HomeMy WebLinkAboutSR_DreamlinerHEX_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_DreamlinerHEX_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: May 7, 2024
Project File Number: PR23-000125
Project Name: Dreamliner LLC Mixed Use
Land Use File Number: LUA23-000355, ECF, CUP-H, SA-H, MOD
Project Manager: Andrew Van Gordon, Associate Planner
Owner: Dreamliner LLC, 6513 132nd Ave NE #202, Kirkland, WA 98033
Applicant/Contact: Lavina Wadhwani, Veer Architecture, PLLC, 10655 NE 4th St Suite #707, Bellevue,
WA 98005
Project Location: 511 Airport Way, Renton, WA 98057 (APN 7229300580)
Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit, Site Plan
Review, Environmental Threshold Determination (SEPA) and a modification to
roadway standards to construct a commercial/residential mixed-use building at 511
Airport Way. The building would include 30 dwelling units, 3,192 square feet of
ground floor commercial space, and 38 on-site parking spaces. Two (2) commercial
spaces, 1,800 square feet and 1,392 square feet each, are proposed on the ground
floor. All parking spaces are within on-site structured parking. Access is proposed
from Airport Way and S Tillicum St. The subject property is 0.36-acre (16,010 square
feet) and is split zoned between the Commercial Arterial (CA) and Center Downtown
(CD) zones. After dedication of right-of-way, approximately 0.24 acre (10,627 square
feet) of the property will be within the CA zone and approximately 0.08 acre (3,542
square feet) will be within the CD zone. The CA portion of the project is within Urban
Design District D; the CD portion is within Urban Design District A. The City's
mapping system indicates the site is within a high seismic hazard area and the
Downtown Wellhead Protection Area Zone 1.
Site Area: 0.36 acres
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 2 of 73
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B. EXHIBITS:
Exhibits 1-17: As shown in the Environmental Review Committee (ERC) Report
Exhibit 18: Staff Report to the Hearing Examiner
Exhibit 19: On Hold Letter dated November 29, 2023
Exhibit 20: Off Hold Letter dated February 15, 2024
Exhibit 21: Neighborhood Meeting Documents
Exhibit 22: Environmental Determination of DNS-M dated March 25, 2024
Exhibit 23: Revised Environmental Determination of DNS-M dated April 8, 2024
Exhibit 24: CA Density Worksheet
Exhibit 25: CD Density Worksheet
Exhibit 26: Arborist Report, prepared by Jeff Varley dated April 25, 2021, July 19, 2023, updated
September 24, 2023
Exhibit 27: Floor Plans
Exhibit 28: Bike Parking Residential and Commercial Layout
Exhibit 29: Special Development Standards Applicant Response
Exhibit 30: Sun Study
Exhibit 31: Lighting Plan
Exhibit 32: Applicant Justification for Modification
Exhibit 33: Pre-Application Memo dated March 16, 2023
C. GENERAL INFORMATION:
1. Owner(s) of Record: Dreamliner LLC, 6513 132nd Ave NE #202, Kirkland, WA
98033
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District ‘D’
Center Downtown (CD)
Urban Design District ‘A’
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Vacant
5. Critical Areas: High Seismic Hazard Area, Downtown Wellhead
Protection Area Zone 1
6. Neighborhood Characteristics:
a. North: Airport Way and Renton Municipal Airport / Medium Industrial (IM) / Employment Area
b. East: Shopping Center / Center Downtown (CD) / Commercial Mixed Use
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 3 of 71
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c. South: S Tillicum St, Detached Dwellings, Commercial / Residential – 8 (R-8) and CD / Residential
Medium Density and Commercial Mixed Use
d. West: Eating and Drinking Establishment / Commercial Arterial (CA) / Commercial Mixed Use
7. Site Area: 0.36 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Incorporation) N/A 0 06/06/1901
Temporary Use LUA00-058 N/A 05/17/2000
Temporary Use LUA21-000336 N/A 10/07/2021
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing eight inch (8”) cast
iron water main in Airport Way.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”) gravity
sewer main in S Tillicum St.
c. Surface/Storm Water: There is an existing 12 inch (12”) concrete storm main in Airport Way.
2. Streets: Airport Way to the north is classified as a Primary Arterial Street. It has a current right-of-way
width of 80 feet with an existing paved width of approximately 78 feet. There is an existing curb,
landscaping strip with four (4) street trees and five-foot (5’) wide sidewalk. S Tillicum St to the south has
an existing right-of-way of 16 feet for approximately 100 feet starting at the southwest corner with the
remainder being 10 feet in width; the existing paved width is 10 feet for the entire length abutting the
project site.
3. Fire Protection: Fire protection will be provided by Renton Regional Fire Authority (RRFA).
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN, CV, CA & UC)
e. Section 4-2-120B: Development Standards for Commercial Zoning Designations (CD, CO & COR)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 4 of 73
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b. Section 4-2-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 8 Permits – General and Appeals
6. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-070: Environmental Review Procedures
c. Section 4-9-200: Master Plan and Site Plan Review
d. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on October
19, 2023 and determined the application complete on Otocber 26, 2023. The project was placed on hold
November 29, 2023 (Exhibit 19) and taken off hold on Feberuary 15, 2024 (Exhibit 20). The project
complies with the 120-day review period.
2. A pubic meeting was held on July 5, 2023 at Renton Library, 100 Mill Ave S. Two (2) members of the public
attending the meeting virtually, and provided comments and questions regarding the following issues:
height, timeline, landscaping to reduce noise from crossing S Tillicum St. See Exhibit 21.
3. The project site is located 511 Airport Way, Renton, WA 98057 (APN 7229300580).
4. The project site is currently vacant.
5. Access to the site would be provided via two (2) entry points into the on-site structured parking: one (1)
from Airport Way and the other from S Tillicum St. Pedestrian access is proposed via entrances to the
commercial spaces and the residential portion via building entrances on the front façade facing Airport
Way.
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Arterial (CA) zoning classification / Urban Design District ‘D’ and
the Center Downtown (CD) zoning classification / Urban Design District ‘A’.
8. There are no trees located on-site.
9. The site is mapped with a high seismic hazard area and the Downtown Wellhead Protection Area Zone 1.
10. Approximately 150 cubic yards of material would be cut on-site and approximately 150 cubic yards of fill
is proposed to be brought into the site.
11. The applicant is proposing to begin construction Winter 2024 and end as soon as possible.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 5 of 73
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12. Staff received zero (0) public comment letters.
13. Staff received two (2) agency comment letters. One (1) from the Duwamish Tribe, dated October 30, 2023
(Exhibit 8), with concerns about historical and cultural preservation, and a second from the Department
of Ecology, dated November 9, 2023 (Exhibit 10), identifying the project site as being in proximity to a
Model Toxics Control Act (MCTA) Confirmed and Suspected Contaminated Sites List – SDS Partners site
located at 307 Airport Way S. Agency comments were addressed through applicable mitigation measures.
See FOF 15 for additional information.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
March 25, 2024 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Dreamliner LLC Mixed Use project (Exhibit 22). The DNS-M included two (2)
mitigation measures. On April 8, 2024, the Environmental Review Committee issued a revised DNS-M for
the project (Exhibit 23). The Committee issued a revised DNS-M because the original did not include all
approved mitigation measures. The revised DNS-M included four (4) mitigation measures. A 14-day appeal
period commenced on April 9, 2024 and ended on April 22, 2024. No appeals of the threshold
determination have been filed as of the date of this report.
15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. The project shall comply with the recommendations of the Geotechnical Engineering Report,
prepared by The Riley Group dated January 26, 2021, and any future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical reports. The geotechnical engineer shall submit
a sealed letter stating that they reviewed the construction and building permits and in their
opinion the plans and specifications meet the intent of the reports.
3. The applicant shall be required to sample for on-site petroleum hydrocarbon contamination in
the soil and groundwater prior to acceptance of the civil construction permit. If contamination is
found on-site, the applicant shall provide documentation of approved mitigation measures un line
with Model Toxics Control Act (MTCA) and from the Toxics Cleanup Program requirements prior
to issuance of the civil construction permit. Mitigation measures shall be completed prior to final
inspection of the civil construction permit.
4. The applicant shall complete an archaeological survey by a qualified professional on the site prior
to ground disturbing activities and an Inadvertent Discoveries Plan be prepared by a qualified
professional. A report identifying the results and any needed next steps shall be submitted by a
qualified professional. A report identifying the results and any needed next steps shall be
submitted with the Inadvertent Discoveries Plan at the time of the civil construction permit
application for review and approval by the Current Planning Project Manager prior to permit
issuance. Ground disturbing activities include but are not limited to geotechnical testing, concrete
removal, utility removal and replacement and building excavation. Notice shall be provided to
Concerned Tribes to have a tribal monitor on-site if archaeological work or monitoring is
performed.
