HomeMy WebLinkAboutDecision Letter Denis Law Mayor + +
1=' fNT0
City Clerk-Jason A.Seth,CMC
December 13, 2019
Tim Rhodes Josh Meharry
Rhodes Architecture & Light Rhodes Architecture & Light
4218 SW Alaska St, Suite G 4218 SW Alaska St, Suite G
Seattle, WA 98116 Seattle, WA 98116
Subject: Hearing Examiner's Findings of Fact, Conclusions of Law and Final Decision
RE: Construction Industry Training Council (CITC) Headquarters - LUA-19-
000214
Dear Mr. Rhodes & Mr. Meharry:
Enclosed please find the Hearing Examiner's Findings of Fact, Conclusions of Law and Final
Decision dated December 12, 2019. Also, this document is immediately available on our
• website:
• If you go to: Rentonwa.gov; "How do I"; Hearing Examiner (under Contact);
"Decisions"; "Land Use Decision". The Decisions are filed by year and then
alphabetical order by project name.
I can be reached at (425) 430-6510 orjseth@rentonwa.gov. Thank you.
Sincerely,
Jason A. Seth, MMC
City Clerk
cc: Hearing Examiner
Clark Close,Senior Planner
Jennifer Henning, Planning Director
Vanessa Dolbee, Current Planning Manager
Brianne Bannwarth, Development Engineering Manager
Craig Burnell, Building Official
Jennifer Cisneros, Planning Technician •
Julia Medzegian,City Council Liaison
Parties of Record(12)
1055 South Grady Way,Renton,WA 98057 • (425)430-6510/Fax (425)430-6516 • rentonwa.gov
1
2
3
4
5
6
7
8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
9 )
10 RE: CITC Headquarters )
FINDINGS OF FACT, CONCLUSIONS
11 Site Plan, Conditional Use and Street)) OF LAW AND FINAL DECISION
12 Modification )
)
13 LUA19-000214, SA-H, CU-H, ECF,)
MOD )
14 )
15 Summary
16 The Applicant seeks approval of applications for a conditional use permit, site plan and street standard
17 modification to reuse a majority of an existing truck repair and parts depot building and add a partial
second floor addition to it for the renovated building as a whole to serve as the headquarters and campus
18 of the Construction Industry Training Council (CITC) located at 1300 Bronson Way N, Renton, WA
98057. The applications are approved subject to conditions.
19
20 During the hearing some area residents expressed the desire for parking passes and speed reduction
features. The proposal does not need either mitigation measure to meet City standards, but the
21 measures may still be separately available nonetheless to the neighbors. As outlined in the Testimony
section below, Vanessa Dolbee, Renton Current Planning Manager, can provide residents information
22 on the City's speed reduction ordinance,which appears to be in the process of being approved.
23 Testimony
24
Note: The following is a summary of testimony provided for the convenience of the reader only and
25 should not be construed as containing any findings of fact or conclusions of law. The focus upon or
exclusion of any particular testimony or hearing evidence in this summary is not reflective of the
26 priority or probative content of any particular hearing evidence and no assurance is made as to
accuracy.
CONDITIONAL USE AND SITE PLAN
1
1
2 City Staff
3 Clark Close,Renton Senior Planner,described the project. The building will be redeveloped into a new
headquarters campus for CITC. There is a request for modification to street standards with respect to
4 landscaping and street width. The 1.5-acre site has six parcels zoned Commercial Arterial and R-10.
5 The site was home to Bryant Motors. There is an internal 16-foot wide alley. Parking will be along
Meadow Ave N.The area is both in the Wellhead Protection Area(Zone 1)and a Seismic Hazard Area.
6 There will be a partial second story addition to the existing building. CITC is an educational facility.
There will be street frontage improvements, utilities, landscaping and parking added. Access is from
7 N. 2nd Street and Garden Avenue North as well as an exit on Bronson Way N. Construction will be
8 from May 2020 to September 2021. A neighborhood meeting was held on August 29`h. The SEPA
MDNS was issued on October 14,2019 with two mitigation measures.No appeal was filed. A member
9 of the public asked for a speed bump on N. 2nd Street. WSDOT also commented but realized they did
10 not have jurisdiction in this area. Staff finds the proposal to be consistent with the Comprehensive Plan
and all applicable codes and recommends approval with conditions.
11 Applicant
12 Tim Rhodes, architect, stated he'd answer any questions.
13 Public Comment
14 Jennifer Watts lives a block over. She is concerned about the speed of traffic on N. 2nd Street. There is
15 current traffic use as a short cut. There are a lot of pedestrians on the street including grade school
children walking to school. There are also high school students walking there. As there are only 60
16 proposed spaces, she expects there will be more people walking. There is a nearby bus stop. She is
asking for some sort of traffic impediment on N. 2°d Street. She brought a petition (Ex. 42) signed by
17 five of the seven neighbors on the block.
18 Ann Carlson asked about parking. She asked if the residents can get preferential parking with passes
19 to ensure the neighbors have the ability to park during construction and the operational phase. She is
also concerned about construction noise.
20
Staff Response
21 Jonathan Chavez, Renton Development Engineer, stated that the City does not permit speed bumps or
22 other traffic calming elements for the street at issue. The City did analyze the segment of the street.
The traffic can go about 30 miles in the 25 mile per hour zone, but the City could reduce the speed
23 limit to 20 mph. The City would allow parking passes in this area because it's already part of the
24 parking zone or is very close. This is a common practice for the City. He stated he had not seen the
petition, but he'd be willing to work with the neighborhood.
25
Brianne Bannwarth, Development Engineering Supervisor for City of Renton stated the City will need
26 to evaluate the need for parking passes in this area before they can promise anything.
CONDITIONAL USE AND SITE PLAN
2
1
Vanessa Dolbee, Renton Current Planning Manager, spoke to the 20-mph zone issue. The 20-mph
2 petition is an ordinance before Council now. It will likely be in place for this project but it's still
awaiting Council adoption.
3
Applicant Response
4
Mr. Rhodes wanted to ask about a condition of approval. He felt the required percentage of glass near
5 the alley is unreasonable at 50%. The alley is internal to the project. The windows as proposed do not
6 quite match the requirement because fire code(IBC)limits it to 25%.They've done their best to provide
windows all around but the alley issue (Recommended Condition of Approval #12) needs to be
7 addressed. The Applicant entered additional slides demonstrating the issue (Ex. 43).
8 Mr. Close stated the recommended COA has flexibility. They were unaware of the 2015 IBC code
provision.Also,they agree this area is more private in nature even though it's on a City alley.They are
9 willing to amend the COA to meet the IBC but hope to see more glazing in other places. The City
10 would support a change in the COA to 25% but also add a clause requiring a wraparound feature
element similar to the elevation on the west side. It would need to be similar to other design elements.
11
Mr. Rhodes also questioned COA #4 to require the temporary cell tower be removed. The temp tower
12 isn't owned by the client. They want to know if they can develop a similar cell facility on the roof of
the building. Mr. Close stated that is a separate permitting process. The City would be more supportive
13 to a permanent structure that is stealth in nature.
14
15 Exhibits
16 The November 19, 2019 Staff Report Exhibits 1-38 identified at Page 2 of the Staff Report were
admitted into the record during the hearing. The following exhibits have also been admitted:
17
18 Exhibit 39: Staff PowerPoint
Exhibit 40: Google Earth aerial of project vicinity
19 Exhibit 41: City of Renton COR maps
Exhibit 42: Neighborhood Petition
20 Exhibit 43: Applicant Elevations
21 FINDINGS OF FACT
22
Procedural:
23
1. Applicant. Tim Rhodes or Josh Meharry, Rhodes Architecture+Light, 4218 SW Alaska St,
24 Ste G, Seattle, WA 98116.
25 2. Hearing. A hearing was held on the applications on July 9, 2019 at noon in the City of Renton
26 Council chambers.
CONDITIONAL USE AND SITE PLAN
3
1
3. Project Description. The Applicant seeks approval of applications for a conditional use permit,
2 site plan and street standard modification to reuse the majority of an existing truck repair and parts
depot building and add a partial second floor addition to it for the renovated building as a whole to
3 serve as the headquarters and campus of the Construction Industry Training Council (CITC) located at
1300 Bronson Way N, Renton, WA 98057. The proposal would redevelop the headquarters building
4 into a new two-story 49,763 square foot facility. The 1.5-acre site includes six (6) contiguous parcels.
5 Vehicular access to the development would be from N 2nd St, Garden Ave N,Bronson Way N, and an
alley that bisects the project from N 2nd St to Bronson Way N. The project would also include street
6 frontage improvements, utility work, landscaping, 60 surface parking spaces, and a public plaza at the
main entrance.No significant trees are present on the project site. Construction is expected to begin in
7 May 2020 and end by September 2021. In addition,the Applicant is requesting a street modification to
reduce the width of the landscape strip on Garden Ave N and revise the width of right-of-way
8
dedication along Bronson Way N.
9
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate and
10 appropriate infrastructure and public services as follows:
11 A. Water and Sewer Service.Water and sewer service will be provided by the City of Renton.
12 There is an existing 6-inch City water main located in Garden Ave N that can deliver a
maximum total flow capacity of 1,400 gallons per minute (gpm). There is an existing 8-
13 inch water main located in Bronson Way N that can deliver a maximum flow capacity of
2,500 gpm. There is an existing 8-inch gravity wastewater main located in the alley off
14 of N 2nd St.
15
B. Fire and Police. The City of Renton will provide police service and the Renton Fire
16 Authority will provide fire service. Police and Fire Prevention staff indicated that
sufficient resources exist to furnish services to the proposed development. Fire impact
17 fees will be required at the time of building permit issuance.
18 C. Drainage. Public works staff have determined that the preliminary design and technical
19 drainage review submitted by the Applicant are consistent with adopted city standards.
As compliant with City standards, adequate provision is made for drainage.
20
The Applicant submitted a Technical Information Report (TIR), prepared by Dubin
21 Environmental, dated September 16, 2019 (Exhibit 10) with the project application. The
22 TIR provides the technical information and design analysis required for developing the
Stormwater Drainage and Temporary Erosion and Sedimentation Control (TESC) Plans
23 for the project and the stormwater design for the project was based on the requirements
set forth by the 2017 City of Renton Surface Water Design Manual(2017 RSWDM).This
24 project is located within the City of Renton Aquifer Protection Area zone 1. This limits
the available best management practices (BMPs) for stormwater control. The Applicant
25 must propose a closed water quality treatment system, with Guld Approval from
26 Washington State Department of Ecology, at the time of Civil Construction Permit
Application.
