HomeMy WebLinkAboutDecision & Letter GAS Y O.o
Armondo Pavone
Mayor ¢ 1+
FITO
City Clerk Jason A.Seth,MMC
February 24, 2020
SENT BY EMAIL TO ALL PARTIES OF RECORD
Ben Hruska
Broderick Architects
55 S Atlantic St, Suite 301
Seattle, WA 98134
Subject: Hearing Examiner's Final Decision
RE: Duvall and 17th LLC Dental Office - LUA-19-000300
Dear Mr. Hruska:
Enclosed please find the Hearing Examiner's Final Decision dated February 20, 2020. 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 or jseth@rentonwa.gov. Thank you.
Sincerely,
Asoneth, CMC
cc: Hearing Examiner
Jill Ding,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 (2)
1055 South Grady Way,Renton,WA 98057 • 425-430-6510 • Fax 425-430-6516• rentonwa.gov
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8 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
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9 RE: Duvall and 17th LLC Dental Officer )
10 ) FINDINGS OF FACT, CONCLUSIONS OF
Site Plan and Development Standard ) LAW AND FINAL DECISION
11 Modifications )
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12 LUA19-000300, SA-A, MOD )
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13 )
14
Summary
15
The Applicant has applied for site plan approval, two street standard modifications and a refuse and
16 recycling modification for the construction of a 5,463 square foot medical/dental office with
17 underground parking located at 411 E. Madison St. The applications are approved subject to
conditions.
18
Testimony
19
Jill Ding,Renton Senior Planner,summarized the Staff Report. In response to Examiner questions,Ms.
20
Ding responded that there is nowhere to place additional parking on the project site without building a
21 second story of parking or reducing the size of the project.
22 Exhibits
23 The February 11, 2020 Staff Report Exhibits 1-18 identified at Section B of the Staff Report were'
24 admitted into the record during the hearing. In addition, the following exhibits were admitted during
the hearing.
25
Exhibit 30 City of Renton Power Point
26 Exhibit 31 City of Renton COR Maps
Exhibit 32 Google Map
SITE PLAN&DEV STANDARD MODIFICATIONS
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2 Findings of Fact
3 Procedural:
4
1. Applicant. The Applicant is Ben Hruska,Broderick Architects, 55 S Atlantic St, suite
5 301, Seattle, WA 98134
6
7 2. Hearing. The Examiner held a hearing on the subject application on February 11, 2020 in the
City of Renton Council Chambers.
8
Substantive:
9
3. Project Description. The Applicant has applied for site plan approval, two street standard
10 modifications and a refuse and recycling modification for the construction of a 5,463 square foot
11 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
12 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
13 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
14 landscape strip required between the curb and sidewalk to the back of sidewalk. The requested street
15 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.
16 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
17 site.
18 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
19 infrastructure and public services as follows:
20 A. Water and Sewer Service. Adequate water and sewer facilities are proposed. Water and
sewer service will be provided by the City of Renton.
21
B. Fire and Police. Police protection is provided by the City of Renton. Fire protection is
22 provided by the Renton Regional Fire Authority. Police and Fire Prevention staff indicated
23 that sufficient resources exist to furnish services to the proposed development if the
Applicant provides Code required improvements and fees.
24
C. Drainage. Adequate drainage facilities are proposed. The Applicant has submitted a
25 Preliminary Drainage Plan and Technical Information Report(TIR), dated October 7, 2019
26 (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.
SITE PLAN&DEV STANDARD MODIFICATIONS
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2 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
3 pollution generated impervious area. According to the submitted TIR, the proposal would
4 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
5 impervious surface, the proposal would be exempt from providing a water quality facility.
The proposed drainage system would consist of underground stormwater drains, which
6 would predominately discharge to the existing storm system in NE 17th Street.
7 The project proposal would be required to comply with the 2017 City of Renton Surface
8 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
9 issuance of the construction permit.
10 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
11 site plan review open space standards and is thus found to provide for adequate/apporpriate
12 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
13 adequate/appropriate park land.
14 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
15 with the sidewalk that will be constructed along Duvall Ave NE. In addition, there are
16 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.
17
E. Transportation.The proposal provides for adequate and appropriate transportation facilities.
18
19 Access to the parking structure is proposed off of NE 17th Street, a side street.
20 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
21 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
22 works staff, the separation of the pedestrian and vehicle circulation would be safe and
23 efficient.
24 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
25 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
26 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
SITE PLAN&DEV STANDARD MODIFICATIONS
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from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees
2 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
3 at back of curb and provides code required dedication.
4 NE 17th St is classified as a Residential Access street with an existing ROW width of 59
5 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,
6 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
7 section and one 3-foot section on either side of the sidewalk. Proposed frontage as shown
8 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.
