be served. At the time of such security and deferral, the City shall determine what portion of the costs of improvements is attributable to each phase of a planned urban development.  ( Standard: All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner, if there is only one owner, or by the property owners’ association, or the agent(s) thereof. In the event that such facilities are not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners’ association accordingly. Such bill, if unpaid, shall become a lien against each individual property. Staff Comment: No dedication of common facilities is proposed. All common facilities will be maintained by the property owner.   Design District Review: The project site is located within Design District ‘D’. The following table contains project elements intended to comply with the standards of the Design District ‘D’ Standards and guidelines, as outlined in RMC 4-3-100.E: Compliance Design District Guideline and Standard Analysis  1. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.  a. Building Location and Orientation:  Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for.  ( Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Staff Comment: The placement of the structure allows the Evergreen Building (west of site) to maintain summer morning sun exposure and does not affect south or west exposure. Natural light and solar exposure to the proposed building would be exceptional from the east, south, and west.   ( 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 placement of the structure allows the Evergreen Building (west of site) to maintain summer morning sun exposure and does not affect south or west exposure. Natural light and solar exposure to the proposed building would be exceptional from the east, south, and west.  ( Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment: The building is oriented to the modified drive aisle with 12-foot sidewalk abutting with pedestrian corridor connections to S Grady Way and S Renton Village Pl.  ( Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Staff Comment: The residential lobby and ground floor commercial spaces are oriented to the modified drive aisle mimicking a street. The street section includes, 12-foot sidewalk, street trees, parking lane, and two 10-foot travel lanes.  N/A Standard: Buildings with residential uses located at the street level shall be: Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or Have the ground floor residential uses raised above street level for residents’ privacy. Staff Comment: Not applicable. No street level residential uses are proposed.  b. 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 facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Staff Comment: The primary entrance is located along the north façade facing the modified drive aisle. The entrance contains canopy and large windows. A 12-foot wide sidewalk along the modified drive aisle abuts the entrance. The landscape plan identifies seating, planters, and an art piece provided near the entrance.  ( Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Staff Comment: See Ground Level Details.  ( 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 (illustration below). 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: See Ground Level Details.   ( 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 (illustration below). 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: See Ground Level Details.  ( Standard: Building entries from a parking lot shall be subordinate to those related to the street. Staff Comment: No exterior parking lot entry is provided. Structured vehicle entrance is located on the south façade between the building and I-405 and away from view.  ( Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Staff Comment: See discussion above.  ( Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Staff Comment: Only a single building is proposed on the subject property. However the site is located near the Renton Village Shopping Center. A direct pedestrian path will be provided to the Uwajimaya grocery store.  N/A Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. Staff Comment: No ground floor residential is proposed.  c. 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 used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. Staff Comment: The building includes large upper level setbacks on the third floor to break up the mass of the building. A chamfer is located on the northeast façade that follows the line of the Puget Sound Energy overhead powerline easement. The feature provides visual interest and effectively breaks up the length of the north and east facades. Cantilevered overhangs also interrupt the longer façade expanses and give an illusion of varied roof lines between the 7th and 8th floors.   ( Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. Staff Comment: The building includes large upper level setbacks on the third floor to break up the mass of the building. A chamfer is located on the northeast façade that follows the line of the Puget Sound Energy overhead powerline easement. The feature provides visual interest and effectively breaks up the length of the north and east facades. Cantilevered overhangs also interrupt the longer façade expanses and give an illusion of varied roof lines between the 7th and 8th floors.  d. Service Element Location and Design:  Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition to or as part of service enclosures.  ( 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: Loading areas, electrical room/transformer, and sprinkler facilities are located in the rear of the building and away from pedestrian areas and most view.  ( Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Staff Comment: Refuse and recycling for the development will be located within the first floor parking garage. Trucks accessing the area will do so from the 20-foot wide drive aisle behind the building and away from general views or pedestrian areas.  ( Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Staff Comment: The service enclosure will be within the building and shielded from view.  ( 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: See discussion above.  e. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials.  N/A Standard: Developments located at district gateways shall be marked with visually prominent features.  N/A Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles.   N/A Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles.  N/A Standard: Visual prominence shall be distinguished by two (2) or more of the following: (a) Public art; (b) Special landscape treatment; (c) Open space/plaza; (d) Landmark building form; (e) Special paving, unique pedestrian scale lighting, or bollards; (f) Prominent architectural features (trellis, arbor, pergola, or gazebo); (g) Neighborhood or district entry identification (commercial signs do not qualify).  2. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district.  a.  Surface Parking:  Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development.  