CONDITIONAL USE AND SITE PLAN
4
1
2 The final drainage plan and drainage report would be submitted with the civil construction
permit application. It is anticipated that the requirements set forth by the 2017 City of
3 Renton Surface Water Design Manual (2017 RSWDM) would be sufficient to mitigate
4 stormwater impacts generated by the proposed development.
5 The 2019 Surface water system development fee is $0.72 per square foot of new
impervious surface, but no less than $1,800.00. This is payable prior to issuance of the
6 construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
7
8 D. Parks/Open Space. The project is not residential in nature and no park impact fees or
specific parks facilities or open space are required.
9
E. Transportation and Circulation.The proposal is served by adequate transportation facilities.
10
A Traffic Analysis, prepared by Gibson Traffic Consultants, Inc., dated June 15, 2018
11 (Exhibit 29),was submitted with the project application.The submitted report indicated that
12 the CITC site is not anticipated to generate any new daily AM peak-hour or PM peak-hour
trips. The proposed redevelopment project would replace the 32,951 square foot automobile
13 parts and service center that is currently on the site.The trip generation shows that the CITC
development is anticipated to generate a reduction of approximately 310 net new average
14 weekday daily trips. During the weekday AM peak hour, the project would generate a
reduction of approximately 43 net new trips (-29 inbound and -14 outbound). During the
15 weekday PM peak hour, the project would generate a reduction of approximately 52 net
16 new trips (-12 inbound and -40 outbound).
17 The proposal has passed the City's Traffic Concurrency Test per RMC 4-6-070.D,which is
based upon a test of the citywide Transportation Plan, consideration of growth levels
18 included in the LOS-tested Transportation Plan, and future payment of any applicable
Transportation Impact Fees (Exhibit 33).
19
20 The proposed project would be responsible for the payment of applicable Transportation
Impact Fees at the time of Building Permit issuance.
21
Safe movement for vehicles and pedestrians would be provided. As part of the project, the
22 Applicant would construct frontage improvements and pedestrian enhancements. The
southwest corner of the site,which currently comes to a point, is planned to be rounded off,
23 making the corner radius larger for easier turning movements from Bronson Way N to
24 Garden Ave N. The interior alley would be marked as one-way with ingress from N 2nd St
and egress to Bronson Way N. If ingress were allowed from Bronson Way N, staff would
25 expect vehicular traffic impacts to occur on Bronson Way N. The pubic alley would also
provide an entrance and exist to CITC's building and CITC's surface parking lot. The
26 proposed site improvements as provided and conditioned would result in safe movements
CONDITIONAL USE AND SITE PLAN
5
1
for both vehicles and pedestrians and are not anticipated to result in effects on the
2 surrounding area.
3 F. Schools. The project is not residential in nature. No impacts to schools are anticipated and no
4 fees are required.
5 G. Refuse and Recycling. RMC 4-4-090 sets the standard for adequate refuse and recycling
facilities. In office, educational and institutional developments, a minimum of two (2) square
6 feet per every one thousand (1,000) square feet of building gross floor area is required for
recyclables deposit areas and a minimum of four(4)square feet per one thousand(1,000)square
7 feet of building gross floor area is required for refuse deposit areas. A total minimum area of
8 one hundred (100) square feet is required for recycling and refuse deposit areas. A total
minimum area of one hundred (100) square feet shall be provided for recycling and refuse
9 deposit areas.
10 The Applicant proposes a refuse and recycling location on the east side of the alley, near the
middle of the building (Exhibit 2). The 49,763 square foot building would be required to
11 provide a minimum area of 100 square feet for recyclable deposit and a minimum area of 199
12 square feet for refuse deposit (299 square feet total). The approximate dimensions and area of
the two (2) attached bays are 17'-4" x 8'-10 %" (308 square foot total). The enclosure would
13 be easily accessible for both users and hauling trucks from the public alley. The exterior is
proposed to be constructed with concrete unit masonry, decorative extruded metal aluminum
14 screens and steel roof decking and to match the proposed CITC's exterior cladding.
15 In addition to the immediate enclosure, the approximately 10-foot tall refuse and recycling
16 deposit area would be screened by public view via a combination of landscaping and the CITC
building (Exhibit 24). The outdoor refuse and recyclables deposit areas and collection point
17 location complies with the 50-foot separation from residential lots.
18 H. Parking. Adequate provisions are made for vehicular and bicycle parking.
19 Parking regulations require that a minimum and maximum of 1 vehicular parking space per
20 employee plus 1 for every 3 student rooming units, plus 0.5 space for every full-time student
not residing on campus.In addition, if buses for transportation of students are kept at the school,
21 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of
22 parking spaces may be granted for nonresidential uses through site plan review if the Applicant
can justify the modification to the satisfaction of the Administrator.Justification might include,
23 but is not limited to,quantitative information such as sales receipts,documentation of customer
24 frequency, and parking standards of nearby cities.
25 The proposed parking includes 51 standard stalls, 6 compact stalls, 2 accessible spaces and 1
stall with loading zone. The Applicant is anticipating 36 employees to be employed by the new
26 project,over the course of the next 5 to 10 years.In addition,the CITC would have 120 students
not residing on campus. No bus or bus transportation would be provided for the students or
CONDITIONAL USE AND SITE PLAN
6
1
employees. If the students were considered "full-time" students, the Applicant would be
2 required to provide 96 parking spaces per code for 36 employees and 120 full-time students.
Up to 72 parking spaces would be required via the allowable twenty-five percent (25%)
3 reduction from the minimum or maximum number of parking spaces. According to the Traffic
Analysis, prepared by Gibson Traffic Consultants, Inc., dated June 15, 2018 (Exhibit 29),
4 parking demand was collected at the CITC Marysville site at the same time as the PM peak-
s hour trip generation data. The parking data shows a maximum parking demand of 19 spaces
between 4:00 PM and 6:00 PM. This equates to a peak parking demand of 0.20 spaces per
6 student. This data is similar to parking demand data published in the ITE Parking Generation,
4th Edition (2010). The parking demand of 0.20 spaces per student would result in a peak
7 demand of 24 spaces for the CITC Renton site.
8 According to the Applicant, CITC doesn't have any full-time students since they all work full-
9 time at construction sites and then come to CITC for approximately three (3) hours of evening
training during the hours of 4pm and 9pm. CITC currently has approximately 36 employees
10 (administrative staff and instructors)working at the existing Bellevue facility. The Applicant is
proposing 60 parking spaces for 36 employees and 120 students.
11
12 Staff recommended adoption of the traffic demand study parking rate of 0.20 spaces per student.
Under this scenario,and via the allowable twenty-five percent(25%)reduction or increase from
13 the minimum or maximum number of parking spaces, the Applicant would be required to
provide a minimum of 45 parking spaces to a maximum of 75 parking spaces. As modified,the
14 proposed 60-onsite surface parking stalls falls within the allowable parking demand range for
CITC building occupancy in 2021.
15
16 A Temporary Use Permit (TUP) has been issued for a Cell on Wheels (COW) which is
permitted to be located in the future parking lot for this site. To ensure sufficient parking stalls
17 are provided a.condition of approval requires that the COW be removed from the site prior to
Final Occupancy of the building.
18
The proposal also provides for an adequate amount of bicycle parking. Per RMC 4-4-
19 080.F.11.a bicycle parking spaces are required at 10 percent (10%) of the number of required
20 off-street parking spaces. The project would be required to provide a minimum of ten (10) off-
street bicycle parking stalls. In addition, bicycle parking shall be provided for secure extended
21 use and shall protect the entire bicycle and its components and accessories from theft and
weather per RMC 4-4-080.F.11.c. Acceptable examples include bike lockers, bike check-in
22 systems, in-building parking, and limited access fenced areas with weather protection.
Designated bicycle parking is shown on the first floor in Room 119. The 172 square foot bike
23 storage room on level one would satisfy the minimum requirement to provide space for 10
24 bicycles. The proposed location of the bicycle parking, near the Electrical Lab 2 (Room 109)
would be known to users of the facility only.No exterior bike rack racks were identified in the
25 submitted plans.
26 I. Landscaping and Screening. As conditioned, it is determined that the proposal provides for
adequate and appropriate landscaping because the proposal complies with applicable City
CONDITIONAL USE AND SITE PLAN
7
1
landscaping standards. Staff have found that existing landscaping conforms to the City's
2 landscaping requirements.
3 The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all
public street frontages. Additional minimum planting strip widths between the curb and
4 sidewalk are established according to the street development standards of RMC 4-6-060. Street
5 trees and, at a minimum, groundcover, are to be located in this area when present. Spacing
standards shall be as stipulated by the Department of Community and Economic Development,
6 provided there shall be a minimum of one street tree planted per address. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise determined by the
7 Administrator.
8 Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per
9 parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100
or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot
10 landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have
minimum dimensions of 8 feet(8') by 12 feet(12').
11
12 The Applicant has proposed landscaping throughout the site. The Applicant has also
incorporated roof level planters along Garden Ave N and a green wall with evergreen climbing
13 vines along N 2nd St.The proposed roof level planter boxes would provide vegetation screening
and human-scaled elements for the open roof deck to mitigate the lack of street frontage
14 landscaping along Garden Ave N. As allowed by the existing conditions, the Applicant would
provide enhanced site and perimeter parking lot landscaping.
15
16 The Applicant is proposing 60 surface parking spaces; therefore, the Applicant would be
required to provide a minimum of 25 sf of interior landscaping per parking space.The Applicant
17 would be required to provide 1,500 square feet of interior landscaping (60 spaces x 25 square
feet= 1,500 square feet). The Applicant is proposing 2,269 square feet of interior landscaping
18 using the optional layout pattern allowed under RMC 4-4-070.F.6.c and interior landscaping
connected to perimeter landscaping to increase the parking buffer along Bronson Way N,
19 Meadow Ave N and N 2nd St. The majority of the interior landscaping is provided within the
20 interior of the surface parking area via a bio-retention planter and plaza landscaping in front of
the building entrance (Exhibit 6). The interior landscaping excludes the bio-retention planter
21 along the refuse and recycling enclosure,as this would be considered landscape screening along
the parking lot walkway.
