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HomeMy WebLinkAboutDuvall & 17th Dental Office Site Plan & Development Standard Modifications - LUA-19-0003001 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 1 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Duvall and 17th LLC Dental Officer Site Plan and Development Standard Modifications LUA19-000300, SA-A, MOD ) ) ) ) ) ) ) ) ) FINDINGS OF FACT, CONCLUSIONS OF LAW AND FINAL DECISION Summary The Applicant has applied for site plan approval, two street standard modifications and a refuse and recycling modification for the construction of a 5,463 square foot medical/dental office with underground parking located at 411 E. Madison St. The applications are approved subject to conditions. Testimony Jill Ding, Renton Senior Planner, summarized the Staff Report. In response to Examiner questions, Ms. Ding responded that there is nowhere to place additional parking on the project site without building a second story of parking or reducing the size of the project. Exhibits The February 11, 2020 Staff Report Exhibits 1-18 identified at Section B of the Staff Report were admitted into the record during the hearing. In addition, the following exhibits were admitted during the hearing. Exhibit 30 City of Renton Power Point Exhibit 31 City of Renton COR Maps Exhibit 32 Google Map 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 2 2 Findings of Fact Procedural: 1. Applicant. The Applicant is Ben Hruska, Broderick Architects, 55 S Atlantic St, suite 301, Seattle, WA 98134 2. Hearing. The Examiner held a hearing on the subject application on February 11, 2020 in the City of Renton Council Chambers. Substantive: 3. Project Description. The Applicant has applied for site plan approval, two street standard modifications and a refuse and recycling modification for the construction of a 5,463 square foot medical/dental office with underground parking for 13 vehicles located at 411 E. Madison St. The net area of proposed medical/dental office would total approximately 3,000 square feet. An existing office building is proposed for removal. Access to the site is proposed via driveway access off of NE 17th St. Frontage improvements including curb and gutter, a landscape strip and sidewalk are proposed along the site's Duvall Ave NE and NE 17th St street frontages. A modification to the street standards has been requested along the site's NE 17th Street frontage to relocated 3 feet of the 8-foot wide landscape strip required between the curb and sidewalk to the back of sidewalk. The requested street modification would allow for a 3-foot landscape buffer between the sidewalk and proposed building. The other street standard modification requests to retain the existing curb line along Duvall Ave NE. The requested refuse and recycling modification would reduce the required enclosure width from 12 feet to 9 feet and the height from 11 feet to 7 feet 10 inches. Sensitive Slopes are mapped on the project site. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Adequate water and sewer facilities are proposed. Water and sewer service will be provided by the City of Renton. B. Fire and Police. Police protection is provided by the City of Renton. Fire protection is provided by the Renton Regional Fire Authority. Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development if the Applicant provides Code required improvements and fees. C. Drainage. Adequate drainage facilities are proposed. The Applicant has submitted a Preliminary Drainage Plan and Technical Information Report (TIR), dated October 7, 2019 (Exhibit 6). City public works staff have reviewed the TIR and found the Applicant’s preliminary drainage plan it to be compliant with the City’s stormwater standards. 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 3 3 The proposed project would result in a total of new and replaced impervious area of 5,587 square feet, with 2,767 square feet of new impervious area and 1,609 square feet of onsite pollution generated impervious area. According to the submitted TIR, the proposal would result in a 0.12 CFS, which would exempt the project from providing a flow control facility. As the proposal would result in less than 5,000 square feet of pollution generating impervious surface, the proposal would be exempt from providing a water quality facility. The proposed drainage system would consist of underground stormwater drains, which would predominately discharge to the existing storm system in NE 17th Street. The project proposal would be required to comply with the 2017 City of Renton Surface Water Design Manual. The current 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 construction permit. D. Parks/Open Space. As conditioned, the proposal provides for adequate and appropriate parks and open space. As identified in the conclusions of law, the proposal complies with site plan review open space standards and is thus found to provide for adequate/apporpriate open space. City regulations do not require any park land dedication or park impact fees for the project and hence no park land dedication/fee payment is found necessary to provide for adequate/appropriate park land. The project proposal includes and landscaped area between the front of the building and Duvall Ave NE. This area includes a pedestrian walkway connecting the building entrance with the sidewalk that will be constructed along Duvall Ave NE. In addition, there are benches and seating walls proposed at the building entrance. This area will be friendly to pedestrians and provides a focal point for the proposed dental office building. E. Transportation. The proposal provides for adequate and appropriate transportation facilities. Access to the parking structure is proposed off of NE 17th Street, a side street. The internal circulation of pedestrians and vehicles is separated. The pedestrian connection would be provided via a paved walkway between the main building entrance and the sidewalk that would be constructed along Duvall Ave NE. Vehicles would enter the project site via access to the parking garage off of the side street, NE 17th St. According to public works staff, the separation of the pedestrian and vehicle circulation would be safe and efficient. The project site has frontage along Duvall Ave NE and NE 17th St. Duvall Ave NE is classified as a Principal Arterial street with an existing right of way (ROW) width of 86-96 feet as measured using the King County Assessor’s Map. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 103 feet. Dedication of approximately 7-17 feet fronting the site will be required pending final survey. Per City code 4-6-060, half street improvements shall include a pavement width of 66 feet (33 feet 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 4 4 from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. A street modification was submitted with the land use application that retains the existing curb line, installs code required frontage improvements at back of curb and provides code required dedication. NE 17th St is classified as a Residential Access street with an existing ROW width of 59 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 32 feet (16 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. A street modification was submitted with the land use application that divides the code required 8-foot planting strip into one 5-foot section and one 3-foot section on either side of the sidewalk. Proposed frontage as shown on the submitted plan indicates installation of a 0.5 foot curb, a 5-foot planting strip, a 5- foot sidewalk, a 3-foot planting strip and street trees. Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $2,372. This fe e increases each year and the applicable fee is paid at the time of building permit issuance F. Transit and Bicycles. The proposal provides for adequate and appropriate transit and bicycle facilities. The code imposes no specific transit requirements for the proposal and none can be reasonably required for such a modest sized project. Based on a code requirement of 15 off-street parking spaces, the project proposal would be required to provide 1.5 or 2 bicycle parking spaces. No bicycle parking was included on the site plan application materials, therefore, a condition of approval requires that the location and details of the bicycle parking in compliance with RMC 4-4-080F.11 be provided at the time of building permit for review and approval. G. Parking. The proposal provides for adequate and appropriate parking. Parking regulations require that a minimum and maximum of 5.0 parking spaces be provided per 1,000 square feet of net floor area. A twenty five percent (25%) reduction or increase from the minimum or maximum number of 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.Based on a net area of 3,000 sq. ft. for the dental office, the project proposal would be required to provide a total of 15 parking spaces on the project site. The project proposal includes a total of 13 parking spaces proposed within the building, which is a proposed 13 percent reduction in the number of minimum parking spaces required. Adequate justification exists for the requested reduction as staff have determined that there appears to be adequate public parking available along NE 17th Street if additional parking is needed. 5. Adverse Impacts. There are no significant adverse impacts associated with the project. Adequate infrastructure serves the site as determined in Finding of Fact No. 4. A SEPA Determination of Non-significance was issued on January 27, 2020. See Ex. 14. Impacts are more specifically addressed as follows: 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 5 5 A. Structure Placement and Scale. As conditioned, the structure placement and scale are not expected to create undue adverse impact on the adjacent residences and is designed to protect privacy and reduce noise and to maintain compatibility with existing development and surrounding uses. The proposed dental office would provide a larger, 15-foot landscaped setback between the new building and property line where the project site abuts a residential zone. This additional landscaped setback would provide privacy for the neighboring single-family residence. The proposed dental office would be a single-story building with underground parking. For this reason City staff have anticipated that the proposed building would not have adverse impacts on views, sunlight, or prevailing winds to surrounding properties. In addition, the main building entrance would have a paved pedestrian connection to the sidewalk to be constructed along Duvall Ave NE and vehicular access to the structured parking would be provided off of the side street, NE 17th St. B. Lighting. As condition, the proposal will provide for adequate lighting that doesn’t significantly adversely affect adjoining properties. A lighting plan was not provided with the application; therefore, a condition of approval requires that a lighting plan be submitted with the building permit application. Approval of the lighting plan shall be contingent upon compliance with City lighting and design standards, which includes lighting for safe pedestrian access while at the same time minimizing light spillage on adjoining properties. C. Equipment Screening. As conditioned, the proposal provides for adequate screening of rooftop equipment. The project application materials did not include screening details for roof or surface mounted utility equipment. A condition of approval requires that screening details be provided at the time of building permit review for review and approval. D. Fencing and Retaining Walls. As conditioned, the proposal adequately mitigates against impacts created by fences and retaining walls. There appear to be some retaining walls proposed as part of the project construction. A condition of approval requires that details of any proposed retaining walls be provided at the time of construction permit review for review and approval. Any proposed fences or retaining walls shall be required to comply with the City’s fencing and retaining wall standards. E. Refuse and Recycling. As conditioned, the proposal provides for adequate refuse and recycling space with aesthetic impacts sufficiently screened from view. Adequacy and sufficient mitigation