Loading...
HomeMy WebLinkAboutIKEA, Site Plan and Modifications1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Ikea Site Plan and Modifications LUA14-000951 ) ) ) ) ) ) ) ) ) FINAL DECISION Summary The applicant requests site plan approval and approval of development standard modifications for the construction of a new 451,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The new IKEA facility will be located on the opposite end of a parcel accommodating a current IKEA store, which will be demolished and replaced with parking. The site plan is approved with conditions and the modifications are approved. Testimony Rocale Timmons, Senior Planner, stated that the subject site is in the southern portion of the city within the employment area valley comprehensive plan designation. It is between Lind Ave SW and Oakesdale Ave SW. The site is 29 acres and is zoned medium industrial (IM). Currently, there is a 397,972sqft facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements. There is a structured parking area as part of the improvements. The site is characterized as flat with some minor topo relief to accommodate catch basins. There are currently 172 trees on site. The applicant is requesting site plan review, environmental review, and three umbrella modification for the construction of a new 451,000sqft IKEA retail facility. The facility would include expansions totaling 45,000sqft. Staff received one comment letter in regard to the application. The letter was from the Muckleshoot Indian Tribe Fisheries Division and asked about 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 2 enhanced water quality. The applicant provided a response to the Tribe’s letter addressing all concerns (Exhibit 14). The environmental review committee issued a determination of non- significance mitigated on September 8, 2014 which included two mitigation measures. The measures related to the consistency with the provided geotechnical report and a provision for a biological assessment. The appeal period ended on September 26, 2014, and no appeals were filed. The proposal includes the removal of the western most structure in order to site the proposed retail facility. The eastern most structure would be replaced with a new surface parking lot. The parking lot would have 1,666 parking stalls. There would be a reduction of approximately 87 stalls if the proposed facility would be expanded. The new composite metal panel structure would be approximately 48ft in height at its highest point. The eastern façade includes glazing and canopies to add visual interest. Access to the site would be realigned and consolidated along the different street frontages. There will be three driveways along both SW 41st and SW 43rd. Additionally, there will be one driveway along Lind Ave. According to Ms. Timmons, in regard to site plan review analysis, staff has found that the proposal does comply with Renton’s Comprehensive Plan development policies. Each of the three umbrella modifications has multiple parts. The parking modification is four parts including a request for increased biking stall distance from the primary building entrance. The applicant is also requesting, as part of the parking modification, for increased vehicle parking stall distance from the entrance and for a reduction in the number of required stalls temporarily during construction. In regard to the request about maximum number of parking stalls, Ms. Timmons submitted a Memo from staff to the Hearing Examiner (Exhibit 15). Staff is recommending approval of the modification to increase the number of parking stalls allowed on the site with a condition of approval; however, the condition listed in the staff report (condition 4) limits the number of stalls to no less than 90 percent capacity or no more than 1,508 stalls given the aesthetic impacts of parking and need for additional landscaping which would affect the interim temporary stalls. Exhibit 15 notes staffs new recommended condition of approval which says to allow no more than 1,595 stalls. In regard to provision of services, fire and police have indicated there are sufficient services to support the new facility. There are existing water and sewer mains which are adequate to support the proposed development. The applicant provided a TIR that complies with the 2009 King County Surface Water Design Manual. The applicant must provide a final TIR at the time of building permit approval. Staff is recommending a traffic improvement plan with fees and site-specific improvements. In conclusion, staff is recommending approval of the application with eight conditions listed in the staff report. Applicant Testimony Reed Lyons, Real Estate Manager for IKEA, testified that IKEA has been in Renton since 1994 and, on October 20, 2014, will be celebrating 20 years in the city. The new development would provide enhanced customer service. Exhibits The staff report Exhibits 1-13 identified at page 2 of the staff report were admitted into the record during the hearing. The following exhibits were also admitted: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 3 Exhibit 14 Applicant (Jay Grubb) Response to Muckleshoot Fisheries Division Comment dated August 12, 2014 Exhibit 15 Memo about parking from Rocale Timmons to Hearing Examiner dated October 14, 2014 FINDINGS OF FACT Procedural: 1. Applicant. Renton Technical College. 2. Hearing. A hearing was held on the application on October 14, 2014. 3. Project Description. The applicant requests site plan approval and approval of three development standard modifications for the construction of a new 451,000 square foot IKEA retail facility (which includes two future expansions totaling 45,000 square feet). The new IKEA facility will be located on the opposite end of a parcel accommodating a current IKEA store, which will be demolished and replaced with parking. The subject property is located on the north side of SW 43rd St between Lind Ave SW and Oakesdale Ave SW at 601 41st St. The project site totals 28.99 acres in area and is zoned Medium Industrial (IM). The site currently contains a 397,972 square foot facility consisting of the IKEA showroom, retail area, restaurant, parking, and associated improvements within two existing structures. The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The eastern most structure (current retail store) would be replaced with a surface parking lot in the amount of 1,666 parking stalls (1,579 stalls following proposed expansions). Access to the site is proposed to be realigned/consolidated into three driveways along SW 41st St, three driveways along SW 43rd St, and one driveway along Lind Ave SW. The proposal involves three requests for street modifications from the street frontage requirements of RMC 4-6-060 for SW 41st St, SW 43rd St, and Lind Ave SW. All three requests involve a reduction in required street dedication as follows: (1) Reduce a required 7.0 foot dedication for SW 41st street to 5.5 feet, (2) reduce a required 3.5 foot dedication to 0 for SW 43rd St, and (3) a reduction from 11.5 feet to 5.5 feet for Lind Ave SW. The applicant also requests a parking modification from RMC 4-4-080 in order to exceed the maximum number of allowed parking spaces by up to 586 spaces, provide less than the number of parking spaces during construction, provide 54 less than the 108 required bicycle parking stalls, and to allow bicycle parking no more than 75 feet beyond the allowed 50-foot maximum distance from the primary building entrance. The applicant also requests a refuse and recycling modification from RMC 4-6-060 in order to reduce the required refuse and recycling deposit area from 6,660 square feet to a 500 square foot deposit area. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 4 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate/appropriate infrastructure and public services, as would be expected since the proposal only involves the replacement of a an existing IKEA store with a facility that is moderately larger. The adequacy of infrastructure and services is more specifically addressed as follows: A. Water and Sewer Service. Sewer and water are provided by the City of Renton. Water and sewer lines already serve the project site. B. Fire and Police. The City of Renton will provide fire and police service. Fire and police department staff have determined that existing facilities are adequate to serve the development. C. Drainage. The applicant has submitted a preliminary drainage report, Ex. 8, that staff has found to be acceptable for site plan review. There are three natural discharge points on the site that will be treated by three separate facilities – a wetpond, a wetvault and a Filterra unit. Filterra units require a Drainage Adjustment in order to be used. Therefore, staff recommends and a condition is adopted by this decision that requires the applicant to demonstrate compliance with the Blanket Adjustment-Americast Filterra Memo, dated June 26, 2014 (Exhibit 10), prior to utility construction permit in order to provide water quality treatment using the proposed Filterra unit. Given that the proposal will decrease impervious surface from 26.97acres to 25.09 acres, the fact that it will not alter the three natural discharge locations and the staff’s approval of the preliminary drainage plan, it is determined that the proposed preliminary stormwater controls are adequate to serve the proposal. D. Parks/Open Space. City development standards do not impose any park or open space requirements for commercial uses and no legal justification is found in the administrative record. Proposed and conditioned landscaping would provide passive recreation opportunities for IKEA customers. E. Off-Site Transportation. No significant off-site transportation impacts are anticipated and no off-site mitigation beyond traffic impact fees is necessary. The completed project is anticipated to generate 1,061 net new weekday daily trips, 30 net new weekday AM peak hour trips, 51 net new weekday PM peak hour trips, and 187 net new Saturday peak hour trips. The results of an LOS analysis prepared by the applicant showed that all signalized study intersections would operate at acceptable levels (LOS D or better) in 2016 with or without the proposed project. The applicant’s proportionate share impacts to 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 5 transportation system-wide improvements will be mitigated by the payment of traffic impact fees. The applicant’s traffic impact study calculated a project specific fee, approved by staff, that is imposed by the conditions of approval of this decision. G. Parking (vehicular and bicycle). The proposal includes the removal of the western most (parking) structure in order to site the proposed retail facility. The existing site currently provides 1,352 parking stalls, of which 862 are covered within the parking garage area and the remaining 490 stalls are located within surface parking areas surrounding the two existing structures. The applicant is proposing a total of 1,666 parking stalls (of which 28 would be ADA stalls). As noted in the staff report, with approval of the applicant’s requested parking modifications, the amount of parking