HomeMy WebLinkAboutD_Index_Ave_Townhomes_240326_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Index Ave Townhomes_240226_Final
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: March 26, 2024
Project File Number: PR23-000159
Project Name: Index Avenue Townhomes
Land Use File Number: LUA23-000381, SA-A
Project Manager: Alex Morganroth, Senior Planner
Owner/Applicant: Michael Elliott, 10034 SE 218th Pl, Kent, WA 98031
Contact: Amy Donlan, 165 NE Juniper St, Suite 201, Issaquah, WA 98027
Project Location: 1709 Index Ave NE (7227801935)
Project Summary: The applicant is requesting Administrative Site Plan Review and two (2) street
modifications to construct two (2) attached townhouse units on the property located
at 1709 Index Ave NE. The sites total 16,015 square feet (0.37 acres) in size and is
within the Residential-14 (R-14) zoning designation. The site is designated Residential
High Density (RHD) in the Comprehensive Plan. An existing 1,750 sq. ft. duplex
constructed in 1943 is currently located on the parcel. The proposal is to retain the
existing duplex and construct two (2) townhomes within a single structure directly
south of the existing building. The net density of the site upon completion would be
approximately 11 dwelling units per net acre (du/ac). Vehicular access to both the
proposed and existing units would be provided via a new public alley off of NE 16th
St. An existing driveway off of Index Ave NE would be removed. The two (2) proposed
townhomes would incorporate attached two-car garages accessed via the new alley.
According to COR Maps, no critical areas are mapped on the site. Three (3) trees on
the site are proposed for removal. The applicant submitted a drainage report, a
geotechnical report, and an arborist report with the application.
Site Area: 0.37 acres
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 2 of 32
D_Index Ave Townhomes_240326_Final
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Boundary & Topography Survey
Exhibit 5: Engineering Plan Set (storm, grading, erosion control, utilities)
Exhibit 6: Architectural Plan Set
Exhibit 7: Arborist Report, prepared by Tree Frog LLC dated January 12, 2023
Exhibit 8: Tree Retention and Credit Worksheet
Exhibit 9: Conceptual Drainage/Utilities Plan, prepared by Encompass Engineering and Surveying
dated September 8, 2023
Exhibit 10: Technical Information Report (TIR), prepared by Encompass Engineering and Surveying
dated September 8, 2023
Exhibit 11: Geotechnical Engineering Report, prepared by The Riley Group, Inc. dated February 2,
2023
Exhibit 12: Renton School District Public Comment dated December 5, 2023
Exhibit 13: Public Comment Email from Andrew Greco dated December 3, 2023
Exhibit 14: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Michael Elliott, 10034 SE 218th Pl, Kent, WA 98031
2. Zoning Classification: Residential-14 (R-14)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Attached dwelling units (duplex)
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Multifamily (duplex); Residential-14 (R-14) zone
b. East: Preschool/Daycare Center; Residential-14 (R-14) zone
c. South: Single-family; Residential-14 (R-14) zone
d. West: Multifamily (duplex); Residential-14 (R-14) zone
7. Site Area: 0.37 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 3 of 32
D_Index Ave Townhomes_240326_Final
Zoning N/A 5758 06/22/2015
Administrative Site Plan
Review
LUA08-082 N/A 12/2/2010
Annexation (Epstein) A-46-001 1246 04/16/1946
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 6-inch water main
in Index Ave NE that can deliver a maximum flow rate of 1,500 gallons per minute (GPM). There is an
existing 12-inch water main located in NE 16th St that can deliver a maximum flow capacity of 2,500
GPM.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity wastewater
main located in NE 16th St, located east of the proposed site, conveying wastewater south. There is
an existing 8-inch gravity wastewater main located in NE 16th St, located south of the proposed site,
conveying wastewater west.
c. Surface/Storm Water: There is an existing 12-inch public stormwater main on the north side of NE
16th St. There is an existing 18-inch public stormwater main on the south side of NE 16th St. There is
an existing public catch basin located at the intersection of Index Ave NE and NE 16th St.
2. Streets: The proposed development fronts NE 16th St along the south property line. NE 16th St is classified
as a Residential Access Street with an existing ROW of approximately 60 feet. The proposed development
fronts Index Ave NE along the east property line. Index Ave NE is classified as a Residential Access Street
with an existing ROW of approximately 50 feet.
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 Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
5. Chapter 11 Definitions
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 4 of 32
D_Index Ave Townhomes_240326_Final
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Utilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 17, 2023 and determined the application complete on November 21, 2023. The project
complies with the 120-day review period.
2. The project site is located 1709 Index Ave NE (7227801935).
3. The project site is currently developed with an existing duplex (two attached units).
4. Access to the site would be provided via a newly constructed alley off of NE 16th St. An existing curb cut
off of Index Ave NE would be removed as part of the project.
5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-14 (R-14) zoning classification.
7. There are approximately three (3) significant trees located on-site, of which the applicant is proposing to
remove all three (3) trees.
8. No critical areas are mapped on the site.
9. Approximately 200 cubic yards of material would be cut on-site and approximately 350 cubic yards of fill
is proposed to be brought into the site.
10. The applicant is proposing to begin construction in the summer of 2024 and end in spring of 2025.
11. Staff received two (2) public comment letters (Exhibits 12 and 13) related to concerns regarding potential
traffic impacts to the immediate.
12. 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.
13. Pursuant to WAC 197-11-800, the construction of less than 9 dwelling units on a project site is exempt
from Environmental (SEPA) Review.
14. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. Residential High Density unit types are designed to incorporate features from
both single-family and multifamily developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and infrastructure.
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.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 5 of 32
D_Index Ave Townhomes_240326_Final
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new single-family neighborhoods on large tracts of land outside
the City Center,
• 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.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
15. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to
encourage development, and redevelopment, of residential neighborhoods that provide a mix of
detached and attached dwelling structures organized and designed to combine characteristics of both
typical single family and small-scale multi-family developments. Structure size is intended to be limited in
terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another
and can be integrated together into a quality neighborhood. Project features are encouraged, such as
yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and
foster a sense of community. The proposal is compliant with the following development standards, as
outlined in RMC 4-2-110A, if all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
✓
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 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 gross area of the parcel is 16,041 square feet (0.37
acres). After the deduction of the 206 square feet of right-of-way (ROW) dedication
from Index Ave NE, the proposal results in a net site area of 15,835 square feet, or 0.36
net acres. 1,254 square feet of alley dedication is also required, but would not be
deducted from the gross area per RMC 4-11-040L. The proposal for four (4) units on the
0.36 net acre site would result in a net density of 11.1 dwelling units per net acre (4
units / 0.36 acres = 11.1 du/ac), which would comply with the density range permitted
in the R-14 zone.
✓
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required
Staff Comment: No new lots are proposed.
✓
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley then 10 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet,
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 6 of 32
D_Index Ave Townhomes_240326_Final
and the rear yard is 10 feet. Staff Comment: The proposed two (2) townhomes, as
shown on the submitted site plan (Exhibit 2), would meet or exceed all the required R-
14 zone setback areas from the north and west property lines of the site as well from
Index Ave NE and NE 16th St. The proposed structure is approximately22) feet from east
property line (front yard), 15 feet from the south property line (secondary front yard),
25 feet from the west property line (side yard), and 67 feet from the north property line
(side yard). The existing structure on the site is not being altered as a part of the project
and therefore no changes to the building setbacks are proposed.