is based upon compliance with City refuse and recycling standards. In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area is required by City code for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area is required for refuse deposit areas. A total minimum area of one hundred (100) square feet is required for recycling and refuse deposit 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 6 6 Based on 3,000 sq. ft. of office area, the proposal would be required to provide a minimum of 100 sq. ft. of recycling and refuse deposit areas. The proposed site plan includes a minimum 100 sq. ft. of refuse and recycling deposit areas. A modification to the refuse and recycling standards was requested and approved by this Decision to reduce the dimensions of the service area entrance F. Natural Features/Critical Areas. The proposal will not adversely affect any natural features. The site is already developed and there are no critical areas on site except for steep slopes that will not be adversely affected by the proposal. The project site is mapped with sensitive slopes, slopes with grades between 25 and 40 percent. The applicant submitted a Geotech Report, prepared by Associated Earth Sciences, Inc., dated March 8, 2018 (Exhibit 5). The topography of the project site is relatively flat, except where there are some slopes along the north and east portions of the project site. A modular block retaining wall with a maximum height of 6 feet is located along the east property line. The modular block wall extends around the northeastern corner of the property where it abuts an existing 6-foot high rockery. Twin ecology block retaining walls with a height of 8 feet, are also located along the southern property line where there is a grade change between the project site and the property to the south. Between the two ecology block walls there is a cast in place concrete retaining wall with a maximum height of 11-12 feet. The total relief across the project site is approximately 7 feet. G. Landscaping. Aesthetic impacts will be minimized by conformance to landscaping standards. A conceptual landscape plan (Exhibit 3) was submitted with the project application materials. The submitted landscape plan includes a an 8-foot wide landscape strip between the curb and sidewalk along Duvall Ave NE and a 5-foot wide landscape strip between the curb and sidewalk along NE 17th Street. The landscaping within the right-of- way would consist of street trees, shrubs, and ground cover. A new street trees ordinance is under review. It is likely that the new street tree standards would be adopted and would therefore be applicable at the time of construction permit review1. Onsite landscaping of varying widths is proposed between the building and the property line along Duvall Ave NE and NE 17th St. The proposed landscaping would consist of a mix of trees, shrubs, and ground cover in compliance with the City’s adopted landscaping regulations. A 15-foot wide partially sight-obscuring landscaped buffer is proposed along the western portion of the project site, where the property abuts a residential zone. The sight- obscuring landscaped buffer would include evergreen trees and evergreen shrubs to provide a year-round buffer between the abutting residential property and the proposed dental office. There are no surface parking lots, therefore the surface parking lot landscaping requirements are not applicable to this project. 1 Site plans are not subject to Renton’s vested rights provisions. See RMC 4-1-045C. 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 7 7 A condition of approval requires that, as a condition of approval, that a detailed landscape plan, meeting the requirements of RMC 4-8-120D.12 be submitted at the time of construction permit and building permit review. Conclusions of Law 1. Authority. RMC 4-9-200(B)(2)(a) requires site plan review for all development in the CA zone. RMC 4-9-200(D)(c) requires a public hearing for the site plan application because the project is a commercial project abutting a residential zone. With the public hearing, the site plan application is classified as a Type III permit by RMC 4-8-080(G). RMC 4-8-080(G) classifies modifications, deviations and alternatives of various code standards as Type I permits, which are administratively approved by staff. 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 all permits must be processed as Type III applications. As Type III applications, RMC 4-8-080(G) grants the Examiner with the authority to hold a hearing and issue a final decision on them, subject to closed record appeal to the City Council. 2. Zoning/Comprehensive Plan Designations. The site is zoned Commercial Office (CA). The Comprehensive Plan Land Use Designation is Commercial Mixed Use (CMU). 3. Review Criteria/Approval of Modifications. Site plan review standards are governed by RMC 4-9-200(E)(3). The two street modifications are subject to the review criteria of RMC 4-9-250C5 and the refuse/recycling modification to RMC 4-9-250-D2. Findings 18-20 of the staff report are adopted by this decision as the findings and conclusions for approval of all three modifications. All applicable site plan 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 iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3- 100. 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 8 8 4. The criterion is met. The proposal is consistent with the Comprehensive Plan for the reasons stated in Finding 14 of the staff report. The proposal does not qualify as a Planned Action Ordinance. The proposal is consistent with applicable land use regulations for the reasons identified in Finding 15- and 17 of the staff report. The proposal is subject to Design District D regulations for the reasons identified in Finding No. 16. 