proposed by the applicant complies with City parking standards. All parking on site will be 9 feet wide and 20 feet deep in compliance with City Code standards. For these reasons the proposed parking is found to be adequate. H. Vehicular Access and Internal Circulation. The parking lot is designed for two-way circulation throughout. While a reduction in the number of parking stalls appears to have been considered as part of future expansion the expansion along the southern façade would encroach into a drive aisle. The proposed rearrangement of site improvements to accommodate the drive aisle is unclear at this time. The use of landscaping is an integral component of the proposal’s reduction of visual impacts on the pedestrian environment and abutting/adjacent properties (see Landscaping discussion). Therefore, the rearrangement of site improvements to accommodate proposed expansions shall not result in a reduction in the 20-foot and 15.5 foot landscaping perimeter along SW 43rd St and SW 41st St respectively. Staff recommends, and this decision adopts, a condition requiring the applicant to submit a revised site plan depicting the rearrangement of the site improvements which comply with RMC 4-4-080 for parking stall and drive aisle dimensions along with the retention of a 20-foot and 15.5 foot landscaping perimeter along SW 43rd St and SW 41st St respectively. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. There are five existing driveways along SW 41st St which would be consolidated into three driveways evenly spaced between Lind Ave SW and the western property line. The western most driveway, along SW 41st St, would be full access and shared with the property to the west. The eastern most driveway, along SW 41st St, would also be full access and the central driveway would be exit only. The elimination of curb cuts along the street frontages would reduce conflict points between pedestrians and vehicles. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 6 As condition, the proposed access and internal circulation is found to be adequate, efficient and safe. I. Landscaping. The applicant’s preliminary landscaping plan has been found to comply with City standards by staff and in fact significantly exceeds those standards. For this reason the proposed landscaping is found to be adequate. Based on the proposal of 1,666 surface parking stalls (1,579 stalls after future expansion), a minimum of 58,310 square feet of landscaping would be required within the surface parking areas (55,265 square feet would be required after future expansions). The submitted landscape analysis indicates that a total of 125,000 square feet of landscaping would be provided on site. The project would also provide approximately 58,500 square feet of surface drainage facilities (pond and rain gardens). At least a 10-foot landscape buffer is provided along all street frontages, and total interior parking lot landscaping exceeds City standards by approximately 38,500 square feet. City staff have also recommended landscaping buffers that exceed City standards to protect less intense neighboring uses, and those recommendations have been adopted by this decision. J. Refuse and Recycle Enclosure. The proposal would require a 2,200 square foot deposit area for recyclables (2,200 SF = 5 x 440,000/1,000 SF) and a 4,400 square foot deposit area for refuse (4,400 = 10 x [440,000/1,000 SF]). The applicant has requested a modification from the City’s Refuse and Recyclable standards in order to reduce the size of the required refuse deposit area. The applicant is proposing a 500 square foot area for refuse and recycle deposits. This decision approves that modification. As the proposal otherwise satisfies City standards for refuse and recycling it is determined that the proposal provides for adequate refuse and recycling. K. Recreation. There is no code requirement or other legal justification to require any recreational space for the project. The significant amount of landscaping of the proposal provides for passive recreation. L. Transit and Bicycles. Transit and bicycle facilities are adequate to serve the site. Transit service to and from the site is provided by King County Metro Transit. Public transit stops are located on SW 43rd St and Lind Ave SW providing access to Metro Transit routes to 153, 161, and 906. The proposal would not alter existing transit service. A modification is approved by this decision to enable compliance with bicycle stall standards. 5. Adverse Impacts. There are no significant adverse impacts associated with the project. Few adverse impacts are anticipated since the proposal only serves to replace an existing IKEA store 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 7 with a moderately larger one and decrease impervious surface at the same time. Adequate infrastructure serves the site as determined in Finding of Fact No. 4. Impacts are more specifically addressed as follows: A. Compatibility. The proposal is surrounded by office and warehouse uses. Only 23% of the project site will be covered with structures and the remaining portions of the property accommodate a large amount of landscaping that significantly exceeds City standards. A condition of approval also requires expanded periemeter landscaping to further protect adjoining uses. The applicant has achieved compatibility with the surrounding uses through a combination of the extensive landscaping and substantial setbacks. B. Lighting. The applicant did not provide an on-site lighting plan. A condition of approval will require the applicant to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Proposed perimeter landscaping with berming is anticipated to minimize glare from headlights on adjacent streets and properties. A detailed lighting plan was not provided with the application. B. Screening. Landscaping has been incorporated into the site plan in order to screen parking areas. Staff have also found that the refuse and recycling area provides for adequate screening. The applicant has not provided sufficient information for staff to determine if rooftop equipment will be adequately screened. The conditions of approval require the applicant to provide plan sets showing any rooftop equipment or structures that may require screening per City code, and such equipment shall be submitted to the Current Planning Project Manager, for review and approval prior to Construction Permit issuance. C. Privacy and Noise. Existing noise within the vicinity of the subject site is primarily composed of vehicles on adjacent streets (SW 41st St and, SW 43rd St, and Lind Ave SW). Temporary construction noise is anticipated as a result of the subject project. Based on the provided construction mitigation description the applicant has indicated that construction is anticipated to begin in Summer of 2015 and complete in early 2017. At this time, the applicant has indicated that construction work would occur during typical construction hours. Furthermore, the site is surrounded by industrial activity and/or commercial development. Therefore, the temporary noise impacts are anticipated to be minimal and limited in duration. The extensive landscaping proposed by the applicant provides for an adequate amount of buffering and privacy to adjoining uses. C. Natural Systems Features. There are no natural systems or features on the site, as would be expected by the fact that it is currently fully developed with no critical areas. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 8 D. Loading Areas. All loading areas are compliance with City code and found to be adequate. Ten dock-high loading doors are proposed along the west elevation. Two additional dock high loading doors are proposed along the southern façade. The site is completely surrounding by industrial and commercial zoned property and therefore is not abutting or adjacent to residential zoned property. Additionally, pursuant to RMC 4-4-080J.4 buildings which utilize dock-high loading doors are required to provide a minimum 100 feet of clear maneuvering area in front of each door. All proposed dock-high loading doors would have a minimum maneuvering area of 100 feet. E. Critical Areas. There are no critical areas on-site except for a potion of the Green River floodplain. As conditioned and proposed, the proposal complies with applicable City standards and therefore adequately addresses all impacts to the floodplain. As indicated by the FEMA Map included within the Drainage Report (Exhibit 8), the proposed site does not lie within a floodplain or floodway. However, the actual surveyed conditions reveal portions of the perimeter of the site are below the 100-year base flood elevation of the Green River. Compensatory storage would be used to mitigate proposed fill within the flood plain (elevation 21.5) equaling, at a minimum, the volume of fill within the flood plain (Exhibit 6). The applicant is proposing to fill within an existing floodplain, therefore compensatory storage would be provided to mitigate proposed fill within the floodplain. There would be approximately 13,970 cubic yards of fill within the floodplain (below elevation 21.5). The applicant is proposing to provide approximately 16,900 cubic yards of compensatory storage on-site. Additionally, new construction of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above the level of the base flood elevation. A condition of approval requires the applicant to obtain and record the actual elevation (in relation to mean sea level) of the lowest floor for the new structure. A flood elevation certificate shall be submitted by the applicant to the Current Planning Project Manager prior to the building’s finished floor construction. Pursuant to RMC 4-8-120 all properties located within a floodplain are required to provide a biological assessment. The purpose of this assessment is to determine whether a proposed action is likely to: (1) adversely affect listed species or designated critical habitat; (2) jeopardize the continued existence of species that are proposed for listing, or unexpected, new or rare species; or (3) adversely modify proposed critical habitat. The proposal does not involve any in-water work and would not likely not in cause downstream impacts on listed species and their habitat. However, the assessment is needed to verify that project construction would implement best management practices to reduce potential turbidity from entering the existing storm system and will therefore have no impacts on wildlife. The Environmental Review Committee issued a Mitigation Measure requiring the applicant to submit a Biological Assessment prior to construction permit approval. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 9 E. Views. No views are disrupted by the proposal, including any territorial, Mt. Rainier or shoreline views. F. Public Access. The proposal does not interfere with any public access to the shoreline. No shorelines are in the vicinity of the proposal. Conclusions of Law 1. Authority. RMC 4-9-200(B)(2) requires site plan review for all development in EAV comprehensive plan designation, which applies to the subject parcel. RMC 4-8-080(G) classifies hearing examiner site plan review as Type III permits and modifications as Type I permits. The site plan and modification requests of this proposal have been consolidated. RMC 4-8-080(C)(2) requires consolidated permits to each be processed under “the highest-number procedure”. The site plan has the highest numbered review procedures, so the site plan and modification requests 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. Zoning/Comprehensive Plan Designations. The subject property is zoned Medium Industrial (IM) and is comprehensive plan designation is Employment Area Valley (EAV). 3. Review Criteria. Site plan review standards are governed by RMC 4-9-200(E)(3). Modification criteria are governed by RMC 4-9-250(D). Applicable criteria are quoted below in italics and applied through corresponding conclusions of law. Site Plan RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in compliance with the following: a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: 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; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 10 iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4- 3-100. 4. The proposal is consistent with applicable comprehensive plan policies and zoning regulations as outlined in Finding 21(a)-(b) of the staff report, which is adopted by this reference as if set forth in full, including the findings and conclusions. The design guidelines of RMC 4-3-100 do not apply to projects proposed for the IL zone. See RMC 4-3-100(B)(1)(b). RMC 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. 5. As determined in Finding of Fact No. 4 and 5, the proposal will not create any significant off- site impacts, including the impacts specifically addressed in the criteria above. RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including: i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 11 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. 6. As determined in Finding of Fact No. 4 and 5, the proposal will not create any significant on- site impacts, including those specifically addressed in the criteria above. 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. 7. As determined in Finding of Fact No. 4, the proposal provides for adequate access and circulation as required by the criterion above. 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. 8. The proposal provides for adequate open space as required by the criterion above as determined in Finding of Fact No. 4. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 12 9. As determined in Finding of Fact No. 5, no view corridors to shorelines or Mt. Rainier are adversely affected. No shorelines are in the vicinity for purposes of requiring public access. RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. 10. Natural systems will not be adversely affected by the proposal as determined in Finding of Fact No. 5. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 11. 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. 12. The project is not phased. Modifications RMC 4-9-250(D)(2): 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 and purpose 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. 13. The criterion above are met for the requested modifications to vehicular parking requirements for the reasons identified at pages 8-10 of the staff report. The criterion above are also met for the requested modification to the area required for the refuse and recycling area for the reasons identified at pages 10-11 of the staff report. The criterion above are also met for the requested 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 13 modifications to biccyle parking requirements for the reasons identified at pages 16-17 of the staff report. The criterion above has been met for the requested reductions in required street frontage dedications fro the reasons identified at pages 19-21 of the staff report. All requested modifications are described in Finding of Fact No. 3 of this decision. DECISION The site plan, street frontage modifications, vehicular and bicycle parking modifications, and refuse and recycling modification are approved subject to the following conditions: 1. The applicant shall comply with the two mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated September 8, 2014. 2. The applicant shall be required to provide on-site landscape buffers along the perimeter of the site adjacent to SW 43rd St to a minimum width of 20 feet to accommodate a variety of vegetation. Landscaping along Lind Ave SW should continue the landscape width of 30-feet used on neighboring sites along Lind Ave SW. Additionally, all perimeter parking lot landscaping shall be revise to include the following: trees planted an average minimum rate of one tree per 30 lineal feet of street frontage; shrubs planted at the minimum rate of one per 20 square feet of landscaped area; ground cover in sufficient quantities to provide at least 90% coverage of the landscaped area within 3 years of installation; and the use of berms a minimum of 3 feet in height. Existing healthy mature trees which are located within perimeter landscape buffers shall be maintained to the maximum extent possible and protected during construction unless determined by an Arborist that such tree is dead, diseased, or dangerous. A revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 3. The applicant shall provide screening detail for roof-top equipment consisting of clerestories, parapets, walls, or other similar solid, non-reflective barriers or enclosures. The roof-top screening detail shall be provided to, and approved by, the Current Planning Project Manager prior to building permit approval. 