9
Increased traffic created by the development would be mitigated by payment of
10 transportation impact fees. Currently this fee is assessed at $2,372. This fee increases each
year and the applicable fee is paid at the time of building permit issuance
11
12 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
13 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
14 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
15 of the bicycle parking in compliance with RMC 4-4-080F.11 be provided at the time of
16 building permit for review and approval.
17 G.Parking. The proposal provides for adequate and appropriate parking.
18 Parking regulations require that a minimum and maximum of 5.0 parking spaces be provided
19 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
20 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
21 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
22 a proposed 13 percent reduction in the number of minimum parking spaces required.
23 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
24 needed.
25 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
26 of Non-significance was issued on January 27, 2020. See Ex. 14. Impacts are more specifically
addressed as follows:
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2 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
3 protect privacy and reduce noise and to maintain compatibility with existing development
4 and surrounding uses.
5 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
6 additional landscaped setback would provide privacy for the neighboring single-family
residence.
7
8 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
9 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
10 constructed along Duvall Ave NE and vehicular access to the structured parking would be
provided off of the side street,NE 17th St.
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12 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
13 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
14 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.
15
16 C. Equipment Screening. As conditioned, the proposal provides for adequate screening of
rooftop equipment. The project application materials did not include screening details for
17 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.
18
19 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
20 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
21 review and approval. Any proposed fences or retaining walls shall be required to comply
with the City's fencing and retaining wall standards.
22
23 E. Refuse and Recycling. As conditioned, the proposal provides for adequate refuse and
recycling space with aesthetic impacts sufficiently screened from view. Adequacy and
24 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
25 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)
26 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.
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Based on 3,000 sq.ft of office area, the proposal would be required to provide a minimum
2 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
3 recycling standards was requested and approved by this Decision to reduce the dimensions
4 of the service area entrance
5 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
6 that will not be adversely affected by the proposal.
7 The project site is mapped with sensitive slopes, slopes with grades between 25 and 40
8 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,
9 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
10 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
11 height of 8 feet, are also located along the southern property line where there is a grade
12 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.
13 The total relief across the project site is approximately 7 feet.
14 G. Landscaping. Aesthetic impacts will be minimized by conformance to landscaping
standards. A conceptual landscape plan (Exhibit 3) was submitted with the project
15 application materials. The submitted landscape plan includes a an 8-foot wide landscape
16 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-
17 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
18 therefore be applicable at the time of construction permit review'.
19 Onsite landscaping of varying widths is proposed between the building and the property line
20 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
21 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-
22 obscuring landscaped buffer would include evergreen trees and evergreen shrubs to provide
23 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
24 are not applicable to this project.
25
26 ' Site plans are not subject to Renton's vested rights provisions. See RMC 4-1-045C.
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A condition of approval requires that, as a condition of approval, that a detailed landscape
2 plan, meeting the requirements of RMC 4-8-120D.12 be submitted at the time of
construction permit and building permit review.
3
4
5 Conclusions of Law
6 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 7
commercial project abutting a residential zone. With the public hearing, the site plan application is
8 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
9 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
10 must be processed as Type III applications. As Type III applications, RMC 4-8-080(G) grants the
11 Examiner with the authority to hold a hearing and issue a final decision on them, subject to closed
record appeal to the City Council.
12
2. Zoning/Comprehensive Plan Designations. The site is zoned Commercial Office (CA). The
13 Comprehensive Plan Land Use Designation is Commercial Mixed Use (CMU).
14 3. Review Criteria/Approval of Modifications. Site plan review standards are governed by RMC
15 4-9-200(E)(3). The two street modifications are subject to the review criteria of RMC 4-9-25005 and
the refuse/recycling modification to RMC 4-9-250-D2. Findings 18-20 of the staff report are adopted
16 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.
17
18 Site Plan
19
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
20 compliance with the following:
a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
21 including:
22 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
23 any applicable adopted Neighborhood Plan;
ii. Applicable land use regulations;
24 iii. Relevant Planned Action Ordinance and Development Agreements; and
iv. Design Regulations: Intent and guidelines of the design regulations located in RvIC 4-3-
25 /00.
26
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4. The criterion is met. The proposal is consistent with the Comprehensive Plan for the reasons
2 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-
3 and 17 of the staff report. The proposal is subject to Design District D regulations for the reasons
4 identified in Finding No. 16.
5 RMC 4-9-200(E)(3)(b): Off-Site Impacts:Mitigation of impacts to surrounding properties and
uses, including:
6 L Structures: Restricting overscale structures and overconcentration of development on a
particular portion of the site;
7 ii. Circulation:Providing desirable transitions and linkages between uses, streets, walkways
8 and adjacent properties;
iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
9 rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties;
' 10 iv. Views:Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features;
11 v. Landscaping: Using landscaping to provide transitions between development and
12 surrounding properties to reduce noise and glare, maintain privacy, and generally enhance
the appearance of the project; and
13 vi.Lighting:Designing and/or placing exterior lighting and glazing in order to avoid excessive
brightness or glare to adjacent properties and streets.
14
5. The criterion is met. As described in FOF No. 5A, the proposed building is of modest scale,
15 limited to a single story and separated from residential use by a 15-foot landscaping buffer, which
16 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.
17 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
18 detailed in FOF 5G will reduce noise and glare, maintain privacy and enhance the appearance of the
19 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.
20
RMC 4-9-200(E)(3)(c): On-Site Impacts:Mitigation of impacts to the site, including:
21 L Structure Placement:Provisions for privacy and noise reduction by building placement,
spacing and orientation;
22 ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural
23 characteristics, views and vistas, site amenities, sunlight,prevailing winds, and pedestrian
and vehicle needs;
24 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
25 surfaces;
iv. Reducing Parking Impervious Areas:Design parking areas to minimize impervious
26 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
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parking near trees to provide storm water uptake; (3)retaining or adding vegetation to parking
2 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)
3 using other low impact development techniques consistent with RMC 4-6-030; and
4 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
5 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
6. The criterion is met. The proposed landscaping, coupled with the modest scale of the building
7 and contemplated office use is sufficient to provide for adequate privacy and noise control for the
8 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
9 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
10 there's only one building.
11 RMC 4-9-200(E)(3)(d):Access and Circulation:Safe and efficient access and circulation for all
12 users, including:
13 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
14 site and, when feasible, with adjacent properties;
ii. Internal Circulation:Promoting safety and efficiency of the internal circulation system,
15 including the location, design and dimensions of vehicular and pedestrian access points,
16 drives,parking, turnarounds, walkways, bikeways, and emergency access ways;
iii. Loading and Delivery:Separating loading and delivery areas from parking and
17 pedestrian areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
18 v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
19 buildings,public sidewalks and adjacent properties.
20 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.
21
RMC 4-9-200(E)(3)(e): Open Space:Incorporating open spaces to serve as distinctive project focal
22 points and to provide adequate areas for passive and active recreation by the occupants/users of the
23 site.
24 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.
25
RMC 4-9-200(E)(3)(t): Views and Public Access: When possible, providing view corridors to
26 shorelines and Mt. Rainier, and incorporating public access to shorelines.
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9. The criterion is met. There are no view corridors to shorelines or Mt. Rainier affected by the
2 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.
3
4 RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
5
10. The criterion is met. No natural systems or critical areas would be adversely affected as
6 identified in FOF No. 5F.
7 RMC 4-9-200(E)(3)(h): Services and Infrastructure:Making available public services and facilities
8 to accommodate the proposed use.
9 11. The criterion is met. The project is served by adequate services and facilities as determined in
Finding of Fact No. 4.
10
RMC 4-9-200(E)(3)(i): Phasing:Including a detailed sequencing plan with development phases and
11 estimated time frames,for phased projects.
12 12. Not applicable. No phasing is proposed or necessary for the single building.
13
Decision
14
15 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:
16
17 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
18 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
19 dental office.
20 2. The landscaping between the parking structure and property line shall include a mix of
evergreen and deciduous trees and shrubs.
21 3. The 3 feet of landscaped area between the sidewalk along NE 17th St and the refuse and
22 recycling deposit area shall be planted with plants that will screen the service area from
public view.
23 4. A final tree protection plan shall be submitted at the time of building permit review
24 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
25 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
26 issuance.
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5. Details of any proposed retaining walls shall be provided at the time of construction permit
2 review for review and approval by the current planning project manager. Any proposed
fenced or retaining walls shall be required to comply with the City's fencing and retaining
3 wall standards.
4 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
5 planning project manager prior to permit issuance.
6 7. Permeable pavement pedestrian walkways shall be provided where feasible and consistent
with the 2017 City of Renton Surface Water Design Manual.
7
8. A materials board demonstrating that the project proposal would include high quality
8 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
9 issuance. Final review of the materials proposed would occur at the time of the review of
the materials board.
10
9. A site lighting plan shall be provided at the time of building permit application for review
11 and approval by the current planning project manager prior to permit issuance.
12 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
13 manager prior to permit issuance.
14 11. Provided weather protection shall be required to have a minimum depth of 4-1/2'.
15 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.
16
Dated this 20th day of February 2020.
17
18
19
Pht A.Olbrechts
20
City of Edmonds Hearing Examiner
21
22 Appeal Right and Valuation Notices
23 RMC 4-8-080(G)classifies the application(s)subject to this decision as Type III application(s)subject
24 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
25 reconsideration to the hearing examiner may also be filed within this 14-day appeal period.
26 Affected property owners may request a change in valuation for property tax purposes notwithstanding
any program of revaluation.
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