Modified via the PUD Standard: Parking shall be located so that no surface parking is located between: (a) A building and the front property line; and/or (b) A building and the side property line (when on a corner lot). Staff Comment: As discussed previously, the subject property does contain street frontage. A modified drive aisle that will mimic a street, which includes parallel parking, will be provided in front of the building giving the development a street like presence. Such parking is analogous to street parking and not typical surface parking and therefore meets the intent of the standard. Remaining surface parking is located on the eastern portion of the property and is limited to eight (8) spaces.  ( 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: Most of the site’s parking is located within the first two floors of the building. Surface parking on the site is adequately screened with landscaping.  b.  Structured Parking Garages:  Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages.   Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages.  Proposal meets intent and guideline Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Staff Comment: The subject property does not abut a street frontage, however the site will contain a modified drive aisle that will mimic a typical street section. The ground floor space, as conditioned, would be designed to accommodate commercial uses (i.e. 15-foot floor to ceiling height and large storefront windows) abutting the drive aisle and along a portion of the façade’s chamfer abutting the pedestrian courtyard and exterior open space. Additional spaces along this frontage would also be used for the residential lobby and leasing office.  Proposal meets intent and guideline Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Staff Comment: The majority of the pedestrian activated areas of the site contain ground floor uses other than the parking use with the exception of approximately 50-percent of the chamfer façade abutting the courtyard and recreation area. The visible parking space along the courtyard is screened with landscaping. The space is further activated with seating, water feature, and the children’s play area. The south and west facades do not front any public areas and are not readily visible from offsite. The site does not abut a public street or sidewalk requiring further screening.  ( Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Staff Comment: Parking facades follow the same architectural rhythm as the commercial ground floor with storefront openings and brick pilasters however except for storefront glazing, metal louvers and green screen articulation is utilized.  ( Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Staff Comment: The entry to the parking garage is located on the south side of the building with access taken from the emergency vehicle lane. No general public or pedestrian areas are located on the south side of the property, which is mainly used for residential vehicle access and service areas.  Compliant if condition of approval is met Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Staff Comment: As mentioned previously, parking facades follow the same architectural rhythm as the commercial ground floor with storefront openings and brick pilasters however except for storefront glazing, metal louvers and green screen articulation is utilized. As a concept, metal louvers, landscaping, green screens, and the brick pilasters provide architectural interest and screening needed to mitigate the effects of ground floor parking, however specific details are limited with the elevation and landscaping plans. Therefore staff recommends as a condition of approval, the applicant provide cut-sheets and material details of the proposed louver screens and green screen system with the building permit application. The landscape plan shall also provide evergreen plantings along all landscaped areas abutting the ground floor parking area. The cut sheets and landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval.   Compliant if condition of approval is met Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Staff Comment: As mentioned previously, parking facades follow the same architectural rhythm as the commercial ground floor with storefront openings and brick pilasters however except for storefront glazing, metal louvers and green screen articulation is utilized. As a concept, metal louvers, landscaping, green screens, and the brick pilasters provide architectural interest and screening needed to mitigate the effects of ground floor parking, however specific details are limited with the elevation and landscaping plans. Therefore staff recommends as a condition of approval, the applicant provide cut-sheets and material details of the proposed louver screens and green screen system with the building permit application. The landscape plan shall also provide evergreen plantings along all landscaped areas abutting the ground floor parking area. The cut sheets and landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval.  ( Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); (b) Decorative artwork; (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or (h)Other treatments that meet the intent of this standard... Staff Comment: No public street abuts the property and ground floor parking is visible in limited instances along the chamfer façade. This façade is adequately screened with architectural features, landscaping, and pedestrian active spaces.  c.  Vehicular Access:  Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.  ( Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. Staff Comment: Access to the site’s parking garage is located on the south side of the building between the I-405 ROW. The access drive behind the building is limited in use to emergency access, loading, service vehicles, and parking garage access. No pedestrian areas or active uses are located along the south side of the property.  ( Standard: The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. Staff Comment: Access to the site is via a series of access easements. No new curb cuts or driveways are proposed with the development.   ( Standard: The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. Staff Comment: Access to the site is via a series of access easements. No new curb cuts or driveways are proposed with the development.  3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic.  a. Pedestrian Circulation:  Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers.  Compliant if conditions of approval are met 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 appropriate permeable walking surface material, 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 applicant would provide three pedestrian corridors from the site to S Grady Way, S Renton Village Pl, and Uwajimaya grocery store. See FOF 24; Public Benefit Required for analysis and recommended conditions.  ( Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Staff Comment: See FOF 24; Public Benefit Required for pathway analysis.  ( Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Staff Comment: See FOF 24; Public Benefit Required for pathway analysis.   ( Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Staff Comment: See FOF 24; Public Benefit Required for pathway analysis.  N/A Standard: Mid-block connections between buildings shall be provided.  ( Standard: Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. Staff Comment: Per the applicant’s geotechnical report (Exhibit 10) infiltration would not be feasible on the subject site due to soil structure.  b. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round activities, under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.  Compliant if condition of approval is met Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Staff Comment: The landscape plan (Exhibit 8) identifies planters along the north façade and near the main and leasing office entries. To verify planter quality and consistency with the overall program of the development, staff recommends as a condition of approval the applicant submit cut-sheets with the final landscape plan to be submitted with the building permit application that provides details such as size and material composition. The cut-sheets shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval.  Compliant if condition of approval is met Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. (a) Site furniture shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. (b) Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Staff Comment: Benches are located along the north façade and pedestrian courtyard. The landscape plan also identifies moveable seating and tables near the tot lot. Art and a water feature is also located in the pedestrian courtyard. See FOF 26; Common Open Space Standard regarding recommended conditions for the open space programing plan.  Compliant if condition of approval is met Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. Staff Comment: Building elevations and project renderings (Exhibits 5 and 6) identify weather protection along the north façade facing the modified drive aisle and northeast façade facing the pedestrian plaza that appear conceptually to coincide with the scale of the building, however it is difficult to determine whether the dimensional standards are met. Therefore staff recommends as a condition of approval the applicant submit revised elevation plans with the building permit application that contain details identifying compliance with weather protection dimensional standards. The revised plans shall be reviewed by the Current Planning Project Manager prior to building permit approval.   Compliant if condition of approval is met Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building facade facing the street, a maximum height of fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above ground level. Staff Comment: Building elevations and project renderings (Exhibits 5 and 6) identify weather protection along the north façade facing the modified drive aisle and northeast façade facing the pedestrian plaza that appear conceptually to coincide with the scale of the building, however it is difficult to determine whether the dimensional standards are met. Therefore staff recommends as a condition of approval the applicant submit revised elevation plans with the building permit application that contain details identifying compliance with weather protection dimensional standards. The revised plans shall be reviewed by the Current Planning Project Manager prior to building permit approval.  4. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians  Compliant if conditions of approval are met Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. (a) At minimum, fifty (50) square feet per unit shall be provided. (b) The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. (c) Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. (d) For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space. (e) At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea patches, or multi-purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. (f) The following shall not be counted toward the common open space or recreation area requirement: i. Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Staff Comment: See FOF 26 PUD development standards for analysis and conditions associated with Recreation and Common Open Space.   Compliant if conditions of approval are met Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. (a) At minimum, fifty (50) square feet per unit shall be provided. (b) The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. (c) Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. (d) For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space. (e) At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea patches, or multi-purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children’s play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. (f) The following shall not be counted toward the common open space or recreation area requirement: i. Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Staff Comment: See FOF 26 PUD development standards for analysis and conditions associated with Recreation and Common Open Space.  N/A Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. (a) The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area + 1% of the gross building area, at minimum. (b) The pedestrian-oriented space shall include all of the following: i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. (c) The following areas shall not count as pedestrian-oriented space: i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. (d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Staff Comment: Not applicable. Less than 30,000 square feet if non-residential space is proposed.   N/A Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below: (a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. (b) Bronson Area: Intersections with Bronson Way North at: i. Factory Avenue N./Houser Way S.; ii. Garden Avenue N.; and iii. Park Avenue N. and N. First Street. (c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. (d) Northeast Fourth Area: Intersections with N.E. Fourth at: i. Duvall Avenue N.E.; ii. Monroe Avenue N.E.; and iii. Union Avenue N.E. (e) Grady Area: Intersections with Grady Way at: i. Lind Avenue S.W.; ii. Rainier Avenue S.; iii. Shattuck Avenue S.; and iv. Talbot Road S. (f) Puget Area: Intersection of S. Puget Drive and Benson Road S. (g) Rainier Avenue Area: Intersections with Rainier Avenue S. at: i. Airport Way/Renton Avenue S.; ii. S. Second Street; iii. S. Third Street/S.W. Sunset Boulevard; iv. S. Fourth Street; and v. S. Seventh Street. (h) North Renton Area: Intersections with Park Avenue N. at: i. N. Fourth Street; and ii. N. Fifth Street. (i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: i. Duvall Avenue N.E.; and ii. Union Avenue N.E.  N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk.  N/A Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low impact development facilities may be used in the plaza where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall count towards no more than fifty percent (50%) of the plaza requirement.   N/A Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. Vegetated low impact development facilities may be used in the plaza where feasible and designed consistent with the Surface Water Design Manual. Such facilities shall count towards no more than fifty percent (50%) of the plaza requirement.  5. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture.  a. Building Character and Massing:  Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings.  ( Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Staff Comment: Proposed renderings (Exhibit 6) identify a sequence of modulations, cantilevers, significant upper level setbacks at intervals less than 40-feet. The building provides balconies, modulating wall planes and roof lines further adding to the architectural interest.  ( Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Staff Comment: Modulations exceed minimum standards.  ( 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 façade or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Staff Comment: The building’s overall massing is broken up by its significant third story setbacks on the north and south façade. Additionally, a chamfer is integrated on the northeast portion of the building that follows an overhead power line easement adding an additional façade to the building. This massing break-up results in a greater visual interest and avoids a long monotonous façade.  b. 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 (illustration below). 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 proposed human scale elements including landscape features, large windows, sconce lighting, art, and canopies. The base of the building is comprised with brick and treated with canopies or cantilevered overhangs along pedestrian areas. Architectural elements including entrance detailing/weather protection and contrasting materials bring the proposal into compliance with the intent of this standard to create human-scale character in the pedestrian environment.   ( 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 proposed human scale elements including landscape features, large windows, sconce lighting, art, and canopies. The base of the building is comprised with brick and treated with canopies or cantilevered overhangs along pedestrian areas. Architectural elements including entrance detailing/weather protection and contrasting materials bring the proposal into compliance with the intent of this standard to create human-scale character in the pedestrian environment.  ( Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Staff Comment: The north façade and its chamfer contain large expanses of pedestrian level glazing separated by brick pilasters. Remaining facades contain parking structure grills and are not within public view. Facades visible from the modified drive aisle meet the transparent window requirement.  ( Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Staff Comment: Upper level windows are proposed to contain clear gazing.  N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays.  ( Standard: Where windows or storefronts occur, they must principally contain clear glazing. Staff Comment: Ground level windows are proposed to contain clear glazing.  ( Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Staff Comment: No tinted or reflective glazing is proposed.  ( Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Staff Comment: No untreated blank walls visible from public areas is proposed.  ( Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Staff Comment: Along the south, west, and east elevations the ground floor parking structure is visible however it is treated with architectural grills and follows the same architectural rhythm as the north façade with brick pilasters between individual openings. Landscaping is proposed at the base of the building along these facades to further soften the appearance.   ( Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Staff Comment: Along the south, west, and east elevations the ground floor parking structure is visible however it is treated with architectural grills and follows the same architectural rhythm as the north façade with brick pilasters between individual openings. Landscaping is proposed at the base of the building along these facades to further soften the appearance.  c. Building Roof Lines:  Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building.  ( Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff Comment: The rendering and elevation plans identify a variety of decks and modulating walls with step backs that reduce the building’s bulk. Roof lines vary with modulated parapet height. The roof line also varies at the top floor where the rooftop deck steps back.  d. Building Materials:  Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal.  ( Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Staff Comment: All materials continue on all sides and include consistent detailing.  ( Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Staff Comment: The building contains a combination of brick, large storefront windows, colored cementitious panels and siding, and metal panels   ( Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Staff Comment: The building contains a combination of brick, large storefront windows, colored cementitious panels and siding, and metal panels  ( Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades.  ( Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. Staff Comment: Cementitious and metal siding, storefront windows, and brick are durable consistent with urban development.  N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture.  N/A Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials.   Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. Staff Comment: The building contains material variations such as the use of masonry, panels, and glass.  6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F, Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required.  Compliance not yet demonstrated Standard: Signage shall be an integral part of the design approach to the building. Staff Comment: A sign package was not submitted with the application materials. Any future signage will require a separate sign permit. Signage will require compliance with the Signage standards outlined in Design District ‘D’.  Compliance not yet demonstrated Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Staff Comment: See comment above.  Compliance not yet demonstrated Standard: Corporate logos and signs shall be sized appropriately for their location. Staff Comment: See comment above.  Compliance not yet demonstrated Standard: Entry signs shall be limited to the name of the larger development. Staff Comment: See comment above.  Compliance not yet demonstrated Standard: Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Staff Comment: See comment above.  Compliance not yet demonstrated Standard: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Staff Comment: See comment above.   Compliance not yet demonstrated Standard: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Staff Comment: See comment above.  Compliance not yet demonstrated Standard: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Staff Comment: See comment above.  Compliance not yet demonstrated Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection G8 of this Section). Staff Comment: See comment above.  Compliance not yet demonstrated Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. Staff Comment: See comment above.  Compliance not yet demonstrated Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Staff Comment: See comment above.  6. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided.  