HomeMy WebLinkAboutKing County Library System, Conditional Use, Site Plan, SEPA Review and Parking Modificationl
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RENMEMEM
JUL 0 9 2017 -
NE
CITY CLERK'S OFFICE
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: King County Library System
FINAL DECISION
Conditional Use, Site Plan, SEPA )
Review and Parking Modification )
LUA12-022, ECF, SA -H, CU -H, MOD
Summary
The King County Library System (KCLS) has applied for a conditional use permit, site plan approval
and parking modification for the construction of a new 15,083 square foot library at 510 South 3rd St.
The conditional use permit, site plan and parking modification are approved with conditions.
Testimony
Rocale Timmons, Associate Planner, testified that the subject site is bordered by a Seattle
Public Utilities easement to the north, Logan Avenue to the east, South 3rd Street to the south and
a commercial property on the western boundary. The site is 0.55 acres and located in the urban
Center Downtown (CD) zoning classification. It is located within design district "A". An
existing retail space and parking lot would be demolished in order to build the proposed
structure. The existing Gateway Park would be redesigned to provide an entry plaza for the new
library. A 15,000 sq. ft. structure, along with associated parking, landscaping, and infrastructure
improvements, is proposed. Access to the site would be provided via Morris Avenue South to
Logan Avenue South. The existing parking lot would be re -striped for a total of 50 parking
stalls.
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The proposal requires a Hearing Examiner site plan and design review and a conditional use
permit. Additionally, the Applicant is requesting a parking modification to reduce the minimum
number of parking stalls required by RMC 4-4-080 from 60 to 50 spaces. Staff held a 14 -day
comment period beginning on April 29° 2012. During this period, the Department of
Archaeology noted thepotential of an archaeological site in the area. The Environmental Review
Committee issued a Determination of Non -Significance - Mitigated on May 14, 2012, which
included five mitigation measures related to impact fees and archaeological consideration. No
appeals were filed during the appeal period from May 18, 2012 to June 1, 2012. Staff is
recommending that the application be required to comply with the 5 mitigation measures outlined
in the report.
Ms. Timmons stated that Staff reviewed the site plan in order to ensure consistency with design
district regulations outlined in RMC 4-3-100. The proposed structure is concentrated in the
western portion of the site with a 1.5 foot setback from the south property line. The front entry
would face the redesigned plaza along Logan Avenue. Six canopies are proposed along South 3rd
Street. Staff recommends the Applicant be required to obtain a right of way use permit for the
canopies prior to receiving a building permit approval. The dark brown -colored area on the site
plan is part of the proposal (it is where the offices will be located). Canopies and concrete forms
will be used to break the fagade along South 3rd Street. Additionally, various roof forms reduce
the apparent bulk of the facility. The proposal includes a variety of building materials such as
concrete, aluminum, and terra cotta panels.
The site currently contains 28 trees which would all be removed during construction. The
Applicant is proposing 2,500 sq. ft. of landscaping to enhance the appearance of the project. The
proposed facility would require a 100 sq. ft. refuse and recycle area. The Applicant is proposing
the area along the northern fagade as this area. Staff recommends that the Applicant submit a
revised plan with elevations that provide for a roof covering of the recycle area. Staff is in
support of reducing the number of required parking spaces as there are over 600 spaces within a
1 -block radius of the site. Appropriate public services have been provided to accommodate the
proposal.
In regard to the conditional use permit, Staff reviewed the proposal to ensure that the library is
appropriate for the site and not detrimental to the public welfare. The current location is
approximately 0.5 mile from the new site. The new location is more urban in character and is an
extremely accessible area. Staff believes the proposed structure is compatible in scale and
character with the existing neighborhood. Staff recommends approval of the new library, subject
to three conditions of approval.
Upon questioning from the Hearing Examiner, Ms. Timmons noted that there are 137 parking
stalls along the street and a parking garage north of the site. To her knowledge, the parking
facilities in the area are not being used to their current capacities. The Applicant is not proposing
to do anything with the current library site.
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The mitigations recommended by the Environmental Review Committee include the requirement
2 for an archaeological review prior to any construction.