✓
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. In the R-14 zone, a maximum building
height of three (3) stories with a wall plate height of 24 feet is permitted. An increase
of up to 32 feet is possible subject to administrative conditional use permit approval.
Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical
feet from the maximum wall plate height. If the height of wall plates on a building are
less than the states maximum the roof may project higher to account for the difference,
yet the combined height of both features shall not exceed the combined maximums.
Common rooftop features, such as chimneys, may project an additional four (4) vertical
feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less
than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the
maximum wall plate height if the projection is stepped back one-and-a-half (1.5)
horizontal feet from each minimum building setback line for each one (1) vertical foot
above the maximum wall plate height.
Staff Comment: The existing and proposed new townhomes in the R-14 zone would have
a combined total footprint of 4,166 square feet, which would result in a total building
coverage of 26.3 percent (26.3%) on the 15,835 square foot site. As a result, the building
coverage percentage is less than the maximum permitted in the R-14 zone. The project
proposal would result in the development of approximately 8,724 square feet of
impervious surfaces, which would result in a total impervious surface cover of 59.8
percent (59.8%) on the 15,835 square foot parent project site. As a result, the
impervious surface coverage percentages are less than the maximum permitted in the
R-14 zone. Therefore, the project appears to comply with the impervious surface and
building coverage requirements for the R-14 zone based on the submitted documents.
The two (2) proposed townhomes on the site would have a total of two (2) stories and
a maximum wall plate height of 24 feet (Exhibit 6). The existing duplex has one (1) story
and is less than 24 feet in total height. No changes to the existing structure are
proposed. Further compliance would be verified at the time of building permit
application review. Therefore, the project appears to comply with the height maximum
for the R-14 zone. The applicant did not request a conditional use permit to deviate from
the maximum height requirement and therefore would be required to demonstrate
compliance with the standard requirement for both the existing and new building at the
time of building permit application.
✓
Maximum Number of Units per Building: In the R-14 zone, no more than six (6) units
per building are permitted.
Staff Comment: There is one existing two (2) unit building and one (1) new two (2) unit
building proposed on the site. Therefore, neither the existing nor new building would
have more than six (6) units per building.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 7 of 32
D_Index Ave Townhomes_240326_Final
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Street trees and, at a minimum,
groundcover shall be planted within planting strips pursuant to ground cover standards
(subsection L2), provided there shall be a minimum of one street tree planted per lot.
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. 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. 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. 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. Where there is insufficient right-of-way space
or no public frontage, street trees are required in the front yard subject to approval of
the Administrator.
Staff Comment: The applicant submitted a Conceptual Landscape Plan, prepared by
JGM Landscape Architects and dated September 11, 2023 (Exhibit 3) with the project
application materials. Landscaping is primarily concentrated in the ten-foot (10’) wide
landscape strips abutting the NE 16th St and Index Ave NE street frontages. Additional
landscaping is shown near the open space between the existing and proposed buildings.
The landscape plan includes a planting schedule with a large variety of native and non-
native tree, shrub, and ground cover species including but not limited to, Dogwood,
Service berry, Sourwood, Amur maple, flowering current, western azalea, heath, sword
fern, creeping lily turf, wintergreen, and sand strawberry. The final landscape plan
submitted the building permit application would be required to identify specific species,
quantities, and locations of all plants.
The existing planter strip along NE 16th St includes three (3) healthy, existing deciduous
trees of unknown species installed as part of the NE 16th St capital improvement project
completed in 2019. A total of two (2) Serviceberry street trees spaced approximately 30
feet on center in the new Index Ave NE planter strip to be installed as part of the project
frontage improvements. Serviceberry is an approved species on the City’s Approved
Tree List and Spacing Guidelines document.
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'). This requirement applies all areas on the
parcel and thus the first ten feet (10') of the common open space, as measured from
the back of sidewalk, would be required to include a mix of trees, shrubs, and ground
cover to comply with landscape regulations. A portion of the on-site landscaping is
missing from the SE corner of the site where the common open space abuts the two
ROWs. The location of the common open space should not result in the removal of the
on-site landscaping strip. Therefore, staff recommends as a condition of approval, the
applicant shall submit a final detailed landscape plan that identifies compliance with
ten feet (10') of on-site landscaping along all street frontages. The final detailed
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 8 of 32
D_Index Ave Townhomes_240326_Final
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to issuance of a civil construction permit.
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 residential 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
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The subject property primarily contains manicured lawn with a few
large shrubs and three (3) existing trees. As such, the applicant submitted an Arborist
Report, prepared by Tree Frog LLC dated January 12, 2023 with the application (Exhibit
7). The report identified a total of three (3) trees on the site, all designated as significant
trees. The three (3) trees were identified as Shore pines and were measured at 6-inch
caliper, 16-inch caliper, and 11-inch caliper. The report identified two (2) of the three
(3) trees as within proposed right-of-way, leaving one viable tree, the 11-inch caliper
Shore pine, available for retention.
Pursuant to the tree regulations in RMC 4-4-130.H, tree retention standards in the R14
zone require a minimum of 30 percent (30%) of the site’s viable significant trees to be
retained during and post development. Based on a retention rate of 30%, the applicant
would be required no trees (one significant trees x 0.3 = 0.3 trees). Per RMC 4-4-
130.H.1.d, if the number of trees required for compliance with minimum tree retention
or minimum tree credit requirements includes a fraction of a tree, any amount equal to
or greater than one-half (1/2) tree shall be rounded up. Therefore, the single tree is not
required to be retained. New tree planting would occur as part of the proposal along
the street frontages, within the open space, and around the new and existing buildings.
Based on a total net land area of 14,581 sq. ft., (16,041 sq. ft. gross area minus 1,460
sq. ft. of ROW dedication), or 0.33 acres, the applicant is required to provide a minimum
of ten (10) tree credits. According to the applicant’s tree density calculation in the Tree
Retention and Credit Worksheet (Exhibit 8), the applicant is providing 10 new small
species trees and nine (9) new medium species trees for a total of 11.5 tree credits. The
trees proposed, as identified in the planting schedule, are 2”-caliper trees. However, per
the landscape plan (Exhibit 3), 17 new onsite trees are proposed including (5) Kousa
dogwood, (3) Amur maple, (3) Hogan cedar, and (6) Sourwood species. In addition, the
applicant has proposed two (2) Serviceberry trees for street trees. While the provision
of either amount of trees would comply with the tree credit requirements, the
discrepancy in number of trees should be addressed prior to the start of construction.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 9 of 32
D_Index Ave Townhomes_240326_Final
In addition, the majority of the tree species proposed are small-stature, non-native
species. Therefore, staff recommends as a condition of approval, the applicant shall
submit a final detailed landscape plan and updated tree density and credit worksheet
that identify the same number of new trees proposed for planting. In addition, the
applicant shall substitute native large-stature native tree species such as Western red
cedars, Douglas fir, and Western hemlock or similar for at least two (2) of the new trees
identified on the final landscape plan. The final detailed landscape plan and updated
tree retention and credit worksheet shall be submitted to the Current Planning Project
Manager for review and approval prior to civil construction permit issuance.
✓
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each Townhome, however, 1 per dwelling unit may be permitted for 1 bedroom or
less dwelling units. Tandem parking is allowed.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
A parking stall shall be a minimum of twenty feet (20') in length and shall be a minimum
of nine feet (9') in width measured from a right angle to the stall sides.
Staff Comment: The applicant submitted floor plans and a rendering for the proposed
townhome units (Exhibit 6). According to the submitted floor plans, each of the new
townhome units would have three (3) bedrooms, which would require a minimum of
two (2) parking spaces per dwelling unit. Two (2) parking spaces would be provided
within the designated double bay garages for each unit. The stalls within the attached
garages proposed for each unit appear to meet the dimensional requirements. Five (5)
additional parking stalls, including two (2) garage stalls and three (3) surface stalls (two
tandem) would serve the residents in the existing two (2) units. Therefore, the proposal
appears to comply with the minimum parking requirements for townhomes.
Compliance would be verified at the time of formal building permit review. On street
parking would also be provided along both Index Ave NE and NE 16th St.
N/A
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling.
Staff Comment: One-half (0.5) bicycle parking space per one (1) dwelling unit is required
for residential development projects with more than five (5) dwelling units. For attached
dwellings, spaces within the dwelling units or on balconies do not count toward the
bicycle parking requirement. However, designated bicycle parking spaces within
individual garages can count toward the minimum requirement.
Based on the proposal for four (4) total units, the project is exempt from providing
bicycle parking.
Compliance
not yet
demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy-two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty-eight
inches (48") in height.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 10 of 32
D_Index Ave Townhomes_240326_Final
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: All existing site fencing, including four foot (4’) tall wood and chainlink
fencing located along the west property line, is proposed for removal. The applicant
notes on the Engineering Plan Set (Exhibit 5) that the fencing would be replaced.
Compliance with the fence standards would be verified at the time of formal civil
construction permit application review.
Compliance
not yet
demonstrated
Refuse and Recyclables: 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.
Multi-family residences using thirty-five (35) gallon garbage carts or smaller, when
allowed, must meet all of the following requirements:
a. Storage Space: Storage space for carts must be provided either within the garage or
outside.
i. Storage within a garage must be appropriately sized to accommodate both
vehicles and refuse and recycling carts. Storage space for carts must measure at
least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space
must be identified on floor plans.
ii. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size
and be located on the same lot as the dwelling in a side or rear yard.
b. Screening: Outdoor storage must be adequately screened from public view, made of
wood, masonry, or ornamental metal.
c. Pick-Up Location: Space for carts to be placed on garbage pick-up day must be
sufficient to accommodate the number of carts expected to be serviced on pick-up day.
There shall be a direct connection constructed of a smooth surface that allows carts to
be smoothly rolled to the street or other specified pick-up location.
d. Parking Space Obstruction Prohibited: Refuse and recycle carts may not obstruct a
required parking space at any time.
e. Storage in Required Parking Space Prohibited: Refuse and recycle carts may not be
stored in the minimum required parking spaces.
Staff Comment: All four (4) units would utilize individual trash and recycling containers.
The applicant has shown a trash and recycling storage area on the submitted floor plans
for each of the new units that meet the required dimensions for multi-family residences
using the standard thirty-five (35) gallon garbage cars (Exhibit 6). See FOF 16, Design
Standards: Refuse, Dumpster, Trash, Recycling Area for analysis and recommended
condition of approval related to the bins at the existing units.
Compliant if
condition of
approval is
met
Lighting: Exterior lighting shall be provided in order to enhance visibility and security
while accenting key architectural elements and landscape features.
Guidelines: Lighting that is appropriate to the architectural character of the
neighborhood and of a human scale shall be provided. Lighting shall be minimal where
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 11 of 32
D_Index Ave Townhomes_240326_Final
possible to achieve the desired purpose. Light spillover for all lighting, as well as single
source lighting of large areas shall be avoided.
Standards:
a. Lighting shall be limited to illumination of surfaces intended for pedestrians,
vehicles, or key architectural features.
b. Street lighting on residential access streets and limited residential access streets is
required. Lighting facilities and fixtures shall be located outside public right-of-way
unless owned, operated and maintained by a power utility franchise. Street lights shall
be no taller than sixteen feet (16') and placed at regular intervals of no more than two
hundred feet (200') on internal roadways and installed in accordance with chapter 4-6
RMC.
c. Lighting for residential access streets, limited residential access streets, alleyways,
common greens, and parks shall be low intensity. Lighting for common greens and
parks shall be downlighting.
d. All exterior house lighting shall be downlighting or placed beneath building eaves to
prevent light projecting upward.
e. If alley lights are mounted on a garage, they shall be no higher than eight feet (8')
above ground and directed away from adjacent backyards and structures.
f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with
ornamental downlighting fixtures that shall not exceed twelve feet (12') in height.
Staff Comment: The applicant did not submit an illumination plan and as such, staff was
unable to complete a lighting analysis. Residential streets shall have minimum light
levels of 0.8 foot-candle within the intersections and 0.3 foot-candle along the
sidewalks at a six to one (6:1) uniformity ratio per RMC 4-6-060I.3. Final lighting plans
for the public streets including NE 16th St and Index Ave NE would be reviewed with the
civil construction permit application.
To ensure safety and avoid excessive brightness, pedestrian scale lighting should be
provided on the primary entries of each unit, rear elevations facing the alley, and within
the common open space area as necessary to provide sufficient lighting for pedestrian
safety while minimizing light spill and glare onto adjoining properties. Therefore, staff
recommends as a condition of approval, the applicant shall submit a site-wide lighting
plan for review and approval by the Current Planning Project Manager prior to Civil
Construction Permit issuance.
Compliant if
condition of
approval is
met
Minimum Standards for Attached Dwelling Units: The City’s adopted regulations (RMC
4-4-155) require a minimum amount of habitable space, as defined by WAC 246-359-
010, provided by any attached dwelling unit based on the number of bedrooms
provided.
Buildings containing four (4) or more attached dwelling units shall provide at least one
unit with two (2) or more bedrooms for every four (4) units in the structure.
Units with no more than two (2) bedrooms shall include at least one complete
bathroom with a sink, a toilet, and both a shower and bathtub. Attached dwelling units
with three (3) or more bedrooms shall provide no less than one and three-quarters (1-
3/4) bathrooms. A three-quarter (3/4) bathroom shall include no less than a sink, a
toilet, and a shower or a bathtub.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 12 of 32
D_Index Ave Townhomes_240326_Final
16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable to
townhome development in the R-14 zone. The Standards implement policies established in the Land Use
Element of the Comprehensive Plan, enhance quality of life by encouraging new residential development
to produce beautiful neighborhoods of well-designed homes, and to mitigate adverse impacts of density
for the neighborhood and the surrounding community. Compliance with Site Design Standards must be
demonstrated prior to approval of the site plan. These standards are divided into three (3) areas: site
design, open pace, and residential design. When new dwelling units are created in the R-14 zone, any
retained dwelling units included in the development shall comply with the standards of the Section.
Compliance with Residential Design Standards would be verified prior to issuance of the building permit
for the new townhome units. The proposal is consistent with the following design standards, unless noted
otherwise:
Compliance Design Standards Analysis
✓
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The proposal includes two (2) structures – one (1) existing structure
with two (2) units and a new structure with two (2) units. Privacy between the new and
existing structure is respected with limited glazing proposed on the north façade of the
new structure facing the existing structure. In addition, the garage is located on the
north side of the new building providing further separation between living spaces in the
two buildings. No new lots are proposed.
✓
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Kitchens within attached dwelling units shall have a gas line and/or 240-volt electrical
outlet, a stove/range with an approved exhaust system and meet minimum sink
counter top and refrigerator dimensions.
Minimum amounts of storage space for attached dwelling units shall be provided.
Staff Comment: Two (2) new three (3) bedroom units are proposed. Floor plans show
that the storage standards are being met. The plans also show that the units would
meet the minimum number of provided bathrooms within units. However, it is unclear
on the floor plans if the kitchens are in compliance with kitchen standards. Therefore,
staff recommends as a condition of approval, the applicant submit revised floor plan
drawings identifying how each unit is meeting the kitchen standards of RMC 4-4-155
with the building permit application. The plan shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 13 of 32
D_Index Ave Townhomes_240326_Final
Staff Comment: The proposed development is required to comply with the current
version of the City of Renton Surface Water Design Manual (RSWDM).
Compliance
not yet
demonstrated
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight foot (8') separation from any dwellings.
Staff Comment: The double-bay garages of the two (2) new units would be attached
beneath the second floor living space. The single-bay garages of the existing two (2)
units are located beneath the first floor living space. The existing front porch area
projects in front of the garage approximately ten feet (10’). All garages would be
accessed from the proposed public alleys located along the west property line.
Compliance for this standard would be verified at the time of building permit review.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
Staff Comment: Not applicable, the project site is less than 10 acres in area and the
applicant has elected to not provide a park.
Compliant if
conditions of
approval are
met
Standards for Common Open Space:
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 14 of 32
D_Index Ave Townhomes_240326_Final
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one (1) acre or smaller in
size, open space(s) shall be no less than thirty feet (30') in any dimension. For
sites larger than one (1) acre in size, open space(s) shall be no less than forty
feet (40’) in any dimension. For all sites, allow for variation, open space(s) of
less than the minimum dimensions (thirty feet (30’) or forty feet (40’), as
applicable) are allowed; provided that when all of a site’s open spaces are
averaged the applicable dimension requirement is met.
5. A pedestrian entry easement can be counted as open space if it has a minimum
width of twenty feet (20') and within that twenty feet (20’) a minimum five feet
(5') of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
one foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Staff Comment: Based on the proposal for four (4) units (two (2) new and (2) existing
units), a total of 1,400 square feet of common open space would be required (350 sq.
ft. x 4 units). The applicant did not submit a separate open space plan, but included it
as part of the landscape plan (Exhibit 3). Landscaped common open space, totaling
1,417 sq. ft. is proposed at the corner of the two (2) public street frontages. The
proposed common open space would comply with the required 30-foot of open space
in any direction. Portions of the open space identified appear to be located in the 10-
foot on-site landscape area and as such, would not be counted towards the open space
requirement. In addition, the common open space does not appear to be contiguous to
the majority of the units. Therefore, staff recommends as a condition of approval, the
applicant shall submit a common open space plan with the civil construction permit
application demonstrating the project’s compliance with the common open space
requirements including but not limited to, square footage, maximum slope,
contiguousness to the majority of the dwellings, location in a highly visible area, and
lack of obstructions such as retaining walls or fences. The common open space plan
shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
In addition, code requires that common open space shall include picnic areas, space for
recreational activities, and other activities as appropriate. The project proposal includes
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 15 of 32
D_Index Ave Townhomes_240326_Final
a conceptual plan showing three (3) benches, but does not include details any other
potential passive or active recreational activities. Therefore, staff recommends as a
condition of approval, the applicant shall provide an open space programming plan that
includes specifications on proposed furniture, recreational activities, and other activities
as appropriate within the common open space for review and approval by the Current
Planning Project Manager at the time of civil construction permit.
Compliant if
condition of
approval is
met
Standards for Private Yards: Developments of four (4) or more dwelling units: Each
ground-related dwelling shall have a private yard that is at least two hundred fifty (250)
square feet in size with no dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Staff Comment: Each new unit includes private open space, with both units having a
small private yard areas adjacent to the two (2) street frontages, and one unit
incorporating a second floor deck (Exhibit 6). Note that the use of an upper story deck
would not meet the standard for private open space, but may meet the intent of the
design standard. Further review of compliance with the design standard and whether
an upper floor deck would meet the intent of the standard would occur at the time of
formal building permit review. In addition, private yard areas for the existing two (2)
units were not identified on the plans and therefore compliance could not be verified.
Therefore, staff recommends as a condition of approval, the applicant shall
demonstrate compliance with the standards for private yards and open space
guidelines by incorporating a combination of ground amenities, porches, or decks into
all four (4) units. The proposed private open space shall be reviewed and approved by
the Current Planning Project Manager prior to issuance of the building permit.
Compliance
not yet
demonstrated
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty-six inches
(36") on center.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 16 of 32
D_Index Ave Townhomes_240326_Final
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: All units on the site would front either NE 16th St, Index Ave NE, or open
space. The two (2) proposed units would have direct pedestrian connections to the
public sidewalk from the front door of each unit via a four-foot (4’) wide concrete
sidewalk. The existing two (2) units have direct pedestrian connection to the public
sidewalk along Index Ave NE via an existing on-site five-foot (5’) wide concrete sidewalk.
A new five-foot (5’) wide sidewalk would be installed along Index Ave NE as part of the
required frontage improvements. An existing five-foot (5’) wide sidewalk located along
NE 16th St would be retained.
Due to the small size of the site, there are limited opportunities for internal pathways.
An existing five-foot wide concrete pathway connects the parking area for the existing
units to the unit front doors and the public sidewalk along Index Ave NE. Access to the
common open space area would be provided via the public sidewalks along the two (2)
street frontages. The final layout of the sidewalks and pathways proposed as part of
the development would be reviewed at the time of building permit application review.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: The primary entries for the two (2) new units would be oriented towards
NE 16th St and Index Ave NE. While not identified as such on the site plan (Exhibit 2), the
two (2) units in the existing structure are oriented towards an open space area (Exhibit
3) to be located between the two (2) buildings upon project completion and therefore
complies with the intent of the standard should the area be included as part of the open
space plan.
Further compliance for this standard would be verified at the time of building permit
review.
Compliance
not yet
demonstrated;
Compliant if
condition of
approval is
met
Façade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2')
in depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all façades facing streets or public spaces.
Staff Comment: The primary building elevations of the proposed new structure include
modulation and articulations throughout, and both units are oriented toward a street
or common open space (Exhibit 2). Per the elevations provided by the applicant (Exhibit
6), the new structure would include at least one articulation with a depth of two feet
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 17 of 32
D_Index Ave Townhomes_240326_Final
(2’) along the primary elevation and at least one side articulation that measures one
foot (1’) in depth on all other facades.
The existing building on the site is rectangular and does not contain any type of
modulation or articulation. Therefore, staff recommends as a condition of approval, the
applicant shall submit elevations of the existing building showing compliance with the
modulation and articulation Residential Design Standard. Alternatively, the applicant
may submit a modification request to vary from the standards. The elevations or
modification request shall be submitted to the Current Planning Project Manager for
review and approval prior to submitting the building permit application for the new
structure.
Further compliance for this standard would be verified at the time of building permit
review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
Staff Comment: The proposed elevations for the new structure includes primary
windows that are proportioned vertically (Exhibit 6). All primary doors are shown with
inset vertical glass reveals that would face a public street or common open space. In
addition, all doors appear to include trim with a minimum width of three and one-half
inches (3 1/2") around their perimeter.
Based on Google Street View, the existing structure has vertically proportioned primary
windows. Similar to the note above under ‘Primary Entry’, the primary entry doors face
an unlabeled open space area to be located between the two (2) structures and
therefore complies with the standard. Further compliance for this standard would be
verified as part of a recommended condition of approval under FOF 16, Design
Standards: Common Open Space.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 18 of 32
D_Index Ave Townhomes_240326_Final
3. To differentiate the same models and elevations, different colors shall be used,
and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: The primary building form is the dominating form and no porches would
exceed one story. A color palette coded to the exterior elevations of the new building
was provided with the submitted application materials (Exhibit 6). The color palette
included a color and material legend for fiber cement lap siding in multiple colors, fiber
panels, cedar tongue and groove siding, and vinyl windows. Colors proposed include
Grizzle Gray (SW-7068) and Intrepid Grey (SW 9556) for the body (secondary), Covered
Bridge stain (SW-7063) for the body (secondary), and black for the accents and trim.
Further compliance for this standard would be verified at the time of building permit
review.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The applicant is proposing a multi-pitch gable roof for the new
structure. The existing structure has a single gable primary roof with gabled porch roof
projection on the south façade. Further compliance for all roof material to be fire
retardant would be verified at the time of building permit review.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: The applicant is proposing eaves with varying depths for the new
structure. The eaves on the existing structure appear to meet or exceed the dimensional
standards. Further compliance with eave requirements would be verified at the time of
building permit review.
Compliant if
condition of
approval is
met
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and
shall be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 19 of 32
D_Index Ave Townhomes_240326_Final
Staff Comment: The applicant has proposed three and one-half inches (3 ½”) minimum
trim around all windows and doors of the new structure. The existing structure does not
appear to comply with the minimum trim requirements. In addition, staff was unable to
verify the presence of one of the following architectural details on either the proposed
or existing structure: shutters, knee bracers, flower boxes, or columns. Therefore, staff
recommends, as a condition of approval, the applicant shall submit revised elevations
for both structures providing the required three and one-half inches (3 1/2") minimum
trim surrounding all windows and doors and one of the following architectural details:
shutters, knee braces, flower boxes, or columns. Alternatively, the applicant may submit
a modification request to vary from any of these standards. The revised elevations or
modification request shall be submitted to the Current Planning Project Manager for
review and approval at the time of building permit review.
Compliant if
condition of
approval is
met
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty-four inches (24").
The material change shall occur at an internal corner or a logical transition such
as aligning with a window edge or chimney. Material transition shall not occur
at an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval.
4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: Elevation drawings were submitted with the application materials
(Exhibit 6). As shown in the drawings, the applicant proposes incorporating multiple
materials and colors into the new structure. See discussion under FOF 16, Design
Standards: Scale, Bulk, and Character for additional analysis of the new building. Based
on Google Street View imagery from October of 2022, its unclear how the existing
structure would comply with the materials and color requirements or complement the
proposed new structure. Therefore, staff recommends as a condition of approval, the
applicant shall incorporate additional building or site design features into or near the
existing structure in order to demonstrate compliance with the Residential Design
Standards in RMC 4-2-115. The additional design features shall be approved by the
Current Planning Project Manager and installed prior to finaling the building permit for
the proposed new townhomes.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 20 of 32
D_Index Ave Townhomes_240326_Final
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance with this requirement would be verified at the time of civil
construction review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: Not applicable, no hot tubs or pools are proposed.
Compliant if
condition of
approval is
met
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Utility box locations were not shown on the conceptual landscape plan.
Staff recommends, as a condition of approval, that the applicant shall submit a detailed
landscape plan with any utility box locations. Any utility boxes that are visible to the
public shall be screened with berms and/or landscaping. The final detailed landscape
plan shall be reviewed and approved by the Current Planning Project Manager prior to
civil construction permit approval.
Compliant if
condition of
approval is
met
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: Both new and existing units would have individual trash containers. A
trash enclosure location was included in the first floor plan within the garage space of
both units in the new structure (Exhibit 6). If kept in the garages, the containers would
have minimal impact on residents and their neighbors and would not be visible to the
public except on trash collection day.
Based on recent Google Street View imagery from October of 2022, the existing two (2)
units appear to store the garbage and recycling bins along the east façade of the
existing building near Index Ave NE. No screening is installed and therefore the bins are
highly visible from the roadway. Therefore, staff recommends as a condition of
approval, the applicant shall submit a refuse and recycling plan that identifies an
adequate storage area in the attached garages of the existing two (2) units for the
individual trash and recycling containers, or alternatively, provide screening made of
wood, masonry, or ornamental metal if stored outside. The location and design of the
refuse and recycling areas shall be reviewed and approved by the Current Planning
Project Manager prior to issuance of a building permit. Compliance with the condition
and standard would be verified at the time of building permit application review.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 21 of 32
D_Index Ave Townhomes_240326_Final
17. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-14
zoning classification if existing units are proposed for retention. For Master Plan applications compliance
with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would
preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with
the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended
to comply with level of detail needed for Site Plan 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 14, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Design Standards.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: No planned action ordinance or Development agreement is in effect on
the site.
Compliant if
condition of
approval is
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: The proposed development would include the construction of two (2)
townhome units in one new building on the project site. The new building would be
located on an undeveloped area of the site near the corner of Index Ave NE and NE 16th
St. The proposed townhomes in would have two (2) stories and a maximum wall plate
height of 24 feet. The proposed two-story structure has been sited such that the building
would be oriented towards both Index Ave NE and NE 16th Ave. The proposed structure
is similar in scale to the single-family and duplex buildings located in the surrounding
neighborhood street. The existing one-story duplex with walk-out garage has two (2)
units (attached dwelling units) and would remain located at the rear of the site. The
existing building is significantly smaller than the proposed new townhome building. As
neither the existing or proposed buildings contain more than two units, neither is out of
proportion with the other development in the area. The proposal would not result in an
overconcentration of development on a particular portion of the project site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal includes pedestrian walkways from the townhome units
to both public sidewalks along NE 16th St NE Sunset Blvd and NE 12th St. An existing
concrete pathway would the parking area and front entry of the existing duplex to the
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 22 of 32
D_Index Ave Townhomes_240326_Final
proposed new sidewalk in Index Ave NE. In addition, a public alley is proposed on the
west side of the site and would provide vehicular access to all of the units. The alley
creates a desirable linkage for vehicles entering and existing and limits the potential for
pedestrian/vehicular conflicts.
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: The proposed townhomes would not include traditional loading and
storage areas that require screening. See FOF 16, Design Standards: Refuse, Dumpster,
Trash, Recycling Area for analysis and recommended condition of approval related to
the bins at the existing units.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
Staff Comment: It is not anticipated that the proposed townhomes would impact any
views of the surrounding properties due to their height.
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: See discussion under FOF 15, 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 did not submit an illumination plan. See FOF 15, Zoning
Development Standard Compliance: Lighting for analysis and recommended condition
of approval related to providing a lighting plan.
Compliant if
condition of
approval is
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation.
Staff Comment: The proposed new building would be located on the southern portion
of the site approximately thirty feet (30’) from the existing duplex. Per the floor plans
(Exhibit 6), the garage and kitchen of the northern-most unit would be located on the
first floor adjacent to the existing building. Both rooms would have limited glazing,
which helps protect the privacy of both existing and new residents.
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: Due to the highly developed nature of the site, the new two-story
structure is not anticipated to impact any natural characteristics on the site. The size,
placement and orientation of the proposed building as it relates to the existing building,
increased front yard setback of the proposed from Index Ave NE, proposed landscaping,
and various pedestrian connections contribute to reducing the perceived scale of the
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 23 of 32
D_Index Ave Townhomes_240326_Final
proposed building, which is of similar size and height of the existing building on the site,
as well as the other existing buildings in the surrounding area.
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 site is generally flat and does not have any significant natural
features due the highly developed nature of the neighborhood. The site is primarily
comprised of manicured grass. Grading and clearing of the site are proposed to
accommodate the new buildings, driveways, and road improvements.
See discussion and condition under FOF 15, Zoning Development Standard Compliance:
Tree Retention that the applicant submit a revised tree replacement plan that
demonstrates compliance with minimum tree density requirement and requires the
planting of native, large stature trees. Compliance with this condition of approval would
support the natural landscape by creating new natural features.
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: On-site unit parking would be located in the new townhome garages.
No changes to the existing surface parking for the two (2) existing units is proposed. On-
street parking would be available on NE 16th St and Index Ave NE.
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 is proposed in the common open space area and along
both street frontages to provide shade and privacy where needed (Exhibit 3). See also
discussion under FOF 15, Zoning Development Standard Compliance: Landscaping.
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: A new alley off of NE 16th St would provide vehicular access to both the
existing and proposed units on site. None of the townhomes would take direct driveway
access off of the surrounding public streets. In addition, the applicant has proposed the
removal of the existing secondary access point off of Index Ave NE, thereby reducing the
number of curb cuts on the project site and lowering the risk of a pedestrian/vehicular
conflicts. Connections to adjacent properties are not appropriate or feasbile due to the
residential nature of the development. In order to ensure the consolidition of access
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 24 of 32
D_Index Ave Townhomes_240326_Final
points on the site, staff recommends, as a condition of approval, the applicant shall
remove the existing curb-cut off of Index Ave NE prior to closeout of the civil construction
permit associated with the project.
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: Both the existing and proposed units would have direct pedestrian
connections to the adjacent ROWs via four-foot (4’) concrete pathways. The common
open space is located at the south-east corner of the site and would accessible via the
public sidewalks along the two ROWs. An existing concrete walkway connects the two
(2) existing units with the surface parking area and ROW. The combination of existing
and proposed concrete pathways would provide a safe and efficient pedestrian
circulation system on the small site. A new public alley would provide vehicular access
to the garages of the new townhome units, as well as to the garage and surface parking
area of the existing building.
The applicant has proposed retaining the existing asphalt driveway abutting the future
alley. The driveway is currently used to access the garage and surface parking for the
existing units. As currently designed, the driveway location effectively expands the
paved width of the alley to over 20 feet. Due to the limited space provided to turnaround
and dead-end nature of the proposed alley, staff is concerned about the potential for
vehicles parked within or adjacent to the existing structure to continue using the alley
as a driveway and reversing down the alley in order to exit the site. Therefore, staff
recommends, as a condition of approval, the applicant shall revise the site plan to
remove the portion of existing asphalt driveway adjacent to the alley and reconfigure
the surface parking area adjacent to the existing units in order to provide an adequately
sized area to turn around. The revised site plan shall be reviewed and approved by the
Current Planning Project Manager prior to issuance of a civil construction permit.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable, no separate loading and delivery areas are required for
townhomes.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Access to both NE 16th St and Index Ave NE St is directly adjacent to the
project site. A King County Metro bus stop is located approximately 500 feet west of the
site on the north side of NE 16th St. The bus stop serves both the 105 and 111 bus routes,
which connect the greater Renton Highlands Area with downtown Seattle and
Maplewood Heights neighborhood.
Unprotected bicycle lanes are present on Edmonds Ave NE approximately 750 west of
the site. See also discussion under FOF 15, Zoning Development Standard Compliance:
Bicycle parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See previous discussion above under Access and Circulation.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 25 of 32
D_Index Ave Townhomes_240326_Final
Compliant if
condition of
approval is
met under
FOF 16,
Design
Standards:
Standards for
Common
Open Space
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 project is proposing one (1) common open space on the site. Per
RMC 4-2-115.E.2, all common open space areas shall be designed to accommodate both
active and passive recreational opportunities and be visible and open to the street. Staff
recommended a condition for applicant to open space programming plan at the time of
civil construction permit. See discussion and condition under FOF 16, Design Standards:
Standards for Common Open Space.
✓
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 structure would not block view corridors to shorelines or
Mt. Rainier. The public access to shorelines requirement is not applicable to the
proposal.
N/A
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: No significant natural systems are located on the site.
Compliant if
condition of
approval is
met
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicate that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Fire impact fees are
applicable at the rate of $829.77 per unit. This fee is paid at time of building permit
issuance (Exhibit 15).
Water and Sewer.
Staff Comment: The proposed development is within the City’s water service area and
in the Highlands 565 pressure zone. There is an existing six-inch (6”) water main in Index
Ave NE (Record drawings: W-187809) that can deliver a maximum flow rate of 1,500
gallons per minute (GPM). There is an existing 12-inch water main located in NE 16th
Street that can deliver a maximum flow capacity of 2,500 GPM. The static water
pressure is approximately 86 psi at ground elevation of 366 feet. The site is located
outside of an aquifer protection area.
There are two (2) existing three-quarter inch (3/4”) services and meters serving the
property. The two (2) existing three-quarter inch (3/4”) water services and meters shall
be replaced with two (2) new one-inch (1”) water services and meters by city forces.
Water meter permits are required. Applicant shall review the fire flow demand and
evaluate the proper sizing of the new water service to unit 1. There are several existing
fire hydrants within 300 feet of the property. The location and number of hydrants will
be determined by the RRFA based on the final fire flow demand and final site plan.
The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single one-inch (1”) meter is $4,850.00 per meter.
Final determination of applicable fees would be made after the water meter size has
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 26 of 32
D_Index Ave Townhomes_240326_Final
been determined. SDC fees are assessed and payable at permit issuance. See also
Development Engineering Memo, dated December 6th, 2023, for applicable water fees
(Exhibit 15).
Sewer service is provided by the City of Renton. There is an existing eight-inch (8”)
gravity wastewater main located in NE 16th St. There are two (2) existing PVC and one
clay sewer stubs serving the existing units on the property.
The SDC fee for sewer is based on the size of the new domestic water to serve the
project. The current sewer fee for a one-inch (1”) meter is $3,650.00 per meter. A
redevelopment credit of the wastewater system development charges would be applied
to the meter(s) to existing homes, if applicable, if they are abandoned and capped at
the main line. SDC fees are payable at construction permit issuance (Exhibit 15).
Drainage.
Staff Comment: A Preliminary Technical Information Report (TIR), prepared by
Encompass Engineering and Surveying dated September 8, 2023, was included in the
submittal documents (Exhibit 10). Based on the City of Renton’s flow control map, the
site falls within the Flow Control Duration Standard- Matching Forested and is within
the May Creek River Drainage Basin. There is an existing 18-inch public stormwater
main on the south side of NE 16th St (see record drawing D-401655). There is an existing
public catch basin located at the intersection of Index Ave NE and NE 16th St.
There is a 2024 System Development Charge of $0.92 per sq. ft. SDC fees are payable at
construction permit issuance (Exhibit 15).
Transportation.
Staff Comment: Access to the site is proposed via a new eight-foot (8’) wide public alley
off of NE 16th St. The alley would dead end at the northern extent of the site and be
completed upon redevelopment of other properties on the block. To meet the City’s alley
standard per RMC 4-6-060, the minimum ROW width of sixteen feet (16’) with twelve
feet (12’) of pavement is required. Therefore, staff recommends as a condition of
approval, the construction plans submitted with the civil construction permit application
shall show an alley abutting the western property line consistent with the Alley
requirements in RMC 4-6-060 which include, but are not limited to, a ROW width of
sixteen feet (16’) with twelve feet (12’) of pavement, or an alternative width approved
by the Development Engineering Manager.
Index Ave NE is classified as a residential access street, with an existing right-of-way
ROW) width of approximately 50 feet with an existing paved width of approximately
26feet. To meet the City’s complete street standards for Residential Access streets, a
minimum ROW width of 53-feet is required. Half street improvements including a 26-
foot paved road (13-feet each side), a 0.5-foot wide curb, an 8-foot wide planting strip,
and a 5-foot wide sidewalk. Dedication of approximately 1.5-feet would be required. NE
16th St is classified as a residential access street, with an existing right-of-way (ROW)
width of approximately 60 feet and an existing paved width of approximately 32 feet.
To meet the City’s complete street standards for Residential Access streets, a minimum
ROW width of 53 feet is required. Per RMC 4-6-060 half of street improvements as taken
from the ROW centerline shall be required and include a 26-foot paved road (13-feet
each side), a 0.5-foot wide curb, an 8-foot wide planting strip, and a 5-foot wide
sidewalk. No dedication is required. The existing improvements along NE 16th St are
adequate and comply with the City’s complete street standards in RMC 4-6-060. The
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 27 of 32
D_Index Ave Townhomes_240326_Final
applicant did not show the required undergrounding of utilities in the Engineering Plan
set submitted with the application (Exhibit 5). Therefore, staff recommends, as a
condition of approval, the applicant shall obtain a street modification approval to
modify the street standards in RMC 4-6-060, or alternatively, comply with the complete
street standards in RMC 4-6-060. If the applicant elects to submit a street modification
application, the request shall approved prior to issuance of the civil construction permit.
An existing curb cut used to access the site off of Index Ave NE is proposed for removal.
See recommended a condition of approval under FOF 16, Design Standards: Access and
Circulation related to the removal of the existing curb cut.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The current rate of transportation impact fee is assessed at
$6,345.23 per dwelling. Payment of the transportation impact fee is applicable on the
construction of the development at the time of building permit issuance.
Staff received two (2) public comment letters (Exhibits 12 and 13) related to concerns
regarding potential traffic impacts to the immediate. The public comments, including
one from a nearby property owner and the other from the Renton School District (RSD),
expressed concerns regarding potential traffic impacts to the immediate area during
project construction. RSD was specifically concerned about impacts to the Meadow
Crest Early Learning Center across the street (Index Ave NE) from the development. They
requested the applicant keep both NE 16th St and Index Ave NE open and clear of any
obstructions during four (4) parent pick-up/drop-off occurrences daily. Therefore, staff
recommends, as a condition of approval, the applicant shall submit an updated
Construction Mitigation Plan that specifically identifies how the applicant would avoid
impacts to traffic in the immediate area during construction. The plan shall include a
narrative addressing the specific concerns in the public comments (Exhibits 12 and 13).
The Construction Mitigation Plan shall be reviewed and approved by the Current
Planning Project Manager prior to issuance of a civil construction permit.
N/A l. Phasing: The applicant is not requesting any additional phasing.
✓
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: See previous discussion above under Drainage.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Fire impact fees are applicable
at the rate of $829.77 per unit. This fee is 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: Sierra Heights Elementary,
McKnight Middle School, and Hazen High School. Any new students from the proposed
development would be bussed to elementary and high schools. The stop for the
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 28 of 32
D_Index Ave Townhomes_240326_Final
elementary school is located directly in front of the project site at the intersection of NE
Harrington Ave NE and Index Ave NE. The stop for the high school is located
approximately 750 feet west of the project site at the north-east corner of the
intersection at NE 16th St and Edmonds Ave NE. Students would walk along the north side
of NE 16th St on the sidewalk that extends from the project site to the intersection.
Students would walk to McKnight Middle School, located near the corner of Harrington
Ave NE and NE 16th St, using the sidewalk that extends to the intersection. The
intersection is a four-way stop with crosswalks. The proposed project includes the
installation of frontage improvements along the NE 16th St frontage, including sidewalks.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. Currently the fee is assessed at $3,697.00
per multi-family residence.
✓
Parks: A Park Impact Fee would be required for the future units. The current Park Impact
Fee is $2,659.70 per multi-family unit (2 units, duplexes, and ADUs). The fee in effect at
the time of building permit application is applicable to this project and is payable at the
time of building permit issuance.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A Preliminary Technical Information Report (TIR,) prepared by Encompass
Engineering and Surveying dated September 8, 2023, was included in the submittal
documents (Exhibit 10). Based on the City of Renton’s flow control map, the site falls
within the Flow Control Duration Standard- Matching Forested and is within the May
Creek River Drainage Basin. The report is based on a Full drainage review and Core
Requirements 1 thru 9 and the six Special Requirements have been discussed in the TIR.
A final TIR would be reviewed at the time of formal civil construction permit application
review.
There is a 2024 System Development Charge of $0.92 per sq. ft. SDC fees are payable at
construction permit issuance.
✓
Water: The proposed development is within the City’s water service area and has
adequate capacity to serve the new units. See FOF 17, Design Standards: Water and
Sewer for analysis.
✓
Sanitary Sewer: The proposed development is within the City of Renton sewer service
area and has adequate capacity to serve the new units. See FOF 17, Design Standards:
Water and Sewer for analysis.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Residential-14 (R-14) 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 15.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 29 of 32
D_Index Ave Townhomes_240326_Final
3. The proposed site plan complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 16.
4. The proposed site plan 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 17.
5. There are safe walking routes to the school bus stop, see FOF 18.
6. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 18.
7. Key features which are integral to this project include the provision of an alley for vehicular access,
removal of the Index Ave NE curb cut, and the high-quality design of the proposed new townhomes.
J. DECISION:
The Index Avenue Townhomes site plan, File No. LUA23-000381, SA-A, as depicted in Exhibit 2, is approved
and is subject to the following conditions:
1. The applicant shall submit a final detailed landscape plan that identifies compliance with ten feet (10') of
on-site landscaping along all street frontages. The final detailed landscape plan shall be reviewed and
approved by the Current Planning Project Manager prior to issuance of a civil construction permit.
2. The applicant shall submit a final detailed landscape plan and updated tree density and credit worksheet
that identify the same number of new trees proposed for planting. In addition, the applicant shall
substitute native large-stature native tree species such as Western red cedars, Douglas fir, and Western
hemlock or similar for at least two (2) of the new trees identified on the final landscape plan. The final
detailed landscape plan and updated tree retention and credit worksheet shall be submitted to the
Current Planning Project Manager for review and approval prior to civil construction permit issuance.
3. The applicant shall submit a site-wide lighting plan for review and approval by the Current Planning
Project Manager prior to Civil Construction Permit issuance.
4. The applicant submit revised floor plan drawings identifying how each unit is meeting the kitchen
standards of RMC 4-4-155 with the building permit application. The plan shall be reviewed and approved
by the Current Planning Project Manager prior to building permit approval.
5. The applicant shall submit a common open space plan with the civil construction permit application
demonstrating the project’s compliance with the common open space requirements including but not
limited to, square footage, maximum slope, contiguousness to the majority of the dwellings, location in a
highly visible area, and lack of obstructions such as retaining walls or fences. The common open space
plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit issuance.
6. The applicant shall provide an open space programming plan that includes specifications on proposed
furniture, recreational activities, and other activities as appropriate within the common open space for
review and approval by the Current Planning Project Manager at the time of civil construction permit.
7. The applicant shall demonstrate compliance with the standards for private yards and open space
guidelines by incorporating a combination of ground amenities, porches, or decks into all four (4) units.
The proposed private open space shall be reviewed and approved by the Current Planning Project
Manager prior to issuance of the building permit.
8. The applicant shall submit elevations of the existing building showing compliance with the modulation
and articulation Residential Design Standard. Alternatively, the applicant may submit a modification
request to vary from the standards. The elevations or modification request shall be submitted to the
Current Planning Project Manager for review and approval prior to submitting the building permit
application for the new structure.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 30 of 32
D_Index Ave Townhomes_240326_Final
9. The applicant shall submit revised elevations for both structures providing the required three and one-
half inches (3 1/2") minimum trim surrounding all windows and doors and one of the following
architectural details: shutters, knee braces, flower boxes, or columns. Alternatively, the applicant may
submit a modification request to vary from any of these standards. The revised elevations or
modification request shall be submitted to the Current Planning Project Manager for review and
approval at the time of building permit review.
10. The applicant shall submit a detailed landscape plan with any utility box locations. Any utility boxes that
are visible to the public shall be screened with berms and/or landscaping. The final detailed landscape
plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit approval.
11. The applicant shall incorporate additional building or site design features into or near the existing
structure in order to demonstrate compliance with the Residential Design Standards in RMC 4-2-115.
The additional design features shall be approved by the Current Planning Project Manager and installed
prior to finaling the building permit for the proposed new townhomes.
12. The applicant shall submit a refuse and recycling plan that identifies an adequate storage area in the
attached garages of the existing two (2) units for the individual trash and recycling containers, or
alternatively, provide screening made of wood, masonry, or ornamental metal if stored outside. The
location and design of the refuse and recycling areas shall be reviewed and approved by the Current
Planning Project Manager prior to issuance of a building permit. Compliance with the condition and
standard would be verified at the time of building permit application review.
13. The applicant shall remove the existing curb-cut off of Index Ave NE prior to closeout of the civil
construction permit associated with the project.
14. The applicant shall revise the site plan to remove the portion of existing asphalt driveway adjacent to
the alley and reconfigure the surface parking area adjacent to the existing units in order to provide an
adequately sized area to turn around. The revised site plan shall be reviewed and approved by the
Current Planning Project Manager prior to issuance of a civil construction permit.
15. The construction plans submitted with the civil construction permit application shall show an alley
abutting the western property line consistent with the Alley requirements in RMC 4-6-060 which include,
but are not limited to, a ROW width of sixteen feet (16’) with twelve feet (12’) of pavement, or an
alternative width approved by the Development Engineering Manager.
16. The applicant shall obtain a street modification approval to modify the street standards in RMC 4-6-060,
or alternatively, comply with the complete street standards in RMC 4-6-060. If the applicant elects to
submit a street modification application, the request shall approved prior to issuance of the civil
construction permit
17. The applicant shall submit an updated Construction Mitigation Plan that specifically identifies how the
applicant would avoid impacts to traffic in the immediate area during construction. The plan shall
include a narrative addressing the specific concerns in the public comments (Exhibits 12 and 13). The
Construction Mitigation Plan shall be reviewed and approved by the Current Planning Project Manager
prior to issuance of a civil construction permit.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
3/26/2024 | 2:38 PM PDT
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 31 of 32
D_Index Ave Townhomes_240326_Final
TRANSMITTED on March 26, 2024 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Michael Elliot, 10034 SE 218th Pl,
Kent, WA 98031
Amy Donlan /165 NE Juniper
Street, Suite 201, Issaquah, WA
98027 /
ADonlan@Encompasses.net
TRANSMITTED on March 26, 2024 to the Parties of Record:
Andrew Greco
2801 NE 16th St
Renton, WA 98055
grecoaj@gmail.com
Matt Feldmeyer
Renton School District
7812 S 124th St
Seattle, WA
matthew.feldmeyer@rentonschools.us
TRANSMITTED on March 26, 2024 to the following:
Brianne Bannwarth, Interim CED Administrator
Justin Johnson, Interim Development Engineering Director
Gina Estep, Economic Development Director
Clark Close, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on April 9, 2024. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process
may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
City of Renton Department of Community & Economic Development
Index Avenue Townhomes
Administrative Report & Decision
LUA23-000381, SA-A
Report of March 26, 2024 Page 32 of 32
D_Index Ave Townhomes_240326_Final
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: A5115E6D-5FF1-4242-8D6A-1BDF53158A96
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Index Avenue Townhomes
Land Use File Number:
LUA23-000381, SA-A
Date of Report
March 26, 2024
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Amy Donlan /165 NE Juniper Street,
Suite 201, Issaquah, WA 98027 /
ADonlan@Encompasses.net
Project Location
1709 Index Ave NE
(7227801935)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Topography Survey
Exhibit 5: Engineering Plan Set (storm, grading, erosion control, utilities)
Exhibit 6: Architectural Plan Set
Exhibit 7: Arborist Report, prepared by Tree Frog dated January 12, 2023
Exhibit 8: Tree Density Worksheet
Exhibit 9: Conceptual Drainage/Utilities Plan prepared by Encompass Engineering and Surveying
dated September 7, 2023
Exhibit 10: Technical Information Report (TIR), prepared by Encompass Engineering and Surveying
dated September 8, 2023
Exhibit 11: Geotechnical Report, prepared by The Riley Group dated February 2, 2023
Exhibit 12: Modification Justification
Exhibit 13: Renton School District Public Comment
Exhibit 14: Greco Public Comment
Exhibit 15: Advisory Notes
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