HomeMy WebLinkAboutKennydale Reservoir �
Denis Law Mayor
�
City Clerk-Jason A.Seth,CMC
December 8, 2017
Mary Lux
Schreiber Starling Whitehead Architects
901 5th Avenue
Seattle, WA 98164
Subject: Hearing Examiner's Final Decision
RE: Kennydale Reservoir(LUA-17-000633)
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,
,
<
Jason A Seth, CMC
City Clerk
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(4)
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
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10 Kennydale Reservoir
� 1 Site Plan and Conditional Use Permit FINAL DECISION
12 LUA 17-000633, ECF, CU-A, SA-H
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14
Summary
15
The City of Renton is requesting conditional use permit and site plan review for a fifty foot diameter,
16 103 foot high, 1.3 million gallon reservoir at 1404 N 30th St. in the Kennydale neighborhood. The
1� applications are approved subject to conditions.
1 g Testimony
19
Clark Close, City of Renton Senior Planner, summarized the proposal. In response to examiner
2� questions, Mr. Close responded that the Arts Commission will take public comment on the mural
design for the reservoir. Mr. Close confirmed that the black walnut tree referenced in Ms. Leiler's
21 email could not be retained because the area in which the tree is located is needed for a maintenance
22 road. Mr. Close noted that replacement trees proposed for the site should make up for some of the
lost aesthetics.
23
An applicant representative, in response to examiner questions, acknowledged that there was no
24 mechanism to notify the City if the air traffic lights went out, but that the lights are replaced every two
25 years so it's very unlikely they would ever go out. As to the current status of the mural development,
the Applicant has hired a firm to design the mural.
26
Exhibits
CONDITIONAL USE and SITE PLAN
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2 The November 21,2107 Staff Report Exhibits 1-21 identified at page 2 of the Staff Report itself were
admitted into the record during the hearing. In addition, the following exhibits were admitted during
3 the hearing.
4 Exhibit 22 Email from Tina Leiler dated November 14, 2017
5 Exhibit 23 Staff power point
Exhibit 24 COR maps
6 FINDINGS OF FACT
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Procedural:
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1. Applicant. City of Renton.
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10 2• Hearin�•The Examiner held a hearing on the subject application on November 21,2017 at noon
in the City of Renton Council Chambers. �
11
12 Substantive:
13 3. Project Description. The City of Renton is requesting conditional use permit and site plan
review for a fifty foot diameter, 103 foot high (top of vent to reservoir base), 1.3 million gallon
14 reservoir at 1404 N 30th St.�in the Kennydale neighborhood. The Kennydale Reservoir would have
15 a footprint of 1,964 square feet. An auger cast pile foundation system is anticipated for the reservoir.
Access to the site would be from a shared driveway along the west side of the property. The site
16 topography is relatively level with slopes down to the south and overall vertical relief of
approximately 18 feet. Construction of the water reservoir is scheduled to begin in June 2018 and end
17 in December 2019.
18 4. Adequacv of Infrastructure/Public Services. The project will be served by adequate
19 infrastructure and public services as follows:
20 A. Water and Sewer Service. Water and sewer will be provided by the City of Renton.
21 B. Fire and Police.Police and Fire Prevention Staff indicate that sufficient resources exist to furnish
22 services to the proposed development.
23 C. Draina�e. A Preliminary Technical Information Report (TIR) has been submitted with the site
24 plan application, prepared by Murray Smith, Inc. (dated September 2017; Exhibit 11). Both
stormwater runoff from the northern parcel and overflow from the reservoir would be directed
25 to a proposed flow control facility preceded by water quality treatment for surface runof£ At
the proposed property line between the reservoir and fire station properties, a swale will be
26 located to direct surface runoff from the northern site to the water quality manhole and flow
control system. Runoff from the access road on the west side of the site would be directed
CONDITIONAL USE and SITE PLAN
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through sheet flow into the water quality facility. The project will continue to discharge to the
2 existing conveyance system along N 30th St. The sheet flow discharge from the site would be
replaced with a piped conveyance system as detailed in the drainage report. See Advisory Notes
3 to Applicant(Eachibit 16) for more storm drainage comments.
4 D. Parks/Open Space. City development standards do not require any set-asides or mitigation for
5 parks and open space for the proposed use.
6 E. Transportation and Circulation. Access to the site is proposed via N 30th St. It's anticipated that
� there would not be an overall increase in traffic following construction. The reservoir would
only be accessible to City operation and maintenance staff. Under normal reservoir operation
8 conditions, City staff would visit the reservoir approximately once a month for routine
maintenance.
9
10 It is anticipated that temporary impacts to traffic would result from the proposed project during
construction. Reservoir construction work is scheduled to begin June 2018 and end December
11 2019. The proposed work hours for the construction of the reservoir are between 7:00 a.m. and
6:00 p.m., Monday through Friday. Hauling hours shall be within the above working hours
12 unless modified by the traffic control plan submitted by the contractor and approved by the City
(Exhibit 9). A traffic control plan would be needed during the construction of utility
13 improvements on N 30th St and Park Ave N.
14
The proposal includes access links from N 30th St to the reservoir. The proposed circulation
15 allows for safe vehicular ingress and egress movements to and from the site. Access to the
facility would be limited by two successive gates along the shared access driveway, a sliding
16 security gate for the fire station and a double swing gate for the reservoir. The reservoir
improvements include enough roadway to allow for onsite turnaround movements. The new
1� frontage improvements would provide desirable circulation for the users of N 30th St.
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The loading, delivery and parking areas would be universal in purpose for maintenance of the
19 facility.No public or pedestrian access is allowed to the site.
20 F. Parkin�. There are no specific parking regulations for public activities outside of schools, post
21 office or cultural facilities. However,the use does require maintenance of the site so a minimum
of one (1) onsite space would be necessary. The water reservoir would have one point of access
22 near the western property boundary. Frontage improvements would include driveway cuts that
is roughly 5 feet from the west property line and would be designed with a commercial approach
23 up to 20-foot wide before widening to 24 feet past the fire station and then down to 16 feet at
the reservoir gate access. Onsite the plans include a multiple hammerhead turnarounds on the
24 west side of the lot and a 15-foot wide access road around the perimeter of the reservoir.Between
25 the circular access road and the paved hammerheads there would be enough space for
maintenance vehicles to park when visits are made to the facility. Therefore, ample space is
26 available within the property limits to allow maintenance vehicles to park onsite.
CONDITIONAL USE and SITE PLAN
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5. Adverse Impacts. As conditioned, there are no significant adverse impacts associated with the
2 project. Specific issues related to impacts are discussed below.
3 A. Compatibilitv. The proposal is moderately compatible with surrounding residential use.
Surrounding uses are a mix of residential and commercial use with a new fire station to be
4 constructed immediately to the south. Interference with views and the scale of the project are two
5 of the greatest challenges to compatibility.
( As to views, there are territorial views to the west of Lake Washington. The proposed reservoir
would obstruct the views of the abutting residential development to the north, east and west sides
� of the site. The proposed reservoir would also obstruct the views to the proposed fire station to the
g south and the commercial development to the west and east of the tower. The visual impact would
also include the loss of territorial views of the existing trees following their removal from the site.
9 The applicant is proposing several site plan and construction techniques to minimize the structures
visual impact to the neighborhood. The basic methods of improving views include, but are not
10 limited to, maintaining a minimum 30-foot setback from any property line, applying low-glare
paint on the exterior of the water tank, painting the steel tank with a mural or symbolic reference
11 to the area, planting trees along the perimeter to minimize the light and glare, and maintaining a
12 height that complies with the FAA's Determination of No Hazard to Air Navigation.
13 The large scale of the project is mitigated to the extent reasonably practicable by the addition of
the mural described above,the retention of trees addressed in Finding of Fact No. 5(B)below, and
14 the addition of landscaping addressed in Finding of Fact No. 5(C) below.
15 B. Tree Retention. As conditioned,the proposal will satisfy the City's tree retention requirements. A
16 Level 2 Tree Assessment Report was prepared by Urban Forestry Services, Inc. (dated September
13, 2017; Exhibit 13) and submitted with the land use application. The 1.09 acre site is largely
1� open lawn with a total of 32 fruit and ornamental trees. The predominant species, included black
locust (Robinia pseudoacacia), flowering plum (Prunus cerisifera form), and various fruit trees.
18 The tree structures range from fair to poor with many of the trees ranked with a present value of
low. None of the surveyed trees were considered hazardous.
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20 According to the report, most of the trees were recommended for removal due to the construction
impacts. The significant trees range in size from 7.2 to 24 DBH. Many of the trees surveyed by
21 the arborist fall below Renton's sig�ificant tree size thresholds to be considered for tree retention,
as a result there are only a total of 21 significant trees onsite. The applicant is required to retain 30
22 percent (30%) of the trees located within the residential portion of the site that are not located
within the proposed rights-of-way or access easements. Of the 21 significant trees within the
23 project area, the applicant is proposing to retain one (1) out of the required six (6) retention trees.
24 As a result, the applicant is proposing to replant the reservoir portion of the site with 64 trees in
order to comply with the Tree Retention requirements of the code.
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During construction, trees required to be retained (i.e., protected trees, including off-site trees),
26 would be required to comply with the tree protection measures during construction per RMC 4-4-
130H.9. The eight (8) central components of tree protection include defining and protecting the
CONDITIONAL USE and SITE PLAN
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drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with
2 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 (3") of bark mulch within the required fencing, retaining a certified arborist to ensure trees are
4 protected from development activities, and alternate protection/safeguards as necessary.
5 As testified by Mr. Clark, the black walnut identified by Ms. Leiler in Ex. 22 cannot be retained
because the area in which it's located needs to be used for a maintenance road. Black walnut trees
6 are also not singled out for protection in the City's tree retention standards.
� C. Landscaping. A conceptual landscape plan without irrigation was submitted with the project
g application (Exhibit 7). The conceptual landscape plan illustrates materials that would be used to
enhance the visual character of the building. Together the retained and new landscaping would
9 consist of a variety of trees, shrubs, groundcover, and mixed seed along the first 10 feet of the
north and west property lines. This fully sight-obscuring landscaping would seek to reduce glare
10 from the water tower, maintain privacy and add visual interest to the development. An automatic
irrigation system has not been provided for the proposed landscape design. Drought-tolerant
11 species and an 8-inch mat of moisture-retaining topsoil have been specified in lieu of an irrigation
12 system. Contractor would be responsible for monitoring the condition of the plant material.
13 The reservoir landscape plan proposes 64 new trees,including: 13 vine maple, 11 cornelian cherry
dogwood,27 Douglas fir,and 13 Western red cedar at either 2 gallon or 5 gallon in size. Shrubbery
14 includes: salal, sword fern, tallhedge buckthorn, Japanese spirea, evergreen huckleberry and
Bodnant viburnum. Groundcover includes: beach strawberry. Meadow seed mix includes:
15 perennial ryegrass, creeping red fescue, chewing fescue, and hard fescue.
16 An existing 8-unit residential multi-family property to the east is anticipated to be retained by the
1� start of the construction and assembly of the water tower beginning in June 2018. Therefore, staff
is recommending that the applicant include a ten-foot(10')wide fully sight-obscuring landscaped
18 visual barrier along the common property line to the east. In addition, the applicant shall plant two
or three larger specimen trees at the top of the retaining wall between the fence and the pervious
19 concrete road to provide a stand-alone landscape feature and increased screening of the reservoir
20 from N 30th St and Fire Station 15. A specimen tree is a tree planted apart from other trees that is
used as a focal point of a garden or backyard in order to provide interest. Therefore, a condition
21 of approval requires that the applicant prepare and submit for review and approval by the Current
Planning Manager, a final detailed landscape plan prior to construction permit approval.
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D. Critical Areas. The only critical areas on-site is Well Head Protection Area Zone 2. The overall
23 purpose of the aquifer protection regulations is to protect aquifers used as potable water supply
24 sources by the City from contamination by hazardous materials.The water reservoir portion of the
lot is proposing permeable pavement. According to the geotechnical report (Exhibit 10), the site
25 is underlain by recessional outwash soils over dense to very dense glacial till and advance outwash
deposits. The report notes that there is about 5 to 7 feet of sandy silt soils with a high percentage
26 of fines near the ground surface. The report recommends that these soils are over-excavated and
backfilled with permeable ballast where pervious pavement is located. A pilot infiltration test
CONDITIONAL USE and SITE PLAN
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(PIT) was performed on the site in the location of the proposed infiltration pipe. The PIT was
2 performed at a depth of 16 feet. The report notes that groundwater was encountered roughly 46.6
feet below the ground surface at the site of the PIT. Based on the test results, the geotechnical
3 engineer concluded that a long-term infiltration rate of 2.5 in/hour be used at 16 feet below the
ground surface.
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5 Approximately 1,600 cubic yards of fill would be brought to the reservoir portion of the site to
enable the reservoir to be on a flat elevation of 219 feet. Such fill must be obtained from approved
( local fill sources. Since fill is proposed for project development, a fill source statement would be
required to be submitted to the City to ensure clean fill is used. The fill source statement shall be
� submitted with the construction permit application. Impacts to the Wel(head Protection Area are
g not anticipated as a result of the subject project, provided the City of Renton codes are complied
with.
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E. Noise, Light and Glare: Noise, light and glare impacts would be minimal. Noise impacts would
10 primarily result from the construction of the proposed road improvements, foundation
improvements (auger-cast piles) and new structures. Auger-cast in place concrete piles produce
11 minimal vibrations and low noise. The construction noise generated by the project would be
12 regulated through the City's adopted noise level regulations per Chapter 8-7, RMC and permitted
work hour regulations near residential areas per RMC 4-4-030C. Noise impacts anticipated from
13 the maintenance and operation of the reservoir are anticipated to be impacts that would be
commonly associated with a water reservoir.
14
Other than the marking lights on the roof,no pedestrian lighting is planned for the reservoir portion
15 of the site. Any lighting necessary for control panels or equipment would be directed downward
16 to minimize spill over to adjacent properties. In addition, light glare impacts would be mitigated
through a low-glare paint on the exterior of the water tank and landscape vegetative plantings.
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1 g Conclusions of Law
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1. Authoritv. Large utility facilities require a hearing examiner conditional use permit in the R6
20 zone as identified in RMC 4-2-060. RMC 4-5-080(G) classifies hearing examiner conditional use
21 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
22 conditional use permit application, no Hearing Examiner review would be required for the site plan
23 and it would be classified as a Type II permit by RMC 4-8-080(G). RMC 4-8-080(C)(2) requires
consolidated permits to each be processed under "the highest-number procedure". The conditional
24 use and site plan applications are consolidated. The Type III conditional use review is the "highest-
25 number procedure"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
26 hearings and issue final decisions on Type III applications subject to closed record appeal to the
Renton City Council.
CONDITIONAL USE and SITE PLAN
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2. Zonin�/Comprehensive Plan Desi nations.Approximately the first 120 feet of the property from
2 N 30th St is located within the Commercial Neighborhood (CN) zoning classification and the
3 remainder is in the R6 zone. The comprehensive plan map designations are Residential High Density
(RHD) and Residential Medium Density(RMD).
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3. Review Criteria/Street Modification. Conditional use criteria are governed by RMC 4-9-030(C).
5 Site plan review criteria are governed by RMC 4-9-200(E). All applicable criteria are quoted below
6 in italics and applied through corresponding conclusions of law.
� Conditional Use
g The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following
factors for all applications:
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10 �C 4-9-030(C)(1): Consistency with Plans and Regulations: The proposed use shall be
compatible with the general goals, objectives,policies and standards of the Comprehensive Plan, the
11 zoning regulations and any other plans,programs, maps or ordinances of the Ciry of Renton.
12 4. The proposal is consistent with the comprehensive plan as outlined in Finding 16 of the Staff
13 report,adopted and incorporated by this reference as if set forth in full. The proposal is consistent with
all applicable zoning and other development standards as outlined in Finding 17 of the Staff report,
14 adopted and incorporated by this reference as if set forth in full.
15 �C 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the
16 detYimental overconcentration of a particular use within the Ciry or within the immediate area of the
proposed use. The proposed location shall be suited for the proposed use.
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5. The parcel is well suited for its intended use. The parcel was selected because it was already
1 g owned by the City of Renton. The property was purchased by the City for a future fire station and
19 there is adequate space to locate both the fire station and reservoir on the same property. The property
also has the proper topographical ground elevations to construct a reservoir to serve the existing water
20 system 320-hydraulic pressure-zone. There is no overconcentration of use as there is no evidence of
21 any other water towers within any proximity to the proposal.
22 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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24 6. As determined in Finding of Fact No. 5 and as conditioned, there are no significant adverse
impacts associated with the proposal, so it will not result in substantial or undue adverse effects on
25 adjacent property.
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CONDITIONAL USE and SITE PLAN
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RMC 4-9-030(C)(4): Compatibility: The proposed use shall be co�npatible with the scale and
2 character of the neighborhood.
3 7. As determined in Finding of Fact No. 5(A),the proposal is compatible with surrounding uses.
4
RMC 4-9-030(C)(5): Parking:Adequate parking is, or will be made, available.
5
8. The proposal will be served with adequate parking as identified in Finding of Fact No. 4(F).
6
� RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedesh-ians and
shall mitigate potential effects on the surrounding area.
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9. As determined in Finding of Fact No. 4(E),the project will not have a significant impact on the
9 general traffic in the vicinity and the proposal provides for safe and efficient pedestrian and vehicular
10 circulation.
I 1 �C 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
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13 10. As stated in FOF 5(E), no significant impacts from noise, light or glare are anticipated. This
criterion is satisfied.
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RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by
I S buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent
16 properties fi•om potentially adverse effects of the proposed use.
17 11. Tree replacement and landscaping would be provided for throughout the site including trees,
bushes, rocks and groundcover.
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19 Site Plan
Zp RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
compliance with the following.•
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a. Comp[iance and Consistency: Conformance with plans, policies, regulations and approvals,
22 including:
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i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies,
24 especially those of the applicable land use designation; the Community Design Element; and any
25 applicable adopted Neighborhood Plan;
26 ii. Applicable land use regulations;
CONDITIONAL USE and SITE PLAN
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iii. Relevant Planned Action Ordinance and Development Agreements; and
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iu Design Regulations:Intent and guidelines of the design regulations located in RMC 4-3-100.
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12. As discussed in Conclusion of Law No. 4, as conditioned, the proposal is consistent with the
4 City's comprehensive plan, as well as development and design regulations. The proposal does not
5 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
(, Residential Design and Open Space Standards apply, see applicability.
� RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and
g uses, including:
9 i. Structures:Restricting overscale structures and overconcentration of development on a particular
portion of the site;
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11 �i. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent propertles;
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iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop
13 equipment, loading areas, and refuse and recyclables to minimize views fi•om surrounding properties;
14
iu Views: Recognizing the public benefit and desirability of maintaining visual accessibility to
15 attractive natural features;
16 v. Landscaping: Using landscaping to provide transitions between development and surrounding
1� properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the
project; and
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vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive
19 brightness or glare to adjacent properties and streets.
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13. The proposal would not be an overscale structure as its scale has been mitigated to the extent
21 reasonably practicable as outlined in Finding of Fact No. 5(A) and its bulk and dimensions are
consistent with all applicable zoning code standards. As determined in Finding of Fact No. 5, no
22 lighting impacts are anticipated and landscaping is effectively used to protect adjoining properties
23 from noise and glare and to maintain privacy and enhance the appearance of the project. This criterion
is satisfied. View impacts have also been mitigated to the extent reasonably practicable as outlined
24 in Finding of Fact No. 5(A).
25 RMC 4-9-200(E)(3)(c): On-Site Impacts:Mitigation of impacts to the site, including:
26
CONDITIONAL USE and SITE PLAN
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i. Structure Placerrtent: Provisions for privacy and noise reduction by building placement, spacing
2 and orientation;
3 ii. Structure Sca[e: Consideration of the scale of proposed structures in relation to natural
4 characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and
vehicle needs;
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6 iii. Natural Features:Protection of the natural landscape by retaining existing vegetation and soils,
using topography to reduce undue cutting and filling, and lirrtiting impervious surfaces; and
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iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade
g and privacy where needed, to define and enhance open spaces, and generally to enhance the
9 appearance of the project. Landscaping also includes the design and protection of planting areas so
that they are less susceptible to damage fi•om vehicles or pedestrian movements.
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14. As proposed and conditioned,native and planted landscaping has been well designed to provide
11 for privacy and noise reduction. There is nothing in the record to reasonably suggest that the scale,
spacing and orientation of the project could be modified to provide for more privacy and noise
12 reduction without unreasonably interfering with the objectives of the facility. The scale of the facility
13 �'ill not create any adverse impacts as previously discussed and is compatible with vehicle and
pedestrian circulation as determined in Finding of Fact No. 4(E). In addition, there is nothing in the
14 record to reasonably suggest that the scale of the project is incompatible with sunlight, prevailing
winds or natural characteristics. The criterion is met.
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16 �C 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all
users, including:
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i.Location and Consolidation:Providing access points on side streets or frontage streets rather than
1 g directly onto arterial streets and consolidation of ingress and egress points on the site and, when
19 ,feasible, with adjacent properties;
2 p ii.Internal Circulation:Promoting safety and efficiency of the internal circulation system, including
the location, design and dimensions of vehicular and pedestrian access points, drives, parking,
21 turnarounds, walkways, bikeways, and emergency access ways;
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iii.Loading and Delivery:Separating loading and delivery areas from parking and pedestrian areas;
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iv. Transit and Bicycles:Providing transit, carpools and bicycle facilities and access; and
24
25 v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
buildings,public sidewalks and adjacent properties.
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CONDITIONAL USE and SITE PLAN
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15. The proposal provides for adequate and safe access and circulation as required by the criterion
2 above for the reasons identified in Finding of Fact No. 4(E).
3 RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project
4 focal points and to provide adequate areas for passive and active recreation by the occupants/users
of the site.
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16. No open space is required for this use
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� RMC 4-9-200(E)(3)(f�: Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
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17. There are no view corridors to Mt. Rainier affected by the proposal. The proposed structure
9 would likely block view corridors to shoreline from upper story structures and would limit view as
10 the site is located at a higher elevation than many of the surrounding properties. Mitigation efforts
have been made to reduce the height and overall impacts of the structure on the landscape. In this
11 respect, the criterion is met as view corridors have been maintained "when possible." The public
12 access requirement is not applicable to the proposal.
13 RMC 4-9-200(E)(3)(g): Natural Systems:Arranging project elements to protect existing natural
14 systems where applicable.
15 18. There are no natural systems at the project site.
16 RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
facilities to accomrrtodate the proposed use.
17
1 g 19. The project is served by adequate services and facilities as determined in Finding of Fact No.
4.
19
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
20 and estimated time frames,for phased projects.
21 20. No phasing is proposed.
22
DECISION
23
As conditioned below,the conditional use and site plan applications are consistent with all applicable
24 criteria for the reasons identified above and are approved:
25
26 1. The applicant shall comply with the mitigation measures issued as part of the Determination
of Non-Significance Mitigated, dated October 23, 2017.
CONDITIONAL USE and SITE PLAN
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2. The applicant shall provide a final detailed landscape plan for review and approval by the
2 Current Planning Project Manager prior to construction permit approval.The revised landscape
plan shall depict the following on the reservoir portion of the site: ten-foot (10') wide fully
3 sight-obscuring landscaped visual barrier along east property line,two or three specimen trees
at the top of the southernmost retaining wall between the security fence and the pervious
4 concrete access road, and shrubbery in the terraced area between the southernmost retaining
5 wall and the security fence.
3. The applicant shall submit a revised grading plan that identifies the elevations of the top and
6 bottom of each retaining wall to verify the height complies with the 6-foot height limitation.
Additionally, the plans shall contain a cut sheet of wall materials and areas for terraced
� landscaping. The revised grading plan shall be submitted with the construction permit
g application to be reviewed and approved by the Current Planning Project Manager and Plan
Reviewer prior to construction permit approval.
9 4. 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
10 Planning Project Manager prior to construction permit approval.
5. The applicant shall provide a lighting plan that adequately provides for public safety without
11 casting excessive glare on adjacent properties. Pedestrian scale and down-lighting shall be used
12 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 Current
13 Planning Project Manager prior to construction permit approval.
6. The applicant shall submit a final public art plan for the reservoir's exterior paint treatment.
14 The final design work proposals shall be submitted to the Current Planning Project Manager
to be reviewed and approved by the Renton Municipal Arts Commission prior to building
15 permit approval.
16
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DATED this 7th day of December,2017.
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Ptu A.Olbrcchts
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21 City of Renton Hearing Examiner
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23 Appeal Right and Valuation Notices
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25 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
26 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
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in RMC 4-8-100(I). A new fourteen (14) day appeal period shall commence upon the issuance of the
2 reconsideration. Additional information regarding the appeal process may be obtained from the City
Clerk's Office, Renton City Hall—7th floor, (425)430-6510.
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Affected property owners may request a change in valuation for property tax purposes notwithstanding
4 any program of revaluation.
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