3 The parking modification is being consolidated into the Hearing Examiner review process.
4 Parking is off-site (located within an easement of the property), and the existing pavement will
be used. The north fagade is not along the street, thus the only site only fronts onto South 3rd
5 Street and a small portion of Logan Avenue.
6 Exhibits
7
The June 12, 2012 Staff Report Exhibits 1-10 identified at part 2 of the Staff Report itself were
8 admitted into the record during the hearing. In addition, the Staff PowerPoint presentation from
the hearing was admitted as Ex. 11.
9
10
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FINDINGS OF FACT
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Procedural:
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14 1. Applicant. King County Library System (KCLS).
15 2. Hearing. The Examiner held a hearing on the subject application on June 19, 2012 at 1:00
pm in the City of Renton Council Chambers.
16
Substantive:
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3. Project Description. The King County Library System (KCLS) has applied for a conditional
18 use permit, site plan approval and parking modification toward the construction of a new 15,083 sq.
19 ft. public library with associated parking, landscaping and infrastructure improvements. The project
site consists of three parcels containing a total of 24,070 sq. ft. of Center Downtown (CD) zoned
20 property in the Urban Center Downtown (UC -D) Comprehensive Plan Land Use designation. The
site is also located within Design District `A'. The site is bordered on the north by a City of Seattle
21 Public Utilities (SPU) easement, on the east by Logan Avenue South, on the south by South 3rd
22 Street and on the west by a zero lot -line commercial property. Across Logan Avenue South is the
Renton Piazza. There is an existing retail structure on the west end of the site, formerly used by Big
23 5 sporting goods store, and an associated parking lot in the center of the site. The retail structure is
approximately 13,444 sq. ft. in size with 42 existing parking stalls located on-site. Additionally,
24 Gateway Park is located on the eastern portion of the site. The Applicant is proposing to demolish
25 the existing retail building and restripe the existing parking lot with the addition of eight new parking
stalls for a total of 50 total parking stalls. The park would be redesigned as part of the proposal in
26 order to create an entry plaza for the new library. The proposed restriping of the existing parking
area to the north within a City of Seattle Public Utilities (SPU) easement would create two additional
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parking spaces along with the addition of 6 new stalls, resulting in a total of 50 onsite parking stalls.
The Applicant is requesting a parking modification from RMC 4-4-080 in order to decrease the
minimum number of parking spaces required onsite from 60 to 50 stalls. Access to the site is
proposed via two curb cuts; along Morris Avenue South through to Logan Avenue South. There are
no critical areas located on site.
The building is oriented to the street and easement with minimal setbacks from the property lines.
The front entry would face the redesigned east plaza, along Logan Avenue South, and allows for
entry from all three sides. A prominent entrance is visible from the north parking area as well as the
South 3rd Street sidewalk. Additionally a large canopy, 30 feet in width, would provide cover for
pedestrians approaching from all directions.
The proposed building is designed appropriately to allow adequate light and air circulation to the
building and the site. The design of the structures would not result in excessive shading of the
property. In addition, there is ample area surrounding the building to provide normal airflow.
The full civic scale of the proposed library is more prominently visible from the proposed plaza east
of the building and also from the Renton piazza to the east of the proposed plaza. The proposal
includes a variety of building materials: concrete, aluminum, windows, and terra cotta panels. The
terra cotta wall areas would be comprised of two shades of color and would reflect vertical banding.
The concrete elements would display form tie patterns and panel jointing (Exhibit 5).
The scale and bulk of the building is reduced through the use of differing materials on the building
facades, building articulation and modulation and differing roof profiles. The Applicant has
proposed the use of canopies and concrete forms to break down the fagade along South 3rd Street
into smaller increments. The building incorporates two roof forms to reduce the apparent bulk of the
facility. Additionally the building steps back from South 3rd Street to provide clerestory light and to
reduce the apparent mass of the building along the fagade.
The refuse and recycle facilities are proposed to be screened with an enclosure that matches the
materials of the proposed structure; terra cotta masonry panels. The refuse and recyclables area
would be accessible from the SPU parking easement.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. The site is served by the City of Renton for all utilities. There
is a 1 -inch domestic water meter serving the existing building. There is an existing 12 -
inch water main in South 3rd Street. The preliminary fire flow requirement per the Fire
Marshal's office is 2,250 gallons per minute (gpm). All new construction must have fire
hydrants capable of delivering a minimum of 1,000 gpm each. One primary hydrant is
required within 150 feet from the building and two additional hydrants are required within
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300 feet of the building. One new hydrant is required and is shown on the plan. The final
hydrant location will require approval by the Fire Department to meet the City standards.
Any existing hydrants counted as fire protection will be required to be retrofitted with a
quick disconnect Storz fitting, if not already in place and subject to verification by the Fire
Department.
There is a side sewer serving the existing building. The City will proceed with the
optional plan of replacing the sewer main through the new library property and installing a
manhole where the existing bend in the existing main is located. SPU is working on
permitting for this. This part of the work will be required to be installed by the developer.
The City will follow behind this work and re -line the portion of the main under the
remaining buildings.
B. Fire and Police. Police and Fire Prevention Staff indicate that sufficient resources exist to
furnish services to the proposed development; subject to the condition that the Applicant
provides Code required improvements and fees. A SEPA mitigation condition was
adopted requiring the Applicant to pay a Fire Impact Fee, based on the new square footage
of non-residential area.
C. Drainage. The project is required to comply with the new City of Renton Amendments to
the 2009 King County Surface Water Design Manual. A conceptual drainage plan and
report stamped by a PE was submitted with the formal application, and per the report the
project is complying with the 2009 King County Surface Water Design Manual. Since the
project is exempt from flow control and water quality, the engineer is proposing to
tightline the roof and footing drains to a new 8 -inch PVC storm pipe that will cross the
Seattle pipeline to the north and tie into an existing catch basin and storm conveyance
system.
D. Parks/Open Space. City development standards do not require any set -asides or mitigation
for parks and open space for libraries. The Applicant has consulted with the City of
Renton Park's Department in order to redesign Gateway Park, along with input from the
public, into a plaza that would function as an entry plaza for the proposed library. The
plaza is approximately 1,800 sq. ft. measuring 90' X 90'. In light of security concerns the
Applicant opted for an open and urban design. The plaza would contain seating, trees,
landscaping in planters, and sculptural furnishings. The design of the public plaza allows
for ample sun exposure and is visibly linked to the existing public plaza located to the
east.
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E. Transportation. Access to the site is proposed via two existing curb cuts on Morris
Avenue South and on Logan Avenue South. The vehicular traffic patterns would not be
significantly affected by the proposed project. The drive aisle width and direction of two-
way traffic flow would not be affected by the proposal. Staff have concluded that the
proposed development is expected to maintain the safety and efficiency of pedestrian and
vehicle circulation on and off the site and there is no evidence to the contrary.
Based on the traffic generation analysis, the proposed final project is anticipated to
generate approximately 146 additional daily trips. In order to mitigate transportation
impacts, a SEPA mitigation measure requiring the Applicant to pay an appropriate
Transportation Impact Fee was adopted. Street improvements along South 3rd Street are
required to match the existing sidewalk and lighting design improvements to the east.
Additionally, all wire utilities shall be installed underground per the City of Renton
ordinances and standards. All new services shall be installed underground.
F. Parking. The parking regulations, RMC 4-4-080, require a specific number of off-street
parking stalls be provided based on the number of employees that work at the facility, in
this instance the proposed 15,000 sq. ft. library would be required to provide 60 parking
spaces. The Applicant proposed to provide a total of 50 spaces. Therefore, the Applicant
is requesting a parking modification to reduce the minimum number of stalls from 60 to
50 parking stalls. The Renton Transit Center is within one block of the site. Additionally,
plentiful parking is provided in the vicinity of the site; 137 street parking stalls within a
one block radius and 562 parking stalls within the City Center Parking Garage located one
block from the project site. The proposed parking conforms to the minimum requirements
for drive aisle and parking stall dimensions and the provision of ADA accessible parking
stalls.
G. Sidewalks. Sidewalks are provided from the street to the entries and around the building
in order to provide pedestrian linkages. Public sidewalks adjacent to the project site
would be widened and repaved. The planting strips along the right-of-way to the north are
proposed to be removed resulting in a 10 -foot wide walkway. Along South 3rd Street the
proposed building would be set back from the property line approximately 1 -foot 6 -inches,
resulting in a walkway of approximately 12 feet in width. In addition, proposed pedestrian
sidewalks and hardscape associated with the plaza would be concrete and differentiated by
materials and texture.
H. Bicycles. Per RMC 4-4-080(F)(11), the number of bicycle parking spaces shall be 10%
of the number of required off-street parking spaces. Based on the proposal which requires
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60 vehicle parking stalls, 6 bicycle parking stalls are required to be provided. The
Applicant has proposed 10 bicycle parking stalls on site, within the plaza area, complying
with the standards outline in RMC 4-4-080F.
5. Adverse Impacts. There are no significant adverse impacts associated with the project. Few
adverse impacts are anticipated since there are no critical areas on site, the proposal is a
redevelopment of a fully developed parcel and adequate infrastructure serves the site as determined in
Finding of Fact No. 4. The SEPA MDNS mitigation measures in the Environmental Report (Exhibit
6) are adopted as Conditions of Approval. Adoption of Ex. 6 encompasses both the Findings of Fact
and the Conclusions of Law of Staff. All other adverse impacts discernible from the record are also
fully mitigated. Impacts are more specifically addressed as follows:
A. Archaeological Resources. According to the Staff report, Staff received comments from
the Department of Archaeology and Historic Preservation; regarding the potential for an
archaeological site in the area (Exhibit 9). A mitigation measure of the May 14, 2012
SEPA Determination of Non -Significance — Mitigated, will require the Applicant to
submit a survey to the Current Planning Project Manager that conforms to the
requirements and standards of the Washington State Office of Archaeology and Historic
Preservation and work must be conducted under the on-site supervision of a state -
approved archaeologist.
B. Noise. It is anticipated that most of the noise impacts would occur during the construction
phase of the project. The Applicant has submitted a Construction Mitigation Plan that
provides measures to reduce construction impacts such as noise, control of dust, traffic
controls, etc. In addition, the project would be required to comply with the City's noise
ordinance regarding construction hours.
C. Views. There are no large attractive natural features on or near the site for which visual
accessibility needs to be maintained. The Applicant has proposed to limit the height of the
proposed structure to 32 feet and 6 inches which mitigate view impacts from surrounding
properties. The Applicant is also proposing the removal of the existing dense tree canopy
within Gateway Park in order to improve site lines into the park.
D. Ling. The proposal includes the addition of three new streetlights and four existing
pedestrian -height streetlights would be replaced with the City standard. The existing
streetlight at the southwest corner of the project site would be removed. Additionally,
downlights with shielding and cutoffs would be incorporated into the proposed canopies to
minimize light impacts to adjoining properties.
E. Natural Features and Landsc ming. The site contains 28 trees of which all 28 trees are
proposed for removal. RMC 4-4-130 requires that 5 percent of the trees on site be
retained. Of the 28 trees, 1 tree is required to be retained at the 5 percent retention rate.
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When the required number of protected trees cannot be retained, new trees, with a two-
inch caliper or greater, shall be planted. The replacement rate shall be twelve caliper
inches of new trees to replace each protected tree removed. The Applicant is proposing
26 -caliper inches of new trees (13 trees) to replace the protected tree. There is a total of
2,516 square feet of landscaping proposed on site. The landscaping softens the appearance
of parking areas, defines and enhances open spaces, and generally enhances the
appearance of the project. Landscaping is also proposed to conceal the service area from
view along the parking easement. Landscaping has been thoughtfully incorporated into
the site plan in order to screen loading and parking areas (Exhibit 3).
As shown in Ex. 3, landscaping is provided in all areas not occupied by buildings, paving,
or critical areas. There is no need to provide any additional landscaping to screen adjacent
uses.
F. Soils and Groundwater. The Applicant provided a geotechnical report, prepared by
GeoEngineers, November 2, 2011 (Exhibit 10). The topography of the site is relatively
flat, sloping downward from the eastern portion of the site. Following development,
impervious surface coverage would be a 100% on the building site and approximately 50%
on the park parcel to the east. The Applicant is proposing to excavate approximately 1,320
cubic yards on site in order to accommodate a depressed slab for the proposed access floor.
In addition, geothermal bore holes would be drilled underneath the proposed structure
producing drilling spoils that would be required to be hauled off site. Fill, in the amount of
1,030 cubic yards, would be imported to the site in order to fill void areas of removed
footings from the existing building demolition.
Groundwater was encountered at approximate depths ranging from 12-15 feet below
existing grades in borings in the site vicinity. The report recommended that shallow
foundations bearing on improved soil is the preferred foundation alternative. Lean
concrete auger cast columns installed to an approximate depth of 20 to 30 feet below site
grades on a variable grid pattern have been selected as the preferred ground improvement
technique. Dewatering during construction is not anticipated except for deep utility
trenches.
The provided geotechnical report recommended measures to be implemented by the
Applicant to mitigate the proposal's potential impact to soils and related conditions. A
condition of approval will require all work performed to be consistent with the
recommendations of the geotechnical report, prepared by GeoEngineers, dated November
2, 2011.
G. Stens. The Applicant did not submit a signage package for the proposed library. A
condition of approval will require the Applicant to comply with the signage requirements
outlined in RMC 4-4-100 at the time of sign application.
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Conclusions of Law
1. Authority. Government offices and facilities are allowed in the Center Downtown (CD)
district as a conditional use subject to Hearing Examiner review. RMC 4-8-080(G) classifies
conditional use applications as Type III permits when Hearing Examiner review is required. RMC 4-
9-200(B)(2)(a) requires site plan review for all development in the CD zones. In the absence of the
conditional use permit application, no Hearing Examiner review would be required for the site plan
and it would be classified as a Type II permit by RMC 4-8-080(G). RMC 4-8-080(G) classifies
modifications, deviations and alternatives of various code standards, such as the parking modification
request in this proposal, as Type I permits, which are administratively approved by Staff with no
required hearing. All three of the aforementioned permits have been consolidated. RMC 4-8-
080(C)(2) requires consolidated permits to each be processed under "the highest -number procedure".
The conditional use has the highest numbered review procedures, so all three permits must be
processed as Type III applications. As Type III applications, RMC 4-8-080(G) grants the Examiner
with the authority to hold a hearing and issue a final decision on them, subject to closed record appeal
to the City Council.
2. Zonin /g Comprehensive Plan Designations. The subject property is zoned Center Downtown
(CD), a commercial district. The comprehensive plan land use designation is Urban Center
Downtown (UC -D). The subject property is also located in Design District W.
3. Review Criteria. Conditional use criteria are governed by RMC 4-9-030(D). Site plan review
standards are governed by RMC 4-9-200(E)(3). Parking modifications are governed by RMC 4-4-
080(F)(10)(d). All applicable criteria are quoted below in italics and applied through corresponding
conclusions of law.
Conditional Use
The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following
factors for all applications:
RMC 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
zoning regulations and any other plans, programs, maps or ordinances of the City of Renton.
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4. The proposal is consistent with Objective LU-QQ and Policy LU -201, LU -202, LU -204 and
LU -205 as quoted at page 5 of the Staff Report because as designed and mitigated the project is
designed to be part of a vibrant city core, provides for the redevelopment of vacant commercial space,
will be appropriate in the scale of the buildings compared to the subject's vicinity and will encourage
the evolution of downtown Renton into a regional commercial district by serving as a civic
destination. The proposal is consistent with all applicable zoning and other development standards as
outlined in Finding 14(a) -(c) of the Staff report, adopted and incorporated by this reference as if set
forth in full.
RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the
detrimental overconcentration of aparticular use within the City or within the immediate area of the
proposed use. The proposed location shall be suited for the proposed use.
5. There are no other libraries within the immediate vicinity of the library. Even if there were, it
is hard to imagine how a community could suffer a "detrimental overconcentration" from an
abundance of libraries. As discussed in Conclusion of Law No. 4 , the proposed location is suitable
for the proposed use. Given these factors the criterion is met.
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.
6. As determined in Finding of Fact No. 5 there are no adverse impacts associated with the
proposal, so it will not result in substantial or undue adverse effects on adjacent property.
RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
7. The proposed use is surrounded by public and commercial uses and has been well designed to
break up mass and scale to be compatible with surrounding development, as discussed in Finding of
Fact No. 3. Improvements to Gateway Park and screening that are integrated into the project also
reduce aesthetic impacts and increase compatibility.
RMC 4-9-030(0)(5): Parking: Adequate parking is, or will be made, available.
8. As concluded below, the parking proposed by the Applicant qualifies for a parking
modification and is thus considered compliant with applicable City standards, which defines adequate
parking for the site.
RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians 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
2 the general traffic in the vicinity and provides for adequate and safe vehicle and pedestrian
circulation.
3 RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the
4 proposed use shall be evaluated and mitigated.
5 10. As determined in Finding of Fact No. 5, noise and light impacts are adequately addressed and
mitigated. Lighting will comply with City regulations which require lights to be directed inwards and
6 prohibited light trespass. As to noise, the Applicant has submitted a Construction Mitigation Plan to
7 minimize noise impacts during construction and the City's noise regulations, Chapter 8-7 RMC, sets
the legislative standard for noise impacts and will adequately regulation noise when construction is
g completed.
9 RMC 4-9-030(C)(8): Landscaping. Landscaping shall be provided in all areas not occupied by
10 buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
11
12 11. As determined in Finding of Fact 5(E), the criterion is met.
13 Site Plan
14 RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
compliance with thefollowing:
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a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
16 including:
17
L Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and
18 policies, especially those of the applicable land use designation; the Community Design
19 Element; and any applicable adopted Neighborhood Plan;
20 ii. Applicable land use regulations;
21
22 iii. Relevant Planned Action Ordinance and Development Agreements; and
23 iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-
24 3-100.
25 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
26 qualify as a Planned Action Ordinance, as outlined at Finding No. 14(d) of the Staff Report.
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IIRMC 4-9-200(E)(3)(b): Off -Site Impacts: Mitigation of impacts to surrounding properties and
uses, including:
i. Structures: Restricting overscale structures and overconcentration of development on a
particular portion of the site;
ii. Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties;
iii. Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views
from surrounding properties;
iv. Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features;
v. Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
13. The library facility is necessarily concentrated on one portion of the site, however the scale
and bulk of the building is compatible with the low rise urban structures that surround the site. As
determined in Finding of Fact No. 5, lighting and view impacts are adequately mitigated and
landscaping is effectively used to protect adjoining properties from noise and glare and to maintain
privacy and enhance the appearance of the project. As determined in Finding of Fact No. 3, the
project provides screening of refuse areas to minimize views from surrounding properties. As
determined in Finding of Fact No. 5, the proposal does not create any adverse light impacts. The
criterion is met.
RMC 4-9-200(E)(3)(c): On Site Impacts: Mitigation of impacts to the site, including:
L Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation;
ii. Structure Scale: Consideration of the scale ofproposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian
and vehicle needs;
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iii. Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces; and
iv. Landscaping. Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to
enhance the appearance of the project. Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles or
pedestrian movements.
14. The proposal is largely surrounded by public and commercial uses and its placement, structure
and orientation would have not discernible impact on privacy or noise. As determined in Finding of
Fact No. 3 and 5, the proposal is designed to be compatible in scale and mass to surrounding uses
and will not significantly adversely affect surrounding uses in any way. There is nothing in the
record to reasonably suggest that the scale of the project is incompatible with sunlight, prevailing
winds or natural characteristics. As to natural features, there are no critical areas on-site. As
determined in Finding of Fact No. 5, the proposal protects trees as required by City standards and is
mitigated to prevent adverse impacts to soil and groundwater quality. The site is fully landscaped as
determined in Finding of Fact No. 5. The criterion is met.
RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all
users, including:
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 feasible, with adjacent properties;
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, turnarounds, walkways, bikeways, and emergency access ways;
iii. Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
v. Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
15. The proposal provides for adequate access, circulation and other transportation facilities as
required by the criterion above for the reasons identified in Finding of Fact No. 4(E) through (H).
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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
of the site.
16. The criterion is met. As discussed in Finding of Fact No. 4(D), the Applicant has
proposed to redesign Gateway Park into a plaza that would function as an entry plaza for the
proposed library. The plaza is approximately 1,800 sq. ft. measuring 90' X 90'. The plaza
would contain seating, trees, landscaping in planters, and sculptural furnishings. The design of
the public plaza allows for ample sun exposure and is visibly linked to the existing public plaza
located to the east.
RMC4-9-200(E)(3)(1): Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
17. There are no view corridors to shorelines or Mt. Rainier affected by the proposal.
RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
18. There are no natural systems at the site or that would be affected by the proposal.
RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
facilities to accommodate the proposed use.
19. The project is served by adequate services and facilities as determined in Finding of Fact No.
4.
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
and estimated time frames, for phased projects.
20. The project is not phased.
Parking Modification
RMC 4-4-080(F)(10)(d): Modification: The Department of Community and Economic Development
may authorize a modification from either the minimum or maximum parking requirements for a
specific development should conditions warrant as described in RMC 4-9-250D2. When seeking a
modification from the minimum or maximum parking requirements, the developer or building
occupant shall provide the Department of Community and Economic Development with written
justification for the proposed modification.
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RMC 4-9-250(D)(2): Decision Criteria: Whenever there are practical difficulties involved in
carrying out the provisions of this Title, the Department Administrator may grant modifications for
individual cases provided he/she shall first find that a specific reason makes the strict letter of this
Code impractical, that the intent and purpose of the governing land use designation of the
Comprehensive Plan is met and that the modification is in conformity with the intent andpurpose of
this Code, and that such modification:
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these policies and
objectives;
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
c. Will not be injurious to other property(ies) in the vicinity;
d. Conforms to the intent and purpose of the Code;
e. Can be shown to be justified and required for the use and situation intended; and
f. Will not create adverse impacts to other property(ies) in the vicinity.
22. As discussed in Finding of Fact 4(F), the Applicant is requesting a parking modification to
reduce the minimum number of stalls from 60 to 50 parking stalls. The record indicates there is
ample parking in the general vicinity of the proposed project and that the needs of the library can be
adequately served with the reduced parking provided. The requested modification conforms to the
intent and purpose of the parking regulations by providing sufficient on-site parking for the amount
necessary for the new Renton Downtown Library while providing the minimum adjustment
necessary to meet the policy direction of the policies and objectives of the Comprehensive Plan
Land Use Element and the Community Design Element, providing for safety and function, and
providing no injury or adverse impacts to other properties in the vicinity. Furthermore, the proposed
parking conforms to the minimum requirements for drive aisle and parking stall dimensions and the
provision of ADA accessible parking stalls. This criterion is satisfied and the requested parking
waiver granted.
DECISION
As conditioned below, the site plan, conditional use permit and parking modification are approved.
The conditions recommended in Section J of the Staff Report shall apply to the site plan and
conditional use approval with the following added conditions:
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1. The Applicant shall submit a comprehensive signage package which complies with the
standards of Design District `A' for review and approval by the Current Planning Manager
prior to sign permit approval.
2. All work performed must be consistent with the recommendations of the geotechnical report,
prepared by GeoEngineers, dated November 2, 2011.
DATED this 5th day of July, 2012.
'1 A. Olbrechts
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-110(E)(9) provides that the final decision of the Hearing Examiner is subject to appeal to
the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the Hearing Examiner's decision
to be filed within fourteen (14) calendar days from the date of the Hearing Examiner's decision. A
request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal
period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). 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 Clerk's Office, Renton City Hall — 7th
floor, (425) 430-6510.
Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.
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