Compliant if condition of approval is met 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: Sconces are shown on the elevation plan, however it cannot be determined if adequate lighting levels are provided. As a lighting plan was not submitted, staff recommends as condition of approval the applicant submit a lighting plan with the building permit application that adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and 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.  Compliant if condition of approval is met Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Staff Comment: See condition above.   Compliant if condition of approval is met Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Staff Comment: See condition above.  Compliant if condition of approval is met Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lightin g, etc.). Staff Comment: See condition above.   Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are met: Compliant if condition of approval is met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The City’s COR mapping system has identified a High Seismic Hazard Area and Regulated Slopes (slope less than 40-percent). The slopes are on the southern portion of the property that are essentially the banks of the Rolling Hills Creek. The City’s Critical Areas Regulations do not prescribe a buffer width or structure setback from Sensitive Slopes, but instead relies on professional geotechnical analysis to determine any warranted site specific buffers and/or setbacks. No special buffers or setbacks related to geotechnical hazards were recommended by the geotechnical engineer. The applicant’s geotechnical engineer did concur with the City’s mapping of the High Seismic Hazard Area designation on the subject property. The geotechnical report (Exhibit 10) provides two options and recommendations for the building’s foundation that would alter the subject property’s current International Building Code site classification (F) or High Seismic Hazard to site classification (D) or Low Seismic Hazard. The first recommended option is the use of a pile supported foundation, specifically auger-cast piles. Auger-cast piles are installed by continuously drilling down to the embedment depth (10-feet into the bedrock for this proposal) and then grout is injected into the hole as the auger is extracted. A steel bar is then inserted at the center of the pile and a steel cage is placed on the upper portion to provide lateral resistance. The report states auger-cast pile foundations mitigate liquefaction induced settlement and provide lateral resistance for the foundation during an earthquake. The second recommended option is to use a shallow foundation with an associated ground improvement. The report specifically analyzes spread footings with the use of lean concrete columns, GeoPiers, or grouted stone columns. The report states ground improvements used in conjunction with the spread footings can mitigate the effects of liquefaction by densifying the soil mass and dissipating excess pore pressures. The two options described above and their corresponding recommendations reflect the subject property’s High Seismic Hazard Area geologic features. SEPA mitigation measures were included with the environmental threshold determination that the project comply with the recommendations of the geotechnical report and any updated reports and that the geotechnical engineer reviews the construction and building plans to verify the recommendations and specifications are consistent with the geotechnical report. The SEPA mitigation measures are included as recommended conditions of the PUD approval.   Compliant if condition of approval is met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The City’s COR mapping system has identified a High Seismic Hazard Area and Regulated Slopes (slope less than 40-percent). The slopes are on the southern portion of the property that are essentially the banks of the Rolling Hills Creek. The City’s Critical Areas Regulations do not prescribe a buffer width or structure setback from Sensitive Slopes, but instead relies on professional geotechnical analysis to determine any warranted site specific buffers and/or setbacks. No special buffers or setbacks related to geotechnical hazards were recommended by the geotechnical engineer. The applicant’s geotechnical engineer did concur with the City’s mapping of the High Seismic Hazard Area designation on the subject property. The geotechnical report (Exhibit 10) provides two options and recommendations for the building’s foundation that would alter the subject property’s current International Building Code site classification (F) or High Seismic Hazard to site classification (D) or Low Seismic Hazard. The first recommended option is the use of a pile supported foundation, specifically auger-cast piles. Auger-cast piles are installed by continuously drilling down to the embedment depth (10-feet into the bedrock for this proposal) and then grout is injected into the hole as the auger is extracted. A steel bar is then inserted at the center of the pile and a steel cage is placed on the upper portion to provide lateral resistance. The report states auger-cast pile foundations mitigate liquefaction induced settlement and provide lateral resistance for the foundation during an earthquake. The second recommended option is to use a shallow foundation with an associated ground improvement. The report specifically analyzes spread footings with the use of lean concrete columns, GeoPiers, or grouted stone columns. The report states ground improvements used in conjunction with the spread footings can mitigate the effects of liquefaction by densifying the soil mass and dissipating excess pore pressures. The two options described above and their corresponding recommendations reflect the subject property’s High Seismic Hazard Area geologic features. SEPA mitigation measures were included with the environmental threshold determination that the project comply with the recommendations of the geotechnical report and any updated reports and that the geotechnical engineer reviews the construction and building plans to verify the recommendations and specifications are consistent with the geotechnical report. The SEPA mitigation measures are included as recommended conditions of the PUD approval.  