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. The criterion is met. As described in FOF No. 5A, the proposed building is of modest scale, limited to a single story and separated from residential use by a 15-foot landscaping buffer, which makes it compatible and not overscale in size with surrounding buildings. Desirable transitions and linkages for vehicular and pedestrian circulation are provided as determined in FOF No. 4E. Equipment and refuse/recycling areas will be screened from view as determined in FOF No. 5E. No views will be obstructed by the development as determined in FOF No. 5A. The proposed landscaping detailed in FOF 5G will reduce noise and glare, maintain privacy and enhance the appearance of the project as determined in FOF 5H. As noted in FOF No. 5B, lighting impacts will be fully mitigated by submission and approval of a lighting plan that conforms with City lighting standards. 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; 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; iv. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 9 9 parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030; and v. 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. The criterion is met. The proposed landscaping, coupled with the modest scale of the building and contemplated office use is sufficient to provide for adequate privacy and noise control for the occupants of the proposed building. The natural landscape will be adequately protected as determined in FOF 5F. Parking impervious surface is adequately minimized as it is all located within an underground garage. The proposed landscaping will maintain privacy and enhance the appearance of the project as determined in FOF 5G. No internal views will be affected by building placement since there’s only one building. 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. The criterion is met. The proposal provides for adequate access and circulation as required by the criterion above for the reasons identified in Finding of Fact No. 4E. 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 criterion is met. There are benches and seating walls proposed at the building entrance. This area will be friendly to pedestrians and provides a focal point for the proposed dental office building. 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 10 10 9. The criterion is met. There are no view corridors to shorelines or Mt. Rainier affected by the proposal. As noted in FOF No. 5A, no views are affected. There are no shorelines in proximity to the project for which access could be required. RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural systems where applicable. 10. The criterion is met. No natural systems or critical areas would be adversely affected as identified in FOF No. 5F. RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. 11. The criterion is met. 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. Not applicable. No phasing is proposed or necessary for the single building. Decision As conditioned below, the site plan and associated three development standard modifications as described in FOF 3 and depicted in Ex. 2 are approved, subject to the following conditions: 1. A detailed landscape plan, meeting the requirements of RMC 4-8-120D.12 shall be submitted at the time of construction permit and building permit application for review and approval by the Current Planning project manager prior to permit issuance. All landscaping improvements shall be installed prior to the issuance of a Certificate of Occupancy for the dental office. 2. The landscaping between the parking structure and property line shall include a mix of evergreen and deciduous trees and shrubs. 3. The 3 feet of landscaped area between the sidewalk along NE 17th St and the refuse and recycling deposit area shall be planted with plants that will screen the service area from public view. 4. A final tree protection plan shall be submitted at the time of building permit review including tree protection measures of the 3 offsite trees to the west as well as a planting plan for replacement of any offsite trees that are removed. Replacement trees shall be of the same species as the trees that are removed. The final tree protection plan shall be submitted to the current planning project manager for review and approval prior to permit issuance. 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 & DEV STANDARD MODIFICATIONS CAO VARIANCE - 11 11 5. Details of any proposed retaining walls shall be provided at the time of construction permit review for review and approval by the current planning project manager. Any proposed fences or retaining walls shall be required to comply with the City’s fencing and retaining wall standards. 6. The location and details of the bicycle parking in compliance with RMC 4-4-080F.11 shall be provided at the time of building permit review for review and approval by the current planning project manager prior to permit issuance. 7. Permeable pavement pedestrian walkways shall be provided where feasible and consistent with the 2017 City of Renton Surface Water Design Manual. 8. A materials board demonstrating that the project proposal would include high quality materials and a variety of colors shall be submitted at the time of building permit application for review and approval by the current planning project manager prior to permit issuance. Final review of the materials proposed would occur at the time of the review of the materials board. 9. A site lighting plan shall be provided at the time of building permit application for review and approval by the current planning project manager prior to permit issuance. 10. Screening details for any roof top or surface amounted utilities shall be provided at the time of building permit application for review and approval by the current planning project manager prior to permit issuance. 11. Provided weather protection shall be required to have a minimum depth of 4-1/2’. 12. Removal of any identified key features of the project constitutes a major amendment to the site plan application and would require a new site plan application. Dated this 20th day of February 2020. City of Edmonds Hearing Examiner Appeal Right and Valuation Notices 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 hearing examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision. A request for reconsideration to the hearing examiner may also be filed within this 14-day appeal period. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation.