HomeMy WebLinkAboutFire Station 15 Ltr & Decision . �
Denis Law Mayor
�
City Clerk-Jason A.Seth,CMC
December 8, 2017
Mary Lux
Schreiber Stariing Whitehead Architects
9015th Avenue
Seattle, WA 98164
Subject: Hearing Examiner's Final Decision
RE: Fire Station 15 (LUA-17-000632)
Dear Ms. Lux:
Enclosed please find the Hearing Examiner's Final Decision dated December 7, 2017.This
document is immediately available:
• Electronically online at the City of Renton City Clerk Division website at
www.rentonwa.�ov/citvclerk. Click the "Hearing Examiner Decisions" link on the
right side of the screen located under the section titled, "Helpful Links." The
Hearing Examiner Decisions are filed by year and then alphabetical order by
project name.
I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you.
Sincerely,
�
son A. eth, CMC
City C�erk
cc: Hearing Examiner
Clark Close,Senior Planner
Matthew Herrera,Senior Planner
Jennifer Henning, Planning Director
Brianne Bannwarth, Development Engineering Manager
Craig Burnell,Building Official
Katie Buchl-Morales,Secretary, Planning Division
Julia Medzegian,City Council Liaison
Parties of Record(2)
1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov
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g BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
9
10 Fire Station 15
11 Admin Site Plan, Street Modification and FINAL DECISION
I Z Conditional Use Permit
13 LUA17-000632, ECF, CU-H, SA-A, MOD
14
15 Summary
16 The City of Renton is requesting conditional use permit, site plan review and street modification
1� approval to build a new fire station (Fire Station 15) at 1404 N 30th St. in the Kennydale
neighborhood. The applications are approved subject to conditions.
18
19 Testimony
20 Clark Close, City of Renton Senior Planner, summarized the proposal. In response to examiner
questions, Mr. Clark confirmed that the proposed parking in the R6 portion of the project site is
21 authorized in the R6 zone. The nearest residences are located to the north within about a thousand
22 feet, composed of single-family residences. In terms of noise, there are other calls for service in the
area already. Mr.Close noted that the exhibit addressing the street modification specifically identifies
23 the parameters of the requested modification.
24 Exhibits
25 The November 21,2107 Staff Report Exhibits 1-22 identified at page 2 of the Staff Report itself were
26 admitted into the record during the hearing. In addition, the following exhibits were admitted during
the hearing.
CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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2 Exhibit 23 Staff PowerPoint
Exhibit 24 COR Maps
3 FINDINGS OF FACT
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Procedural:
5
6 1. Applicant. City of Renton.
7 2. Hearin .The Examiner held a hearing on the subject application on November 21,2017 at 11:00
g am in the City of Renton Council Chambers.
9 Substantive:
10 3. Project Description. The City of Renton is requesting conditional use permit, site plan review
11 and street modification approval to build a new fire station(Fire Station 15)at 1404 N 30th St. in the
Kennydale neighborhood. The project site is composed of a 1.09 acre vacant parceL The parcel
12 is currently a split zoned parcel. The project is proposing to share an access drive along the west side
of the property with the new reservoir and a second driveway would be located closer to the east
13 property line for fire truck exiting. The site slopes from north to south from approximately 226 feet
to 208 feet(18 feet).The site is located within the Wellhead Protection Area Zone 2. Construction of
14 the fire station would begin in February 2018 and end on December 2018. Exterior improvements
15 �nclude parking, driveways, landscaping,pedestrian sidewalks, and stormwater improvements.
16 Pursuant to Renton Municipal Code (RMC) 4-9-250D,the applicant is requesting an Administrative
Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, for
17 N 30th St to reduce the amount of right-of-way dedication and waive the frontage improvement
requirements along the minor arterial street. The applicant is also requesting an Administrative
18 Modification from RMC 4-4-080I.3, Driveway Width Maximums Based upon Land Use, for the
19 driveway from the fire station garage to N 30th St.
20 4. Adequacv of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
21
A. Water and Sewer Service. Water and sewer will be provided by the City of Renton.
22
23 B. Fire and Police.Police and Fire Prevention Staff indicate that sufficient resources exist to furnish
services to the proposed development.
24
25 The addition of a new fire station would provide improved fire and emergency service response
times in the Kennydale neighborhood and Renton Regional Fire Authority service area. This is
26 expected to relieve some of the current loads placed on other RRFA Fire Stations in the district.
CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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2 C. Drainaee. The applicant's Preliminary Drainage Plan and Technical Information Report (TIR)
(Ex. 14) demonstrates compliance with the 2009 King County Surface Water Design Manual
3 and the 2010 City of Renton Amendments thereto. There is an existing 12-inch piped
4 conveyance system that flows from east to west along N 30th St frontage. There are two (2)
type 1 catch basins along the project frontage that drain to this conveyance system. One is near
5 the site's southeast corner and the other is located near the site's southwest corner.
6 D. Parks/Open Saace. City development standards do not require any set-asides or mitigation for
� parks and open space for the proposed use.
g E. Transportation and Circulation. Access to the site is proposed via N 30th St. A trip generation
9 memorandum was submitted with the site plan application, prepared by Transpo Group (dated
July 11, 2017; Exhibit 15). The proposed use is considered a low generator of vehicular traffic
10 with approximately 46 daily vehicle trips. This would include 14 trips occurring during the AM
peak hour and 8 trips occurring during the PM peak hour. It is anticipated that temporary
11 impacts to traffic would result from the proposed project during construction and staff have
determined that no off-site traffic mitigation is necessary.
12
13 The applicant is proposing to conform to a modified minor arterial street standard along N 30th
St through a requested street modification from RMC 4-6-060F.2, Minimum Design Standards
14 for Public Streets and Alleys. In addition, the applicant is also requesting an Administrative
Modification from RMC 4-4-080I.3, Driveway Width Maximums Based upon Land Use, to
15 increase the width of the driveway by 6 feet (6') to allow fire trucks to safely and efficiently
16 enter and exit the fire station garage as necessary to provide emergency response services. See
FOF 22, Street Modification Analysis for more information.
17
City staff have determined that the proposed development is expected to provide for safe and
I S efficient pedestrian, bicycle and vehicle circulation if all conditions of approval are complied
with. All vehicular access entering the property would be limited to a 20-foot wide driveway
19 approach that widens to 24 feet through the public parking area and beyond the patio area on the
20 west side of the building, before narrowing down to 16 feet near the northwest corner of the
building through the start of the water reservoir portion of the site. A second 36-foot wide
21 driveway would be provided closer to the east property line for fire truck exiting. The two
driveway locations would minimize access conflicts between existing and proposed driveways.
22 Additionally, service elements (trash/recycling) would be located behind the building, adjacent
to the surface parking spaces, to reduce impacts on pedestrian movements at the front of the
23 building. The applicant is also proposing a common 4'-6" wide concrete sidewalk pedestrian
24 connection between the building's main entrance and the N 30th St and the public parking area
(Exhibit 3) for additional pedestrian safety.
25
The applicant has designed the driveway isle, at the rear of the building, to be used for refuse
26 and recycling pick-up,a loading and unloading area,and delivery area. The loading and delivery
CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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area would be separated from the onsite dedicated pedestrian walkways located at the front of
2 the building.
3
A park and ride lot is located at the Kennydale United Methodist Church. The lot is open from
4 5 AM to 7 PM and it serves King County Metro routes 111, 167, 342, 952 and Sound Transit
5 route 560.
6 F. Parkin . The applicant is proposing two (2)public parking spaces, an ADA parking space and a
general parking space, along the west side of the new structure. At the rear of the lot, the
� applicant is proposing 10 standard fire fighter parking stalls on the north side of the building,
g between the fire station and the reservoir. These stalls would only be accessible through a
sliding security gate that restricts access beyond the public parking area to the west of the
q building. Staff determined that the designated parking spaces and proposed locations provide
adequate parking for both fire fighters and the general public. No additional off-site or onsite
10 parking spaces is recommended.
11 per RMC 4-4-080F.l l.a bicycle parking spaces are required at 10 percent (10%) of the number
12 of required off-street parking spaces. The applicant is proposing one(1)bicycle rack at the front
of the building with up to two (2) bicycle parking spaces. As there are no vehicular parking
13 requirements specified in RMC for a fire station,stafffinds one bicycle rack sufficient to comply
with bicycle facilities.
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15 5. Adverse Impacts. As conditioned, there are no significant adverse impacts associated with the
project. Specific issues related to impacts are discussed below.
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A. Compatibilitv. The proposal is moderately compatible with surrounding residential use.
17 Surrounding uses are a mix of residential and commercial use with a new reservoir to be
constructed immediately to the north. The sound of fire engines responding to 1,000 service calls
1 g per year is not ideal, but the noise is mitigated as much as reasonably practicable as outlined in
19 Finding of Fact No. 5(E) below. Compliance with the City's tree retention and landscaping
standards, as outlined in Findings of Fact No. 5(B) and (C) below provide for aesthetic
20 compatibility with the residential uses by providing for a significant amount of screening and
aesthetic enhancements. Views from surrounding properties would be altered with the proposed
21 development. However, the proposed fire station would be architecturally compatible with the
surrounding environment in terms of bulk and scale, exterior materials, and color if all conditions
22 are met as the tallest point of the professionally designed building would be less than 24 feet in
23 height(Exhibits 7 and 9). The proposed structure would not block view corridors to shorelines or
Mt. Rainier.
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B. Tree Retention.As conditioned,the proposal will satisfy the City's tree retention requirements. A
25 Tree Retention/Tree Inventory Plan was prepared by HBB Landscape Architecture (dated August
18, 2017; Exhibit 10) and a Level 2 Tree Assessment Report was prepared by Urban Forestry
26 Services,Inc. (dated September 13,2017; Exhibit 16).The 1.09-acre site is largely open lawn with
CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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a total of 32 fruit and ornamental trees. The predominant species, included black locust(Robinia
2 pseudoacacia), flowering plum(Prunus cerisifera form),and various fruit trees.The tree structures
range from fair to poor with many of the trees ranked with a present value of low. None of the
3 surveyed trees were considered hazardous.
4 According to the Tree Assessment Report, most of the trees are recommended for removal by
5 reason of construction impacts. The significant trees range in size from 7.2 to 24 DBH. Many of
the trees surveyed by the arborist fall below Renton's significant tree size thresholds to be
6 considered for tree retention, as a result there are only a total of 21 significant trees onsite. The
applicant is required to retain 10 percent (10%) of the trees located within the commercial
� neighborhood portion and 30 percent (30%) of the trees located within the residential portion of
g the site that are not located within the proposed rights-of-way or access easements. Of the 21
significant trees within the project area, the applicant is proposing to retain one (1)tree out of the
9 required six(6)retention trees onsite.As a result,the applicant is proposing to replant the existing
lot with seven(7)trees on the fire station portion of the lot and 49 trees on the reservoir portion of
10 the lot to comply with the tree retention requirements of the code. The replacement trees on the
fire station site include the following: bloodgood Japanese maple, Firestarter�tupelo and western
11 red cedar.
12 C. Landsca in A conce tual landsca e lan with irri ation was submitted with the
P—�• P P p g project
13 application (Exhibit 10) establishing compliance with the City's landscaping standards. The
conceptual landscape plan illustrates materials that would be used to enhance the visual character
14 of the building.Together the retained and new landscaping would consist of a variety of vegetation
along the property edges and around the structures to help create human scale, add visual interest
15 along the building fa�ades and provide a transition between the fire station and the Kennydale
16 Reservoir or the fire station and the abutting residential zoned properties to reduce noise and glare
and maintain privacy.
17
The fire station landscape plan proposes seven(7)new trees including bloodgood Japanese maple,
18 Firestarter� tupelo, and western red cedar at either 2-inch caliper or 6 to 8 feet in height and 50
emerald green arborvitae. Shrubbery includes: vine maple, Oregon grape, red flowering currant,
19 daisy bush, compact burning bush, gold coast juniper, longleaf mahonia, knock out rose, kelseyi
20 dogwood, and firepower heavenly bamboo. Groundcover includes: salal, gro-low fragrant sumac,
golden Japanese forest grass, soft rush, little bunny fountain grass,Mt. Vernon English laurel,and
21 sod lawn.
22 The landscape plan includes ten-foot (10') wide fully sight-obscuring landscaped visual barrier
along the abutting residential property to the west, a fifteen-foot (15') wide partially sight-
23 obscuring landscaped visual barrier to the residential property to the east and a ten-foot(10')wide
24 landscaped visual barrier between the fire fighter surface parking and the reservoir retaining wall
to the north. In addition, the landscape plan also contains planting areas in the front yard setback
25 and around the building. Other important site features include hardscape,lighting,patios,retaining
wall, fences, bike rack, and a flagpole that would be incorporated throughout the site plan. The
26 landscape plan should also include site furniture for public outdoor seating (bench, ledge, etc.) to
enhance the open space. At the time of building permit submittal,a detailed landscape plan would
CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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be submitted to, and approved by, the Current Planning Project Manager prior to engineering
2 permit approvaL A condition of approval requires that the applicant provide a final detailed
landscape plan to be reviewed and approved by the Current Planning Project Manager prior to
3 construction permit approval.
4
5 D. Critical Areas. The only critical areas on-site is Well Head Protection Area Zone 2. The overall
purpose of the aquifer protection regulations is to protect aquifers used as potable water supply
6 sources by the City from contamination by hazardous materials. The fire station parking portion
of the lot is proposed to be permeable pavement that would have an underlying layer of water
� quality treatment media such as treatment soil or sand filtering media. The asphalt driveway
g accessing the parking lot and reservoir would be directed to a storm filter catch basin system,with
two (2) 18-inch filter cartridges.
9
Approximately 350 cubic yards of fill would be brought to the fire station site. Such fil(would be
10 used for the structural needs of the building and would be obtained from approved local fill
sources. Since fill is proposed for project development, a fill source statement would be required
� 1 to be submitted to the City to ensure clean fill is used. The fill source statement shalt be submitted
12 with the construction permit application. Impacts to the Wellhead Protection Area are not
anticipated as a result of the subject project,provided the City of Renton codes are complied with.
13
14 E. Noise, Li�ht and Glare. Noise, light and glare have been mitigated to the extent reasonably
practicable. Sirens and lights would be directed toward the N 30th St to minimize noise to adjacent
15 properties. Landscape plantings and building elevation changes onsite are anticipated to reduce
16 light and glare to adjacent properties. Onsite lighting would be shielded to limit light spill to
adjacent properties. The fire station would have minor car traffic to and from the site, except at
1� the once daily shift change, when six (6) cars would be arriving or departing from the site within
a limited timeframe. Two parking stalls are provided at the front of the site for the general public.
18 Fire truck engine noise and siren noise would occur on demand as service calls occur.
19 The fire station would have exterior lighting for security and safety at the rear apron/parking area
20 and at the front apron. These lights would operate from dusk to dawn and would use sharp cut-off
fixtures to limit light pollution from the site. With muted exterior materials and minima( glazing,
21 no glare is anticipated by the development of the fire station or its operation.
22
23 Conclusioos of Law
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1. Authority. City government facilities reyuire a hearing examiner conditional use permit in all
25 zones as identified in RMC 4-2-060. RMC 4-8-080(G) classifies hearing examiner conditional use
2C applications as Type III permits when Hearing Examiner review is required. Site plan review is
required for all development in the CN zone by RMC 4-9-200(B)(2)(a). In the absence of the
CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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conditional use permit application, no Hearing Examiner review would be required for the site plan
2 and it would be classified as a Type II permit by RMC 4-8-080(G). RMC 4-8-080(G) also classifies
3 modification review as Type I review. RMC 4-8-080(C)(2) requires consolidated permits to each be
processed under "the highest-number procedure". The conditional use, site plan and modification
4 applications are consolidated. The Type III conditional use review is the"highest-number procedure"
5 and therefore must be employed for the consolidated conditional use, site plan and modification
review. As outlined in RMC 4-8-080(G), the hearing examiner is authorized to hold hearings and
6 issue final decisions on Type III applications subject to closed record appeal to the Renton City
Council.
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g 2. Zonin /�prehensive Plan Desi�nations.Approximately the first 120 feet of the property from
N 30th St is located within the Commercial Neighborhood (CN) zoning classification and the
9 remainder is in the R6 zone. Only a portion of the project parking lot is located within the R6 zoning
10 classification and the remainder of the proposed improvements are located within the CN zoning
classification. The comprehensive plan map designations are Residential High Density (RHD) and
11 Residential Medium Density(RMD).
12 3. Review CriterialStreet Modification. Conditional use criteria are governed by RMC 4-9-030(C).
13 Site plan review criteria are governed by RMC 4-9-200(E). All applicable criteria are quoted below
in italics and applied through corresponding conclusions of law. The application for street
14 modifications as detailed in Finding of Fact No. 3 meets all applicable code criteria for the reasons
15 outlined in Finding of Fact No. 22 of the staff report. All findings in Finding of Fact No. 22 are
adopted by reference as findings of this decision.
16
Conditional Use
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The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following
1 g factors for all applications:
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RMC 4-9-030(C)(1): Consistency with Plans and Regulations: The proposed use shall be
24 compatible with the general goals, objectives,policies and standards of the Comprehensive Plan, the
21 zoning regulations and any other plans,programs, maps or ordinances of the Ciry of Renton.
22 4. The proposal is consistent with the comprehensive plan as outlined in Finding 16 of the Staff
report, adopted and incorporated by this reference as if set forth in full. The proposal is consistent with
23 all applicable zoning and other development standards as outlined in Finding 17 of the Staff report,
adopted and incorporated by this reference as if set forth in full.
24
25 RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the
detrimental overconcentration of a particular use within the City or within the immediate area of the
26 proposed use. The proposed location shall be suited for the proposed use.
CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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5. The parcel is well suited for its intended use. The parcel was selected by the Applicant because
2 it was located on an arterial street with quick access to both the Kennydale neighborhood and access
3 to I-405. The new fire station would also improve overall fire department service to the City of Renton
as a whole. The proposed use supports growth and needed facilities for the City of Renton and
4 specifically for the Kennydale neighborhood area. There is also no overconcentration of fire stations
5 in the area, as the parcel was specifically selected as an area in need of additional fire infrastructure.
6 RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location
shall not result in substantial or undue adverse effects on adjacent property.
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6. As determined in Finding of Fact No. 5 and as conditioned,"there are no significant adverse
g impacts associated with the proposal, so it will not result in substantial or undue adverse effects on
9 adjacent property.
10 RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and
11 character of the neighborhood.
12 7. As determined in Finding of Fact No. 5(A), the proposal is compatible with surrounding uses.
13 RMC 4-9-030(C)(5): Parking:Adec�uate parking is, or will be made, available.
14 g, The proposal will be served with adequate parking as identified in Finding of Fact No. 4.
15 �C 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and
16 shall mitigate potential effects on the surroa�nding area.
1� 9. As determined in Finding of Fact No. 4(E), the project will not have a significant impact on the
1 g general traffic in the vicinity and the proposal provides for safe and efficient pedestrian and vehicular
circulation.
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RMC 4-9-030(C)(7): Noise, Light and G[are: Potential noise, light and glare impacts from the
20 proposed use shall be evaluated and mitigated.
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10. As stated in FOF 5(E), no significant impacts from noise, light or glare are anticipated. This
22 criterion is satisfied.
23 RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by
24 buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
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1 l. Tree replacement and landscaping would be provided for throughout the site including trees,
26 bushes,rocks and groundcover.
CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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Site Plan
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RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
3 compliance with the following:
4 a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
5 including.•
6 i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies,
� especially those of the applicable land use designation; the Community Design Element; and any
applicable adopted Neighborhood Plan;
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ii. Applicable land use regulations;
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iii. Relevant Planned Action Ordinance and Development Agreements; and
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11 iu Design Regulations:Intent and gz�idelines of the design regulations located in RMC 4-3-100.
12 12. As discussed in Conclusion of Law No. 4, as conditioned, the proposal is consistent with the
City's comprehensive plan, as well as development and design regulations. The proposal does not
13 qualify as a Planned Action Ordinance, as outlined at Finding No. 21 of the Staff Report. The project
location does not fall within one of the four (4) possible design districts nor does RMC 4-2-115
14 Residential Design and Open Space Standards apply, see applicability.
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RMC 4-9-200(E)(3)(b): Off-Site I`ttpacts: Mitigation of impacts to si�rrounding properties and
16 uses, including:
1� i. Structures:Restricting overscale structures and overconcentration of development on a particular
1 g portion of the site;
19 ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent properties;
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21 iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop
equipment, loading areas, and refuse and recyclables to minimize views from surroundingproperties;
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iv. Views: Recognizing the public benefit and desirabiliry of maintaining visual accessibility to
23 attractive natural features;
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v. Landscaping: Using landscaping to provide transitions between development and surrounding
25 properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the
26 project; and
CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive
2 brightness or glare to adjacent properties and streets.
3 13. The fire station proposal would not be an overscale structure as the proposal does not exceed
4 maximum height, lot coverage, and setback requirements of the CN zone. As determined in Finding
of Fact No. 5, no lighting or view impacts are anticipated and landscaping is effectively used to
5 protect adjoining properties from noise and glare and to maintain privacy and enhance the appearance
of the project. This criterion is satisfied.
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� RMC 4-9-200(E)(3)(c): On-Site Irrepacts:Mitigation of impacts to the site, inclarding:
g i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing
and orientation;
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ii. Structure Scale: Consideration of the scale of proposed stra�ctures in relation to natural
10 characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and
11 vehicle needs;
12 iii. Natural Features:Protection of the natural landscape by retaining existing vegetation and soils,
13 using topogz•aphy to redasce undue cutting and itlling, and limiting impervious surfaces; and
14 iu Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shacle
and privacy where needed, to define and enhance open spaces, and generally to enhance the
15 appearance of the project. Landscaping also includes the design and protection of planting areas so
16 that they are less susceptible to damage from vehicles or pedestrian movements.
1� 14. As proposed and conditioned,native and planted landscaping has been well designed to provide
for privacy and noise reduction. There is nothing in the record to reasonably suggest that the scale,
18 spacing and orientation of the project could be modified to provide for more privacy and noise
reduction without unreasonably interfering with the objectives of the facility. The scale of the facility
19 �,ill not create any adverse impacts as previously discussed and is compatible with vehicle and
20 pedestrian circulation as determined in Finding of Fact No. 4(E). In addition, there is nothing in the
record to reasonably suggest that the scale of the project is incompatible with sunlight, prevailing
21 winds or natural characteristics. The criterion is met.
22 RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all
users, inclz�ding:
23
24 i.Location and Consolidation:Providing access points on side streets or frontage streets rather than
directly onto arterial streets and consolidation of ingress and egress points on the site and, when
25 feasible, with adjacent pYoperties; �
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CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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ii.Internal Circulation:Promoting safety and efficiency of the internal circulation system, including
2 the location, design and dimensions of vehicular and pedestrian access points, drives, parking,
3 turnarounds, walkways, bikeways, and emergency access ways;
q, iii.Loading and Delivery:Separating loading and delivery areas from parking and pedestrian areas;
5 iv. Transit and Bicycles:Providing transit, carpools and bicycle facilities and access; and
6 v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
� buildings,public sidewalks and adjacent properties.
8 15. The proposal provides for adequate and safe access and circulation as required by the criterion
above for the reasons identified in Finding of Fact No. 4(E).
9
�� RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project
focal points and to provide adequate areas for passive and active recreation by the occupants/users
11 of the site.
12 16. No open space is required for this use
13
RMC 4-9-200(E)(3)(t): Views and Public Access: When possible, providing view corridors to
14 shorelines and Mt. Rainier, and incorporating public access to shorelines.
I S 17. There are no view corridors to shorelines or Mt. Rainier affected by the proposal.
16 �C 4-9-200 E 3 Natural S sterns:Arran in ro ect elements to rotect existin natural
� )� )�g)� Y S gP .1 P g
17 systems where applicable.
1 g 18. There are no natural systems at the project site.
19 RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
20 facilities to accommodate the proposed use.
21 19. The project is served by adequate services and facilities as determined in Finding of Fact No.
22 4.
23 RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
and estimated time frames,for phased projects.
24
20. No phasing is proposed.
25
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CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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DECISION
2
As conditioned below, the conditional use, street modification and site plan applications are
3 consistent with all applicable development standards for the reasons identified in the Conclusions of
4 Law above and are approved:
5 1. The applicant shall comply with the mitigation measures issued as part of the Determination
of Non-Significance Mitigated, dated October 30, 2017.
6 2. The applicant shall provide a final detailed landscape plan for review and approval by the
� Current Planning Project Manager prior to construction permit approval.
g 3. The applicant shall provide a revised architectural site plan identifying all utility equipment
and screening. The architectural site plans shall be reviewed and approved by the Current
9 Planning Project Manager prior to construction permit approval.
10 4. The applicant shall provide a lighting plan that adequately provides for public safety without
casting excessive glare on adjacent properties. Pedestrian scale and down-lighting shall be
I 1 used in all cases to assure safe pedestrian and vehicular movement. The lighting plan shall
be submitted with the construction permit application to be reviewed and approved by the
12 Current Planning Project Manager prior to construction permit approval.
13
DATED this 7th day of December, 2017.
14
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15 �.��� �~„'��--"'�- .._._,..
Ph� A.4lbrechts
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1� City of Renton Hearing Examiner
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19 Appeal Right and Valuation Notices
20
21 RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton
City CounciL RMC 4-8-110(C)(2)requires appeals of the hearing examiner's decision to be filed within
22 fourteen (14) calendar days from the date of the hearing examiner's decision. A request for
reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified
23 in RMC 4-8-100(I). A new fourteen (14) day appeal period shall commence upon the issuance of the
reconsideration. Additional information regarding the appeal process may be obtained from the City
24 Clerk's Office, Renton City Hall-7th floor, (425) 430-6510.
25 Affected property owners may request a change in valuation for property tax purposes notwithstanding
26 any program of revaluation.
CONDITIONAL USE, SITE PLAN, STREET MODIFICATION
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