Compliant if condition of approval is met Streams: The following buffer requirements are applicable to streams in accordance with RMC 4-3-050G.2: Type F streams require a 115-foot buffer, Type Np streams require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional 15-foot building setback is required from the edge of all stream buffer areas. Staff Comment: The COR mapping system identifies Rolling Hills Creek, currently classified as an Np water type, traversing from east to west along the southern portion of the property. The applicant submitted a stream study prepared by David Evans and Associates, dated June 19, 2017 (Exhibit 12) with the project application. The study delineates the stream’s Ordinary High Water Mark (OHWM) utilizing U.S. Army Corps and State Department of Ecology guidance. The study’s reconnaissance of the stream identified flows exiting a culvert approximately 250-feet east of the subject property, surface flowing along the southern portion of the property in channel widths of 7 to 9 feet wide with a bank full width of 12 to 13 feet wide, and then entering two culverts approximately 50-feet west of the subject property. Existing improvements near the stream include paved surface parking and an emergency vehicle access drive aisle approximately 7 to 25 feet from the OHWM and the existing theater building within 44-feet of the OHWM. The stream study finds no functional riparian buffer exists landward of the existing concrete curb located 7 to 25 feet from the OHWM and states the landward area qualifies as a nonregulated site separated from critical areas pursuant to RMC 4-3-050B.1.g. Staff agrees with the applicant’s assessment that no functional buffer exists within the paved and improved areas of the property and recommends the area landward of the emergency vehicle access road be designated as a nonregulated site separated from critical areas. There is currently no documented fish use in the stream’s reach on the subject property, however there is documented salmon in Springbrook Creek, a Type S water, which Rolling Hills Creek flows into downstream of the site. Additionally, WSDOT’s I-405 – SR 167 Interchange Direct Connector Project will improve fish passage within Rolling Hills Creek downstream of the subject property as part of the interchange improvements. While the existing paved improvements on the subject property prevent a functional buffer to the stream, a narrow buffer remains along the north bank separating the surface parking and emergency vehicle access and the south bank separating I-405. The applicant has proposed to remove and reconfigure surface parking abutting the northern bank to create additional functioning buffer and provide buffer enhancement within the existing buffer along the north bank. The applicant submitted a preliminary buffer enhancement plan (Exhibit 13) that provides riparian planting along the northern bank of the stream and installation of fencing to restrict access within the boundaries of the subject property. Due to the lack of functional buffer that can be provided on the project site as a result of the existing and required fire emergency access lane, a SEPA mitigation measure was provided on the environmental threshold determination that required the applicant to submit a final stream buffer enhancement plan that removes the existing asphalt south of the emergency vehicle access lane and install new riparian buffer planting where the existing surface parking is located. The final enhancement plan shall also provide refuse and invasive vegetation removal followed by riparian vegetation plantings along the remaining buffer area along both the north and south banks of Rolling Hills Creek on the subject property. Fencing and critical areas signage shall be provided to restrict access (with the exception of maintenance activities) to the stream buffer area. The SEPA mitigation measures are included as recommended conditions of the PUD approval. As shown on the tree retention plan (Exhibit 19), no trees within the stream buffer area are proposed to be removed. Many of the trees within existing stream buffer area have been topped due to overhead power lines that traverse the southern property. Therefore staff recommends as a condition of approval, the final buffer enhancement plan submitted with the construction plan include trees and other vegetation that are context sensitive to the powerline issue and that will require limited height pruning maintenance. The plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval.   Compliant if condition of approval is met Streams: The following buffer requirements are applicable to streams in accordance with RMC 4-3-050G.2: Type F streams require a 115-foot buffer, Type Np streams require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional 15-foot building setback is required from the edge of all stream buffer areas. Staff Comment: The COR mapping system identifies Rolling Hills Creek, currently classified as an Np water type, traversing from east to west along the southern portion of the property. The applicant submitted a stream study prepared by David Evans and Associates, dated June 19, 2017 (Exhibit 12) with the project application. The study delineates the stream’s Ordinary High Water Mark (OHWM) utilizing U.S. Army Corps and State Department of Ecology guidance. The study’s reconnaissance of the stream identified flows exiting a culvert approximately 250-feet east of the subject property, surface flowing along the southern portion of the property in channel widths of 7 to 9 feet wide with a bank full width of 12 to 13 feet wide, and then entering two culverts approximately 50-feet west of the subject property. Existing improvements near the stream include paved surface parking and an emergency vehicle access drive aisle approximately 7 to 25 feet from the OHWM and the existing theater building within 44-feet of the OHWM. The stream study finds no functional riparian buffer exists landward of the existing concrete curb located 7 to 25 feet from the OHWM and states the landward area qualifies as a nonregulated site separated from critical areas pursuant to RMC 4-3-050B.1.g. Staff agrees with the applicant’s assessment that no functional buffer exists within the paved and improved areas of the property and recommends the area landward of the emergency vehicle access road be designated as a nonregulated site separated from critical areas. There is currently no documented fish use in the stream’s reach on the subject property, however there is documented salmon in Springbrook Creek, a Type S water, which Rolling Hills Creek flows into downstream of the site. Additionally, WSDOT’s I-405 – SR 167 Interchange Direct Connector Project will improve fish passage within Rolling Hills Creek downstream of the subject property as part of the interchange improvements. While the existing paved improvements on the subject property prevent a functional buffer to the stream, a narrow buffer remains along the north bank separating the surface parking and emergency vehicle access and the south bank separating I-405. The applicant has proposed to remove and reconfigure surface parking abutting the northern bank to create additional functioning buffer and provide buffer enhancement within the existing buffer along the north bank. The applicant submitted a preliminary buffer enhancement plan (Exhibit 13) that provides riparian planting along the northern bank of the stream and installation of fencing to restrict access within the boundaries of the subject property. Due to the lack of functional buffer that can be provided on the project site as a result of the existing and required fire emergency access lane, a SEPA mitigation measure was provided on the environmental threshold determination that required the applicant to submit a final stream buffer enhancement plan that removes the existing asphalt south of the emergency vehicle access lane and install new riparian buffer planting where the existing surface parking is located. The final enhancement plan shall also provide refuse and invasive vegetation removal followed by riparian vegetation plantings along the remaining buffer area along both the north and south banks of Rolling Hills Creek on the subject property. Fencing and critical areas signage shall be provided to restrict access (with the exception of maintenance activities) to the stream buffer area. The SEPA mitigation measures are included as recommended conditions of the PUD approval. As shown on the tree retention plan (Exhibit 19), no trees within the stream buffer area are proposed to be removed. Many of the trees within existing stream buffer area have been topped due to overhead power lines that traverse the southern property. Therefore staff recommends as a condition of approval, the final buffer enhancement plan submitted with the construction plan include trees and other vegetation that are context sensitive to the powerline issue and that will require limited height pruning maintenance. The plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval.  ( Flood Hazard / Floodplain: New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above base flood elevation. Development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain. If grading or other activity will reduce the effective storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can be made to assure that the effective compensatory storage volume will be preserved over time. Staff Comment: The Flood Hazard Data Survey (Exhibit 14) indicates the base flood elevation for the site is 27.6-feet. The finished floor elevation is greater than one-foot above base flood elevation. Additional flood protection requirements would be reviewed for compliance with the building code during the building permit process. The existing floodplain storage volume on the site is 32,108 square feet. Following construction of the proposed improvements, the floodplain storage volume would increase to 34,688 cubic feet. As there is no reduction in in effective base flood storage volume, no compensatory storage is needed. The applicant’s habitat assessment component of the stream study (Exhibit 12) has determined that the State Departments of Natural Resources and Fish and Wildlife have no documentation of rare plants, animals, or habitats within the subject property or within a one-mile radius. The assessment provides a finding of no effect on the following listed status species under the jurisdiction of the National Marine Fisheries Service and U.S. Fish and Wildlife Service: Bull Trout; Marbled Murrelet; Yellow-Billed Cuckoo; Streaked Horned Lark; and North American Wolverine  I. CONCLUSIONS: The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 21. The subject site is located in the Commercial Office (CO) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 22. The proposed development complies with use provisions of the CO zoning designation related to: the required Planned Urban Development (PUD) land use review process; the proximity to a mass transit facility; a mixed use building with minimum 15-foot floor to ceiling heights and 30-foot depth requirements for the building’s ground floor; structured parking provided for each individual apartment unit; and separation from adult retail/entertainment uses, provided the applicant complies with City Code and conditions of approval, see FOF 22. The proposed development complies with PUD applicability criteria provided the applicant complies with City Code and conditions of approval, see FOF 23. The proposed development complies with PUD decision criteria provided the applicant complies with City Code and conditions of approval, see FOF 24. The proposed development would provide utility services, emergency services, and other infrastructure improvements sufficient for the development provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 25. The proposed development complies with PUD development standards provided the applicant complies with City Code and conditions of approval, see FOF 26. The proposed development complies with Urban Design District D overlay regulations provided the applicant complies with City Code and conditions of approval, see FOF 27. The proposed development complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 28. Key features, which are integral to this project include a modified drive aisle section providing the building a street presence and potential for a lively pedestrian experience with street trees, 12-foot wide sidewalk with street furniture, and on-street parking; ground floor space constructed to commercial standards with minimum floor to ceiling heights of 15-feet and depths of at least 30-feet; a prominent pedestrian corridor connecting to the South Renton Park and Ride facility that provides buffering and adequate separation from vehicles; and an open space program that includes features and furnishings such as seating, active play areas, art, and water feature that reflect the high quality design of the building. J. RECOMMENDATION: Staff recommends approval of the VIA 405 Apartments, File No. LUA17-000237ECF,PPUD, as depicted in Exhibit 4, subject to the following conditions: The applicant shall comply with the following mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated August 14, 2017. The project shall comply with the recommendations of the geotechnical report, prepared by Golder Associates dated March 20, 2017, or a future addendum to the subject report. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). The applicant shall submit a final stream buffer enhancement plan, prepared by a qualified professional, with the construction permit application for review and approval by the Current Planning Project Manager. To provide a functional lift to the existing buffer, the applicant shall remove the existing asphalt south of the emergency vehicle access lane and provide new riparian buffer planting where the existing surface parking is located. The final enhancement plan shall also provide refuse and invasive vegetation removal followed by riparian vegetation plantings along the existing buffer area adjacent to both the north and south banks of Rolling Hills Creek on the subject property. Fencing and critical areas signage shall be provided to restrict access (with the exception of maintenance activities) to the stream buffer area. The stream buffer enhancement shall be monitored to ensure performance for 5-years and backed by a surety device sufficient to guarantee that structures, improvements, and mitigation required perform satisfactorily for a minimum of five (5) years after installation has been completed. The applicant shall prepare an acoustical study to determine whether additional sound attenuation or acoustical architectural measures are necessary to mitigate the impacts of the freeway noise generated by the abutting I-405. The study shall be submitted with the Final Planned Urban Development application for review and approval by the Current Planning Project Manager prior to Final PUD approval. The applicant shall submit a revised the floor plan with the Final PUD application that provides at least one (1) parking space for each proposed dwelling within the attached structured parking facility. Each residential unit shall be assigned at least one (1) parking space as noted by its corresponding apartment number painted on each individual space. The revised floor plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. The applicant shall submit a revised landscape plan with the construction permit application that provides the City’s 4’ x 8’ tree grate with minimum 2-foot tree pit standard for the street trees to be planted in the modified drive aisle. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. The applicant shall submit a revised arborist report with the construction permit application that details best practices for construction activities and improvements within the retained trees drip lines. The report shall also identify when it is necessary for the certified arborist to be onsite do observe construction activities and ensure the retained trees are well protected. The revised arborist report shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. The applicant shall submit a final arborist report after the completion of the construction work around the retained trees. The report shall verify the construction activities were completed in a manner that best protected the trees and provide any long term care and maintenance specifications for their care. The final report shall be submitted to the Current Planning Project Manager for review and approval prior to the applicant scheduling the final landscaping inspection. The applicant shall submit a revised tree retention plan that identifies the retention of the one (1) remaining significant tree onsite, or provides alternative locations for the required 12 caliper inches of replacement, or provides a fee in-lieu payment into the City’s Urban Forestry Program for the one (1) replacement tree. The revised tree retention plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. The applicant shall submit a separate detailed plan set identifying the location and screening provided for all surface and roof top utility/mechanical equipment with the building permit application. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. The applicant shall provide the required number of parking spaces (vehicle and bicycle) on or offsite that correspond to the ultimate use of the ground floor commercial space at the time of the tenant improvement building permit application. Any offsite parking to be provided for ground floor uses shall be secured via a joint use parking agreement per the requirements set forth in RMC 4-4-080 and a parking study prepared by a qualified professional that provides analysis that the offsite surface parking contains adequate overflow capacity that could be used be used by the VIA 405 commercial tenants. The applicant shall submit a revised floor and site plan that details individual parking space dimensions with the Final PUD application. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Any deviations to space and/or aisle dimensions or compact space limitations would be a minor modification to the FPUD decision. The applicant shall submit a revised floor plan with the building permit application that provides bicycle parking details meeting the standards of RMC 4-4-080 for attached dwellings. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Any deviations to the dimensional standards would be a minor modification to the FPUD decision. The applicant shall submit fencing/wall cut sheets and details with the building permit application. Fencing surrounding the active open space area shall be made of high quality material that complements the architecture of the building and the urban design of the development’s proposed pedestrian area and modified drive aisle. Maximum height of the fence will be determined as a component of the detailed review of the active/pedestrian open space area. Fencing/wall cut sheets and details shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. The applicant shall submit a revised landscape plan with the construction permit application to include a minimum of three (3) bicycle racks and two (2) refuse receptacles aligned with the street trees on the modified drive aisle street section. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. The applicant shall submit a revised pedestrian corridor/connection plan with the FPUD application that widens the planter strips on both sides of the pedestrian connection from the building to S Grady Way to a minimum of 5-feet in width with tree, shrubs, and groundcover planted along its entirety. The plan shall also provide street furniture such as seating, pedestrian level lighting, and refuse receptacles along the connection. The plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. The applicant shall submit a revised pedestrian corridor/connection plan with the FPUD application that provides a concrete delineated pathway from the subject property to Uwajimaya shown in the current alignment. The revised plan shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. The applicant shall submit detailed programming plans for each open space/recreation area with the FPUD application. The open space program plan shall provide details of intended use, street furniture, landscaping, and other furnishings provided by the applicant. Additionally, the plans shall provide screening via architectural feature and/or landscaping for the third floor south patio and rooftop deck to provide privacy and noise attenuation from I-405 vehicle traffic. The open space program plan shall be reviewed by the Current Planning Project Manager prior to FPUD approval. The applicant shall submit revised floor plans with the FPUD application that provides details and dimensions of each unit’s private open space. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Any modifications to the private open space standards with regard to dimensional standards or substituting additional common open space as permitted by RMC 4-9-150E.2 would be a minor modification to the FPUD decision The applicant shall provide cut-sheets and material details of the proposed louver screens and green screen system for the ground floor structured parking with the building permit application. The landscape plan shall also provide evergreen plantings along all landscaped areas abutting the ground floor parking area. The cut sheets and landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. The applicant shall submit cut-sheets with the final landscape plan to be submitted with the building permit application that provides details for the planter pots along modified drive aisle and pedestrian courtyard such as size and material composition. The cut-sheets shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. The applicant shall submit revised elevation plans with the building permit application that contain details identifying compliance with weather protection dimensional standards of RMC 4-3-100E.3; Pedestrian Amenities. The revised plans shall be reviewed by the Current Planning Project Manager prior to building permit approval. The applicant shall submit a lighting plan with the building permit application that adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and 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. The plan shall be reviewed by the Current Planning Project Manager prior to building permit approval. The final buffer enhancement plan required to be submitted with the construction plan per SEPA mitigation #3 shall include trees and other vegetation that are context sensitive to the overhead powerline issue and that will require limited height pruning maintenance. The plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval.