HomeMy WebLinkAboutSR_HEX_Report_800_Garden_230516_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_800_Garden_230516_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: May 16, 2023
Project File Number: PR22-000338
Project Name: 800 Garden
Land Use File Number: LUA22-000415, ECF, SA-M, PPUD
Project Manager: Clark H. Close, Principal Planner
Owner: Bay West Development, 90 Railway Ave, Campbell, CA 95008
Applicant/Contact: Archana Iyengar, Carrier Johnson + Culture, 1932 1st Ave, Seattle, WA 98101
Project Location: 800 Garden Ave N, Renton, WA 98057 (APN 0823059217)
Project Summary: The applicant is requesting Master Site Plan Review, Preliminary Planned Urban
Development, and SEPA Environmental Review for a proposed mixed use
development for 1,179 multi-family residential units and 48,761 square feet (SF) of
commercial space on a 11.5-acre site at 800 Garden Ave N. The subject property
includes a vacant one-story retail building and surface parking lot that would be
demolished. The proposal includes the construction of three (3) mixed use buildings
over three phases: Phase 1: Building A – 8 stories (approx. 84 feet above level 1 FFE,
696,496 SF with 25,697 SF of ground level commercial space, 419 dwelling units (du),
and 635 parking stalls; Phase 2: Building B – 7 stories (approx. 74 feet above level 1
FFE), 582,385 SF with 13,195 SF of ground level commercial space, 375 du, and 488
parking stalls; and Phase 3: Building C – 7 stories (approx. 73 feet above level 1 FFE),
591,702 SF with 9,869 SF of ground level commercial space, 385 du, and 490 parking
stalls. Net residential density on the subject property would result in approximately
110 dwelling units per net acre. The proposal would include approximately 1,613
onsite structured parking spaces and 26 on-street parallel parking spaces on Garden
Ave N. Access to would be provided from Garden Ave N and N 8th St. All existing 83
trees onsite would be replaced.
Site Area: 11.5 acres
Park Ave N Aberdeen Ave NE NE 9th St
N 8th St
NE 10th St
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 2 of 74
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B. EXHIBITS:
Exhibits 1-34: As shown in the Environmental Review Committee (ERC) Report
Exhibit 35: Staff Report to the Hearing Examiner
Exhibit 36: Environmental “SEPA” Determination of Non-Significance - Mitigated (DNS-M) and ERC
Mitigation Measures
Exhibit 37: Neighborhood Meeting Documentation
Exhibit 38: Renton School District Letter
Exhibit 39: Title Report
Exhibit 40: Landscape Narrative
C. GENERAL INFORMATION:
1. Owner(s) of Record: Bay West Development, 90 Railway Ave, Campbell, CA
95008
2. Zoning Classification: Urban Center-2 (UC-2)
Urban Design District ‘C’
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Retail Sales – Currently Vacant Commercial Building
5. Critical Areas: High Seismic Hazard Areas and Johns Creek (Piped
Stream, Type: Ns - Non-Fish Seasonal)
6. Neighborhood Characteristics:
a. North: Lowe’s. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation;
Urban Center-2 (UC-2) zone
b. East:
BNSF Railway Company (railroad track), parking behind existing warehouses, and
Industrial Center. Commercial & Mixed Use (CMU) and Employment Area (EA)
Comprehensive Plan Land Use Designations; Urban Center-2 (UC-2) and High Industrial
(IH) zones
c. South: Paccar Inc. Employment Area (EA) Comprehensive Plan Land Use Designation; High
Industrial (IH) zone
d. West:
Target, The Landing Shopping Center, multi-family residential (Griffis Lake Washington
Apartment Homes). Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation; Urban Center-1 (UC-1) and Urban Center-2 (UC-2) zones
7. Site Area: 11.5 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 3 of 74
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Temporary Use Permit LUA06-129 N/A 10/04/2006
Administrative Short Plat LUA06-080 N/A 06/27/2006
Comprehensive Plan
Amendment and Rezone to
Urban Center North
LUA03-100 10/18/2003
Environmental (SEPA) Review LUA01-052 N/A 04/10/2001
Annexation (Pacific Coast) N/A 1793 09/23/1959
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
located in Garden Ave N, an existing 12-inch water main located in N 8th St, and an existing 12-inch
water main within an easement on the parcel.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 21-inch gravity wastewater
main located in N 8th St, an existing 8-inch gravity wastewater main located in Garden Ave N, and an
existing 6-inch side sewer serving the parcel.
c. Surface/Storm Water: There is an existing 72-inch stormwater main within an easement on the west
side of the parcel that routes Johns Creek, a non-fish seasonal creek, around the parcel. In addition,
there is an existing 42-inch stormwater main in N 8th St and an existing 48-inch stormwater main in
Garden Ave N. There are two, private, onsite conveyance systems discharging to the southwest and
northwest of the parcel.
2. Streets: The proposed development fronts Garden Ave N along the west property line. Garden Ave N is
classified as a Minor Arterial Street with an existing right-of-way (ROW) width of approximately 60 feet
according to King County Assessors Map. The proposed development fronts N 8th St along the south
property line. N 8th St is classified as a Minor Arterial Street with an existing right-of-way (ROW) width of
approximately 70 feet; however, the road is not centered and there is approximately 30 feet of ROW on
the project side of the centerline.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 4 of 74
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a. Section 4-6-030: Drainage (Surface Water) Standards
b. Section 4-6-040: Sanitary Sewer Standards
c. Section 4-6-060: Street Standards
d. Section 4-6-080: Water Service Standards
5. Chapter 9 Permits - Specific
a. Section 4-9-150: Planned Urban Development Regulations
b. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
H. FINDINGS OF FACT (FOF):
1. The applicant is requesting Master Site Plan Review and Preliminary Planned Urban Development (PUD)
for the construction of a mixed use development with 1,179 multi-family residential dwelling units,
approximately 48,761 square feet of ground floor commercial space, and two (2) or three (3) stories of
structured parking.
2. The Planning Division of the City of Renton accepted the above master application for review on December
14, 2022 and determined the application complete on January 3, 2023. On January 25, 2023, the project
was placed on hold for additional transportation information (Exhibit 32) and the application was taken
off hold on April 6, 2023 (Exhibit 33). The project complies with the 120-day review period.
3. A virtual neighborhood meeting was held by the applicant on February 22, 2022 (Exhibit 37). Three (3)
members of the public attending the meeting and provided comments and questions regarding the
following issues: timing of the development, future of the existing building, access to the Plaza Green
space, and building heights. See Exhibit 37 for more information.
4. The project site is located 800 Garden Ave N, Renton, WA 98057 (APN 0823059217).
5. The project site is currently developed with a 151,840 square foot single-story prefabricated steel building
(former Fry’s Electronics warehouse building for commercial use as a retail store) and surface parking
(Exhibits 4 and 16). The existing development would be removed with the proposed phased
redevelopment project.
6. Access to the site would be provided via a N 8th St, Garden Ave N, and N 10th St (Exhibit 2).
7. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
8. The site is located within the Urban Center-2 (UC-2) zoning classification and within Urban Design District
‘C’.
9. There are approximately 83 trees located on-site and all existing onsite trees are proposed to be replaced
(Exhibit 6).
10. The site is mapped with High Seismic Hazard Areas and Johns Creek, a piped stream.
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 5 of 74
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11. Approximately 20,000 cubic yards of material would be cut on-site and approximately 18,000 cubic yards
of fill is proposed to be brought into the site (Exhibit 24).
12. The applicant is proposing to build the project in three (3) phases. Construction of each phase is proposed
to begin as follows: Phase 1 – 2024, Phase 2 – 2029, and Phase 3 – 2034. Construction of each phase is
proposed to end as follows: Phase 1 – 2025, Phase 2 – 2030, and Phase 3 – 2035 (Exhibits 24 and 27).
13. Staff received three (3) public comment emails and two (2) videos (Exhibit 17) and provided responses to
the comments and videos submitted (Exhibit 18).
14. Two (2) agency comments were received. One (1) from Duwamish Tribe (Exhibit 19) and one (1) from
Department of Archaeology & Historic Preservation (Exhibit 21). The comments raised concerns regarding
the project areas high probability of cultural and archaeological resources and the scale of the proposed
ground disturbing actions on any archaeological resources present. Staff responded to the agency
comments received from the Duwamish Tribe (Exhibit 20) and DAHP (Exhibit 22).
15. No other public or agency comments were received.
16. The following modification to eligible development regulations have been requested by the applicant via
the PPUD application:
RMC Code Citation Required Standard Modification
RMC 4-2-120A
Development Standards
for Commercial Zoning
Designations (CN, CV, CA,
& UC)
Setbacks: Minimum front yard setback
15 feet. Maximum front yard setback
20 feet.
The applicant is proposing to
vary building setbacks on
Garden Ave N and N 8th St.
RMC 4-3-100E.2 Urban
Design Regulations,
Requirements, Parking
and Vehicular Access:
Structured Parking
Garages
Parking structures shall provide space
for ground floor commercial uses along
street frontages at a minimum of
seventy five percent (75%) of the
building frontage width.
Requested for N 8th St in
Phase 3, Building C. The
applicant is primarily
proposing to orient retail uses
toward Garden Ave N. Lobby
and parking structure space
are provided along the
frontage width of N 8th St.
RMC 4-3-100E.3 Urban
Design Regulations,
Requirements, Pedestrian
Environment: Pedestrian
Amenities
Pedestrian overhead weather
protection in the form of awnings,
marquees, canopies, or building
overhangs shall be provided. These
elements shall be a minimum of four
and one-half feet (4-1/2') wide along at
least seventy five percent (75%) of the
length of the building facade facing the
street, a maximum height of fifteen
feet (15') above the ground elevation,
and no lower than eight feet (8') above
ground level.
The applicant is primarily
proposing a parking structure
facing on N 8th St with limited
pedestrian overhead weather
protection along the south
street facing elevation of
Building C in Phase 3.
RMC 4-3-100E.5 Urban
Design Regulations,
Requirements, Building
Architectural Design,
Any façade visible to the public shall be
comprised of at least fifty percent
(50%) transparent windows and/or
Requested for N 8th St in
Phase 3, Building C. The
applicant is primarily
proposing a parking structure
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 6 of 74
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Building Character and
Massing: Ground Level
Details
doors for at least the portion of the
ground floor facade that is between
four feet (4') and eight feet (8') above
ground (as measured on the true
elevation).
facing on N 8th St with limited
transparent windows and/or
doors for the portion of the
ground floor façade that is
between four feet (4') and
eight feet (8') above ground.
RMC 4-4-070F.1
Landscaping, Areas
Required to be
Landscaped: Street
Frontage Landscaping
Required
Ten feet (10') of on-site landscaping is
required along all public street
frontages, with the exception of areas
for required walkways and driveways
and those zones with building setbacks
less than ten feet (10'). In those cases,
ten feet (10') of landscaping shall be
required where buildings are not
located.
Requested in Phases 1, 2, and
3. Associated with the
requested building setback
modification. Where buildings
are not located, landscaping
includes a mixture of trees,
shrubs, groundcover, and
hardscape.
RMC 4-4-080F.8.d
Parking, Loading and
Driveway Regulations,
Parking Lot Design
Standards, Parking Stall
Types, Sizes, and
Percentage
Allowed/Required:
Tandem Parking:
Tandem parking is allowed for
detached single family residential and
townhouse developments.
Requesting up to 20 tandem
parking stalls per phase.
RMC 4-4-150E Residential
Mixed-Use Development
Standards, Commercial
Space Standards:
Commercial Area
Requirements
Within the UC-2 zone, any
development wherein dwelling units
are proposed shall provide an amount
of gross commercial floor area
equivalent to 20% of the building
footprint(s) of all buildings on site
containing residential dwelling units.
Requested for Phases 2 and 3:
Phase 2 – 12% and Phase 3 –
9.4%.
RMC 4-9-150E.2 Planned
Urban Development
Regulations, Development
Standards: Private Open
Space
Each residential unit in a planned urban
development shall have usable private
open space (in addition to parking,
storage space, lobbies, and corridors)
for the exclusive use of the occupants
of that unit.
Eliminate private
balconies/patios in the
interior corner units to
maximize the amount of
natural light and ventilation to
courtyard units.
17. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
April 18, 2023 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for 800 Garden (Exhibit 36). The DNS-M included five (5) mitigation measures. A 14-
day appeal period commenced on April 18, 2023 and ended on May 2, 2023. No appeals of the threshold
determination have been filed as of the date of this report.
18. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance - Mitigated:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Services Study, prepared by GeoEngineers, Inc., dated March 10, 2022
and any future addenda.
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 7 of 74
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2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit
a sealed letter or memo stating that he/she has reviewed the construction and building permit
plans and in their opinion the plans and specifications meet the intent of the report(s).
3. The applicant shall submit a Monitoring & Inadvertent Discoveries Plan prepared by a qualified
professional with the civil construction permit for review and approval by the Current Planning
Project Manager prior to permit issuance. Consultation with concerned Tribes shall occur prior to
any archaeological work or monitoring.
4. The applicant shall fully fund the Adaptive Signal Control Technology (ASCT) Split Cycle Offset
Optimization Technique (SCOOT) at the Garden Ave N/N Southport Dr intersection. In addition,
the applicant shall submit an updated Traffic Impact Analysis with each phase to determine the
point at which the Garden Ave N/N Southport Dr intersection would operate at LOS F during the
PM peak hour, and when to install, configure, and operate the SCOOT system.
5. The applicant shall prepare final Transportation Management Plans that include project specific
elements for Phases 1-3. Each Transportation Management Plan, one for each phase of the
development, shall be submitted to and approved by the Current Planning Project Manager prior
to building permit issuance.
19. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
20. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following development standards
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 8 of 74
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✓ Policy L-47: Accommodate change in a way that maintains Renton’s livability and
natural beauty.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
✓ Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
✓ Policy T-26: Ensure provision of safe and convenient storage and parking facilities for
bicyclists.
21. Zoning Development Standard Compliance: The Urban Center-2 (UC-2) was established to provide a
similar built environment as UC-1 and also supports the residential and employment goals of Renton’s
Urban Center, but to a lesser degree than UC -1 due to differing characteristics of the geography, which
limit the scale of commercial enterprise. The overall mix and intensity of uses is intended to create an
urban rather than suburban character. The form of development is expected to use urban development
standards and therefore setbacks, heights, landscaping, parking, and design standards are to be urban in
scale and configured in a layout utilizing the street system to create a human-scale, pedestrian-oriented
new center. Uses that support urban center development are allowed. Development is expected to include
amenities such as gateways, water access, and open space. High-quality development is anticipated,
encompassing a mix of residential neighborhoods, shopping, employment districts, and public facilities.
The designation is also intended to allow continuation of airplane manufacturing and accessory airplane
manufacturing uses, as land area formerly occupied by those uses is transformed to combinations of retail,
service, office, residential, and civic uses. The proposal is compliant with the following development
standards, as outlined in RMC 4-2-120A, if all conditions of approval are met:
Compliance UC-2 Zone Develop Standards and Analysis
✓
Use: Pursuant to RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations,
attached dwelling units, retail sales, and accessory uses (such as structured parking) may
be allowed in the UC-2 zone. Pursuant to RMC 4-8-080A.6, attached dwellings - flats are
permitted provided the following conditions are met:
a. Specified residential use(s) are not allowed within one thousand feet (1,000') of
the centerline of Renton Municipal Airport runway.
b. Horizontal Mixed-Use Development – Where Allowed: Standalone residential
buildings are permitted in the following locations provided commercial space is
included on site pursuant to RMC 4-4-150, Residential Mixed-Use Development
Standards. Any standalone residential development shall be subject to RMC 4-2-
115, Residential Design and Open Space Standards:
i. In the UC Zones where currently existing.
Where standalone residential buildings are not allowed, dwelling units shall be
integrated into a vertically mixed-use building with ground floor commercial
situated closest to a public street.
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 9 of 74
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c. Commercial Uses: Commercial uses in residential mixed-use developments are
limited to retail sales, on-site services, eating and drinking establishments, taverns,
daycares, preschools, indoor recreational facilities, pet daycares, craft
distilleries/small wineries/micro-breweries with tasting rooms, general offices not
located on the ground floor, and similar uses as determined by the Administrator.
Uses normal and incidental to a building including, but not limited to, interior
entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas,
garbage/recycling/compost storage areas, vehicle parking areas, and
areas/facilities for the exclusive use of the residents are not considered
commercial uses.
d. Timing of Development: A building permit shall not be issued for any standalone
residential building(s) prior to the issuance of a building permit for any required
standalone commercial or vertically mixed-use building(s) and no certificate of
occupancy shall be issued for any standalone residential building(s) prior to the
issuance of a certificate of occupancy for any required standalone commercial or
vertically mixed-use building(s).
Pursuant to RMC 4-8-080A.82, retail sales is permitted provided the following conditions
are met:
a. All development shall be architecturally and functionally integrated into the
overall shopping center or mixed-use development. Buildings shall be mixed-use
except for retail buildings with more than seventy five thousand (75,000) square
feet, structured parking, and a maximum building footprint of sixty five thousand
(65,000) square feet, or structures smaller than five thousand (5,000) square feet.
Single-use retail buildings are not allowed east of Lake Washington Boulevard
North; and
b. In the UC Zones, buildings adjacent to pedestrian-oriented streets, as designated
via Master Plan or a similar document approved by the City, shall have ground-
floor commercial uses. Where required, commercial space shall be provided on
the ground floor at thirty feet (30') in depth along any street frontage. Averaging
the minimum depth may be permitted through the site plan review process,
provided no portion of the depth is reduced to less than twenty feet (20'). All
commercial space on the ground floor shall have a minimum floor-to-ceiling height
of fifteen feet (15').
Pursuant to RMC 4-8-080A.92, vehicle related activities - parking garage, structured,
commercial or public are permitted provided the following condition is met:
a. Except for General Offices, specified use(s) shall be located within a mixed-use
structure. In the UC Zones, except for office buildings, buildings adjacent to
pedestrian-oriented streets, designated as such via Master Plan or similar
document approved by the City, shall have ground-floor commercial uses. Where
required, commercial space shall be provided on the ground floor at thirty feet
(30') in depth along any street frontage. Averaging the minimum depth may be
permitted through the site plan review process, provided no portion of the depth
is reduced to less than twenty feet (20'). All commercial space on the ground floor
shall have a minimum floor-to-ceiling height of fifteen feet (15').
Staff Comment: The subject property is located approximately 0.80 miles (4,222 feet)
from the centerline of Renton Municipal Airport runway. The proposal includes
demolishing the existing retail sales building and associated surface parking lot and
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 10 of 74
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constructing a vertical mixed use building with attached residential uses, ground floor
retail uses situated along Garden Ave N for each phase of the development (Phases 1-3),
and structure parking for up to 1,613 vehicles. As shown in the floor plan (Exhibit 7), the
proposed buildings would provide space on the ground floor for retail sales, such as a
retail grocer. Other ground floor uses would include amenity/lobby space, dog wash,
other lobby space, and bike storage. The proposed attached dwelling units, retail sales,
and structure parking garages are architecturally integrated together in a mixed use
development with ground floor commercial uses at depths greater than thirty feet along
pedestrian-oriented streets.
The first phase of construction, Building A, is proposing to begin construction in 2024
with construction completion scheduled through 2025 (Exhibits 24 and 27). The second
phase of the site development would consist of Building B and Phase 2 and would begin
construction in 2029 with construction completion scheduled through 2030. The third
and final phase would include construction of Building C and Phase 3 and would begin
construction in 2034 with construction completion scheduled through 2035. The three-
phased Master Plan is contemplated to have approvals within 10 years of issuance of the
Master Plan approval.
✓
Lot Dimensions: Per RMC 4-2-120A, the minimum lot size for lots created after Nov. 10,
2014 for non-residential plats is 25 acres. The minimum lot size can be amended through
Master Plan and Site Plan Review, RMC 4-9-200. There is no minimum lot width/depth
for lots created after Nov. 10, 2004 for non-residential plats.
Staff Comment: The proposal would include approximately 36,385 square feet of right-
of-way (ROW) dedication (Exhibit 2). A future lot subdivision is anticipated that would
allow each of the three (3) phases (Buildings A, B, and C) to be on their own parcel. The
minimum lot size can be amended through Master Plan Review.
✓
Lot Coverage: The maximum lot coverage for buildings in the UC Zone is 90% of total
area or 100% if parking is provided within the building or within a parking garage.
Staff Comment: The applicant is proposing three (3) total buildings (Buildings A, B, and
C) with footprints of 115,156 square feet, 114,930 square feet, and 110,045 square feet,
respectively. Together, the buildings would cover approximately 73% of the parcel
(340,131 sf / 465,256 sf = 73 percent) after all ROW dedication is made along the
property frontages (Garden Ave N and N 8th St). All parking would be provided within a
parking garage within the buildings.
After a future short plat, each building is expected to have a final building lot coverage
of less than the allowable 100% at full buildout.
✓
Density: The minimum density required in the UC -2 zone is 85 dwelling units per net
acre. The maximum density permitted is 150 dwelling units per net acre. Net density is
calculated after the deduction of sensitive areas, areas intended for public right-of-way,
and private access easements.
Staff Comment: The applicant has proposed a net density of approximately 110 dwelling
units per net acre (du/ac) (1,179 units/ 465,256 acres = 110 du/ac). The project complies
with the minimum and maximum net residential density range of the UC-2 zone.
Following a future short plat, each phase of the project is anticipated to comply with the
net residential densities allowed in the UC-2 zone (Phase 1 – 121 du/ac, Phase 2 – 107
du/ac, and Phase 3 – 103 du/ac).
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 11 of 74
SR_HEX_Report_800_Garden_230516_v1
Requested to
be modified
through the
PUD
Setbacks: The minimum front yard setback is 15 ft. A maximum front yard setback of 20
ft. is required. The minimum secondary front setback is 15 ft. The maximum secondary
front yard setback is 20 feet. The minimum freeway frontage setback is not applicable.
There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts a lot
zoned residential.
The maximum setback may be modified through the site plan review process if the
applicant can demonstrate that the proposed development meets the following criteria:
i. Orients development to the pedestrian through measures such as providing
pedestrian walkways beyond those required by the Renton Municipal Code (RMC),
encouraging pedestrian amenities, and supporting alternatives to single-occupant
vehicle (SOV) transportation; and
ii. Creates a low-scale streetscape through measures such as fostering distinctive
architecture and mitigating the visual dominance of extensive and unbroken parking
along the street front; and
iii. Promotes safety and visibility through measures such as discouraging the creation
of hidden spaces, minimizing conflict between pedestrian and vehicle traffic, and
ensuring adequate setbacks to accommodate required parking and/or access that
could not be provided otherwise.
Staff Comment: The property does not abut a lot zoned residential. After all applicable
ROW dedication, the applicant has requested a modification through the PUD process in
order to vary the building setbacks on the lot. The proposed building setbacks are as
follows:
Setbacks
Standard
(UC-2
zone)
Phase 1-
Building A
Phase 2-
Building B
Phase 3-
Building C
Minimum/Maximum
Front Yard 15’/20’ 2’-0” 2’-0” 52’-1 ½”
Minimum/Maximum
Secondary Front Yard 15’/20’ 667’-4” 303’-4” 9’-0”
Minimum Freeway
Frontage Setback N/A N/A N/A N/A
Minimum Rear Yard None 42’-9” 42’-9” 42’-9”
Minimum Side Yard None 30’-6” 399’ 763’-2”
In approving a planned urban development, the City may modify any of the standards of
chapter 4-2 RMC. Based on the shape of the future lot(s) and the configuration of the
buildings, the building setbacks proposed by the applicant are intended to vary in order
to keep the buildings in alignment (a straight line) along the building’s front elevations
facing Garden Ave N. The applicant contends that the placement of the buildings would
comply with the minimum 15-foot front yard setback on Garden Ave N, if averaged, and
would exceed the maximum allowed 20-foot front yard setback in order to allow for a
large main plaza space at the southwest corner of the property, pedestrian ‘paseos’
between buildings, a retail/grocery-ready space within Building A, and perimeter
landscaping between the buildings and the public street to the south or interior access
roads. In addition, the applicant is proposing a minimum nine-foot building setback from
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 12 of 74
SR_HEX_Report_800_Garden_230516_v1
N 8th St as a secondary front yard setback. The applicant contends that N 8th St would
not be used for much pedestrian activity due to the industrial properties to the east and
the future HOV connection to I-405 that is planned along N 8th St (Exhibit 30). Due to the
public benefits proposed by the applicant, staff is supportive of the overall
minimum/maximum setbacks as the site plan orients development to the pedestrian,
fosters distinctive architecture, promotes safety and visibility throughout, and provides
added public benefits of a large public plaza space and a grocery store to a neighborhood
within the city that lacks access to a primary food retailer.
See FOF 25, PUD Applicability Standards and FOF 26, PUD Decision Criteria Analysis for
additional analysis and information.
Compliant if
condition of
approval is
met
Building Height: The UC zone has a maximum permitted building height of 10 stories
along primary and secondary arterials. 6 stories along residential/minor collectors.
Staff Comment: The proposed development fronts Garden Ave N and N 8th St, classified
as a Minor Arterial Streets, along the west and south property lines, respectively. Thus,
the minor arterial streets allow for a maximum permitted building height of 10 stories.
The applicant is proposing to construct two (2) seven-story buildings (Buildings B and C)
and one (1) eight-story building (Building A) that would reach heights of approximately
74 feet or 84 feet above level 1 finished floor elevation (FFE), respectively.
In addition, the airport overlay restricts heights for the subject property to 150 feet. The
subject property is within the Renton Municipal Airport Traffic Pattern Zone. Building
elevation compliance with safety verification and notification would be required through
a certificate from an engineer or land surveyor that clearly states that the proposed use
would not penetrate the Federal Aviation Administration Regulation Part 77 Objects
Affecting Navigable Airspace. Therefore, staff recommends a condition of approval, that
the applicant be required to demonstrate compliance with all airport-related height and
use restrictions prior to construction/building permit approval or receive approval from
the Federal Aviation Administration (FAA) to exceed Part 77 Horizontal Surface Height
Limits.
Requested to
be modified
through the
PUD -
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Minimum planting strip widths between
the curb and sidewalk are established according to the street development standards of
RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within
planting strips pursuant to the following standards, provided there shall be a minimum
of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the
width of the planting strip and the presence or lack of overhead power lines;
provided, the Administrator and City arborist shall each retain the right to reject
any proposed cultivar regardless of whether or not the cultivar is on the City’s
Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb
and the sidewalk at the following intervals; provided, that, where right-of-way
is constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 13 of 74
SR_HEX_Report_800_Garden_230516_v1
required spacing distances from facilities located in the right-of-way including,
but not limited to, underground utilities, street lights, utility poles, traffic signs,
fire hydrants, and driveways; such spacing standards are identified in the City’s
Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in ground
cover plants, other than grass seed or sod, must be planted in triangular spacing. Ground
cover plants must be planted at a density that will cover the entire area within three (3)
years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2") in
depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time of
planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at
least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: The applicant submitted a Landscaping Plan with the land use
application (Exhibit 5). The preliminary landscape plan illustrates materials and
vegetation that would be used to enhance the visual character of the building s,
structured parking, and on-site amenities. The proposed planting schedule includes
areas that would contain trees, shrubs, and groundcover including, but not limited to,
white yulan magnolia, vine maple, Japanese maple, kousa dogwood, sugar maple, black
tupelo, sawleaf zelkova, London plane, katsura, ‘skinny jeans’ oak, western red cedar,
hogan cedar, bald cypress, ladies leek, sea thrift, Arctic fire redtwig dogwood, kelsey
dogwood, red flowering current, kinnikinnick, creeping lely turf, creeping, salal, pacific
wax myrtle, common snowberry, pacific rhododendron, evergreen huckleberry,
perennial rye blend seeded lawn, slough sedge, tapered bulrush, dagger leaf rush, and
small fruited bulrush. The applicant would be required to submit Detail ed Landscape
Plans and Irrigation Plans with the civil construction permit submittal that provides
location, size, quantity, planting details, and other applicable items as set forth in the
RMC 4-8-120 submittal requirements. To ensure the future trees within the street
frontage landscape buffer adequately screen the lower-level parking garage facing N 8th
St in year 1, staff recommends, as a condition of approval, that the applicant plant a
mixture of larger native evergreen trees, such as Western Red Cedar, Western Hemlock,
and Douglas fir no smaller than two-inch (2”) caliper within the street frontage
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 14 of 74
SR_HEX_Report_800_Garden_230516_v1
landscape buffer between the parking garage and the back of sidewalk on N 8th St. The
larger stature tree species shall be included on the detailed landscaping plan s to be
submitted with the civil construction permit application. The tree species and spacing
shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
As identified in the setback section above, the applicant has requested a modification
through the PUD process in order to reduce building setbacks. As a result, no street
frontage landscaping would be provided were buildings are located within the required
ten feet (10') of on-site street frontage landscaping. However, the applicant’s conceptual
landscaping plan identifies ground level landscaping (where buildings are not located),
sidewalks, service road, plaza areas, fencing, seating, furniture, bike racks, tree grates,
planters, bioswale, modular wetland system, large rocks, receptables, and public art
element throughout. In addition, the applicant’s conceptual landscaping plan identifies
Level 3 and Level 4 landscaping with a terrace and courtyards, includ ed with amenities
for plantings. All landscaping, especially the enhanced plaza area, would be used to
reduce the aesthetic impact of the proposed structures and interior access roads. See
FOF 25, PUD Applicability Standards and FOF 26, PUD Decision Criteria Analysis for
additional analysis and information.
The applicant is proposing to provide new street frontage ROW improvements along
Garden Ave N and N 8th St that would include street trees within the eight-foot (8’) wide
planting strips or within tree grates. Up to 17 well-branched deciduous canopy trees are
anticipated on Garden Ave N and N 8th St each.
The existing landscaping onsite includes trees, shrubs, and ground cover. All of the
existing vegetation onsite would be removed, as well as some of the trees along the
public street frontage at the proposed access driveways on Garden Ave N and N 8th St.
Underground sprinkler systems are required to be installed and maintained for all
landscaped areas. The sprinkler system must provide full water coverage of the planted
areas specified on the landscape plan. As a result, staff recommends as a condition of
approval, that the applicant be required to provide detailed landscape plan s and
irrigation plans with the construction permit application. The detailed landscape plan s
and irrigation plans shall be provided to, and approved by, the Current Planning Project
Manager prior to construction permit issuance.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre
based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 15 of 74
SR_HEX_Report_800_Garden_230516_v1
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
Staff Comment: The applicant submitted a Tree Inventory and Assessment, prepared by
Urban Forestry Services, updated on November 22, 2022 (Exhibit 6). The inventory and
assessment indicated the site contains 83 trees on the project site that consist of eight
(8) species, with a diameter range of 2.5 to 13.8-inches measured at 4.5 feet above grade
(DBH). None of the existing 83 trees were identified as landmark trees and 32 trees were
found to be growing within the future ROW dedication area based on the tree location
and a site survey. According to the report, 41 of the identified trees onsite have a low to
dead rating with three (3) noted as dying or dead. Excluding the trees located within the
dedicated ROW, the project site contains 20 significant trees. To accommodate the
proposed redevelopment project from retail to mixed use multi-family residential and
retail, the landscape architect recommends removing all onsite trees and planting new
trees in accordance with the provided landscape plans.
Pursuant to RMC 4-4-130H, tree retention standards in commercial zones require a
minimum of 30 percent (30%) of the site’s significant trees to be retained during and
post development. Of the 20 significant trees, the applicant is not proposing to retain
any of the site’s existing trees to reasonably accommodate the proposed new buildings,
structured parking, driveways, plaza spaces, and to achieve compliance with minimum
density requirements. New tree planting would occur as part of the proposal along the
street frontage, around each proposed new building, and within the courtyards and
terrace on the upper levels of the new buildings. The proposed new trees would serve as
a visual buffer for the proposed structures and shade to users. The landscape plan calls
for trees in excess of the six (6) required replacement trees. Based on the future 10.68-
acre lot, the applicant would need a total of 320 tree credits (30 x 10.68 = 320) to reach
the required 30 credits per net acre. The required replacement trees would not contribute
to the total tree credits the site is required to contain. Due to the conceptual nature of
the submitted landscape plan, staff recommends as a condition of approval that the
applicant satisfy the required replacement tree requirements as part of Phase 1 and
clearly indicate on the detailed landscape plan how each phase of the plan meets the
30% tree replacement requirement and the minimum rate of 30 credits per net acre
requirement. If onsite tree replacement and tree credit requirements are not practical
for the site as a whole, then tree fee in lieu payments may be approved for those trees
that cannot be accommodated onsite. The detailed landscape plans shall be reviewed
and approved by the Current Planning Project Manager prior to civil construction permit
approval.
Compliant if
conditions of
approval are
met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: According to the Roof Plans (Exhibit 8), it is anticipated that the
proposed buildings would include rooftop equipment. The exterior elevations include
parapet walls that extends above the top of the upper floor. Staff recommends as a
condition of approval that the applicant provide a materials board and a rooftop
equipment exhibit with the elevation plans associated with the building permit
application to further identify the screening detail for any rooftop equipment. The exhibit
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 16 of 74
SR_HEX_Report_800_Garden_230516_v1
shall provide cross section details and identify proposed rooftop screening that is integral
and complementary to the architecture of the buildings. The materials board and rooftop
equipment exhibit shall be provided to, and approved by, the Current Planning Project
Manager prior to building permit approval.
Primary use refuse and recycle areas would be located entirely within each building on
the first floor. A minimum of two (2) points of access would be provided for each building
for pickup. See Refuse and Recycle discussion for more information.
Not all surface mounted utility equipment was identified in the submitted drawings.
Therefore, staff recommends as a condition of approval, that the applicant provide a
special utility and landscape plan set with the construction permit showing the location
of all ground mounted utility boxes and identify how they would be screened from public
view. In addition, the applicant shall work with franchise utilities to ensure, as practical,
utility boxes are located out of public right-of-way view, outdoor plaza areas, and
primary entry areas, and they shall not displace required landscaping areas. The special
utility and landscape plan set shall be provided to, and approved by, the Curren t Planning
Project Manager prior to construction permit approval.
✓
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting UC lots
without the need to use a street. Access may comprise the aisle between rows of parking
stalls.
Staff Comment: A connection for site-to-site vehicle access would be provided to allow a
smooth flow of traffic across the phased development and to the UC -2 zoned property
to the north.
Compliance
to be
demonstrated
at sign permit
review
Signage: Pole signs and roof signs are prohibited. Signs are subject to Urban Design
Regulations (RMC 4-3-100).
Staff Comment: The applicant did not submit a detailed signage package for the
proposed mixed use development and therefore it could not be reviewed at this time.
The applicant would be required to comply with the signage requirements outlined in
RMC 4-4-100 at the time of sign application.
Requested to
be modified
through the
PUD -
Compliant if
conditions of
approval are
met
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street
parking stalls be provided based on the square footage of the use.
The following ratios would be applicable to the site:
Use Net Square
Footage of Use Ratio Required
Spaces
Commercial
with Vertical
Mixed-Use
Developments
48,761 SF
A minimum of 2.5 per 1,000 square
feet of net floor area and a
maximum of 5.0 per 1,000 square
feet of net floor area. In the UC-1
and UC-2 Zones, a maximum of 4.0
per 1,000 square feet of net floor
area is permitted unless structured
parking is provided, in which case
5.0 per 1,000 square feet of net
floor area is permitted.
Min: 122
Max: 244
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 17 of 74
SR_HEX_Report_800_Garden_230516_v1
Attached
Dwellings
B1: 350,039 SF
(419 du)
B2: 314,431 SF
(375 du)
B3: 332,242 SF
(385 du)
1.0 per dwelling unit is required. A
maximum of 1.75 per dwelling unit
is allowed.
Min: 1,179
Max: 2,063
Each parallel stall shall be twenty-three feet by nine feet (23' x 9') in size. Structured
parking stall dimensions are 8’-4” by 16 feet and structured compact stall dimensions
are 7 ½ feet by 13 feet for stalls designed at forty five degrees (45°) or greater. In the UC
zone, the maximum number of compact spaces shall not exceed fifty percent (50%).
Staff Comment: The applicant is proposing a total of 1,613 structured parking stalls
(Phase 1: 635 parking stalls, Phase 2: 488 parking stalls; and Phase 3: 490 parking stalls).
The provided parking would include 1,432 residential stalls, 166 commercial stalls, and
15 visitor stalls which meets the minimum requirements for parking stalls (Exhibit 11).
See tables below for required minimum and maximum parking for the vertical mixed use
development of commercial retail and attached residential dwelling units.
Retail Parking Required/Provided:
Phase Retails Area Min./Max.
Parking Rate
Parking
Required/Allowed
Parking
Provided
Phase 1 25,697 SF 0.0025 / 0.005 64 / 128 106
Phase 2 13,195 SF 0.0025 / 0.005 33 / 33 34
Phase 3 9,869 SF 0.0025 / 0.005 25 / 25 26
Total 48,761 SF 0.0025 / 0.005 122 / 186 166
Attached Residential Parking Required/Provided:
Phase Units Min./Max.
Parking Per Unit
Parking
Required/Allowed
Parking
Provided
Phase 1 419 1 / 1.75 419 / 733 529
Phase 2 375 1 / 1.75 375 / 656 454
Phase 3 385 1 / 1.75 385 / 674 464
Total 1,179 1 / 1.75 1,179 / 2,063 1,447
Each building would comply with the number of required retail and attached residential
parking space requirements for each phase. Each phase would include different types of
parking spaces, including accessible standard parking stalls, accessible van parking
stalls, standard 8’-4” by 16’ parking stalls, visitor parking stalls, and tandem 8’-4” by 16’
parking stalls. See table below for proposed parking schedule.
Proposed Parking Schedule:
Phase Accessible
Standard Accessible Van Standard (Unit
+ Visitor) Tandem
Phase 1 30 8 577 20
Phase 2 26 7 435 20
Phase 3 26 7 437 20
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 18 of 74
SR_HEX_Report_800_Garden_230516_v1
Total 82 22 1,449 60
If the tandem parking modification request is allowed, the following standards would
apply: a) stall length shall conform to the parking stall size standards; and b) a restrictive
covenant or other device acceptable to the City w ould be required to assign tandem
parking spaces to the exclusive use of specific dwelling units. Enforcement of tandem
parking spaces shall be provided by the property owner or property manager as
appropriate. Staff is supportive of the limited number of project tandem parking stalls
(less than four percent (4%) proposed). Therefore, staff is recommending as a condition
of approval, that the parking garages be limited to a maximum of 20 tandem parking
stalls per building, tandem parking shall conform to the tandem parking stall size
standards, and a restrictive covenant (or comparable device) shall be used to assign the
tandem parking spaces to the exclusive use of specific dwelling units. Enforcement of
tandem parking spaces shall be provided by the property owner or property manager as
appropriate. See FOF 25, PUD Applicability Standards for more information.
Accessible parking as stipulated in the Americans with Disabilities Act (ADA) must be
provided by the requirements of the Washington State Barrier Free Standards per RMC
4-4-080F.8.g. See table below for required and provided number of accessible parking
spaces.
Accessible Parking Spaces Required/Provided:
Phase Min. Required Number of Accessible Spaces Accessible Spaces
Provided
Phase 1 13 (2% of Total Spaces) 38
Phase 2 9 (Total Parking w/ 401 – 500 spaces) 33
Phase 3 9 (Total Parking w/ 401 – 500 spaces) 33
Total 104
Parking in Phase 1 – Building A, would be provided in an enclosed parking garage in the
first three (3) levels of the building (Levels 1, 2, and 3) (Exhibit 7). Parking in Phase 2 –
Building B and Phase 3 – Building C would include enclosed parking in the first two (2)
levels of these buildings (Levels 1 and 2). In addition to the onsite parking, the applicant
is proposing to construct 26 on-street parallel parking spaces along Garden Ave N that
are not included in the onsite parking calculation.
Access and parking would be designed for two -way circulation throughout. All parking
onsite would comply with dimensional stall requirement based on parking stall type in
the UC zone. The applicant is proposing less than seven percent of the site as compac t
parking. The use of structured parking and landscaping is an integral component of the
proposal’s reduction of visual impacts on the pedestrian environment and
abutting/adjacent properties (see Landscaping discussion for more information).
✓
Loading Docks: Loading docks within the site, pursuant to RMC 4-2-130A, indicates that
parking, docking and loading areas for truck traffic shall be off-street and screened from
view of abutting public streets.
Staff Comment: The applicant is proposing a loading dock along the north elevation of
Building A. The loading dock is off-street, screened from view of abutting public streets
and separate from the customer, tenant, and visitor parking garages. The small plaza
area, located at the northwest corner of Building A, is designed to include landscaping
and hardscape elements to screen the loading area from Garden Ave N. The site design
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 19 of 74
SR_HEX_Report_800_Garden_230516_v1
includes a clear maneuvering area to access the loading dock from the shared north
interior access road.
Compliant if
condition of
approval is
met
Refuse and Recyclables: In multifamily developments, a minimum of one and one-half
(1-1/2) square feet per dwelling unit in multi -family residences shall be provided for
recyclables deposit areas, except where the development is participating in a City-
sponsored program in which individual recycling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit
areas. A total minimum area of eighty (80) square feet shall be provided for refuse and
recyclables deposit areas.
There shall be a minimum of one refuse and recyclables deposit area/collection point
for each project. There shall be at least one deposit area/collection point for every thirty
(30) dwelling units.
The required refuse and recyclables deposit areas shall be dispersed throughout the site
when a residential development comprises more than one building. Refuse and
recyclables deposit areas may be located within residential buildings, providing that
they are in compliance with the Uniform Fire Code, and that collection points are easily
and safely accessible to hauling trucks.
If refuse or recyclable containers are located within a building, then the space which
these facilities utilize as well as parking space for refuse/recyclable container-towing
vehicles must be clearly shown on plans submitted to the City. Additionally, an exterior
space must be provided to accommodate the container(s) on refuse/recyclable pick-up
days.
Refuse and recyclable containers, and associated refuse/recyclable container-towing
vehicles may not obstruct a required parking space at any time.
In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables deposit
areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of
building gross floor area shall be provided for refuse deposit areas. A total minimum
area of one hundred (100) square feet shall be provided for recycling and refuse deposit
areas.
Staff Comment: Based on the mixed use proposal for 1,179 multi-family residences and
48,761 square feet of retail development, the applicant would be required to provide the
following deposit and collection areas: a minimum of 1,769 square feet for the
residential recyclables deposit areas and 3,537 square feet for residential refuse deposit
areas (total residential 5,306 sf); and a minimum of 244 square feet for the retail
recyclables deposit areas and 488 square feet for residential refuse deposit areas (total
732 sf of retail). Together the proposed uses would require 6,038 square feet for refuse
and recycling. The proposal includes 7,951 square feet of interior refuse and recycle
areas within the structured parking garage (Phase 1 – 3,109 sf, Phase 2 – 2,421 sf, and
Phase 3 – 2,421 sf) that would be accessed by tenants and residents via stairwells or the
elevators. More specifically, Phase 1 would include three (3) separate refuse and
recyclable collection rooms on the ground floor (Room 1 – 1,097 sf, Room 2 – 1,193 sf,
and Room 3 – 819 sf); Phase 2 would include two (2) separate refuse and recyclable
collection rooms on the ground floor (Room 1 – 1,636 sf and Room 2 – 785 sf); and Phase
3 would include two (2) separate refuse and recyclable collection rooms on the ground
floor (Room 1 – 1,636 sf and Room 2 – 785 sf). See tables below for residential and retail
refuse and recycling calculations per phase.
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 20 of 74
SR_HEX_Report_800_Garden_230516_v1
Residential Refuse and Recyclables Rates and Area Required:
Phase Units
Rate Required
for recyclables
deposit areas
Rate Required
for refuse
deposit areas
Area Required
Phase 1 419 628.5 SF 1,257 SF 1,885.5 SF
Phase 2 375 562.5 SF 1,125 SF 1,687.5 SF
Phase 3 385 577.5 SF 1,155 SF 1,732.5 SF
Total 1,179 1,768.5 SF 3,537 SF 5,305.5 SF
Retail Residential Refuse and Recyclables Rates and Area Required:
Phase Retail Area
Rate Required
for recyclables
deposit area
Rate Required
for refuse
deposit areas
Area Required
Phase 1 25,687 SF 128 SF 257 SF 385 SF
Phase 2 13,195 SF 66 SF 132 SF 198 SF
Phase 3 9,869 SF 49 SF 99 SF 148 SF
Total 48,761 SF 244 SF 488 SF 731 SF
The floor plans include additional deposit area/collection points dispersed throughout
each floor of the buildings (Exhibit 7). The proposed 7,951 square feet of refuse and
recycling complies with the refuse and recycling area dedication requirements. Garbage
truck access for the collection of refuse and recycling areas is proposed with access from
the interior access roads with collection made at separate staging areas from the
parking garage entries at the ground floor. Staff recommends, as a conditio n of
approval, that the applicant provide a detailed refuse and recycling collection plan. The
final detailed plan shall also be provided to the City’s contracted refuse and recycling
hauler (currently Republic Services) with any correspondence to and from the hauler
provided to the Current Planning Project Manager.
Compliant if
condition of
approval is
met
Bicycle Parking: Attached dwellings shall provide one-half (0.5) bicycle parking space
per one dwelling unit. Commercials uses shall provide bicycle parking spaces equal to
ten percent (10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at provide
one-half (0.5) bicycle parking space per one dwelling unit. Commercials uses shall
provide bicycle parking spaces equal to ten percent (10%) of the number of required off-
street vehicle parking spaces. Acceptable examples include bike lockers, bike check-in
systems, in-building parking, and limited access fenced areas with weather protection.
The applicant is proposing two (2) bicycle storage rooms per buildings. Phase 1 would
require 221 bike parking spaces (210 provided), Phase 2 would require 193 bike parking
spaces (228 provided), and Phase 3 would require 197 bike parking spaces (222
provided). Phase 1 includes 2,350 square feet of bike storage on the ground floor and
852 square feet of bike storage on the second floor of the garage. Phase 2 includes two
(2) separate bike storage area with a combined area of 3,076 square feet (1,880 sf +
1,196 sf = 3,076 sf). Phase 3 includes two (2) separate bike storage area with a combined
area of 3,076 square feet (1,950 sf + 1,227 sf = 3,177 sf). Additional bicycle racks are
proposed in the large corner plaza (Exhibit 5). The floor plans provide potential layouts
for secure bicycle racks within each bicycle storage room for up to 660 bicycles. In total,
the applicant would be required to provide up to 611 bicycle parking spaces for the
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combined uses of Phases 1-3 (Phase 1 – 221 spaces, Phase 2 – 193 spaces, and Phase 3
– 197 spaces). Due to the large number of overall bicycles anticipated, staff recommends
as a condition of approval, that the applicant provide bike lounge amenity spaces in each
building with secure bicycle parking for up to 611 total bicycle parking spaces. Each
phase shall include the following bicycle stall counts: Phase 1 – 221 spaces, Phase 2 –
193 spaces, and Phase 3 – 197 spaces. Bicycle parking details shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: The maximum height of any fence, hedge or retaining wall
is eight feet (8'), provided the fence, hedge, or retaining wall does not exceed forty-eight
inches (48") in height within fifteen feet (15’) of the front or secondary front yard
property line. Fences, hedges, or retaining walls shall not exceed forty-eight inches (48")
in height within fifteen feet (15') of a rear yard property line that abuts a public street.
In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in height
in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown Zone)
shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public
street on a site that is nonconforming with regard to street frontage landscaping
requirements, the site shall be brought into compliance with street frontage landscaping
requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The project site plan or civil construction drawings do not denote any
existing or proposed retaining walls within the subject property. According to Google
Maps, there is a short retaining wall and a minimum six -foot (6”) tall chain link fence
with green slat along the east property line that is shared with BNSF Railway.
The applicant is proposing new fencing with gates to access the pedestrian ‘paseos’
located between buildings (Exhibit 5). Fence height, fencing material, and fence design
details were not included with the land use application. Therefore, staff recommends as
a condition of approval, that the applicant include a fence specifications sheet in the
detailed landscaping plans to be submitted with the civil construction permit application.
The quality and design of the fencing materials shall be commensurate to the exterior
materials of the buildings. All fences on the detailed landscape plans shall be reviewed
and approved by the Current Planning Project Manager prior to civil con struction permit
approval.
22. Design District Review: The project site is located within Design District ‘C’. The following table contains
project elements intended to comply with the standards of the Design District ‘C’ Standards and guidelines,
as outlined in RMC 4-3-100E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
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a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
Staff Comment: The buildings are sited on the property from the intersection of Garden
Ave N and N 8th St to the intersection of Garden Ave N and N 10th St. Each building
would have sun exposure on all sides due to the adjacent ROWs, interior access roads
(north and east sides), and the minimum 60’-6” wide pedestrian ‘paseos’ located
between buildings. The additional onsite open area around the buildings, such as the
open plazas, and the interior upper level courtyards and terrace would provide natural
light and air to the residential dwelling units.
The applicant has yet to submit a shade and shade study; however, s hading is
anticipated to extend further into Garden Ave N ROW during the winter morning hours
during the Spring Equinox and Winter Solstice. Given historical local weather patterns,
the sun is often obscured by clouds during these months. Building B includes a minimum
30-foot setback for the upper residential levels creating an additional courtyard/terrace
for the units and amenity spaces that would face and overlook Garden Ave N to the
west (Exhibits 5, 7, and 10). Building B’s architectural upper level step back detail
creates building modulation to allows additional natural light to reach Garden Ave N
and would reduce the overall bulk and mass of the building at the west side of the
development.
In addition, siting Building A approximately 30’-6” from the north property line allows
more natural light to the neighboring use or abutting property to the north. Various
building setbacks help serve as buffers and the provided open space provide relief to
the neighboring commercial and industrial properties.
✓
Standard: Commercial mixed-use buildings shall contain pedestrian-oriented uses,
feature “pedestrian-oriented facades,” and have clear connections to the sidewalk.
Staff Comment: The three (3) mixed use buildings are architecturally designed to have
pedestrian-oriented façades. The overall building orientation primarily faces Garden
Ave N to the west. The west facing commercial spaces would connect either directly
onto a minimum 18-foot (18’) wide sidewalk and/or public pedestrian plaza spaces
(Exhibits 2 and 5). Connections to the public sidewalks are also provided from the
parking garage entrances, lobby areas, amenity spaces, and/or pedestrian plaza on the
ground floor. The buildings are designed to be double height spaces with transparent
glazing to help bring in natural light, activate the street frontage, and enhance the
pedestrian experience. Canopies would be provided for weather protection along the
building façades. Upon the completion of all phases, each building would include
City of Renton Department of Community & Economic Development
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Report of May 16, 2023 Page 23 of 74
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pedestrian-oriented connections from building to building, internal access road to
access road, and abutting street frontages.
N/A
Standard: Office buildings shall have pedestrian-oriented facades. In limited
circumstances the Administrator may allow facades that do not feature a pedestrian
orientation; if so, substantial landscaping between the sidewalk and building shall be
provided. Such landscaping shall be at least thirty feet (30') in width as measured from
the sidewalk.
Staff Comment: Not applicable, no office buildings are proposed as part of the master
plan phased development.
✓
Standard: Residential and mixed-use buildings containing street-level residential uses
and single-purpose residential buildings shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: The applicant is proposing three (3) mixed use buildings with various
setbacks from the public sidewalks as described in detail in FOF 21, Zoning Compliance
Development Standard Compliance: Setbacks. The front yard and secondary front yard
setbacks range from two feet (2’) to approximately 126-foot to the west property line
on Garden Ave N, and 9’-0” to 11’-10” to the south property line on N 8th St. Each
building consists of storefront retail on the ground floor, two- to three-stories of
structured parking, and multi-family residential on the upper levels of the buildings
(levels 3 or greater). On Garden Ave N, no structured parking is proposed between the
onsite pedestrian-oriented uses and the ROW. The reduced building setbacks along
Garden Ave N would be compensated for by maintaining an average building setback
of at least 15 feet on Garden Ave N, a larger increased setback for the main plaza space
at the southwest corner of the lot, and an upper level step back incorporated into the
building modulation of Building B to comply with the intent and guidelines of this
section. The proposed urban pedestrian plaza at the intersection of Garden Ave N and
N 8th Street provides a public benefit and an inviting public space at the main corner of
the development (Exhibits 2 and 5). The site plan includes an additional smaller plaza
space at the NW corner of Building A to allow for some spillover space from the retail
use at the northwest corner of the site. In addition, Building C is set back from the
sidewalk on N 8th St a minimum of ten feet (10’) to allow for landscaping between the
eight-foot (8’) wide sidewalk and the building.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
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Report of May 16, 2023 Page 24 of 74
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Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: A primary entrances to the residential lobbies and retail commercial
spaces are located on the primary façade facing Garden Ave N. Each building entrance
is prominent and visible from the public street and is connected by a walkways or plazas
to the public sidewalks, allowing for space for social interaction. The plazas contain
human-scale elements, such as public art, seat walls, benches, plaza tables, trees with
tree grates, and/or movable planters to enhance the overall quality of the pedestrian
experience on the site (Exhibit 5). However, the provided plans do not include much
detail on urban amenities such as surface materials or seating materials within the
plaza activity areas or passive recreation areas. Details and amenities are needed to
ensure the proposal establishes a quality pedestrian experience in the plaza activity
areas, between the buildings, and at building entrances. Therefore, staff recommends
as a condition of approval, the applicant submit a detailed entrance plan that includes
specifications and a materials board for pedestrian amenities that add to the pedestrian
experience and the human scale intended for the development. A revised detailed
entrance plan and materials board shall be submitted to, and approved by, the Current
Planning Project Manager prior to construction permit approval.
Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: Each building would include accentuated entry points with metal
panels adjacent to the entrance doors, canopies for weather protection, and the
residential entries are further distinguished from the retail entry points by a different
vertical façade treatment running the full height of the build ing adjacent to the main
lobby entrance doors (Exhibits 9 and 10).
In addition, the mixed use buildings include six (6) garage entrances/exits and one (1)
loading dock within the site. As part of the proposed project, vehicle entries should be
constructed with architectural features, such as a façade overhang or trellis, that would
be commensurate with other building entrance elements. Therefore, staff recommends
as a condition of approval, that the applicant provide at least one (1) visibly prominent
architectural feature that offers weather protection to each parking garage and loading
dock entrance. The revised architectural exterior elevations shall be submitted to, and
approved by, the Current Planning Project Manager prior to construction permit
approval.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: See comments above. Architectural elements such as ornamental
lighting could not be determined, as not lighting plan was submitted with the
application but would be verified at building permit issuance.
✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
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LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 25 of 74
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Staff Comment: The main building entries are located along Garden Ave N. Secondary
residential lobby entries are subordinate to the main building entrances and can be
accessed from internal onsite walkways in the landscaped pedestrian open space areas
between the buildings.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: See discussion above.
✓
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Each phase would direct views to the exterior building entries and
would include a continuous network of pedestrian paths and open spaces that
incorporate landscaping.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: There are no ground level residential units proposed for the project.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
N/A
Standard: For properties along North 6th Street and Logan Avenue North (between
North 4th Street and North 6th Street), applicants shall demonstrate how their project
provides an appropriate transition to the long-established, existing residential
neighborhood south of North 6th Street known as the North Renton Neighborhood.
N/A
Standard: For properties located south of North 8th Street, east of Garden Avenue
North, applicants must demonstrate how their project appropriately provides
transitions to existing industrial uses.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service ar eas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
✓ Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
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Report of May 16, 2023 Page 26 of 74
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and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: Service elements, such as the loading area or the multiple refuse and
recycling areas are incorporated into the design of the building itself or are located
within the buildings. All solid waste storage and back of house service uses would be
completed screened from view from the street frontage. Solid waste collection is
intended to occur from the loading zone in Phase 1 and the onsite interior access road
for Phases 2 & 3. Containers are proposed to be brought out from the interior solid
waste storage rooms to the exterior access roads for collection (Exhibit 29). In addition,
the development proposal includes elements of landscape screening at the access
points to further reduce visibility of service areas.
✓
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: Not applicable. See comments above.
✓
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: Not applicable. See comments above.
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The service area entrances are from the internal access road and would
not be adjacent to a street, pathway, or pedestrian -oriented space. The entrances to
the structured garages and loading area are screened with landscaping, as shown on
the Landscape Plans (Exhibit 5).
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways should be distinguished with features that visually
indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in
the City. Examples of these types of features include monuments, public art, and public plazas.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
N/A
Standard Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
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LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 27 of 74
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e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
N/A
Standard: Parking shall be at the side and/or rear of a building and may not occur
between the building and the street. However, if due to the constraints of the site,
parking cannot be provided at the side or rear of the building, the Administrator may
allow parking to occur between the building and the street. If parking is allowed to
occur between the building and the street, no more than sixty feet (60') of the street
frontage measured parallel to the curb shall be occupied by off-street parking and
vehicular access.
Staff Comment: Not applicable. All of proposed onsite parking is located within the
enclosed parking garage, completely screen from view from Garden Ave N by the street-
facing pedestrian-oriented uses.
N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: Not applicable.
N/A
Standard: Surface parking lots shall be designed to facilitate future structured parking
and/or other infill development. For example, provision of a parking lot with a
minimum dimension on one side of two hundred feet (200') and one thousand five
hundred feet (1,500') maximum perimeter area. Exception: If there are size constraints
inherent in the original parcel.
Staff Comment: Not applicable.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
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subordinate, pedestrian entries. Similar forms, materials, and/or details to the pri mary building(s)
should be used to enhance garages.
Requested to
be modified
through the
PUD
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Each parking structure includes spaces for ground floor commercial
retail uses along approximately 76% of the buildings fronting width on Garden Ave N.
The remainder of the spaces include amenity and/or lobby spaces. As a result, no
portion of the parking structure is along the streetscape of Garden Ave N. A portion of
the lobby space wraps around the corner of Building C on N 8th St and a portion of the
retail grocery space wraps around the corner of Building A on the interior access road
from N 10th St. The remainder of Building C’s façade is either back of house or
structured parking. To reduce the overall impact of the parking garage on N 8th St and
to create interest at the ground level, the applicant is proposing a minimum nine-foot
(9’-0”) building setback from the south property line to the stairwell, landscaping, and
façade treatments, such as perforated metal screens in weathered steel light, medium,
and dark patterns and rectangular shapes in the parking garage to further minimize the
visibility of the parking garages from N 8th St and the interior access road at the north
end of the property (Exhibits 10 and 11). The applicant contends that N 8th St would
not be used for much pedestrian activity due to the industrial properties to the east and
the future HOV connection to I-405 that is planned along N 8th St (Exhibit 30). Staff
concurs with the applicant’s justification and therefore supports the requested
deviation and finds it meets the intent and guidelines to allow the parking structures of
Building C and Building A to exceed 25% of the building frontage width on N 8th St and
along the north interior access road from N 10th St given these elevations are screened
with the identified metal screens and landscaping. See also FOF 26, PUD Decision
Criteria Analysis for more information.
Compliant if
condition of
approval is
met
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: The exterior staircase of Phase 3’s parking garage is setback
approximately 9’-0” from the south property line at N 8th St (a minor arterial street)
and approximately 9’-10” to the ground floor lobby space. Phase 1’s parking garage is
setback approximately 30’6” from the north interior access road (N 10th St). Both
façades include landscaping with a combination of evergreen and deciduous trees,
shrubs, and ground cover. The north façade of Building A and the south façade of
Building C would likely serve as the least pedestrian oriented facades of the
development. With an addition of at least two (2) distinct exterior vertical gardens
along N 8th St, it is staff’s assessment that substantial landscaping can be achieved
within this project through incorporation of vertically suspended panels on which plants
can grow. Therefore, as a condition of approval, staff is recommending a minimum of
two (2) distinct exterior vertical gardens along the south elevation of Building C on N
8th St. The applicant shall submit a vertical garden wall detail with the final landscape
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plan for review and approval by the Current Planning Project Manager prior to issuance
of the civil construction permit.
✓
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: The exterior wall of the parking garages facing the north and south
property lines incorporates architectural elements using perforated metal screens. In
addition, it is anticipated that by wrapping the retail grocery or lobby storefront systems
from the Garden Ave N elevations into the north e levation of Building A and the south
elevation of Building C, the garages would not draw as much attention to these Building
façades.
Compliant
with intent
and guidelines
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Retail vehicular access is provided via driveways from both Garden Ave
N and N 8th St while additional residential vehicular access is provided from the access
road along the north and eastern portion of the site. The retail driveway access points
from Garden Ave N and N 8th St are necessary for the success of retail use. Garden Ave
N would serve as the main frontage for the retail uses including the proposed grocery
use in Phase 1. The applicant contends that any limitations to the access and parking
from Garden Ave N would diminish the viability and operation of the retail uses. Staff
concurs with the applicant’s justification and therefore supports the requested
deviation and finds it meets the intent and guidelines to allow an additional entry to the
parking garages from Garden Ave N and N 8th St. Additional points of access are
provided at the side or rear elevations of the buildings.
✓
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: The parking garage façades located at grade are screened from view
with a combination of architectural treatments, landscaping, and landscaping
treatments to create a visual buffer between the public street or access roadway , per
the discussion above.
Compliant if
condition of
approval is
met
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
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h. Other treatments that meet the intent of this standard.
Staff Comment: See discussion above and recommended condition of approval.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
✓
Standard: Parking garages shall be accessed at the rear of buildings.
Staff Comment: Each parking garage maintains one or more access points from the rear
or sides of the buildings. One (1) combined vehicular access driveway from Garden Ave
N is proposed to provide retail and visitor parking direct access to Building A and
Building B. In addition, one (1) additional vehicular access driveway from N 8th St is
proposed to provide retail and visitor parking access to Bui lding C. The applicant
contends that the retail driveway access from Garden Ave N and N 8th St are essential
to the success of retail on this site. Access to parking from the rear of the site would
diminish the viability and operation of the retail uses . As much as possible, the
designated parking access points were designed to minimize driveway entrances
interrupting the pedestrian sidewalk and are the minimum needed to provide vehicular
access to the site.
✓
Standard: Parking lot entrances, driveways, and other vehicular access points shall be
restricted to one entrance and exit lane per five hundred (500) linear feet as measured
horizontally along the street.
Staff Comment: See discussion above.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easi ly identifiable to
pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
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b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: Pathways are provided from parking areas to the building in the form
of public sidewalks along Garden Ave N, N 8th St, and along the interior access roads.
The provided Site Plan (Exhibit 2) includes several pedestrian connections from the
public sidewalk along the street frontages to the interior pedestrian pathways located
throughout the development. The pathways are designed to allow for clear sight lines
and connect users to onsite Plazas, pedestrian ‘paseos’, parking areas, and sidewalks.
The formal pathways connect the structures to public sidewalks along Garden Ave N
and N 8th St and private sidewalks along the interior access roads. Together the
combination of surfaces, pathways, and walkways create a clear pedestrian circulation
system within the development and are sized appropriately for the anticipated number
of users.
✓
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: As shown on the Site Plan (Exhibit 2), the pedestrian sidewalks,
pathways, and plaza spaces are differentiated by material or texture. The pathways are
perpendicular at grade walkways between the buildings at no greater than one hundred
fifty feet (150') apart.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8-foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: All three buildings have clearly visible, street facing primary entries
directly accessed from sidewalks or plaza space along Garden Ave N that is at least 12
feet in width. Secondary residential lobby entries can be accessed from internal onsite
walkways in the landscaped pedestrian ‘paseos’ between the buildings. All internal
walkways connect to the public sidewalks and are no smaller than five feet (5') and no
greater than twelve feet (12').
✓
Standard: Mid-block connections between buildings shall be provided.
Staff Comment: As shown on the Site Plan (Exhibit 2), the development includes
connections or pedestrian ‘paseos’ between the buildings.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
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Report of May 16, 2023 Page 32 of 74
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Staff Comment: As shown on the Landscape Plans (Exhibit 5), the development includes
permeable paving where feasible. Analysis of the effectiveness of permeable pavement
would occur during civil construction permit review.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
activities, at all times of the year, and under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
✓
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: As shown on the Landscape Plans (Exhibit 5), building entrances include
architectural elements and soft and hardscape landscaping to unify the building and
the street environments to meet the intent of the standard.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The Site Plan (Exhibit 2) and Landscape Plans (Exhibit 5) include a corner
retail plaza with a public art element at the NW corner of the site, pedestrian ‘paseos’,
a large gateway type public plaza on the corner of Garden Ave N and N 8th St, and
interior courtyards. No specific details or quantities were provided for outdoor site
furniture and amenities. Therefore, staff recommends as a condition of approval, that
the applicant submit detail sheets and quanti ties of all fixed outdoor site furniture and
amenities including, but not limited to, benches, group seating, refuse and recycling,
pet relief areas/disposal, movable platers, and outdoor recreation equipment. The
detail sheets and quantities shall be integrated into the detailed landscape plan
submitted with the civil construction permit to be reviewed and approved by the Current
Planning Project Manager.
Requested to
be modified
through the
PUD
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of 4.5 feet wide along at least seventy 75 percent of the length of the building facade
facing the street, a maximum height of 15 feet above the ground elevation, and no
lower than 8 feet above ground level.
Staff Comment: The design perspectives and exterior building elevations (Exhibits 9 and
10) identify weather protection along portions of the buildings facing public streets and
primary interior walkways. The weather protection provided is no lower than eight feet
(8’) and no higher than fifteen feet (15’). The primary purpose for the building
overhangs and canopies is unique architectural features, identifiers, and to a lesser
extent weather protection at building entrances.
The applicant has requested a modification through the PUD process to only provide
overhead weather protection to building elevations that contain commercial uses and
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residential lobby or amenity spaces with orientation towards Garden Ave N. No weather
protection is proposed along the south elevation of the parking garage facing N 8th St.
See also FOF 25, PUD Applicability Standards and FOF 26, PUD Decision Criteria Analysis
for more information.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians.
✓
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
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f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: The applicant is proposing two (2) plaza spaces to serve as welcoming
gateways to the development. The larger public plaza space would be located at the
northeast corner of the intersection of Garden Ave N and N 8th St and a second smaller
public plaza space would be constructed at the northwest corner of Building A. The
smaller corner retail plaza would provide spillover space for the retail use and would
also include a public art element enhancing the street intersection of Garden Ave N and
N 10th St. Plaza features would include special paving materials, landscaping, and
lighting. In addition to the ground level plaza spaces, secured exterior recreational
space for residents would be provided in the pedestrian ‘paseos’ between the buildings.
These areas would include amenities such as a green leisure space and dog parks.
Ground level amenities and lobby spaces with transparent glazing are also located
along these pedestrian zones to reduce the structured parking use impacts at the
ground level and encourage indoor and outdoor connections. Finally, upper level
courtyards with pools and spas would be provided in each building to enhance the
onsite common open space amenities. See table below for common open space
calculations by phase.
Common Open Space Calculations:
Phase Units Open Space (# of
Units x 50 SF/Unit)
Type of Open Space
Provided
Area
Provided
Phase 1 419 20,950 SF Common Open Space 28,176 SF
Phase 2 375 18,750 SF Common Open Space 35,479 SF
Phase 3 385 19,250 SF Common Open Space 27,998 SF
Total 1,179 58,950 SF Common Open Space 91,653 SF
Together the plazas, paseos, and upper level courtyards provide the required common
opens space and/or recreation areas for the proposed 1,179 attached residential
dwelling units. See also discussion under FOF 27, PUD Development Standards:
Common Open Space Standard.
✓
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
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i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Together, Phases 1, 2, and 3 would have a combined development with
over 30,000 square feet of nonresidential use. The applicant is proposing 28,444 square
feet of pedestrian oriented space out of a potential 23,722 square feet (1% of the site
area (5,016 SF) + 1% of the gross building area (18,706 SF)). The pedestrian-oriented
space includes visual and pedestrian access, including paved walking surfaces and a
variety of hardscapes to access the structures from the public right-of-way, and at least
one individual seat per 60 square feet of plaza area (Exhibit 5). See lighting
recommendation below for lighting requirement. See also discussion under FOF 27, PUD
Development Standards: Common Open Space Standard.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
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Report of May 16, 2023 Page 36 of 74
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iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
✓
Standard: All building facades shall include measures to reduce the apparent scale of
the building and add visual interest. Examples include modulation, articulation, defined
entrances, and display windows.
Staff Comment: The proposed building façades include double height pedestrian uses
at the base of each building that include transparent storefront glazing, canopies, and
black metal panel framing. In addition, Building B’s architectural upper level step back
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800 Garden
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LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 37 of 74
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detail offers building modulation to add visual interest and reduce the apparent scale
of the overall development on Garden Ave N.
✓
Standard: All buildings shall be articulated with one or more of the following:
a. Defined entry features;
b. Bay windows and/or balconies;
c. Roof line features; or
d. Other features as approved by the Administrator.
Staff Comment: The proposed buildings include defined entry features, such as
storefront windows and canopies for overhead weather protection. The roof line
features include sunshades along portions of the upper level balconies, varying parapet
heights, and taller roof segments accentuated by vertical fin walls turning into
horizontal roof overhangs. Together the roof line features act to accentuate the building
corners and reduce the monotony of the roof line. In addition, the selected materials
(fiber cement panel siding and ceramic coated panel or similar accent siding) and color
changes assist with addition visual interest to the façades and act to break up the
façade lengths.
The buildings include insets with stacked balconies to provide building modulations at
frequent intervals along the façades while wraparound balconies further define the
building corners along Garden Ave N. The east façades continue a similar design on the
upper residential levels with more horizontal layering of material s to reflect the linear
aspect of the adjacent railroad tracks located to the east. The applicant contends that
the east building façades, facing the railway and Interstate 405 (I-405), stems from the
idea to have a bolder horizontal patterning that talks about the continuous movement
of cars and trains and to have these façades maintain this relationship in their
treatment and design.
N/A
Standard: Single purpose residential buildings shall feature building modulation as
follows:
a. The maximum width (as measured horizontally along the building’s exterior)
without building modulation shall be forty feet (40').
b. The minimum width of modulation shall be fifteen feet (15').
c. The minimum depth of modulation shall be greater than six feet (6').
Staff Comment: Not applicable. The development is a mixed use project.
✓
Standard: All buildings greater than one hundred sixty feet (160') in length shall provide
a variety of modulations and articulations to reduce the apparent bulk and scale of the
façade; or provide an additional special design feature such as a clock tower, courtyard,
fountain, or public gathering area.
Staff Comment: Each building and each building’s elevations are greater than one
hundred sixty feet (160') in length. In addition to the ground level details, the street
facing upper level amenity areas are highlighted with a two-story double height glazing
and continuous upper level balcony facing Garden Ave N. The massing of Building B
includes a minimum 30-foot (30’) upper story step back to create an addition
courtyard/terrace for the units and amenity spaces facing west. The applicant
maintains that this west elevation element introduces the vertical expression that
breaks down the lengths of the buildings. The architectural design of the building was
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inspired by the Boeing Airfield hangars, with the serrated -roof profiles that create a
distinct building edge against the sky. Having the roof line vary in height and treatment
adds to that modulation.
Additionally, Buildings A and B include special designed pedestrian plazas as public
gathering areas.
b. Ground Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: Architecture schematic exterior elevations of Phases 1, 2 and 3 were
provided with the land use application (Exhibit 10). Building designs include contrasting
building material, paint color, building shadow lines, and other architectural detailing
for design. The building materials are proposed to be high quality, provide visual
interest, and reinforces the intended pedestrian environment at the ground level.
As shown on the Landscape Plans (Exhibit 5), vegetation and site lighting, such as pole
lights, bollard lights, tree up-lighting, roadway, parking, and pathway lightings would
be provided throughout the development. See FOF 22, Design District Review: Lighting
for more information.
Requested to
be modified
through the
PUD
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The double height pedestrian uses at the base of each building are
defined by transparent storefront glazing and would be visible to the public from
Garden Ave N and N 8th St. The applicant is proposing storefront windows along the
commercial retail, lobby areas, amenity rooms, and dog wash areas. The applicant has
requested a modification through the PUD process to allow portions of buildings that
contain structured garages to substitute for the required transparent windows and/or
doors on the ground floor with building façade design treatments. The applicant
contends that the building façade design treatments would provide a more visually
interesting building and would meet the intent and guidelines of ground level details.
Although staff concurs with the applicant’s justification that the proposed building
façade design treatments would provide for a more visually interesting building with
the added material variation components, staff recommended that the applicant install
a minimum of two (2) distinct exterior vertical gardens along the south elevation of
Building C on N 8th St in order to enhance the level of vegetation screening and provide
additional material variations along Building C’s south facing façade . See FOF 22,
Design District Review: Structured Parking Garages for comments and recommended
condition of approval. In addition, see FOF 25, PUD Applicability Standards and FOF 26,
PUD Decision Criteria Analysis for additional analysis and information.
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Report of May 16, 2023 Page 39 of 74
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✓
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: As shown on the design perspectives and exterior building elevations
(Exhibits 9 and 10), clear windows and doors are proposed on upper floors and a
storefront system is proposed for non-residential amenity spaces with visibility into and
out of the building.
✓
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Staff Comment: Applicant is proposing a storefront system for non -residential spaces.
No permanent display windows were proposed for frequent change of merchandise in
the commercial retail space.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The proposed buildings include principally clear glazing in windows,
entry doors, and storefront windows.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No heavy tinted or dark glass, highly reflective glass or film are
proposed in the storefront glazing.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on the Exterior Elevations (Exhibit 10), building walls include
a combination of architectural detailing, windows, doors, and modulation. Compliance
to be further determined under Master Plan Review, FOF 24.
✓
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
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e. Seating area with special paving and seasonal planting.
Staff Comment: See comments above. Compliance to be determined under Master Plan
Review, FOF 24.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
✓
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposed development includes building height variations amongst
the proposed buildings. Based on the submitted elevations, the roof profiles contain
extended parapets, sunshades, and taller roof segments to create variety and
interesting design elements to strengthen the building design. In addition, see FOF 22,
Design District Review: Building Character and Massing.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The façade siding materials are proposed to be durable, high quality,
and similar throughout the three (3) buildings (Exhibits 9, 10, and 11). The materials
identified include glass storefront windows, ceramic coated panel siding, fiber cement
panels, fiber cement panels with a horizontal groove, flat metal panels, exposed
concrete, clear glass guardrails, perforated aluminum panel guardrails, metal awnings,
metal sunshade, and perforated metal screens. The proposed material changes create
visual interest and appeal to the aesthetic design of the buildings and provide a
consistent texture and pattern.
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✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See comment above.
✓
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: The identified building materials are of made from durable, high quality
materials consistent with more traditional urban development.
Compliant if
condition of
approval is
met
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: The applicant is proposing three (3) structured parking garages, each
with exposed concrete walls. The concrete walls that are visible to the public would be
enhanced using perforated metal screens in a unique pattern that would reduce the
visual bulk of the building elevations and add visual interest to the neighborhood.
However, all concrete walls, including structured parking garages facing the interior
access road, should be enhanced by techniques such as texturing, reveals, score joints,
sandblast treatment, or artwork. Therefore, staff recommends as a condition of
approval, that the applicant submit revised east building elevations that include
concrete wall enhancements. The revised building elevations shall be submitted to , and
approved by, the Current Planning Project Manager prior to building permit issuance.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The buildings contain material variations, such as the use of ceramic
coated panels, fiber cement, metal panels, metal screens, exposed concrete, and glass.
5. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encourage signs that are both clear and of appropriate scale for the project; encourage quality signage
that contributes to the character of the Urban Center and the Center Village; and create color and
interest.
Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign.
Blade type signs, proportional to the building facade on which they are mounted, are encouraged on
pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not
be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Compliant if
condition of
approval is
met
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A signage package was not included with the application materials. The
signage of the overall development should be coordinated with the building design and
should consider both the residential development and the commercial business that are
proposed to be located amongst the three (3) phases. The applicant is intending to
provide retail tenant signage and building signage facing Garden Ave N and on the east
City of Renton Department of Community & Economic Development
800 Garden
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Report of May 16, 2023 Page 42 of 74
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side in the form of building mounted signage or blade signs as needed. To ensure that
all uses receive equal signage opportunities, staff recommends as a condition of
approval, that the applicant submit an overall sign design package for review and
approval by the Current Planning Project Manager prior to the approval of any sign
permit for the project.
Full
compliance
determined
with future
sign permit
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See signage comment above.
Full
compliance
determined
with future
sign permit
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: See signage comment above.
Full
compliance
determined
with future
sign permit
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: See signage comment above.
Full
compliance
determined
with future
sign permit
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See signage comment above.
Full
compliance
determined
with future
sign permit
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: See signage comment above.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: A formal lighting schematic design plan was not included with the
application materials. The submitted Landscape Plans (Exhibit 5), include a lighting
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intent table that would seek to provide safety and security lighting while meeting the
standard codes and requirements. The lighting of the overall development is anticipated
to be consistent with the building design and should consider pedestrian pathways,
sidewalks, parking, and vehicular movement throughout the site. Therefore, staff
recommends as a condition of approval, that the applicant submit a detailed lighting
plan with the civil construction permit and building permit applications that includes
detail sheets of all light fixtures and their supports. Fixtures and supports shall be vehicle
and pedestrian-scaled and be consistent with the design of the site and provide
adequate footcandle illumination for vehicle and pedestrian areas. The detailed lighting
plan shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: Exterior building lighting would be provided with sconces at frequent
intervals as well as under canopy lights. Site lighting in the plaza and open space areas
would be provided using bollard lights and directional up lights in the planted areas. See
discussion above.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless 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 (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See initial lighting discussion above.
23. Residential Mixed Use Development Standards: Pursuant to RMC 4-4-150, Residential Mixed Use
Development Standards purpose is to ensure that all development is consistent with the goals, objectives
and policies of the Comprehensive Plan and provide development standards for integrated residential and
commercial development within the same building or on the same parcel or contiguous group of parcels.
The proposal is consistent with the Residential Mixed Use Development Standards, if all conditions of
approval are complied with:
Compliance Residential Mixed Use Development Analysis
N/A
a. Design: Where allowed, townhouses or carriage houses shall be subject to the
standards of RMC 4-2-115, Residential Design and Open Space Standards,
applicable to the R-10 and R-14 Zones, in lieu of the Design District Overlay
standards of RMC 4-3-100.
Requested to
be modified
through the
PUD -
Compliant if
condition of
approval is
met
b. Design: For vertically mixed-use buildings, the facade necessary for interior
entrances, lobbies, and areas/facilities developed for the exclusive use of the
building’s residents, or their guests (“lobby facade” for the purposes of this
Section), is limited to thirty five percent (35%) of the overall facade along any street
frontage or the primary facade. The Administrator may allow the lobby facade to
exceed thirty five percent (35%) if the depth of the commercial space exceeds the
minimum required by RMC 4-4-150E, provided the increased percentage of lobby
facade is generally proportional to the increased depth of commercial space.
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Staff Comment: The vertical mixed use buildings include façades necessary for interior
entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s
residents, or their guests are limited to less than thirty-five percent (35%) of the overall
facade along Garden Ave N (Building A – 20%, Building B – 23%, and Building C – 30%).
The phased project would result in mostly garage entrance on N 8th St with limited
amount of lobby space, retail space, or amenity space. The proposal would comply with
the residential mixed use development standards design for vertically mixed -use
buildings, provided all conditions of approval are completed with. See previous
discussion under FOF 22, Design District Review: Structured Parking Garages for
conditions of approval and more information.
✓
c. Ground Floor Commercial – Where Required:
1. A vertically mixed-use building with at least two (2) residential stories above
ground floor commercial is required:
a. Along any street frontage in the CA Zone;
b. The CD Zone within the Downtown Business District; and
b. Along NE Sunset Blvd. for properties in the CV Zone abutting NE Sunset Blvd.
east of Harrington Avenue NE.
2. A vertically mixed-use building with ground floor commercial is required in the
UC-1 and UC-2 Zones.
Staff Comment: The applicant is proposing a vertically mixed-use building with five (5)
stories of residential above the ground floor commercial space (Exhibits 7 and 10).
Requested to
be modified
through the
PUD
d. Commercial Area Requirement: Within the following zones, any development
wherein dwelling units are proposed shall provide an amount of gross commercial
floor area equivalent to a percentage of the building footprint(s) of all buildings on
site containing residential dwelling units, as specified in the chart below.
CN CV CA CD CO COR UC-1 UC-2
40% 40% 40% 50% 40% 40% 40% 20%
Staff Comment: The applicant is proposing a combination of amenity, circulation,
commercial, parking, and services on the first floor of each building. See table below for
Gross Floor Area (GFA) summary:
Level 1 GFA Area Summary (Building A):
Phase Area Type Area
Phase 1 Amenity 5,569 SF
Phase 1 Circulation 1,437 SF
Phase 1 Commercial 28,496 SF
Phase 1 Parking 66,230 SF
Phase 1 Services 4,399 SF
Total 106,131 SF
Level 1 GFA Area Summary (Building B):
Phase Area Type Area
City of Renton Department of Community & Economic Development
800 Garden
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LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 45 of 74
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Phase 2 Amenity 6,957 SF
Phase 2 Commercial 13,195 SF
Phase 2 Parking 82,925 SF
Phase 2 Services 6,479 SF
Total 109,555 SF
Level 1 GFA Area Summary (Building C):
Phase Area Type Area
Phase 3 Amenity 5,415 SF
Phase 3 Commercial 9,869 SF
Phase 3 Parking 84,617 SF
Phase 3 Services 5,325 SF
Total 105,225 SF
The applicant is proposing approximately 16.1% ground floor commercial throughout
the phase mixed use development. Phase 2 and Phase 3 would not provide the full 20%
gross commercial floor area required in the UC-2 zone (Phase 1 – 26.8%, Phase 2 – 12%,
and Phase 3 – 9.4%). The applicant has requested a modification through the PUD
process to provide less commercial space in the later project phases (Phases 2 and 3) in
order to provide adequate retail grocery space in Phase 1 and a large public plaza space
at southwest corner of the lot in Phase 3 (Exhibit 28). See FOF 25, PUD Applicability
Standards and FOF 26, PUD Decision Criteria Analysis for additional analysis and
information.
Compliant if
condition of
approval is
met
e. Ground Floor Commercial Space Standards: At a minimum, the development shall
include ground floor commercial space along any street frontage or, in the absence
of street frontage, along the primary facade of the building in conformance with
the following standards:
a. A minimum average depth of thirty feet (30') and no less than twenty feet (20')
at any given point;
b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear
height of fifteen feet (15') unless a lesser clear height is approved by the
Administrator;
b. ADA compliant bathrooms (common facilities are acceptable);
c. A central plumbing drain line; and
d. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Staff Comment: The project floor plans include commercial space with between 57’-6”
to 90’-6” of depth at any given point along Level 1 of Buildings A, B, and C. The applicant
is proposing 13’-0” level one building floor heights (Exhibit 10). The buildings each have
street facing primary entries directly accessed from the sidewalk or plaza spaces along
Garden Ave N. Pedestrian uses such as retail and residential , including lobby and
amenity spaces on the ground floor that are oriented towards Garden Ave N and are
primarily open to below (Exhibit 7). The front of the buildings, along the ground floor,
are designed with a minimum floor-to-ceiling height of 22’-9” with double height
transparent glazing to help bring in natural light, activate the street frontage, and
City of Renton Department of Community & Economic Development
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Report of May 16, 2023 Page 46 of 74
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enhance the pedestrian experience and finds the applicant would comply with the
guidelines of this ground floor commercial space standard.
The applicant would be required to install ADA complia nt bathrooms, central pluming
drain line, and a grease trap and a ventilation shaft for a commercial kitchen
hood/exhaust. Details of these ground floor commercial space standards were not
submitted with the formal land use application materials. Staff recommends, as a
condition of approval, that the applicant provide building floor plans with details for
ADA compliant bathrooms, central pluming drain line, and a grease trap and a
ventilation shaft for a commercial kitchen hood/exhaust at the time of Building Permit
review for review and approval by the Current Planning Project Manager.
24. Master Plan Review: Pursuant to RMC 4-9-200B.1, Master Plan Review is required for development in the
UC zoning classification when a project is not exempt from Environmenta l (SEPA) Review. The purpose of
the master plan process is to evaluate projects at a broad level and provide guidance for development
projects with multiple buildings on a single large site. The master plan process allows for analysis of overall
project concepts and phasing as well as review of how the major project elements work together to
implement City goals and policies. Master plan review allows for consideration and mitigation of
cumulative impacts from large-scale development and allows for coordination with City capital
improvement planning. Master plan review should occur at an early stage in the development of a project,
when the scale, intensity and layout of a project are known. For master plan applications, the Administrator
will evaluate compliance with the review criteria at a level of detail appropriate for master plans. Master
plans will be evaluated for general compliance with the criteria and to ensure that nothing in the master
plan will preclude development of a site plan in full compliance with the criteria. Given Site Plan
applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.3 the
following table contains project elements intended to comply with level of detail needed for a Master Site
Plan review requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency .
Staff Comment: See previous discussion under FOF 20, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 21, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency .
Staff Comment: See discussion under FOF 22, Design District ‘C’ Review.
N/A
d. Planned Action Ordinance and Development Agreement Compliance and
Consistency.
Compliant if
conditions of
approval are
met
e. Offsite Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: The proposed project would be constructed over three (3) phases. The
site plan includes a more equal distribution of commercial retail across the property and
along Garden Ave N with less intensive uses, such as residential multi-family and
City of Renton Department of Community & Economic Development
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Report of May 16, 2023 Page 47 of 74
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associated uses, proposed throughout the remainder of the lot. If all conditions of
approval are complied with, the project would include cohesive transitions between
each phase with street frontage improvements, plaza spaces, improved and new
interior roadways, and pedestrian pathways. These transitions across the development
would provide a development pattern that avoids over scaling and overconcen tration
of the development in any particular portion of the site. In addition, see FOF 22, Design
District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The project would connect to the existing streets in Garden Ave N, N
8th St, and N 10th St in the City Center Community Planning Area. A si te-to-site
connection would be provided onsite, including a paved north/south 26-foot-wide two-
way interior access road along the east property line and a paved shared east/west
interior access road to the north of Building A. The proposed development includes
street ROW dedication, frontage improvements and interior concrete sidewalks and
pathways that would link users to building entrances, pedestrian pathways, and onsite
parking. The preliminary ground level hardscape plan includes two (2) types of paving
(CIP integral color concrete and CIP integral color concrete with enhanced score pattern)
and four (4) types of pavers (paseo path, plaza, concrete permeable paver, and
vehicular rated concrete paver) (Exhibit 5).
The applicant is proposing an additional curb cut for a dedicated retail driveway access
road to Building A and Building B from Garden Ave N. This additional driveway is
anticipated to disrupt a more favorable design that would eliminate any unnecessary
breaks between pedestrian amenities or walkways provided along the pedestrian
activated west project frontage. According to the applicant, this retail driveway from
Garden Ave N is essential to the success of retail on this site, acting as “easy access to
retail parking behind the retail uses.” The applicant contends that access to parking
from the rear of the site would diminish the viability and op eration of the retail uses
located on Garden Ave N. In order to provide a more desirable transition and linkages
between phases, pedestrian sidewalks, and walkways, staff is recommending that the
applicant construct the new retail driveway access from Garden Ave N as a living street.
At a minimum, the living street shall contain landscaping, pedestrian lighting, and
alternative paving materials on walkway and driving surfaces. The living street detail
shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit issuance.
See also FOF 22, Design District Review: Pedestrian Environment.
Utilities, 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. Locate utilities underground consistent with RMC
4-6-090.
Staff Comment: Storage and garbage enclosures would be located within the buildings.
A separate access to the loading and unloading area would be located off the shared
north interior access road to serve the retail / grocer within Building A. The loading area
would be screened from the public street through building design and a small plaza area
with moveable planters, seat wall, enhanced plaza paving, retail tenant furniture,
receptable, and a public art element. The size of the loading area, at the north end of
Building A, is anticipated to be sufficient in size and location to support the proposed
City of Renton Department of Community & Economic Development
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LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 48 of 74
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retail / grocer. The site plan provides for ample clear maneuvering area in front of each
door (minimum dimensions of 100’ x 35’-6”). The refuse and recyclable area would be
located within the structure as described in detail in FOF 21, Zoning Compliance
Development Standard Compliance: Refuse and Recyclables. Public artwork selected by
the applicant would be required to undergo review and approval from the Renton
Municipal Arts Commission.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
Staff Comment: Upper stories of the mixed-use buildings would provide views to Lake
Washington and Mount Rainier. It is not anticipated that the new buildings would result
in substantially obscuring existing views of attractive natural features.
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.
Staff Comment: As shown on the Landscape Plans (Exhibit 5), landscaping is provided
along the site’s perimeter and/or road frontages with the exception of pedestrian
walkway areas and loading areas. Overall, the preliminary landscape plan provides
adequate transitions between the proposed development and surrounding properties
to reduce noise and glare, maintain privacy, and would generally enhance the
appearance of the project. However, the landscaping plan only generally defines and
lists the selected trees and the general locations of trees, shrubs, and ground cover and
does not include plant quantities or final site improvements. As a result, staff
recommended previously that applicant provide a detailed landscape plan for review
and approval by the Current Planning Project Manager prior to issuance of the civ il
construction permit.
Additional analysis regarding landscaping can be found under FOF 21, Zoning
Development Standard Compliance: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: The applicant submitted a preliminary lighting intent with the
landscape plans with general descriptions of the lights. Staff is recommending a
detailed lighting plan, as previously indicated under FOF 22, Design District Review:
Lighting. All lighting proposed for the project must be consistent with applicable lighting
regulations. For example, the detailed lighting plan would require the applicant to
adequately provide for public safety without casting excessive brightness or glare on
adjacent properties and streets.
Compliant if
condition of
approval is
met
f. Onsite Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation.
Staff Comment: Existing noise within the vicinity of the subject site is primarily
composed of vehicles on adjacent streets (Garden Ave N, N 8th St, N 10th St, N
Southport Dr, Park Ave N, and I-405). Temporary construction noise is anticipated as a
result of the subject project. Based on the provided construction mitigation description
the applicant has indicated that each building construction cycle is anticipated in occur
in two (2) year increments: Phase 1 – 2024-205, Phase 2 – 2029-2030, and Phase 3 –
City of Renton Department of Community & Economic Development
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2034-2035. At this time, the applicant has indicated that construction work would occur
during construction hours (Exhibit 25). Furthermore, the site is surrounded by industrial
activity and/or commercial development. Therefore, the incremental temporary noise
impacts are anticipated to be minimal and limited in duration.
The site layout arranges the buildings for retail visibility toward Garden Ave N, followed
by internal privacy and noise reduction between buildings. Once completed, the mixed-
use project would provide adequate privacy and noise reductions for the proposed retail
and residential uses.
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.
Staff Comment: The provided mixed use building designs includes seven- or eight-story
buildings at approximately 74 or 84 feet above level 1 FFE. The apartment buildings
would be some of the tallest structures in the area; however, the proposed building
heights would comply with the airport overlay, Part 77 horizontal surface height
restrictions and would fall within the allowed 10 story height of the UC-2 zone. The
proposed mixed buildings are sized appropriately for the City Center Community
Planning Area, in and around The Landing in Renton, and near the I-405 corridor.
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.
Staff Comment: The existing parcel is occupied by 83 trees, 712 parking spaces, and the
former Fry’s Electronics warehouse building constructed in 2002. The applicant is
proposing to remove the existing development on the parcel and replace it with new
trees, new street frontage improvements along Garden Ave N and N 8th St, and new
open space (plazas and paseos). The site can best be characterized as generally flat,
with five feet (5’) of grade difference throughout (Exhibit 3). The applicant submitted a
Geotechnical Engineering Services Study, prepared by GeoEngineers, Inc., dated March
10, 2022 (Exhibit 14) with the master land use application and the applicant
acknowledged that they understand and accept the risk of developing in this area
(Exhibit 26). The soils encountered at the site consist of relatively shallow fill or modified
land overlying alluvial deposits. The fill is susceptible to settlement due to stormwater
infiltration and the alluvial deposits range from clay to gravel, with silt and fine sand
most common along the Duwamish River floodplain. The alluvial soils were deposited
by the meandering Cedar River and are poorly to moderately consolidated. Based on
the presence of the compressible peat and organic silt layers within the upper alluvi um,
as well as the presence of potentially liquefiable soils, the geotechnical engineer
recommended that the buildings be supported on deep foundations consisting of
augercast piles.
As part of project environmental review, the Environmental Review Committee (ERC)
issued five (5) mitigation measures based on an analysis of probable impacts of the
proposed mixed use development (Exhibits 1-34). More specifically, the Environmental
Review Committee issues a mitigation measure that the applicant comply with
recommendations found in the submitted Geotechnical Engineering Services Study,
prepared by GeoEngineers, Inc., dated March 10, 2022 and any future addenda. Second,
that the applicant’s geotechnical engineer reviews the project’s construction and
building permit plans to verify compliance with the geotechnical report(s) and that the
City of Renton Department of Community & Economic Development
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geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the
construction and building permit plans and in their opinion the plans and specifications
meet the intent of the report(s). Therefore, staff is recommending as a condition of
approval that the applicant comply with the mitigation me asures issued as part of the
Determination of Non-Significance - Mitigated, dated April 18, 2023.
The applicant is proposing approximately 20,000 cubic yards of excavation/export and
18,000 cubic yards of fill/import to support construction of the proposed development.
approximately 92 percent of the site would be covered with impervious surfaces by the
end of Phase 3. The project anticipates reducing the percentage of impervious area that
drains to Johns Creek from 91.2% to 89.2%.
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 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.
Staff Comment: The redevelopment of the former Fry’s Electronics warehouse store site
would provide all code required parking for the phased mixed -use development via
structured parking. The development standards allow 100% of the lot to be covered by
buildings if parking is provided within the building or within a parking garage.
Stormwater runoff would continue to discharge to the existing public stormwater
system in Garden Ave N and the project would continue to discharge directly to Johns
Creek, a major receiving water, via the 72-inch public storm drain in Garden Ave N
adjacent to the site. It has been determined that the current conveyance system has
sufficient capacity for the project and there are no erosion concerns with Johns Creek.
Over the existing development, the proposed project includes bioswales and enhanced
landscaping throughout the site. The bioswale and bioretention basins incorporated in
the project and the public right of way would capture runoff following the pathway’s
flow creating an exhibit of functional storm water sustainability through the use of
cobble, boulders, water inundation tolerant plant material.
The project is required to provide enhanced basic water quality standards. New
pollution-generating surfaces would be treated using BMPs that meet enhanced basic
water quality standards. In addition, the project would treat runoff from target
pollution-generating impervious surfaces (PGIS) using a series of proprietary water
quality vaults designed to provide enhanced water quality treatment and sized for all
surface areas draining to the facility. The project would meet current stormwater
management requirements for detention and treatment.
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.
Staff Comment: Landscaping has also been incorporated into to the proposed
redevelopment of the parcel and all surface parking would be replaced with structured
parking below the building. The proposed landscaping would be used to buffer the
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structures from the neighboring uses. See also FOF 21, Zoning Development Standard
Compliance: Landscaping.
Compliant if
condition of
approval is
met
g. Access and Circulation.
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.
Staff Comment: The applicant submitted a Traffic Impact Analysis and an Updated
Traffic Impact Analysis, prepared by Transportation Engineering NorthWest (TENW),
with the application (Exhibits 15 and 31, respectively). Four (4) access points are
proposed to be provided to the site – two (2) on Garden Ave N and two (2) on N 8th St.
The northern most access point on Garden Ave N is located at the northwest corner via
the existing signalized intersection at Garden Ave N/N 10th St, a second access point is
proposed via a new retail driveway on Garden Ave N approximately 372 feet to the
south of N 10th St. The access points on N 8th St include one (1) existing east driveway
near the southeast corner of the property and one (1) new west driveway approximately
259 feet east of the Garden Ave N/N 8th St intersection. The east leg of signalized
intersection of Garden Ave N/N 10th St would provide access to/from parking for the
multi-family residential in Buildings A, B, and C via the interior access road along the
east side of the development. The new driveway on Garden Ave N would provide full
access to/from parking for the multi-family residential and the retail in Buildings A and
B. The west driveway on N 8th St would provide full access to/from parking for the multi -
family residential and retail in Building C and the existing east driveway on N 8th St
would provide full access to/from parking for the multi-family residential in Buildings A,
B, and C via the same interior access road. The Updated TIA report found that all
proposed controlled movements to and from the site – the signalized intersection at N
10th St, the Garden Ave N driveway, and the east and west N 8th St driveways are
expected to operate at acceptable levels of LOC C or better in 2037 with minimal
queueing.
In general, the proposed driveways appear to be appropriate spaced along the public
streets to provide adequate site access and circulation to the building s and parking
garages. If all recommended access and circulation conditions of approval are followed,
the proposal would allow for safe and efficient circulation to and from the existing and
proposed driveway access points on Garden Ave N and N 8th St. The proposed changes
to access and circulation, over current improvement, upon full buildout of the proposed
phases is on the low to moderate scale. To ensure coordinated design between phases,
staff is recommending as a condition of approval, that no additional driveway access
points be permitted on N 8th St prior to civil construction permit approval for Phase 3
improvements.
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.
Staff Comment: Drive aisles within the development would be designed to
accommodate two-way vehicle travel lanes. Curb bulbs would be provided at
intersections to shorten pedestrian crossing distances and provide traffic calming
measures. See Location and Consolidation, Transit and Bicycle, and Parking discussions.
In addition, see discussion under FOF 22, Design District Review: Pedestrian Circulation
for more information.
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Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Phase 1 includes separated loading and delivery areas from parking
and pedestrian areas (Exhibit 2). See also Location and Consolidation, Transit and
Bicycle, and Parking discussions sections. In addition, see discussion under FOF 21,
Zoning Development Standard Compliance: Loading Docks.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Transit service to and from The Landing is provided by King County
Metro Transit. The public transit stop from the RapidRide F line is at the intersection of
N 10th St and Park Ave N. The proposal would not alter current transit services.
A state legislation package (Substitute Senate Bill (SSB) 5970, 5971, and 5972) invests
in I-405 corridor capacity improvements and provides funding for the N 8th Direct
Access Ramp in Renton (which would provide access to Express Toll Lanes on I -405. The
Forward Washington package is expected to help employees of Southport, Paccar Inc.,
the Boeing Company, Renton Airport, and visitors to destination locations (such as The
Landing) have a place to access the Express Toll Lanes without placing disproportionate
traffic impacts on the rest of the community. The N 8th Direct Access Ramp project could
impact the frontage improvement on N 8th St along the subject property.
See discussion under FOF 21, Zoning Development Standard Compliance: Bicycle
Parking for recommended condition of approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Internal pedestrian connections to the public sidewalk network are
proposed in order to provide safe and efficient pedestrian access throughout the site
and to abutting sites.
✓
h. 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.
Staff Comment: The applicant is proposing two (2) urban plaza areas (a small plaza and
a large plaza at opposite ends of the project along Garden Ave N). The large public
pedestrian plaza is anticipated to serve as a distinctive project focal point of the project
at the southwest corner of the property. In addition, the applicant is proposing active
recreation (such as pools for swimming) within each building and passive recreation
between the buildings in the form of pedestrian ‘paseos’ (such as dog parks). Together
the site improvements identified on the Landscape Plans (Exhibit 5) would provide
adequate open space for recreation opportunities for users.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structures would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable as the site is not adjacent
to a shoreline. Territorial views may be available from upper floors of the building.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
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Staff Comment: The project is anticipated to reduce the percentage of impervious area
draining to Johns Creek by two percent (2%). There are no other know existing natural
systems that occur on the subject property.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Compliance to be determined under Availability and Impact on Public
Services, FOF 29.
Water and Sewer.
Staff Comment: Based on the review of project information submitted for the land use
application, the Renton Regional Fire Authority (RFA) has determined that the
preliminary fire flow requirement is 2,750 gpm. Three (3) fire hydrants are required. One
(1) within 150 feet and two (2) within 300 feet of the proposed building. One (1) hydrant
is required within 50 feet of all fire department connections for standpipe and sprinkler
systems. Existing hydrants may be counted toward the requirements if they meet
current code. Fire hydrants shall meet maximum spacing req uirements of 300 feet on
center. A looped water main is required for all fire flows over 2,500 gpm.
The development is subject to applicable water system development charges (SDCs) and
meter installation fees based on the size of the water meters. The 2023 water fee is
$4,850 per 1-inch meter, $24,250 per 1-1/2-inch meter, $38,800 per 2-inch meter, and
$77,600 per 3-inch meter. Fees are charged based on the rate at the time of
construction permit issuance.
There is an existing 21-inch gravity wastewater main located in N 8th St and there is an
existing 8-inch gravity wastewater main located in Garden Ave N. In addition, there is
an existing 6-inch side sewer serving the parcel. Individual sewer stubs from the sewer
main and individual side sewers are required for the commercial and residential uses.
All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton
Standard Details. An oil/water separator would be required for connecting the covered
parking lot to sewer.
The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size of the new domestic water to serve the project. The
2023 sewer fee is $3,650 per 1-inch meter, $18,250 per 1-1/2-inch meter, $29,200 per
2-inch meter, and $58,400 per 3-inch meter. Fees are be charged based on the rate at
the time of construction permit issuance (Exhibit 34). See also FOF 29, Availability and
Impact on Public Services.
Drainage.
Staff Comment: A Technical Information Report (TIR), prepared by KPFF Consulting
Engineers, dated December 2022 (Exhibit 12) was submitted with the application
materials. Once again, the project site is currently developed with a former Fry’s
Electronics warehouse building, areas of concrete pavement, asphalt pavement, and
landscaping. The existing landscaping is currently vegetated with lawn shrubs and
trees. The project would generally maintain the existing topography and drainage
patterns of the site. Stormwater runoff would continue to disch arge to the existing
public stormwater system in Garden Ave N and the project would continue to discharge
directly to Johns Creek, a major receiving water, via the 72-inch public storm drain in
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Garden Ave N adjacent to the site. It has been determined that the current conveyance
system has sufficient capacity for the project and there are no erosion concerns with
Johns Creek. The proposed project would have a net reduction of impervious surface,
and the current conveyance system has sufficient capacity for the project. The project
would be subject to full drainage review as it would include more than 2,000 square
feet of new plus replaced impervious surface. Since the project would generate more
than 5,000 square feet of PGIS the project would provide enhanced basic water quality
standards. New pollution-generating surfaces would be treated using BMPs that meet
enhanced basic water quality standards. In addition, the project would treat runoff from
target pollution-generating impervious surfaces (PGIS) using a series of proprietary
water quality vaults designed to provide enhanced water quality treatment and sized
for all surface areas draining to the facility. Storm dra inage improvements would be
required to comply with the City of Renton Surface Water Design Manual (SWDM).
Based on the City’s flow control map, the site falls within the Peak Rate Flow Control
Standard Area matching Existing Site Conditions and is within the East Lake Washington
Drainage Basin. Storm drainage improvements would be required to comply with the
City of Renton Surface Water Design Manual (SWDM).
The 2023 surface water system development fee is $0.92 per square foot of new
impervious surface but not less than $2,300. This is payable prior to issuance of the
construction permit. See also FOF 29, Availability and Impact on Public Services.
Transportation.
Staff Comment: A Traffic Impact Analysis, prepared by Transportation Engineering
NorthWest (TENW), dated December 7, 2022 (Exhibit 15) was submitted with the
application materials. An Updated Traffic Impact Analysis, prepared by Transportation
Engineering NorthWest (TENW), dated April 4, 2023 (Exhibit 31) was submitted in
response to a request for additional information.
As shown on the Civil Plans, access to the site is proposed at four (4) locations (Exhibit
13). The first access point is located at the northwest corner via the existing signalized
intersection at Garden Ave N/N 10th St, a second retail access point is proposed via a
new driveway on Garden located approximately 372 feet to the south of N 10th St, and
the final two (2) curb cuts are located on N 8th St – one (1) existing east driveway near
the southeast corner of the property and one (1) new west driveway approximately 259
feet east of the Garden Ave N/N 8th St intersection.
Garden Ave N is classified as a Minor Arterial street with an existing right-of-way (ROW)
width of approximately 60 feet. To meet the City’s complete street standards for Minor
Arterial streets with four (4) lanes, a minimum ROW width of 91 feet is required. Per
RMC 4-6-060 half street improvements as taken from the ROW centerline are required
and include a minimum 54-foot wide paved road (27 feet each side), a one-half foot
(0.5’) wide curb, an eight-foot (8’) wide planting strip, an eight-foot (8’) wide sidewalk,
and a two-foot (2’) wide clear space at back of walk and storm drainage improvements.
However, the City transportation department determined that the existing curb-curb
width is sufficient. As a result, half street improvements as taken from the existing curb
would be required and include an eight-foot (8’) wide planting strip, an eight-foot (8’)
wide sidewalk, and a two-foot (2’) clear space at back of sidewalk and storm drainage
improvements. Street parking is allowed with an additional eight feet (8’) of dedication
and curb bulb outs. Dedication of approximately 23.5 feet would be required pending
final survey.
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N 8th St is classified as a Minor Arterial street with an existing ROW width of
approximately 70 feet. However, the road is not centered and there is approximately 30
feet of ROW on the project side of the centerline. To meet the City’s complete street
standards for Minor Arterial streets with four (4) lanes a minimum ROW width of 91
feet is required. Per RMC 4-6-060, half of street improvements as taken from the ROW
centerline, required a minimum 54-foot paved road (27 feet each side), a one-half foot
(0.5’) wide curb, an eight-foot (8’) wide planting strip, an eight-foot (8’) wide sidewalk,
and a two-foot (2’) clear space at back of walk and storm drainage improvements.
WSDOT has plans to install an HOV connection to I-405 on N 8th St. Current design, on
the project side of the ROW centerline, includes a 37-foot paved road. Dedication of
approximately 23.5 feet would be required pending final survey. The submitted plans
include the required street frontage improvements.
The transportation impacts were evaluated under the Staff Report to the Environmental
Review Committee (Exhibit 1). The Environmental Review Committee (ERC) issued five
(5) mitigation measures based on an analysis of probable impacts of the proposed use
(Exhibit 36), two (2) of which were transportation related (SEPA Mitigation No. 4 and
SEPA Mitigation No. 5). SEPA Mitigation No. 4 and SEPA Mitigation No. 5 read as
follows:
4. The applicant shall fully fund the Adaptive Signal Control Technology (ASCT)
Split Cycle Offset Optimization Technique (SCOOT) at the Garden Ave N/N
Southport Dr intersection. In addition, the applicant shall submit an updated
Traffic Impact Analysis with each phase to determine the point at which the
Garden Ave N/N Southport Dr intersection would operate at LOS F during the
PM peak hour, and when to install, configure, and operate the SCOOT system.
5. The applicant shall prepare final Transportation Management Plans that
include project specific elements for Phases 1-3. Each Transportation
Management Plan, one for each phase of the development, shall be submitted
to and approved by the Current Planning Project Manager prior to building
permit issuance.
To provide clarification on the implementation of SEPA Mitigation Measure No. 4, staff
anticipates that the applicant would fully fund, and the city would install and configure
the Adaptive Signal Control Technology (ASCT) Split Cycle Offset Optimization
Technique (SCOOT) at the Garden Ave N/N Southport Dr intersection. During the
development, the applicant would submit an updated Traffic Impact Analysis with each
phase that includes a weekday PM peak hour LOS evaluation at the Garden Ave N/N
Southport Dr intersection. The updated Traffic Impact Analysis submittals are
anticipated to occur within three (3) months of 80% occupancy of the first building
(Phase 1) and again within three (3) months of 80% occupancy of the second Building
(Phase 2). Should the LOS evaluation indicate that the Garden Ave N/N Southport Dr
intersection is operating at LOS F during the weekday PM peak hour within Phase 1
(Building 1) or later during Phases 1 and 2 (Buildings 1 and 2), then the applicant would
be required to submit an initial deposit in the amount of $100,000 to the city within 90
days of the LOS F determination to fund the Adaptive Signal Control Technology (ASCT)
Split Cycle Offset Optimization Technique (SCOOT) at the Garden Ave N/N Southport Dr
intersection. However, if the Garden Ave N/N Southport Dr intersection LOS F is not
reached during the first two (2) transportation analysis checkpoints, the applicant
would be required to submit the deposit to the city prior to the issuance of the Final
Certificate of Occupancy for the third building (Phase 3). The City would bill against the
deposit to fund the identified intersection improvement. Any unused funds in the
City of Renton Department of Community & Economic Development
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deposit would be returned to the applicant after implementation is complete. In
addition to the SEPA mitigation measures, increased traffic created by the development
would be mitigated by payment of transportation impact fees.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070D (Exhibit
23), which is based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, site specific
improvements, and future payment of Transportation Impact Fees. The transportation
impact fee that is current at the time of building permit i ssuance would be levied. For a
list of uses and fees associated with the use, please see the City’s Current Fee Schedule.
Compliant if
conditions of
approval are
met
l. Phasing: Master Plan approval for large projects planned to be developed or
redeveloped in phases over a period of years cannot exceed 10 years. The applicant is
proposing to develop the site in three (3) separate phases to have all land use approvals
within 10 years of issuance of the Master Plan approval (Exhibit 27). Each phase would
include construction dates and development as follows: Phase 1: construction of
Building A in 2024-2025, eight-stories, 696,496 square feet with 25,697 square feet of
ground level commercial space, 419 dwelling units, and 635 parking stalls; Phase 2:
construction of Building B in 2029-2030, seven-stories, 582,385 square feet with 13,195
square feet of ground level commercial space, 375 dwelling units, and 488 parking
stalls; and Phase 3: construction of Building C in 2034-2035, seven-stories, 591,702
square feet with 9,869 square feet of ground level commercial space, 385 dwelling
units, and 490 parking stalls. Each final planned urban development application should
follow the identified phasing plan. Therefore, staff recommends as a condition of
approval, that the applicant submit Final Planned Urban Development (FPUD)
applications for each project phase as follows: Phase 1 in 2024, Phase 2 in 2029, and
Phase 3 in 2034.
See also FOF 26, PUD Decision Criteria Analysis: Phasing for additional analysis and
information.
A short plat application to divide the larger single lot into three (3) smaller individual
lots is anticipated to be completed as part of a future land use application, such that
each individual building and associated improvement would be located on their own
separate lots.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: A geotechnical report, prepared by GeoEngineers, Inc., dated March
10, 2022 (Exhibit 14) was included with the project application materials. According to
the submitted report, design infiltration rate is low being ½-inch per hour or less and a
pilot infiltrate test would be required if infiltration facilities are planned for the project
site. See also FOF 29, Availability and Impact on Public Services.
25. PUD Applicability Standards: Pursuant to RMC 4-9-150B, any applicant seeking to permit development
which is not limited by the strict application of the City’s zoning, parking, street, and subdivision regulations
in a comprehensive manner shall be subject to applicability standards. The following table contains project
elements intended to comply with applicability standards, as outlined in RMC 4-9-150B:
Compliance PUD Applicability Criteria and Analysis
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Compliant if
conditions of
approval are
met
In approving a planned urban development, the City may modify any of the standards
of chapter 4-2 RMC, RMC 4-3-100, chapter 4-4 RMC, RMC 4-6-060, and chapter 4-7
RMC. All modifications shall be considered simultaneously as part of the planned
urban development.
Staff Comment: All standards requested to be modified are contained within the
Chapters listed above. Specific modifications are outlined under FOF 21, Zoning
Compliance Development Standard Compliance: Setbacks; FOF 22, Design District
Review: Structured Parking Garages; FOF 22, Design District Review: Pedestrian
Amenities – Overhead Weather Protection; FOF 22, Design District Review: Ground
Level Details – Transparent Windows and/or Doors; FOF 21, Zoning Compliance
Development Standard Compliance: Landscaping; FOF 21, Zoning Compliance
Development Standard Compliance: Parking; FOF 23, Residential Mixed Use
Development Standards: Commercial Area Requirement, and FOF 27 PUD
Development Standards: Private Open Space Standard. Staff is in support of each of
these eight (8) identified modification requests under FOF 16, if all conditions of
approval are met.
✓
An applicant may request additional modifications from the requirements of this
Title, except those specifically described in subsection RMC 4-9-150B.3. All
modifications shall be considered simultaneously as part of the planned urban
development.
Staff Comment: All eligible modifications are outlined above.
✓
A planned urban development may not authorize uses that are inconsistent with
those uses allowed by the underlying zone, or overlay district, or other location
restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080, 4-3-
010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010.
Staff Comment: Attached dwelling – flats, retail sales, and associated accessory
(structured parking) uses are permitted in the UC-2 zone with special conditions noted
in FOF 21.
✓
The number of dwelling units shall not exceed the density allowances of the
applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC; however,
averaging density across a site with multiple zoning classifications may be allowed if
approved by the Community and Economic Development Administrator.
Staff Comment: The proposed density does not exceed the maximum 150 dwelling
units per net acre allowed in the UC-2 zone. See FOF 21, Zoning Compliance
Development Standard Compliance: Density for analysis.
26. PUD Decision Criteria Analysis: Pursuant to RMC 4-9-150D, each planned urban development shall
demonstrate compliance with the Planned Urban Development decision criteria. The following table
contains project elements intended to comply with the Planned Urban Development decision criteria, as
outlined in RMC 4-9-150D:
Compliance PUD Decision Criteria and Analysis
✓
Demonstration of Compliance and Superiority Required : Applicants must
demonstrate that a proposed development is in compliance with the purposes of this
Section and with the Comprehensive Plan, that the proposed development will be
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superior to that which would result without a planned urban development, and that
the development will not be unduly detrimental to surrounding properties.
Staff Comment: The proposed 800 Garden project would create a new Commercial &
Mixed Use designations with multi-family and retail and would offer infill development
on underutilized land in established neighborhoods and multi-family areas (Goal L-I).
The site, previously developed as retail or surface parking, would be developed with
approximately 1,179 residential units and 48,761 square feet of commercial space
resulting in a density of 110 du/ac. The previously underutilized site would create
significant new housing opportunities in an established Renton neighborhood and
would bring more people and vitality to the area.
Provided the recommended conditions of approval are met, the proposed phase
development would result in a superior design then what would be permitted by the
strict application of the Development Standards. The proposed redevelopment of the
property would provide multiple plaza areas and pedestrian ‘paseos’ with significant
landscaping and street furniture linking the development to Garden Ave N and other
development in and around The Landing. The integration of public plaza spaces,
informal spaces and leisure spaces along the west street frontage and between the
building’s open spaces would offer a wide range of flexible activities that would cater
to varying scales of social gatherings throughout the day (Exhibit 40). In addition, the
project improvements would provide an enhanced pedestrian experience atypical to
standard interior access roads. The proposed open space and recreation areas would
exceed the space requirements and their locations – at-grade or interior would provide
multiple entertainment opportunities. The addition of a retail/grocery-ready space
adds the missing component of the area.
The development would not be unduly detrimental to surrounding properties. The 800
Garden development would be a similar development in a neighborhood with an
existing mix of commercial, multi-family, and mixed use development. The project
would continue the goal of providing a variety of housing options in the City Center
Community Planning Area.
Public Benefit Required: Applicants shall demonstrate that a proposed development will provide
specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the
proposed planned urban development, particularly those adverse and undesirable impacts to
surrounding properties, and that the proposed development will provide one or more of the following
benefits than would result from the development of the subject site without the proposed planned
urban development:
N/A
a. Critical Areas: Protects critical areas that would not be protected otherwise to the
same degree as without a planned urban development.
N/A
b. Natural Features: Preserves, enhances, or rehabilitates natural features of the
subject property, such as significant woodlands, native vegetation, topography,
or noncritical area wildlife habitats, not otherwise required by other City
regulations.
N/A
c. Public Facilities: Provides public facilities that could not be required by the City for
development of the subject property without a planned urban development.
N/A
Use of Sustainable Development Techniques: Design which results in a sustainable
development; such as LEED certification, energy efficiency, use of alternative energy
resources, low impact development techniques, etc.
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Staff Comment: According to the applicant, no specific green building certifications are
planned. The project would comply with energy code requirements or any required low
impact development techniques of the Code.
Compliant if
condition of
approval is
met
d. Overall Design: Provides a planned urban development design that is superior to
the design that would result from development of the subject property without a
planned urban development. A superior design may include the following:
i. Open Space/Recreation:
(a) Provides increased open space or recreational facilities beyond standard code
requirements and considered equivalent to features that would offset park mitigation
fees in Resolution 3082; and
(b) Provides a quality environment through either passive or active recreation facilities
and attractive common areas, including accessibility to buildings from parking areas
and public walkways.
Staff Comment: The applicant has provided a variety of recreation opportunities and
open spaces throughout the development. These spaces provide more than a 26%
increase in the amount of pedestrian-oriented space and more than a 55% increase in
the amount of common open space that is required for the development. Spaces for
activities and recreations are provided interior and exterior, at-grade and elevated,
thereby resulting in multiple opportunities for recreation and leisure activities. The
recreation areas and common open spaces are programmed for active and passive
recreation through the provision of cooking and eating areas, sitting areas, play areas,
a dog park, courtyards, pools, spas, workout areas, and multi-purpose platforms.
Analysis is provided in FOF 22, Design District Review: Recreation Areas and Common
Open Space.
ii. Circulation/Screening: Provides superior circulation patterns or location or screening
of parking facilities; or
Staff Comment: The 800 Garden site has street frontage to the south and west of the
site. The applicant has proposed to take primary access to the site via two (2) existing
access points and two (2) new curb cuts – one from each street frontage. Primary retail
vehicular access would be provided from both streets to Phases 1, 2, and 3 while
additional residential vehicular access would be provided from the internal access road
along the north and eastern portions of the site. Vehicular access driveways are
separated from the pedestrian areas and walkways leading up to pedestrian entries.
The proposed development would significantly improve the pedestrian connectivity of
the property by providing new street frontage ROW improvements along Garden Ave
N and N 8th St that would include minimum 16-foot (16’) wide sidewalks on Garden
Ave N and minimum eight-foot (8’) wide sidewalks on N 8th St with continuous planting
strips with street trees or tree grates with street trees. The new sidewalks and locations
of the buildings along the public sidewalks (Phases 1 and 2) would create an active
urban street frontage that is designed to continue into the onsite public plaza space.
The internal walkways would provide pedestrian connections from the building
entrances to these areas. In order to ensure the large public plaza remains accessible
for public use in perpetuity, staff recommends as a condition of approval, that the
applicant record a public access easement across the accessible areas of the pedestrian
oriented urban plaza at the southwest corner of the property. Draft easement
documents shall be reviewed and approved by the Current Planning Project Manager
prior to temporary occupancy of Phase 3.
City of Renton Department of Community & Economic Development
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LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 60 of 74
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The 800 Garden structured parking is provided within the buildings, screened from view
from Garden Ave N by the street-facing, pedestrian-oriented uses. Landscape and
planting areas at grade along the building edge combined with the continuous planting
strip and street trees would further soften the building facade along N 8th St. In
addition, the applicant is proposing ground level amenity and lobby space and metal
screening as special detailing for the general openings in the parking garage to further
minimize the visibility of parking from the streets and pedestrian spaces for th e north
and south façades of all buildings. The combination of these elements would create
interest at the ground level along the public sidewalk. In addition, see FOF 22, Design
District Review: Structured Parking Garages for comments and recommended
condition of approval and FOF 24, Master Plan Review: Transportation.
iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or
around the proposed planned urban development; or
Staff Comment: The proposed landscaping is superior to what would be required by
Code and with the construction of the urban plazas on Garden Ave N and the pedestrian
‘paseos’ between the buildings. As a result, the development contains an extensive
amount of landscaping for a project of this scale and location. See above under
Circulation/Screening for additional discussion.
iv. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
Staff Comment: The buildings are sited toward Garden Ave N in order to be positioned
adjacent to the abutting street and retail area of The Landing and beyond. Once
completed, the buildings would create a continuous pedestrian-friendly street frontage
along Garden Ave N. The buildings are set back from the property lines in a manner
that would provide a variety of pedestrian open spaces and focal points. The buildings
would include a level step down from Phase 1 to Phase 2 as the development moves to
the south towards the industrial zoned properties.
The residential units on the upper levels have ample sun exposure and include elevated
courtyard space for providing light and air to interior facing units. In addition to the
double interior courtyards, Building B west elevation includes a notable carveout on the
upper residential levels to give relief to the Garden Ave pedestrian level, create an
additional upper level amenity areas (courtyard/terrace) for the use by the residents,
and offer outdoor amenity space that overlooks Garden Ave N. The building design and
materials are developed in a harmonious way to respond to the City’s design guidelines
as well as to other similar buildings in the area. Building modulation, residential priv ate
decks, material and texture changes, large residential window openings and a
modulated roof line add to the character of the building and reflect a high quality
design including materials. See also FOF 22, Design District Review: Building Location
and Orientation for more information.
v. Alleys: Provides alleys for proposed detached or attached units with individual,
private ground related entries.
Staff Comment: Not applicable.
✓
Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the planned
urban development perimeter provide a suitable transition to adjacent or abutting
lower density/intensity zones. Materials shall reduce the potential for light and glare.
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 61 of 74
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Staff Comment: The architectural design of the building also provides a contemporary
upgrade to the surrounding developments over the existing development. The size and
scale of the proposed buildings are consistent with the abutting development at The
Landing (zoned UC-1 and UC-2) and the large scale heavy industrial zoned properties
to the south and east. The abutting streets and interior access roads surrounding the
proposed buildings would offer suitable transition to existing development patterns.
Building materials consist of transparent glass, ceramic coated siding, fiber cement
panels, flat metal panels, exposed concrete, aluminum panel guardrails, metal
awnings, metal sunshades, and perforated metal screens. These materials are
consistent with urban development and should not cause excessive light or glare.
The large public plaza would create an aesthetically pleasing transition at the Garden
Ave N/8th St intersection across from the Target store to the west and perimeter
landscaping is provided to the east of the property, at BNSF Railway, to act as a partially
sight obscuring vegetation barrier between the east access road and the railroad tracts.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups
should be related by coordinated materials and roof styles, but contrast should be
provided throughout a site by the use of varied materials, architectural detailing,
building orientation or housing type; e.g., single family, townhouses, flats, etc.
Staff Comment: According to the applicant, the interior layout at the ground level of
the buildings is well integrated into the overall site design. Active spaces with primary
entries are located along Garden Ave N while parking is located behind with garage
entries from the interior access roads. Ground level amenity and lobby spaces with
transparent glazing are also located along the pedestrian zones between the buildings
to reduce the parking use at ground level and encourage indoor/outdoor connections.
The loading area in Phase 1 – Building A is screened from view from the street frontage
and is located behind the retail use with access from the onsite road to the north. All
solid waste storage and back of house service uses are located within the buildings.
Building A (north façade) and Building C (south façade) would be setback from the
property lines to allow for ground level landscaping between the building and the
roadways. These landscaping areas along the building edge and planting strip and
street trees in the ROW are anticipated to soften the building perimeters. In addition,
programmed landscaping is incorporated into the pedestrian ‘paseos’, to provide equal
or greater advantages to the structured parking uses facing the interior spaces of the
development. Finally, the applicant is proposing perforated metal screening as special
detailing material for the openings in the parking garages to further minimize the
visibility of parking from the streets and pedestrian spaces for the north and south
façades of all buildings.
Together, all three (3) buildings share a cohesive exterior design strategy using exterior
materials, roof design features and architectural elements such as balconies, windows,
railings, and canopies. However, there is also significant variation in massing, accent
colors, building materials, and façade treatments to add variety along the street
frontages.
Compliant if
condition of
approval is
met
Circulation:
i. Provides sufficient streets and pedestrian facilities. The planned urban development
shall have sufficient pedestrian and vehicle access commensurate with the location,
size and density of the proposed development. All public and private streets shall
accommodate emergency vehicle access and the traffic demand created by the
City of Renton Department of Community & Economic Development
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Report of May 16, 2023 Page 62 of 74
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development as documented in a traffic and circulation report approved by the City.
Vehicle access shall not be unduly detrimental to adjacent areas.
ii. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns,
and minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreati onal areas,
transit, public walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
Staff Comment: The proposed development would greatly improve the pedestrian
connectivity and circulation of the property by providing new street frontage ROW
improvements along Garden Ave N and N 8th St. See FOF 24, Master Plan Review:
Transportation for specific street frontage requirements along Garden Ave N and N 8th
St. The location of the buildings would create urban street frontage that would
seamlessly transition from onsite public plaza areas with pedestrian facilities to
required ROW improvements. In addition, the proposed development has
sufficient/safe vehicular and emergency access with interior access roads towards the
north and east forming a loop around the buildings. Pedestrian open space between
the buildings would allow for adequate fire separation between buildings. The existing
connections at the north-west corner with an access easement would be maintained.
The site is generally flat, there are no issues with steep gradients at the street access
points or within the interior of the site. The existing and proposed driveway connections
to both streets would not conflict with any driveway access points from surrounding
properties and no difficult turning patterns are anticipated. The applicant submitted
traffic impact analyses documenting trip generation numbers for the existing retail use
and the proposed mixed use development (Exhibits 15 and 31). The site generated
traffic volumes were calculated using data from the Institute of Transportation
Engineers (ITE) Trip Generation Manual, 11th Edition (2021). The net new trip
generation associated with the proposed project was calculated by subtracting the trip
generation associated with the existing use. The analysis shows the proposed 800
Garden project is expected to generate 3,487 net new weekday daily trips (3,740 less
existing trips). Including adjustments for internal trip capture and pass-by trips, the
project would generate approximately 561 net new weekday AM peak hour trips (143
entering and 418 exiting) and approximately 235 net new weekday PM peak hour trips
(161 entering and 74 exiting).
The traffic analyses found 15 out of the 16 evaluated intersections would meet the
applicable level of service (LOS) standards during the weekday AM and PM peak hours
in 2037 with or without the proposed project with the exception of the Garden Ave N/N
Southport Dr intersection during the weekday PM peak hour in 2037. This intersection
is anticipated to operate at LOS F during the weekday PM peak hour in 2037. As a result,
the Environmental Review Committee (ERC) issued two (2) transp ortation mitigation
measures based on an analysis of probable impacts of the proposed mixed use
development (Exhibits 1-34). See ERC Staff Report (Exhibit 1) for more information.
✓
Infrastructure and Services: Provides utility services, emergency services, and other
improvements, existing and proposed, which are sufficient to serve the development.
City of Renton Department of Community & Economic Development
800 Garden
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LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 63 of 74
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Staff Comment: All utility services, including water, sewer, gas, power, and data
services would be provided. In addition, required emergency services and systems
including fire sprinkler and fire alarm systems would be provided.
✓
Clusters or Building Groups and Open Space: An appearance of openness created by
clustering, separation of building groups, and through the use of well -designed open
space and landscaping, or a reduction in amount of impervious surfaces not otherwise
required.
Staff Comment: The project would be constructed in three (3) phases. As a component
of the approval, the applicant has proposed the following public benefits PUD Phasing
Plan:
Phase 1: Phase 1 would include a corner retail plaza at the NW corner of the site
enhancing the street intersection of Garden Ave N and N 10th St. This corner retail plaza
would include a Public Art element providing a focal point for the development.
Additionally, Phase 1 would provide a minimum 25,000 square feet of retail/grocery -
ready space within Building A, unless an otherwise reduced amount is approved by the
Administrator upon securing a commitment for a high quality grocery tenant. The
25,000 square foot retail/grocery-ready space would require an additional level of
parking within Building A.
Phase 2: Phase 2 would require street frontage improvements on Garden Ave N be
wrapping around the corner of N 8th St to ensure ADA and clear vision area
requirements are fully completed as part of the second phase.
Phase 3: Phase 3 would consist of a large Plaza Green on the corner of Garden Ave N
and N 8th St that would be available for public use (Exhibit 28).
The proposal orients the development towards the primary frontage at Garden Ave N.
The onsite open spaces, located between buildings, offers useful common amenities for
residents creating an interactive community experience within the development.
Building B includes an upper level courtyard/terrace to provide relief from the typical
bulky attributes that building of this size can exhibit and gives a sense of separation
and breakdown of mass at the street level. The interior courtyards include green areas
to further beautify the site from within.
Impervious surfaces are reduced through redevelopment of the site and required
stormwater improvements.
✓
Privacy and Building Separation: Provides internal privacy between dwelling units,
and external privacy for adjacent and abutting dwelling units. Each residential or mixed
use development shall provide visual and acoustical privacy for dwelling units and
surrounding properties. Fences, insulation, walks, barriers, and landscaping are used,
as appropriate, for the protection and aesthetic enhancement of the property, the
privacy of site occupants and surrounding properties, and for screening of storage,
mechanical or other appropriate areas, and for the reduction of noise. Windows are
placed at such a height or location or screened to provide sufficient privacy. Sufficient
light and air are provided to each dwelling unit.
Staff Comment: The development consists of 1,179 housing apartment units.
Residential units would be designed to building code standards for multi -family
construction and would face all directions. There are no residential units at grade which
eliminates any security or privacy concerns for residents. Residential units on the upper
levels have ample sun exposure and separation due to street frontage, access roads
City of Renton Department of Community & Economic Development
800 Garden
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LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 64 of 74
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with setbacks and pedestrian open space between the buildings. Elevated courtyard
spaces, large windows, and/or private exterior spaces would provide each unit with
sufficient light and air.
✓
Building Orientation: Provides buildings oriented to enhance views from within the
site by taking advantage of topography, building location and style.
Staff Comment: According to the applicant, the building placements onsite consider
multiple factors, such as access, connections to the street and open space. The buildings
are oriented to have sufficient sun exposure on all sides due to the pedestrian
circulation and vehicle access requirements needed around the site. Vehicular entries
are situated away from the main pedestrian access points by locating them at the
“back” of the building. Given the location of the site, the best territorial views are
towards the north (Lake Washington) and the south (Mt. Rainier ), and the best street
views are towards the west or Garden Ave N. View enhancements are created through
upper level courtyards resulting gathering spaces for residents.
Compliant if
condition of
approval is
met
Parking Area Design: Provides parking areas that are complemented by landscaping
and not designed in long rows. The size of parking areas is minimized in comparison to
typical designs, and each area related to the group of buildings served. The design
provides for efficient use of parking, and shared parking facilities where appropriate.
Staff Comment: Structured parking is provided within the buildings on multiple levels.
A total of 1,613 structured parking spaces are proposed amongst the three (3) buildings
(Building A, Building B, and Building C). Building’s B and C would include two (2) levels
of garage parking. A third level of parking is included with Building A to provide the
required parking for the proposed retail/grocery-ready space. The parking areas and
parking structures are proposed to be set back from the property lines and screened
from view. All parking is screened from Garden Ave N by the street-facing, pedestrian-
oriented uses. See previous discussion under FOF 22, Design District Review: Structured
Parking Garages for conditions of approval and more information.
Compliant if
conditions of
approval are
met
Phasing: Each phase of the proposed development contains the required parking
spaces, open space, recreation spaces, landscaping and utilities necessary for creating
and sustaining a desirable and stable environment, so that each phase, together with
previous phases, can stand alone.
Staff Comment: See comments above. Provided all other conditions of approval are
complied with, each phase of the proposed development would contain the required
parking spaces, open space, recreation spaces, landscaping and utilities necessary for
creating and sustaining a desirable and stable environment.
27. PUD Development Standards: Pursuant to RMC 4-9-150D.4, each planned urban development shall
demonstrate compliance with the development standards for the Planned Urban Development
regulations. The following table contains project elements intended to comply with the development
standards of the Planned Urban Development regulations, as outlined in RMC 4-9-150E:
Compliance PUD Development Standard Analysis
1. COMMON OPEN SPACE STANDARD: Open space shall be concentrated in large usable areas and may
be designed to provide either active or passive recreation. Requirements for residential, mixed use,
commercial, and industrial developments are described below.
Compliant if
condition of
Standard: Mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide a minimum area of common space or recreation area equal
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 65 of 74
SR_HEX_Report_800_Garden_230516_v1
approval is
met
to fifty (50) square feet per unit. The common space area shall be aggregated to provide
usable area(s) for residents. The location, layout, and proposed type of common space
or recreation area shall be subject to approval by the Hearing Examiner. The required
common open space shall be satisfied with one or more of the elements listed below.
The Hearing Examiner may require more than one of the following elements for
developments having more than one hundred (100) units.
(a) Courtyards, plazas, or multipurpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above
the street level must feature views or amenities that are unique to the site and
provided as an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
(d) Recreation facilities including, but not limited to: tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
(e) Children’s play spaces.
Staff Comment: The applicant has proposed to disperse common open spaces and
recreation areas in several areas around the development. Additionally, these areas are
both interior and exterior to the project. The code required minimum space to be
provided for 1,179 dwelling units is 58,950 square feet (50 SF x 1,179 units = 58,950 SF).
As provided below, the applicant proposes 91,653 square feet of open space. The
applicant is proposing two (2) plazas, multi -purposed open spaces (pedestrian ‘paseos’
plaza), upper level courtyards with recreation facilities (Exhibit 11). The following table
is a breakdown of the proposed common open space provided:
Phase 1 Common Open Space Calculations:
Phase Units Open Space (# of
Units x 50 SF/Unit
Type of Open Space
Provided (Level) Area Provided
Phase 1
419 20,950 SF
Courtyard (4) 11,543 SF
Phase 1 Courtyard (4) 10,061 SF
Phase 1 Plaza (1) 6,572 SF
Total 419 20,950 SF Common Open
Space 28,176 SF
Phase 2 Common Open Space Calculations:
Phase Units Open Space (# of
Units x 50 SF/Unit
Type of Open Space
Provided (Level) Area Provided
Phase 2
375 18,750 SF
Courtyard (3) 9,896 SF
Phase 2 Courtyard (3) 10,682 SF
Phase 2 Plaza (1) 6,572 SF
Plaza (1) 8,329 SF
Total 375 18,750 SF Common Open
Space 35,479 SF
Phase 3 Common Open Space Calculations:
City of Renton Department of Community & Economic Development
800 Garden
Staff Report to the Hearing Examiner
LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 66 of 74
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Phase Units Open Space (# of
Units x 50 SF/Unit
Type of Open Space
Provided (Level) Area Provided
Phase 3
385 18,750 SF
Courtyard (3) 11,780 SF
Phase 3 Courtyard (3) 7,888 SF
Phase 3 Plaza (1) 8,330 SF
Total 385 18,750 SF Common Open
Space 27,998 SF
Ground Level Multi-Purposed Open Spaces (pedestrian ‘paseos’ plaza) – Two (2) exterior
at grade multipurposed open spaces (pedestrian ‘paseos’ plaza) space areas are
proposed between the buildings, as shown on the Landscape Plans (Exhibit 5). These
areas include, but are not limited to, trees, pathways, fences, security gates, dog friendly
gates, bioswales, benches, dog parks, entrances to buildings, rocks, passive recreation
area, seat wall, light poles, bollard lights, playground pole light, tree up-lights, and trash
and recycle receptables.
Third and Fourth Floor Interior Courtyards – According to the applicant, the building’s
design and effort to create light and ventilation has resulted in interior common open
space opportunities for residents on the third or fourth floor of each building. The
courtyards include, but are not limited to, trees, walkways, media center and media wall,
building entries, flexible seating, outdoor work desk, fire pit, seat walls, enhanced
courtyard paving, shower, swimming pools, pool fencing, pool gates, spas, sauna,
sunshades, barbeque and outdoor kitchen, bar seating, movable planters, cabanas,
flexible outdoor activity area, receptables, and art element. The applicant would be
required to obtain assistance from the Renton Municipal Arts Commission in developing
a program for the proposed art piece visible from the public street.
✓
Standard: Required landscaping, driveways, parking, or other vehicular use areas shall
not be counted toward the common space requirement or be located in dedicated
outdoor recreation or common use areas.
Staff Comment: Eligible common open spaces noted above do not include these areas.
✓
Standard: Required yard setback areas shall not count toward outdoor recreation and
common space unless such areas are developed as private or semi-private (from
abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all residents
of the development.
Staff Comment: Eligible common open spaces noted above do not include these areas.
✓
Standard: Private decks, balconies, and private ground floor open space shall not count
toward the common space/recreation area requirement.
Staff Comment: Eligible common open spaces noted above do not include these areas.
✓
Standard: Other required landscaping, and sensitive area buffers without common
access links, such as pedestrian trails, shall not be included toward the required
recreation and common space requirement.
Staff Comment: Eligible common open spaces noted above do not include these areas.
✓
Standard: All buildings and developments with over thirty thousand (30,000) square feet
of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space according to the following formula:
City of Renton Department of Community & Economic Development
800 Garden
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Report of May 16, 2023 Page 67 of 74
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1% of the lot area + 1% of the building area = Minimum amount of pedestrian-oriented
space.
Staff Comment: The combined buildings would have a development with over 30,000
square feet of nonresidential use. The applicant is proposing a large urban public plaza
with fixed seating and gathering spaces with welcoming space for leisure, rest, and
dining. The southwest plaza would consist of 28,444 square feet of pedestrian oriented
space out of a potential 23,722 square feet (1% of the site area (5,016 SF) + 1% of the
gross building area (18,706 SF)). All onsite pedestrian-oriented space includes visual and
pedestrian access, including barrier and barrier-free paved walking surfaces to access
the structures or certain amenities from the public right-of-way. The landscape plans
include, but are not limited to, building entries, retail entries, sidewalks, flexible plaza
activity area, enhanced plaza paving, street lights, security gates, plaza tables, seat
walls, benches, bike racks, tree grates, permeable paving, large tree canopy, tree up-
lights, plaza pole lights, and trash and recycle receptables.
✓
Standard: The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro-climatic conditions.
Staff Comment: The range of exterior spaces provides residents multiple opportunities
for sun and light exposure depending on their preference or weather conditions. At grade
pedestrian plazas or upper level courtyards allow for solar exposure opportunities. The
large public plaza on the ground floor would receive maximum solar exposures. The
pedestrian ‘paseos’ between the buildings offer respite from summer heat.
✓
Standard: Common space areas in mixed use residential and attached residential
projects should be centrally located so they are near a majority of dwelling units,
accessible and usable to residents, and visible from surrounding units.
Staff Comment: As previously mentioned, common areas are available on the ground
floor or on the third or fourth levels of the proposed buildings.
✓
Standard: Common space areas should be located to take advantage of surrounding
features such as building entrances, significant landscaping, unique topography or
architecture, and solar exposure.
Staff Comment: See responses above.
✓
Standard: In mixed use residential and attached residential projects children’s play
space should be centrally located, visible from the dwellings, and away from hazardous
areas like garbage dumpsters, drainage facilities, streets, and parking areas.
Staff Comment: The children’s play areas are located between buildings or within the
courtyards or amenity spaces. As this is a mixed use building, ground floor residential
units are not adjacent to the play areas. However, areas near the playground are active
and provide “eyes” on the space. The playground and lawn area are proposed to be
enclosed with landscaping and fencing.
b. Private Open Space:
Requested to
be modified
through the
PUD -
Compliant if
condition of
Standard: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the
exclusive use of the occupants of that unit.
Staff Comment: The project landscape plans, floor plans, perspectives, and exterior
elevations (Exhibits 5, 7, 9, and 10) identify private open space in the form of balconies
in the individual units and private patios for units in the upper level courtyards the would
City of Renton Department of Community & Economic Development
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LUA22-000415, ECF, SA-M, PPUD
Report of May 16, 2023 Page 68 of 74
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approval is
met
be accessed by a door with at least fifty percent (50%) glazing. The applicant is proposing
to eliminate private balconies/patios in the interior corner units to maximize the amount
of natural light and ventilation to courtyard units. Not all balcony dimensions would
comply with the minimum dimensions, however, they appear proportioned well to fit
with the unit types and layouts and integrate with the overall façade modulation of the
buildings. In-lieu of private open space decks for each residential unit, staff recommends
as a condition of approval, the applicant submit a revised floor plan with the Final
Planned Urban Development (FPUD) application that provides usable private open space
for each residential unit, such as individual climate-controlled storage closets totaling at
least 60 square feet in size with no dimension less than five feet (5') for each unit (or
equivalent private open space) so long as the minimum area requirement is maintained.
The revised detailed floor plan shall be submitted to, and approved by, the Current
Planning Project Manager prior to FPUD approval.
N/A
Standard: Each ground floor unit, whether attached or detached, shall have private
open space contiguous to the unit.
Staff Comment: Not applicable. There are no residential units at grade.
Compliant if
condition of
approval is
met
Standard: The private open space shall be well demarcated and at least fifteen feet (15')
in every dimension (decks on upper floors can substitute for the required private open
space).
Staff Comment: See comment above.
Compliant if
condition of
approval is
met
Standard: For dwelling units which are exclusively upper story units, there shall be deck
areas totaling at least sixty (60) square feet in size with no dimension less than five feet
(5').
Staff Comment: See comment above.
Compliant if
condition of
approval is
met
Standard: For dwelling units located above the sixth story, private open space may be
provided by a shallow balcony accessed by a door with at least fifty percent (50%)
glazing; any required private open space not provided by the balcony shall be added to
the required common open space, pursuant to subsection E1 of this Section. The
minimum dimensional standards of this Section may be modified through the planned
urban development review process; provided, that the minimum area requirement is
maintained.
Staff Comment: See comment above. In addition, the project includes an upper level
terrace in Building B, a large at grade common open space area on the ground level, and
courtyards on the upper levels of each building for tenant use.
c. Installation and Maintenance of Common Open Space :
✓
Standard: All common area and open space shall be landscaped within one year of the
date of final approval of the planned urban development, and in accordance with RMC
4-4-070, Landscaping; provided, that the landscaping plan submitted by the applicant
and approved by the City shall govern in the event of any conflict between RMC 4-4-070
and the approved landscaping plan. Landscaping shall be maintained pursuant to
requirements of RMC 4-4-070, Landscaping.
Staff Comment: Prior to the issuance of any occupancy permit, the developer shall furnish
a security device to the City in an amount equal to the provisions of RMC 4-9-060.
Landscaping shall be planted within one (1) year of the date of final approval of the
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planned urban development and maintained for a period of two (2) years thereafter prior
to the release of the security device.
d. Installation and Maintenance of Common Facilities:
✓
Standard: Prior to the issuance of any occupancy permits, all common facilities,
including but not limited to utilities, storm drainage, streets, recreation facilities, etc.,
shall be completed by the developer or, if deferred by the Administrator, assured
through a security device to the City equal to the provisions of RMC 4-9-060, except for
such common facilities that are intended to serve only future phases of a planned urban
development. Any common facilities that are intended to serve both the present and
future phases of a planned urban development shall be installed or secured with a
security instrument as specified above before occupancy of the earliest phase that will
be served. At the time of such security and deferral, the City shall determine what
portion of the costs of improvements is attributable to each phase of a planned urban
development.
✓
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or by
the property owners’ association, or the agent(s) thereof. In the event that such facilities
are not maintained in a responsible manner, as determined by the City, the City shall
have the right to provide for the maintenance thereof and bill the owner or property
owners’ association accordingly. Such bill, if unpaid, shall become a lien against each
individual property.
Staff Comment: No dedication of common facilities is proposed. All common facilities
would be required to be maintained by the property owner in accordance with RMC 4-9-
150E.4.
28. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: City of Renton (COR) maps has identified the site is within a High
Seismic Hazard Area. In addition, the site includes a piped stream – Johns Creek Piped
Stream (Type: Ns - Non-Fish Seasonal). As such, the applicant submitted a Geotechnical
Engineering Services Study, prepared by GeoEngineers, Inc., dated March 10, 2022
(Exhibit 14). The applicant’s geotechnical engineer completed an evaluation of the site
for seismic hazards including liquefaction, lateral spreading, and fault rupture and
found that the site has a potential for liquefaction with sandy and low plasticity silt
alluvial deposits encountered in explorations completed at the site. The cohesive soils
encountered within the alluvium soils may also experience loss of shear strength during
seismic loading. Ground settlement resulting from earthquake-induced liquefaction
was estimated to be 2 to 10 inches. Based on the presence of the compressible peat and
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organic silt layers within the upper alluvium, as well as the presence of potentially
liquefiable soils, the applicant’s geotechnical engineer recommended that the buildings
be supported by augercast piles embedded in the lower alluvial deposits. The estimated
post-construction static foundation settlement of augercast piles constructed was
estimated to be less than 1 inch.
GeoEngineers, Inc. recommends that their firm be retained to review the project plans
and specifications when complete to confirm that our design recommendations have
been implemented as intended. As such, two (2) mitigation measures related to the
recommendations in the geotechnical report were included as part of the DNS-M issued
by the City of Renton Environmental Review Committee on April 18, 2023 (Exhibit 36).
Therefore, staff recommends compliance with the mitigation measures issued as part
of the DNS-M issued by the Environmental Review Committee on April 18, 2023.
✓
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: No stream buffers are required along segments of piped or culverted
streams. As shown on the Site Plan, no building or structures would be located over
John’s Creek. Furthermore, the City requires easements and setbacks from pipes or
culverts consistent with stormwater requirements in RMC 4-6-030 and the adopted
drainage manual.
29. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: 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 (Exhibit 34). Fire fees are calculated and paid at time of building
permit issuance.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Hazelwood
Elementary, Risdon Middle School, and Renton High School (Exhibit 38). Any new
students from the proposed development would be bussed to their schools. The bus stop
is located approximately 0.07 miles from the project site at Garden Ave N and N 10th Pl.
The proposed project includes the installation of frontage improvements along Garden
Ave N and N 8th St frontages, including sidewalks. Students would cross Garden Ave N
and walk north one street from N 10th St to N 10th Pl using crosswalks and public
sidewalks.
A School Impact Fee, based on new multi-family units, would be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The current 2023
Renton School District Impact Fee is assessed at $3,697.00 per multi-family dwelling unit
plus a school impact administration fee of 5% of the total school impact fee . Assessed
fees are based on the City of Renton Fee Schedule. The school impact fee is calculated
and paid at time of building permit issuance.
✓ Parks: A Park Impact Fee would be required for the attached dwelling units. The current
2023 Park Impact Fee is $2,222.84 for multi-family dwelling units for buildings with five
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(5) or more units. Assessed fees are based on the City of Renton Fee Schedule. The fee is
calculated and paid at time of building permit issuance.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: See FOF 24, Master Plan Review: Drainage. For more information
regarding storm water improvements, see Exhibit 34, Advisory Notes.
✓
Water: See FOF 24, Master Plan Review: Water and Sewer. See Exhibit 34, Advisory
Notes to Applicant, for a list of water system improvements required of the proposed
development.
✓ Sanitary Sewer: See FOF 24, Master Plan Review: Water and Sewer. For more
information regarding sewer improvements, see Exhibit 34, Advisory Notes.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 20.
2. The subject site is located in the Urban Center-2 (UC-2) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 21.
3. The proposed 800 Garden development complies with the Urban Design District Review Standards as
established by City Code provided all advisory notes and conditions are complied with, see FOF 22.
4. The proposed 800 Garden development complies with the Master Plan Review criteria as established by
City Code provided all advisory notes and conditions are complied with, see FOF 24.
5. The proposed 800 Garden development complies with the PUD Applicability Standards provided the
applicant complies with City Code and conditions of approval, see FOF 25.
6. The proposed 800 Garden development complies with the PUD Decision Criteria Analysis as established
by City Code provided all advisory notes and conditions are complied with, see FOF 26.
7. The proposed 800 Garden development complies with the PUD Development Standards as established by
City Code provided all advisory notes and conditions are complied with, see FOF 27.
8. The proposed 800 Garden development complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 28.
9. The proposed 800 Garden development complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein, see
FOF 24.
10. There are safe walking routes to the school bus stop, see FOF 29.
11. There are adequate public services and facilities to accommodate the proposed 800 Garden development,
see FOF 29.
12. Key features, which are integral to this project include master plan development and preliminary planned
urban development for Buildings A, B, and C that include construction of 1,179 multi-family residential
units and 48,761 square feet of commercial space that are integrated into the City Center Community
Planning Area. As provided on detailed design elevations, perspective, and design plans the buildings
would be constructed of high quality materials and contain modulation and articulation features
commensurate with their overall scale and relationship to pedestrians on the street. The proposed
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development project would include a retail/grocery-ready space within Building A, a corner retail plaza
with a public art element, pedestrian ‘paseos’, a large public plaza at the corner of Garden Ave N and N
8th St, and multiple interior courtyards with both active and passive recreation. The buildings provide
architectural features across all exterior elevations. Building entries would be comprised of double height
spaces with transparent glazing to help bring in natural light, activate the street frontage, and enhance
the pedestrian experience. Pedestrian and vehicle conflicts are minimized with limited curb cuts. The
development includes 100% structured parking to maximize the project aesthetics from the public view.
The site plan and phasing plan provide compatible transition to the development provided the applicant
complies with City Code and conditions of approval.
J. RECOMMENDATION:
Staff recommends approval of the 800 Garden Master Site Plan and Preliminary Planned Urban Development,
File No. LUA22-000415, ECF, SA-M, PPUD, as depicted in the Site Plan (Exhibit 2), subject to the following
conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non -
Significance - Mitigated, dated April 18, 2023:
a. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Services Study, prepared by GeoEngineers, Inc., dated March 10, 2022 and
any future addenda.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a
sealed letter or memo stating that he/she has reviewed the construction and building permit plans
and in their opinion the plans and specifications meet the intent of the report(s).
c. The applicant shall submit a Monitoring & Inadvertent Discoveries Plan prepared by a qualified
professional with the civil construction permit for review and approval by the Current Planning Project
Manager prior to permit issuance. Consultation with concerned Tribes shall occur prior to any
archaeological work or monitoring.
d. The applicant shall fully fund the Adaptive Signal Control Technology (ASCT) Split Cycle Offset
Optimization Technique (SCOOT) at the Garden Ave N/N Southport Dr intersection. In addition, the
applicant shall submit an updated Traffic Impact Analysis with each phase to determine the point at
which the Garden Ave N/N Southport Dr intersection would operate at LOS F during the PM peak
hour, and when to install, configure, and operate the SCOOT system.
e. The applicant shall prepare final Transportation Management Plans that include project specific
elements for Phases 1-3. Each Transportation Management Plan, one for each phase of the
development, shall be submitted to and approved by the Current Planning Project Manager prior to
building permit issuance.
2. The applicant shall demonstrate compliance with all airport-related height and use restrictions prior to
construction/building permit approval or receive approval from the Federal Aviation Administration (FAA)
to exceed Part 77 Horizontal Surface Height Limits.
3. The applicant shall plant a mixture of larger native evergreen trees, such as Western Red Cedar, Western
Hemlock, and Douglas fir no smaller than two-inch (2”) caliper within the street frontage landscape buffer
between the parking garage and the back of sidewalk on N 8th St. The larger stature tree species shall be
included on the detailed landscaping plans to be submitted with the civil construction permit application.
The tree species and spacing shall be reviewed and approved by the Current Planning Project Manager
prior to civil construction permit issuance.
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4. The applicant shall be required to provide detailed landscape plans and irrigation plans with the
construction permit application. The detailed landscape plans and irrigation plans shall be provided to,
and approved by, the Current Planning Project Manager prior to construction permit issuance.
5. The applicant shall clearly indicate on the detailed landscape plan how the plan meets the 30% tree
replacement requirement and the minimum rate of 30 credits per net acre requirement. If onsite tree
replacement and tree credit requirements are not practical, then tree fee in lieu payments may be
approved for those trees that cannot be accommodated onsite. The detailed landscape plans shall be
reviewed and approved by the Current Planning Project Manager prior to civil construction permit
approval.
6. The applicant shall provide a materials board and a rooftop equipment exhibit with the elevation plans
associated with the building permit application to further identify the screening detail for any rooftop
equipment. The exhibit shall provide cross section details and identify proposed rooftop screening that is
integral and complementary to the architecture of the buildings. The materials board and rooftop
equipment exhibit shall be provided to, and approved by, the Current Planning Project Manager prior to
building permit approval.
7. The applicant shall provide a special utility and landscape plan set with the construction perm it showing
the location of all ground mounted utility boxes and identify how they would be screened from public
view. In addition, the applicant shall work with franchise utilities to ensure, as practical, utility boxes are
located out of public right-of-way view, outdoor plaza areas, and primary entry areas, and they shall not
displace required landscaping areas. The special utility and landscape plan set shall be provided to, and
approved by, the Current Planning Project Manager prior to construction permit approval.
8. Parking garages be limited to a maximum of 20 tandem parking stalls per building, tandem parking shall
conform to the tandem parking stall size standards, and a restrictive covenant (or comparable device)
shall be used to assign the tandem parking spaces to the exclusive use of specific dwelling units.
Enforcement of tandem parking spaces shall be provided by the property owner or property manager as
appropriate.
9. The applicant shall provide a detailed refuse and recycling collection plan. The final detailed plan shall also
be provided to the City’s contracted refuse and recycling hauler (currently Republic Services) with any
correspondence to and from the hauler provided to the Current Planning Project Manager.
10. The applicant shall provide bike lounge amenity spaces in each building with secure bicycle parking for up
to 611 total bicycle parking spaces. Each phase shall include the following bicycle stall counts: Phase 1 –
221 spaces, Phase 2 – 193 spaces, and Phase 3 – 197 spaces. Bicycle parking details shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
11. The applicant shall include a fence specifications sheet in the detailed landscaping plans to be submitted
with the civil construction permit application. The quality and design of the fencing materials shall be
commensurate to the exterior materials of the buildings. All fences on the detailed landscape plans shall
be reviewed and approved by the Current Planning Project Manager prior to civil construction permit
approval.
12. The applicant shall submit a detailed entrance plan that includes specifications and a materials board for
pedestrian amenities that add to the pedestrian experience and the human scale intended for the
development. A revised detailed entrance plan and materials board shall be submitted to, and approved
by, the Current Planning Project Manager prior to construction permit approval.
13. The applicant shall provide at least one (1) visibly prominent architectural feature that offers weather
protection to each parking garage and loading dock entrance. The revised architectural exterior elevations
shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit
approval.
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14. The applicant shall provide a minimum of two (2) distinct exterior vertical gardens along the south
elevation of Building C on N 8th St. The applicant shall submit a vertical garden wall detail with the final
landscape plan for review and approval by the Current Planning Project Manager prior to issuance of the
civil construction permit.
15. The applicant shall submit detail sheets and quantities of all fixed outdoor site furniture and amenities
including, but not limited to, benches, group seating, refuse and recycling, pet relief areas/disposal,
movable platers, and outdoor recreation equipment. The detail sheets and quantities shall be integrated
into the detailed landscape plan submitted with the civil construction permit to be reviewed and approved
by the Current Planning Project Manager.
16. The applicant shall submit revised east building elevations that include concrete wall enhancements. The
revised building elevations shall be submitted to, and approved by, the Current Planning Project Manager
prior to building permit issuance.
17. The applicant shall submit an overall sign design package for review and approval by the Current Planning
Project Manager prior to the approval of any sign permit for the project.
18. The applicant shall submit a detailed lighting plan wi th the civil construction permit and building permit
applications that includes detail sheets of all light fixtures and their supports. Fixtures and supports shall
be pedestrian-scaled and be consistent with the design of the site and provide adequate footcandle
illumination for vehicle and pedestrian areas. The detailed lighting plan shall be reviewed and approved
by the Current Planning Project Manager prior to permit issuance.
19. The applicant shall provide building floor plans with details for ADA compliant bathrooms, central pluming
drain line, and a grease trap and a ventilation shaft for a commercial kitchen hood/exhaust at the time of
Building Permit review for review and approval by the Current Planning Project Manager.
20. The applicant shall construct the new retail driveway access from Garden Ave N as a living street. At a
minimum, the living street shall contain landscaping, pedestrian lighting, and alternative paving materials
on walkway and driving surfaces. The living street detail shall be submitted to, and approved by, the
Current Planning Project Manager prior to building permit issuance.
21. No additional driveway access points shall be permitted on N 8th St prior to civil construction permit
approval for Phase 3 improvements.
22. The applicant shall submit Final Planned Urban Development (FPUD) applications for each project phase
as follows: Phase 1 in 2024, Phase 2 in 2029, and Phase 3 in 2034.
23. The applicant shall record a public access easement across the accessible areas of the pedestrian oriented
urban plaza at the southwest corner of the property. Draft easement documents shall be reviewed and
approved by the Current Planning Project Manager prior to temporary occupancy of Phase 3.
24. The applicant shall submit a revised floor plan with the Final Planned Urban Development (FPUD)
application that provides usable private open space for each residential unit, such as individual climate-
controlled storage closets totaling at least 60 square feet in size with no dimension less than five feet (5')
for each unit (or equivalent private open space) so long as the minimum area requirement is maintained.
The revised detailed floor plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to FPUD approval.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
800 Garden
Land Use File Number:
LUA22-000415, ECF, SA-M, PPUD
Date of Hearing
May 16, 2023
Staff Contact
Clark H. Close
Principal Planner
Project Contact/Applicant
Archana Iyengar
Carrier Johnson + Culture
1932 1st Ave, Seattle, WA 98101
Project Location
800 Garden Ave N,
Renton, WA 98057
(APN 0823059217)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-34: As shown in the Environmental Review Committee (ERC) Report
Exhibit 35: Staff Report to the Hearing Examiner
Exhibit 36: Environmental “SEPA” Determination of Non-Significance - Mitigated (DNS-M) and ERC
Mitigation Measures
Exhibit 37: Neighborhood Meeting Documentation
Exhibit 38: Renton School District Letter
Exhibit 39: Title Report
Exhibit 40: Landscape Narrative