4. The applicant shall revise the site plan to reflect a parking area which operates at no less than 90% of capacity, or no more than 1,508 parking stalls. The revised site plan shall be submitted to, and approved, by the Current Planning Project Manager prior to construction permit approval. 5. The applicant shall be required to provide a detailed interim parking plan along with executed off-site parking agreements prior to construction permit or demolition permit approval whichever comes first. The detailed interim parking plan shall demonstrate, to the satisfaction of the Current Planning Project Manager that a sufficient number of parking stalls are provided on and/or off site as to not cause adverse impacts on surrounding properties during construction. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 14 6. The applicant shall be required to submit a revised site plan depicting the rearrangement of the site improvements which comply with RMC 4-4-080 for parking stall and drive aisle dimensions along with the retention of a 20-foot and 15.5 foot landscaping perimeter along SW 43rd St and SW 41st St respectively. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 7. The applicant shall be required to submit screening detail for the refuse and recyclable deposit area prior to building permit approval. 8. The applicant shall be required to obtain and record the actual elevation (in relation to mean sea level) of the lowest floor for the new structure. A flood elevation certificate shall be submitted by the applicant to the Current Planning Project Manager prior to the building’s finished floor construction. The finished floor elevation would be required to be verified by a preconstruction elevation certificate at the time of construction of a substantial structural element of the finished floor (i.e., foundation form for the concrete floor). An as-built elevation certificate would be required to be provided prior to issuance of final occupancy. 9. The applicant shall be required to provide a lighting plan, compliant with RMC 4-4-075, which will adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit. The lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval 10. The applicant shall submit a lighting plan which includes ornamental lighting within the vicinity of the primary entrance and bicycle parking in order to adequately illuminate the area for pedestrians and bicyclists. The lighting plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 11. The applicant shall provide iron-rod fencing in place of chain link fencing around the perimeter of the proposed detention pond. A fencing detail plan shall be submitted to, and approved by, the Current Planning Project Manager prior to utility construction permit approval. 12. The applicant shall be required to provide an additional pedestrian connection directly from the proposed entrance to the SW 43rd St sidewalk. Additionally, all designated pedestrian area shall be differentiated, in material, from drive aisles. A revised site plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. 13. The applicant shall be required to demonstrate compliance with the Blanket Adjustment- Americast Filterra Memo, dated June 26, 2014 (Exhibit 10), prior to utility construction permit in order to provide water quality treatment using the proposed Filterra unit. 14. The applicant shall be required to provide a 5.5 foot wide dedication (subject to a survey) along SW 41st St for the allowance of existing improvements to remain as they are. The applicant shall be required to provide street lighting on all street frontages according the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 15 current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. 15. The applicant shall be required to provide improvements back of existing SW 43rd St curb to include: 8-foot wide landscape planter, 8-foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. 16. The applicant shall be required to provide a 5.5 foot wide dedication (subject to a survey) along Lind Ave SW for sufficient enough width to accommodate the code required improvements back of existing curb to include: 8-foot wide landscape planter, 8-foot wide sidewalk, and 1 foot back of sidewalk (subject to survey). The applicant shall be required to provide street lighting on all street frontages according the current street standards and all existing trees within the planter strip shall be maintained to the maximum extent possible. 17. The applicant shall be required to provide a Traffic Impact Fee at a rate of $1.30 per square foot of new development to be applied to the difference in square footage between the future building and the existing 397,972 square foot building. The fee shall be paid at the time of building permit issuance and is valid through to the expiration of the Site Plan Approval. 18. The applicant shall be required to submit a Final Construction Mitigation Plan with measures to reduce noise, control dust, traffic controls, and reductions in pedestrian conflicts. The Final Construction Mitigation Plan shall be submitted to, and approved by the Plan Reviewer, prior to demolition permit or construction permit approval whichever comes first. DATED this 28th day of October, 2014. City of Renton Hearing Examiner Appeal Right and Valuation Notices 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(E)(14) 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN AND MODIFICATIONS- 16 for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8-100(G)(9). 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.