22
The Applicant would be required to submit a detailed landscape plan with the civil construction
23 permit submittal that provides final locations, sizes, quantities, planting details, and other
24 applicable items as set forth in the RMC 4-8-120 submittal requirements.
25 The Applicant is proposing to screen the rooftop equipment within a 720 square foot rooftop
mechanical penthouse room (RM 240) above the first story. All ground floor utility equipment
26 would be screened via an enclosure that would be made of materials and colors compatible with
the primary building materials.The project design includes adequate onsite screening for utility
CONDITIONAL USE AND SITE PLAN
8
1
equipment from public view through the combination of landscaping, building architecture and
2 placement.
3 5. Adverse Impacts. There are no significant adverse impacts associated with the proposal. On
4 October 14, 2019 the City issued a Mitigated Determination of Non-significance (MDNS) for
the project. Adequate infrastructure serves the site as determined in Finding of Fact No. 4.
5 Impacts are more specifically addressed as follows:
6 A. Views. No impact to views is anticipated. According to the staff report, the proposed
building and other site improvements are not anticipated to interrupt any visual
7 accessibility to attractive natural features for neighboring properties, including views to
8 shorelines or Mt. Rainier.
9 B. Compatibility. The proposal is compatible with surrounding use. Surrounding uses are
composed of a city park, single family homes, multifamily homes, a neighborhood
10 shopping center and a convenience market. The proposed trade school is compatible with
the scale and character of these uses. The building's main presence is located along
11 Bronson Way N on the commercial side of the subject property. The building's roofline
12 steps up and down and second-story setbacks along Garden Ave N and N 2nd St reduce
overall scale and bulk as it transitions toward the surrounding residential neighborhood.
13 Furthermore the placement of the accessory parking, landscaping, and student break area
are compatible with the Residential-10 (R-10) zone and the anticipated scale of
14 development for that portion of the site.
15 Approval shall not result in an overconcentration of the proposed use. CITC provides a
16 4-year vocational training program in a variety of construction industry trades for people
interested in pursuing a non-union construction career. The caliber and level of CITC's
17 programs make them synonymous with a 4-year college, which is permitted in the CA
zone. Currently,there are no similar types of facilities in the immediate vicinity,although
18 there is a Union training facility (UA Local 32) approximately 3 miles from the CITC
site, and Renton Technical College is approximately 1.5 miles away. CITC feels that the
19 proposed location would be the ideal site for their new headquarters and would serve as
20 the perfect hub for a wide variety of their current and future students whom would travel
to the campus from the greater Seattle metropolitan area(Exhibit 38). Considering CITC
21 provides a unique education facility different from others located in the City, the subject
use would not result in an overconcentration of this partial use within the City or the
22 immediate area.
23 C. Light, glare and noise. The proposal will not create any significant adverse light, noise
24 or glare impacts and will not impact privacy for residential uses.
25 There would be short-term construction activity-related noise impacts that would
primarily result from the preparation of the building site and improvements made to the
26 existing building. Construction noise impacts are regulated by the City's noise ordinance,
which limits the hours of construction noise between the hours of 7 am to 10 pm. See
CONDITIONAL USE AND SITE PLAN
9
1 RMC 8-7-2, adopting WAC 173-60-050(3)(a). In addition, there would be long-term
2 noise associated with the operation of the trade school. The Applicant has stated minimal
noise impacts would be generated at the CITC campus, and all of the lab and classroom
3 education noise would be contained within the building. The existing CMU shell would
be wrapped in rigid insulation as well as glazing with a high Sound Transmission Class
4 (STC) rating to mitigate any noise that is generated in the hands-on training labs.
5
According to the Applicant, both interior and exterior lighting design is intended to
6 minimize glare, eliminate light spill onto neighboring properties. Lighting that is visible
to the project surroundings would be scheduled for the open hours of the building with
7 light levels being reduced to minimum levels needed for neighborhood safety during the
8 un-occupied hours of the building.According to the project architect, interior and exterior
lighting would also be enabled with dimming control for specific area light level
9 adjustability. Photometric calculations would be employed to ensure that glare and light
spill are not present with this project. Finally, a condition of approval requires a lighting
10 plan be submitted for review with the building permit application (Exhibit 1). Standards
for design review and compliance with exterior lighting standards would be reviewed with
11 the building permit submittal.
12 D. Critical Areas and Natural Features. The proposal will not create any significant adverse
13 impacts to critical areas. The project is mapped by the City's COR maps as within a
seismic hazard area and a wellhead protection area. Impacts to these critical areas are
14 mitigated as required by the City's critical areas regulations as follows:
15 1. Seismic hazard area. The City's COR mapping database identifies the property to be
16 within a High Seismic Hazard Area. The Applicant submitted a geotechnical report
(Exhibit 11) prepared by Geotech Consultants, Inc. with the project application. The
17 report identified sub-surface soil conditions consisting of approximately 8-10 feet of
loose to medium-dense (mostly loose) sandy silt and un-engineered fill, underlain by
18 native sand and gravel soils to a depth of 52 feet. Potential for liquefaction was
analyzed and determined that the estimated amount of liquefaction-induced settlement
19 ranges from about 1 to 2.5 inches of ground settlement during an earthquake. The
20 report provided design recommendations for the structural analysis to include a
potential for up to approximately 1.5 inches of differential settlement between
21 building columns to account for liquefaction settlement that could occur during a
maximum considered earthquake event. In addition, the geotechnical report provided
22 design recommendations for the building foundation to be either footings or driven
pipe piles. The geotechnical report demonstrates the proposal can be safely
23 accommodated on the site and identified no impacts to other properties or critical
24 areas. Building code standards contain compliance measures and design requirements
for sites with potential seismic hazard conditions, which include the adherence to
25 recommendations from geotechnical reports. For purposes of the Site Plan Review,
no further conditions are adopted.
26
CONDITIONAL USE AND SITE PLAN
10
1
2. Wellhead protection area. The City's COR mapping database identifies the property
2 to be within the Downtown Wellhead Protect Area Zone 1. Areas within the Zone 1
designation are lands situated between a well or wellfield owned by the City and the
3 365-day groundwater travel time contour. No hazardous material storage, handling,
4 treating, use, or production is anticipated with the proposed elementary school. The
Applicant has indicated that approximately 288 cubic yards of material would be cut
5 onsite due to the proposed placement of new concrete foundations (Exhibit 30). If the
Applicant decides fill is necessary to complete the project, the Applicant would be
6 required to submit a source statement certified by a professional engineer or geologist
licensed in the State of Washington meeting the requirements of RMC 4-4-060.N.4 or
7 provide documentation that fill would be obtained from a Washington State
8 Department of Transportation (WSDOT) approved source as allowed by RMC 4-4-
060.N.4.g. If necessary, the source statement or WSDOT documentation would be
9 submitted to and approved by the Current Planning Project Manager and the Building
Department prior to building permit approval.
10
E. Tree Retention. No trees that qualify as significant under the City's tree retention
11 standards will be removed by the project. No protection of trees that do not qualify as
12 significant is required by the City's tree retention standards.
13 Conclusions of Law
14 1. Authority The hearing examiner conditional use permit application qualifies as Type III
15 review. All other consolidated project applications are Type III or lower. RMC 4-8-080(C)(2)
requires consolidated permits to collectively be processed under "the highest-number procedure."
16 The Type III review is the "highest-number procedure" and therefore must be employed for the
conditional use and site plan approval. As outlined in RMC 4-8-080(G), the hearing examiner is
17 authorized to hold hearings and issue final decisions on Type III applications subject to closed record
appeal to the Renton City Council.
18
19 2. Zoning/Comprehensive Plan Designations. The project's six contiguous parcels are composed
of four parcels zoned Commercial Arterial (CA) (APN's 135230-0005, -0025,-0060,and-0071)and
20 two (2) zoned Residential-10 (R-10) (APN's 135230-0045 and -0050).
21 3. Review Criteria/Refuse and Recycle Modification/Landscape Variance. Pursuant to RMC 4-
2-060.E, a trade or vocational school requires a Hearing Examiner Conditional Use Permit in the CA
22 zone. Conditional use criteria are governed by RMC 4-9-030(D). Pursuant to RMC 4-9-200.B, Site
Plan Review is required for development in the CA and R-10 zones when it is not exempt from
23 Environmental (SEPA) Review. Site plan review criteria are governed by RMC 4-9-200(E)(3)
24 All applicable review criteria are quoted below in italics and applied through corresponding
25 conclusions of law.
26 CONDITIONAL USE
CONDITIONAL USE AND SITE PLAN
11
1
The Administrator or designee or the Hearing Examiner shall consider, as applicable, the
2 following factors for all applications:
3 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
4 zoning regulations and any other plans,programs, maps or ordinances of the City of Renton.
5 4. As conditioned, the proposal is consistent with all applicable comprehensive plan policies,
6 development standards, and design standards as outlined in Findings No. 17-19 of the staff report,
adopted by this reference as if set forth in full.
7
RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the
8 detrimental overconcentration of a particular use within the City or within the immediate area of the
9 proposed use. The proposed location shall be suited for the proposed use.
10 5. For the reasons identified in Finding of Fact No. 4 and 5, the proposal is compatible with
surrounding uses, will be served by adequate infrastructure and will not create significant adverse
11 impacts to adjoining properties. For these reasons the proposed location is suited for the proposed
use. For the reasons identified in Finding of Fact 5B, the proposal will not result in an
12 overconcentration of use.
13 RMC 4-9-030(C)(3): Effect on Adjacent Properties: The proposed use at the proposed location
14 shall not result in substantial or undue adverse effects on adjacent property.
15 6. As determined in Finding of Fact No. 5, as conditioned,there are no significant adverse impacts
associated with the proposal, so it will not result in substantial or undue adverse effects on adjacent
16 property.
17 RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
18
19 7. As determined in Finding of Fact No. 5B, the proposed use is compatible with the scale and
character of the neighborhood.
20
RMC 4-9-030(C)(5): Parking:Adequate parking is, or will be made, available.
21
8. As determined in Finding of Fact No. 4H,the site will be served by adequate parking.
22
RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and
23 shall mitigate potential effects on the surrounding area.
24 9. As outlined in Finding of Fact No. 4E,the proposal provides for safe circulation and adequate
25 traffic mitigation and facilities.
26 RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
CONDITIONAL USE AND SITE PLAN
12
1
10. As conditioned, as determined in Finding of Fact No. 5C, the proposal will not result in any
2 adverse light, noise or glare impacts.
3 RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent
4 properties from potentially adverse effects of the proposed use.
5 11. As shown in the site plans for the proposal, all undeveloped portions of the site are landscaped.
6 SITE PLAN
7
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
8 compliance with the following:
9 a. Compliance and Consistency: Conformance with plans,policies, regulations and approvals,
including:
10
11 i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and
policies, especially those of the applicable land use designation;the Community Design
12 Element; and any applicable adopted Neighborhood Plan;
13 ii. Applicable land use regulations;
14 iii. Relevant Planned Action Ordinance and Development Agreements; and
15 iv.Design Regulations:Intent and guidelines of the design regulations located in RMC
4-3-100.
16
17 12. As concluded in Conclusion of Law No. 4 and as conditioned, the proposal is consistent with
the City's comprehensive plan, development regulations and design standards.
18
RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and
19 uses, including:
20 i. Structures: Restricting overscale structures and overconcentration of development on a
particular portion of the site;
21
22 ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways
and adjacent properties;
23
iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
24 rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties;
25
iv. Views:Recognizing the public benefit and desirability of maintaining visual accessibility to
26 attractive natural features;
CONDITIONAL USE AND SITE PLAN
13
1
v. Landscaping: Using landscaping to provide transitions between development and
2 surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the
appearance of the project; and
3
vi.Lighting:Designing and/or placing exterior lighting and glazing in order to avoid excessive
4 brightness or glare to adjacent properties and streets.
5 13. As conditioned, the criteria quoted above are met. As outlined in Finding of Fact No. 4(E),the
6 proposal provides for desirable and safe transitions and linkages between uses, streets,walkways and
adjacent properties by providing vehicle and pedestrian access via Bronson Way N, Garden Ave N,
7 N 2nd St, Meadow Ave N, and the public alley. Access improvements would be completed within
the city block.As determined in Finding of Fact No.4G,the proposal complies with the City's refuse
8 and recycling standards. As determined in Finding of Fact No. 5A, the proposal will not adversely
9 affect any views. As determined in Finding of Fact No. 4I, the proposal is consistent with the City's
landscaping standards, which includes perimeter landscaping to provide buffering to adjacent uses.
10 The proposal will not create any significant light impacts, including excessive brightness or glare,for
the reasons identified in Finding of Fact No. 5C. All storage areas, utilities, rooftop equipment;
11 loading areas, and refuse and recyclables areas will be adequately screened from view from
surrounding properties as determined in Finding of Fact No. 4G and I.
12
13 RMC 4-9-200(E)(3)(c): On-Site Impacts:Mitigation of impacts to the site, including:
14 i. Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation;
15
ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural
16 characteristics, views and vistas, site amenities, sunlight,prevailing winds, and pedestrian and
vehicle needs;
17
iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and
18 soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces;
19 and
20 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
21 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.
22
23 14. The criteria quoted above are met. On site impacts are not a major concern since there is no
residence or other space typically occupied by people. On-site privacy is not a concern. The scale
24 and placement of the building is compatible with the surroundings and will not adversely impact
views as outlined in Finding of Fact No. 5A and B. Due to compliance with the City's critical areas
25 ordinance and the fact that the site is already fully developed, there are no natural features adversely
affected by the proposal. Landscaping is in conformance with City standards, including landscaping
26 to parking areas,which softens their appearance.
CONDITIONAL USE AND SITE PLAN
14
1
RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all
2 users, including:
3 i. Location and Consolidation: Providing access points on side streets or frontage streets
4 rather than directly onto arterial streets and consolidation of ingress and egress points on the
site and, when feasible, with adjacent properties;
5 ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system,
6 including the location, design and dimensions of vehicular and pedestrian access points, drives,
parking, turnarounds, walkways, bikeways, and emergency access ways;
7
iii. Loading and Delivery:Separating loading and delivery areas from parking and pedestrian
8 areas;
9 iv. Transit and Bicycles:Providing transit, carpools and bicycle facilities and access; and
10 v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
11 buildings,public sidewalks and adjacent properties.
12 15. The proposal as conditioned provides for adequate access and circulation as required by the
criterion above for the reasons identified in Finding of Fact No. 4E. The staff report notes that the
13 site plan doesn't identify loading and delivery areas. The project is conditioned to identify and
separate loading and delivery areas. The proposal provides for adequate bicycle parking and storage
14 facilities as outlined in Finding of Fact 4H. The closest bus stop is located at Bronson Way N&Park
15 Ave N.
16 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
17 of the site.
18 16. There is no specific amount of open space required of the project. The only open space shown
19 on the site plan is at the entrance to the headquarters building, which serves as a distinctive focal
point.
20
RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
21 shorelines and Mt. Rainier, and incorporating public access to shorelines.
22 17. There are no view corridors to shorelines or Mt. Rainier affected by the proposal as determined
in Finding of Fact No. 5A.
23
24 RMC 4-9-200(E)(3)(g): Natural Systems:Arranging project elements to protect existing natural
systems where applicable.
25 18. The City's critical area regulations identify and adequately protect all-natural systems of
26 significance. As determined in Finding of Fact No. 5, the project protects all affected critical areas
as required by the critical area regulations.
CONDITIONAL USE AND SITE PLAN
15
1
RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
2 facilities to accommodate the proposed use.
3 19. The project is served by adequate services and facilities as determined in Finding of Fact No.
4.
4
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
5 and estimated time frames,for phased projects.
6 20. The project is not phased.
7
DECISION
8
As conditioned below, the site plan, conditional use and street modification applications meet all
9 applicable permit criteria for the reasons identified in the conclusions of law. The project is subject
10 to the following conditions of approval:
11 1. The Applicant shall comply with the mitigation measures issued as part of the Determination
12 of Non-Significance Mitigated, dated October 14, 2019.
2. The Applicant, Construction Industry Training Council (CITC), shall complete a lot line
13 adjustment to combine abutting lots in the Commercial Arterial (CA) zone and amend the
14 location of the alley to ensure all buildings are located on private property. The lot line
adjustment instrument shall be recorded prior to building permit issuance.
15 3. The Applicant shall provide a parking cross access easement and maintenance easement for
16 review and approval by the Current Planning Project Manager prior to Temporary Certificate
of Occupancy of the building.
17 4. The temporary Cell on Wheels (COW) shall be removed from the site prior to Final Occupancy
18 of the building,unless the Applicant can still provide a code compliant number of parking stalls
without counting any parking stalls occupied by the COW.
19 5. The Applicant shall submit a public plaza detail with the final landscape plan for review and
20 approval by the Current Planning Project Manager prior to issuance of the construction permits.
6. The Applicant shall provide a revised refuse and recycling enclosure plan that provides a detail
21 cut-sheet of the sliding door functions. The plan shall be submitted to, and approved by, the
22 Current Planning Project Manager prior to building permit approval.
7. The Applicant shall provide a refuse and recycling enclosure screen material plan that is
23 consistent with the primary building to the Current Planning Project Manager at the time of
24 building permit application for review and approval prior to building permit issuance.
8. The Applicant shall provide a minimum of three (3) feet of landscaping on the east side of the
25 refuse and recycling enclosure or another design alternative that meets the intent of the service
element location and design guideline. The proposed screening plan shall be provided with the
26 building permit application for review and approval by the Current Planning Project Manager.
CONDITIONAL USE AND SITE PLAN
16
1
9. The Applicant shall provide a revised site plan that provides pedestrian connections through the
2 bio-retention planter at no more than 75 to 100 linear foot of separation distance. The revised
site plan shall be submitted to, and approved by,the Current Planning Project Manager prior to
3 civil construction permit approval.
4 10. The public plaza shall be permanently maintained by the property owner. In the event that such
facilities are not maintained in a responsible manner, as determined by the City,the City shall
5 have the right to provide for the maintenance thereof and bill the owner. Such bill, if unpaid,
6 shall become a lien against individual property.
11. The Applicant shall submit a detailed plaza plan that provides at least four(4) foot candles on
7 the ground, minimum seating areas, and other applicable pedestrian-oriented spaces. The plan
shall be submitted to, and approved by, the Current Planning Project Manager prior to
8 construction permit issuance.
9 12. The Applicant shall submit a revised east elevation that provides at least 50 percent transparent
windows and/or doors within the ground floor facade that is between 4 feet and 8 feet above
10 ground or another design element approved by the Current Planning Project Manager that meets
11 the intent of the guideline, which may include 25 percent transparent windows and/or doors
with a wraparound feature element similar to the elevation on the west side. The revised east
12 elevation plan shall be submitted for review and approval by the Current Planning Project
Manager prior to building permit approval.
13 13. The Applicant shall be required to provide a lighting plan that adequately provides for public
14 safety without casting excessive glare on adjacent properties. Pedestrian-scale and down-
lighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless
15 alternative pedestrian-scale lighting has been approved administratively or is specifically listed
as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. The lighting
16 plan shall be submitted to,and approved by,the Current Planning Project Manager prior to civil
17 construction permit approval.
14. Loading and delivery areas, if any, shall be identified on the site plan and separated from
18 parking and pedestrian areas as required by RMC 4-9-200(E)(3)(d)(iii) unless a modification
19 or variance is approved by City staff as authorized by City code.
20
DATED this 12th Day of December 2019.
21 v p
22
Phil Olbrechts
23 City of Renton Hearing Examiner
24
25 Appeal Right and Valuation Notices
26 As consolidated, RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III
application(s) subject to closed record appeal to the City of Renton City Council. Appeals of the
CONDITIONAL USE AND SITE PLAN
17
1
hearing examiner's decision must be filed within fourteen (14) calendar days from the date of the
2 decision. A request for reconsideration to the hearing examiner may also be filed within this 14-
day appeal period.
3
Affected property owners may request a change in valuation for property tax purposes
4 notwithstanding any program of revaluation.
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
CONDITIONAL USE AND SITE PLAN
18