16. 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.
17. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 6 of 73
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designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking and the
provision of public amenity features. The proposal is compliant with the following development standards
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new 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.
✓
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
✓ 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.
✓ Policy L-54: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
18. CA Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail
sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may
be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in Renton
Municipal Code (RMC) 4-2-120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
✓
Use: Attached Dwellings – Flats (a dwelling unit attached to one or multiple dwelling
units by one or more common roof(s), wall(s), or floor(s) within a building. Typically,
the unit’s habitable area is provided on a single level. Unit entrances are provided from
a common internal corridor).
Specified residential use(s) are not allowed within 1,000 feet (1,000’) of the centerline
of Renton Municipal Airport Runway.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 7 of 73
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Commercial uses in residential mixed-use developments are limited to retail sales, on-
site services, eating and drinking establishments, taverns, daycares, preschools, indoor
recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries
with tasting rooms, general offices not located on the ground floor, and similar uses as
determined by the Administrator.
Uses normal and incidental to a building including, but not limited to, interior entrance
areas, elevators, waiting/lobby areas, mechanical rooms, mail areas,
garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for
the exclusive use of the residents are not considered commercial uses.
Staff Comment: The applicant proposes a 30-unit residential apartment complex with
two (2) ground floor commercial spaces totaling 3,192 square feet. The two (2)
commercial spaces and 14 dwelling units are proposed within the CA portion of the
building. As of the drafting of this report, tenants had not been found for the
commercial spaces. RMC 4-2-060, Zoning Use Table allows attached dwellings – flats in
the CA zone subject to RMC 4-2-080A.6 (RMC 4-2-080A, Condition #6) noted above.
✓
Density: The minimum density required in the CA zone is 20.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: The net area for density purposes within the CA zone portion of the lot
is 10,627 square feet or 0.24 acre (Exhibit 24). With a proposed 14 dwelling units the
net density is 57.39 dwelling units per acre. The project site is located within the City
Center Planning Area. The net density of the project within the CA zone is meeting
density requirements.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: Not applicable. No changes are proposed to the parcel.
✓
Setbacks: The minimum front yard setback is 15 ft. A maximum front yard setback of
20 ft. is required. The minimum secondary front yard setback is 15 ft. The minimum
setback may be modified through the site plan review process if it can be demonstrated
to the Administrator’s satisfaction that the criteria as set forth in RMC 4-2-120C.16 can
be met: The maximum secondary front yard setback is 20 feet. The maximum setback
may be modified through the site plan review process if the applicant can demonstrate
that the proposed development meets criteria set forth in RMC 4-2-120C.15: There are
no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a
lot zoned residential.
Staff Comment: The building would have the following setbacks:
• A 15-foot (15’) setback from Airport Way.
• A zero-foot (0’) setback from S Tillicum Way.
• A one-foot two and one-eighth inch (1’-2 1/8”) setback from the western
property line.
The proposal complies with CA zoning setback requirements.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 8 of 73
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Compliant if
condition of
approval is
met
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. if the building is
mixed use. Heights may exceed the Zone’s maximum height with a Conditional Use
Permit. Building height shall not exceed the maximum allowed by the subject zoning
district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and
Use Restrictions, whichever is less.
Staff Comment: All parking is proposed on-site within incorporated structured parking.
Per the site plan 75 percent (75%) of the portion of the property within the CA zone is
7,970.33 square feet; the building encompasses 7,960 square feet or 74.9 percent
(74.9%) of the area (Exhibit 2). The proposed height is 57 feet six inches (57’6” in height
and complies with the zoning height requirements (Exhibit 16).
The subject property is located within an Airport Influence Area and Traffic Pattern Zone
(Zone 5 and 6) for the Renton Municipal Airport. The lowest elevation airport height
restriction contour within the CA zone is approximately 152 feet (152’). The ground
elevation of the site is approximately 34 feet (34’). The highest point of the building
within the CA zone is 97 feet (97’). Based on the provided elevations the proposed
building would be under the airport height restriction. However, staff did not receive a
determination of no hazed to air navigation from the Federal Aviation Administration
(FAA). To ensure that the project does not create a hazard to air navigation, staff
recommends as a condition of approval that the applicant provide documentation from
the Federal Aviation Administration demonstrating compliance with the Part 77
Horizontal Surface Height Limit. Compliance shall be reviewed and approved by the
Current Planning Project Manager prior to construction permit issuance.
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. Minimum planting strip widths
between the curb and sidewalk are established according to the street development
standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be
planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the
width of the planting strip and the presence or lack of overhead power lines;
provided, the Administrator and City arborist shall each retain the right to
reject any proposed cultivar regardless of whether or not the cultivar is on the
City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the
curb and the sidewalk at the following intervals; provided, that, where right-
of-way is constrained, irregular intervals and slight increases or decreases may
be permitted or required. Additionally, trees shall be planted in locations that
meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, street lights, utility poles,
traffic signs, fire hydrants, and driveways; such spacing standards are identified
in the City’s Approved Tree List. Generally, the following spacing is required:
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 9 of 73
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i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses. At least one tree for every six (6)
parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation.
d. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 10 of 73
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planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15')
wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual barrier, is required along the common property line.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: The applicant’s conceptual landscape plan (Exhibit 3) identifies
plantings to go within the on-site 10-foot (10’) landscaping strip within the CA zone.
Proposed plantings include trees, shrubs and groundcover. Additional shrubs are
proposed along an inset area on the western façade. A tree, ground cover and shrubs
are proposed within an inset landscaping area along S Tillicum St with Japanese Sky
Holly proposed in three (3) locations abutting the on-site parking structure. Staff
received comment from the Duwamish Tribe (Exhibit 8) strongly recommending native
vegetation be used. As currently proposed the vegetation is a mix of native and non-
native species. As such, staff recommends as a condition of approval the applicant
submit revised landscape plans with the construction permit application that provides
native vegetation to the greatest extent possible. A narrative shall be provided from a
Washington licensed landscape architect identifying why native vegetation could not
be used in specific instances, why vegetation has been chosen for the specific area and
what measures need to be incorporated to ensure the long-term health and survival of
the landscaping. The plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
Four (4) mature Norway Maples, ranging in Diameter at Breast Height (DBH) from 14
inches (14”) to 24 inches (24”) are currently within the existing landscaping strip in the
right-of-way (ROW) of Airport Way (Exhibit 26). These trees are proposed to remain as
street trees with no new plantings proposed. Site development work, specifically access
and frontage improvements would be conducted within the dripline of the existing
trees. As such, staff recommends as a condition of approval the applicant provide an
updated arborist report with the construction permit application. The updated report
shall identify measures needed to ensure the long-term health and viability of the trees.
The report shall be reviewed and approved by the Current Planning Project Manager
prior to construction permit issuance. If the arborist determines that existing street
tree(s) cannot be maintained based on the scope of proposed work, then new street
trees shall be planted at a 1:1 ratio of removed trees to new trees. A revised landscaping
plan shall be submitted with the construction permit application showing newly planted
street tree species chosen from the City of Renton Approved Tree List & Spacing
Guidelines. The revised plans shall be reviewed and approved by the Current Planning
Project Manager prior to construction permit issuance.
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre
based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 11 of 73
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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: No trees are present on-site, significant or otherwise.
A minimum of 10 tree credits (0.32 acres x 30 tree credits per acre = 9.6 tree credits,
rounded up to 10) are needed for the entire project site. Per the submitted landscape
plan seven (7) trees are proposed: four (4) River Birch, one (1) Norway Maple, two (2)
White Oak. The River Birch and Norway Maple are classified as Large Specie trees with
the White Oak being a Medium Specie tree. A total of 10 tree credits are being
proposed.
Compliant if
condition of
approval is
met
Refuse and Recycling: In office, educational and institutional developments, a
minimum of two (2) square feet per every one thousand (1,000) square feet of building
gross floor area shall be provided for recyclables deposit areas and a minimum of four
(4) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
In manufacturing and other nonresidential developments, a minimum of three (3)
square feet per every one thousand (1,000) square feet of building gross floor area shall
be provided for recyclables deposit areas and a minimum of six (6) square feet per one
thousand (1,000) square feet of building gross floor area shall be provided for refuse
deposit areas. A total minimum area of one hundred (100) square feet shall be provided
for recycling and refuse deposit areas.
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.
In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables deposit
areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of
building gross floor area shall be provided for refuse deposit areas. A total minimum
area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas.
Staff Comment: For the residential portion of the development a minimum of 90 square
feet is required for refuse deposit areas with a minimum of 45 square feet required for
recycling deposit areas. For the commercial portion of the development, it is unknown
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based on the use what the specific minimum size needed would be. Of the requirements
listed in RMC 4-4-090E, Commercial, Industrial, and Other Nonresidential
Developments – Additional Requirements for Deposit and Collection Areas, retail
developments have the greater minimum requirement. Because tenants are unknown
at this time, and a retail use is a potential use within the commercial spaces, the retail
development standards will be used as retail would be the most intensive use possible.
A minimum of 33 square feet is required for refuse deposit areas with a minimum of 17
square feet is required for recycling deposit areas. A combined 185 square feet is
required.
Per the submitted floor plans (Exhibit 27), one (1) 217.5 square foot location is provided
on the ground floor for refuse and recyclable deposit area. An additional 108 square
feet deposit area with trash chute to the ground floor is provided for on the second
level. Two (2) 128-square foot deposit areas with trash chute to the ground floor are
provided on the third and fourth level. A 127-square foot deposit area with trash chute
to the ground floor is provided on the fifth level. The deposit area is incorporated within
the building along the southern façade externally accessed from S Tillicum St. Per the
provided building elevations (Exhibit 16) would be externally accessed via a nine and a
half – foot tall by 10-foot wide (9.5’ x 10’) roll up door from the S Tillicum St. Per RMC
4-4-090C10, Minimum Gate Opening and Minimum Vertical Clearance, the enclosure
entrance needs to have a minimum width of 12 feet (12’). As such, staff recommends
as a condition of approval the applicant submit revised building designs with the
building permit which provides an enclosure meeting applicable requirements within
RMC 4-4-090, Refuse and Recyclables Standards. The design shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
✓
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: A site-to-site connection is not proposed with the abutting CA-zoned
lot to the west. The applicant is proposing on-site parking within structured parking. It
would be impractical and overburdensome for the City to require a site-to-site
connection through the structured parking. Further, the CA zone has a zero-foot (0’)
side yard setback except if the lot abuts or is adjacent to a lot zoned residential. The
maximum building coverage increases from 65 percent (65%) to 75 percent (75%) if
parking is provided within the building or within an on-site parking garage. Because the
CA zone allows for zero-foot (0’) side yard setbacks and incentives structured parking,
it is anticipated that a site-to-site connection would occur when surface parking is
proposed. As the setback exception wouldn’t apply to either the project site or the
neighboring property to the west as they are both zoned CA, it is expected that future
redevelopment would occur with structured parking.
Compliant if
condition of
approval is
met
Parking: All parking shall be provided in the rear portion of the yard, with access taken
from an alley, when available. Parking shall not be located in the front yard, nor in a
side yard facing the street nor rear yard facing the street. Parking may be located off-
site or subject to a joint parking requirement. Parking regulations require that a
minimum of 1.0 stalls with a maximum of 1.75 stalls per dwelling unit is required within
the CA zone. Parking for residential units shall be enclosed within the same building as
the unit it serves. Commercial spaces within vertical mixed used developments require
a minimum of 2.5 stalls per 1,000 square feet of net floor area with a maximum of 5.0
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stalls per 1,000 square feet of net floor area outside of the CD zone. Attached dwellings
within the CD zone require a minimum and maximum of 1.0 stalls per dwelling unit.
Standard structured parking stall dimensions are 8 feet 4 inches by 15 feet, or 16 feet
if stalls are designed at 45 degrees or greater, compact stall dimensions are 8 ½ feet by
16 feet.
Staff Comment: Thirty (30) dwelling units are proposed: 14 within the CA zone and 16
within the CD zone. A minimum of 14 stalls is required with a maximum of 25 stalls
permitted within the CA zone. A minimum and maximum of 16 stalls is required for the
CD zone. A minimum of 30 total stalls is required with a maximum of 41 total stalls is
permitted for residential parking. Three thousand one hundred and ninety-two (3,192)
square feet of commercial space is proposed with the CA zone; none is proposed within
the CD zone. A minimum of eight (8) stalls is required with a maximum of 16 stalls
permitted. Combining the residential and commercial parking requirements a minimum
of 38 total stalls is required with a maximum of 57 stalls permitted. The applicant is
proposed 38 stalls, or the minimum amount of parking required for the proposed uses.
The floor plans show eight (8) stalls on the ground floor, six (6) stalls on a mezzanine
level between the ground and second floor and 24 stalls on the second floor. Eighteen
(18) compact stalls, or 50 percent (50%) of the total number of stalls, are provided. Four
(4) accessible spaces are provided. Standard parking stalls vary in size from 16 feet deep
by eight feet four inches wide (16’ x 8’4”) to 17 feet deep by eight feet four inches wide
(17’ x 8’4”). Compact stalls are sized 13 feet deep by seven-and-a-half feet wide (13’ x
7.5’). All stalls are designed at 90 degrees. Access to the parking is through an entrance
from the north from Airport Way and from the south from S Tillicum St. Access to the
mezzanine and second level parking is via an internal ramp. The ramp is 20 feet (20’)
in width with a 15 percent (15%) slope. Drive aisle widths are 24 feet (24’) wide on the
second floor of parking and in the eastern portion of the ground floor parking. Stalls
labeled 1 through 3 on the ground floor abut a two (2) way drive aisle which is only 20
feet six inches (20’6”) in width. Stalls on the mezzanine abut a two (2) way drive aisle
which is only 20 feet (20’) in width. If these stalls were 45 degrees with the two (2) way
circulation pattern, the width of the drive aisle would need to be a minimum of 20 feet
(20’). As such, staff recommends as a condition of approval that the applicant submit
revised building designs with the building permit which provides either 45-degree
parking stalls where the drive aisle is between 20 and 24 feet (20’ – 24’) in width or
revise the design to include 24-foot (24’) drive aisles with 90-degree parking. The design
shall be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
Compliant if
condition of
approval is
met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces. One-half (0.5)
bicycle parking space per each attached dwelling unit.
Staff Comment: Thirty (30) dwelling units are proposed requiring a minimum of 15
bicycle parking stalls. Eight (8) stalls are provided for the commercial spaces requiring
a minimum of one (1) bicycle parking stall. A minimum of 16 total bicycle stalls are
required. Seventeen (17) bicycle parking stalls are provided. Fifteen (15) six feet deep
by two feet wide (6’x2’) stalls are provided within a bike room on the ground floor; an
additional two (2) bike lockers of the same size are provided within the on-site parking
structure (Exhibit 28). The applicant did not provide sufficient details to determine if the
bicycle parking standards are being met. For example, it is not clear how the user would
be able to lock their bicycle to a rack at two (2) or more points. As such, to ensure bicycle
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parking meets standards, staff recommends as a condition of approval that the
applicant provide revised drawings showing the location of provided bicycle stalls and
identifying how the stalls will meet applicable standards in RMC 4-4-080F.11. The plan
shall be reviewed and approved by the Current Planning Project Manager prior to
building permit approval.
N/A
Fences and Retaining Walls: The maximum height of any fence, hedge or retaining wall
is eight feet (8'), provided the fence, hedge, or retaining wall does not exceed forty-
eight inches (48") in height within fifteen feet (15’) of the front or secondary front yard
property line. Fences, hedges, or retaining walls shall not exceed forty-eight inches
(48") in height within fifteen feet (15') of a rear yard property line that abuts a public
street. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42")
in height in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown Zone)
shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public
street on a site that is nonconforming with regard to street frontage landscaping
requirements, the site shall be brought into compliance with street frontage
landscaping requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: Not applicable. No fences or retaining walls are being proposed.
Compliant if
condition of
approval is
met
Residential Mixed-Use Development Standards: A vertically mixed-use building with
at least two (2) residential stories above ground floor commercial is required along any
street frontage in the CA zone and the CD zone within the Downtown Business District.
For vertically mixed-use buildings, the façade necessary for interior entrances, lobbies,
and areas/facilities developed for the exclusive use of the building’s residents, or their
guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent
(35%) of the overall facade along any street frontage or the primary facade. The
Administrator may allow the lobby facade to exceed thirty five percent (35%) if the
depth of the commercial space exceeds the minimum required by RMC 4-4-150E,
Commercial Space Standards provided the increased percentage of lobby facade is
generally proportional to the increased depth of commercial space.
Within the CA zone development wherein dwelling units are proposed shall provide an
amount of gross commercial floor area equivalent to 40 percent (40%) of the building
footprint(s) of all buildings on site containing residential dwelling units. CD-zoned
properties outside of the Downtown Business district are exempt from commercial
space requirements.
Development shall include ground floor commercial space along any street frontage or,
in the absence of street frontage, along the primary facade of the building in
conformance with the following standards:
a. A minimum average depth of thirty feet (30') and no less than twenty feet (20')
at any given point;
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b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear
height of fifteen feet (15') unless a lesser clear height is approved by the
Administrator;
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Staff Comment: The footprint of the building within the CA zone is 7,960 square feet. A
total of 3,192 square feet of commercial space, or approximately 40.10 percent
(40.10%) of the footprint, is being proposed. The minimum depth in either space is 30
feet (30’). Both commercial spaces identify they have an 18-foot (18’) ceiling height
however it is not clear what the minimum clear height is. As such, staff recommends as
a condition of approval the applicant provide revised building designs with the building
permit application showing a minimum floor-to-ceiling height of 18 feet (18’) and a
minimum clear height of 15 feet (15’). The plan shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
Items c, d and e are not addressed in the plans. As such, staff recommends as a condition
of approval the applicant provide revised building designs with the building permit
application identifying how standard in RMC 4-4-150E.2.c – e are being met. The plan
shall be reviewed and approved by the Current Planning Project Manager prior to
building 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.
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
countertop and refrigerator dimensions.
Storage space provided for attached dwelling units shall meet the following minimum
requirements.
1. Closets for studios and each bedroom shall be at least two feet (2') wide by two feet
(2') deep by six and one-half feet (6-1/2') tall. The portion of a closet used to store built-
in beds or other equipment shall not be included in these minimum dimensions.
2. Dwelling units with three (3) or more bedrooms shall be provided with an entry or
coat closet at least two feet (2') wide by two feet (2') deep by six and one-half feet (6.5')
tall, in addition to any other storage space requirements.
3. At least fifty-five (55) cubic feet of additional storage space, located anywhere within
the building, shall be provided for each unit.
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Staff Comment: Thirty (30) units are proposed. A minimum of seven (7) two-bedroom
units are required; seven (7) two-bedroom units are provided. Floor plans show that
additional storage space of 1,638 square feet is being provided outside of the units on
levels two through five (2-5); cubic feet measurements were not provided. In unit
storage is shown meeting the length and width but height measurements were not
provided. Therefore, staff recommends as a condition of approval, the applicant submit
revised floor plan drawings identifying how each unit is meeting the storage 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 issuance.
The plans show that the units would be meeting the minimum number of provided
bathrooms within units.
The applicants do not address kitchen requirements. 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 issuance.
Habitable space requirements are being met. Per the floor plans, the habitable space of
the studio units ranges from 407 square feet to 445 square feet exceeding the minimum
400 square feet required. The habitable space for one-bedroom units ranges from 602.5
square feet to 616 square feet exceeding the 600 square feet required. The habitable
space of the two-bedroom units ranges from 800 square feet to 801 square feet
meeting the minimum requirement of 800 square feet. Of note, some of the studio units
include a six and a half foot (6.5’) tall wall, such as units 104 and 105. Other units, such
as unit 101 and 102, include the wall and a sliding barn style door. Finally, units such as
103, don’t include either. It is not entirely clear, but it appears that based on the
elevations the interior height of the units would be nine feet four inches (9’4”). This
places the partition wall 2.83 feet (2.83’) below the ceiling. In the units with the partial
wall but without a door, the opening width is approximately three feet 10 inches (3’10”)
or roughly only a foot wider than a regular door opening as shown on the drawings.
Studios are defined as having no bedroom within RMC 4-4-155C, Habitable Space.
Adding the partial wall or adding the partial wall with a door creates a space that is
functionally a bedroom. In a studio the sleeping space is expected to be open to, and a
part of, the overall living area, such as in unit 103. Therefore, staff recommends as a
condition of approval the applicant submit revised floor plan drawings showing the
studio unit sleeping areas with at least one (1) side 100 percent (100%) unobstructed
and open to the remainder of the unit. The plan shall be reviewed and approved by the
Current Planning Project manager prior to building permit issuance.
19. CD Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to
provide a mixed-use urban commercial center serving a regional market as well as high-density residential
development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and
recreation and entertainment uses. The proposal is compliant with the following development standards,
as outlined in RMC 4-2-120.B, if all conditions of approval are met:
Compliance CD Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Use: Attached Dwellings – Flats.
Specified residential use(s) are not allowed within 1,000 feet (1000’) of the centerline
of Renton Municipal Airport runway.
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Standalone residential buildings are permitted in the CD Zone outside of the Downtown
Business District, provided residential amenity space and/or lobby space is proved on
the ground floor along the street frontage, which shall be at least 20 feet (20’) wide and
at least 50 percent (50%) of the façade width for facades less than 60 feet (60’) wide,
or a minimum of 30 feet (30’) wide for facades greater than 60 feet (60’) wide. Widths
shall be measured along building façade. The ground floor shall have a floor-to-ceiling
height of 12 feet (12’). Where located on the ground floor and within 10 feet (10’) of
public sidewalks, the floors of attached dwellings shall be at least two feet (2’) elevated
above the grade of the sidewalk.
Staff Comment: The applicant proposes a 30-unit apartment complex with two (2)
ground floor commercial spaces totaling 3,192 square feet. Sixteen (16) dwelling units
are proposed within the CD portion of the building. RMC 4-2-060, Zoning Use Table
allows attached dwellings – flats in the CA zone subject to RMC 4-2-080A.6 (RMC 4-2-
080A, Condition #6) noted above.
The project is not within 1,000 feet of the centerline of the Renton Municipal Airport
runway and is outside of the Downtown Business District. Therefore, standalone
residential would be permitted. The portion of the building within the CD has a 35 feet,
one-and-a-half inch (35’1-1/2”) street frontage width. No ground floor dwelling units
are proposed. The entirety of the CD zone frontage is the residential lobby for the
building. It is unclear from the elevation drawings what the floor-to-ceiling height would
be. To ensure that the minimum floor-to-ceiling height standards are met, staff
recommends as a condition of approval that the applicant submit revised building
designs with the building permit application showing a 12-foot (12’) finished floor-to-
ceiling height for the ground floor lobby space. The plan shall be reviewed and approved
by the Current Planning Project Manager prior to building permit issuance.
See FOF 24 for
Conditional
Use Permit
Analysis
Density: The density range permitted in the CD zone is a minimum of 75.0 up to a
maximum of 150.0 dwelling units per net acre. Density may be increased to 200
dwelling units per net acre subject to conditional use permit approval.
Staff Comment: The net area for density purposes is 3,542 square feet or 0.08 acre. With
a proposed 16 dwelling units within the CD zone portion, the net density if 196.77
dwelling units per acre (Exhibit 25). As this exceeds 150 dwelling units but is less than
200 dwelling units per acre, a conditional use permit is required. Application for a
conditional use permit has been made. See FOF 24, Conditional Use Density Analysis for
additional information related to conditional use permit review.
N/A
Lot Dimensions: There are no minimum lot size, width, or depth requirements in the
CD zone.
Staff Comment: Not applicable. No changes are proposed to the parcel.
✓
Setbacks: There is no minimum front yard setback. The maximum front yard setback is
15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum secondary front yard setback. The maximum secondary front yard setback is
15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum rear yard setback, unless the ground floor facade provides windows for living
rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none.
Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft.
landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high
barrier along the common boundary with an additional 5 ft. setback from the barrier.
There is no minimum side yard setback unless the ground floor facade provides living
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room windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then
none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15
ft. wide landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6
ft. high barrier along the common boundary with an additional 5 ft. setback from the
barrier.
Staff Comment: The building portion within the CD zone would have a zero-foot (0’)
setback from the northern, southern and eastern property line at ground floor. No
dwelling units are proposed at the ground floor. No residential zones are abutting the
project.
Compliant if
condition of
approval is
met
Building Standards: There is no maximum building coverage requirement in the CD
zone. The maximum building height permitted is 150 ft., except when abutting a
residential zone, then the maximum height is 20 feet more than the maximum height
allowed in the abutting residential zone. Heights may exceed the maximum height with
a Hearing Examiner conditional use permit. Building height shall not exceed the
maximum allowed by the subject zoning district or the maximum allowed pursuant to
RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less.
Staff Comment: No residential zones abut the subject project property. The proposed
height is 57.5 feet (57.5’) and complies with the zoning height requirements.
The subject property is located within an Airport Influence Area and Traffic Pattern Zone
(Zone 5 and 6) for the Renton Municipal Airport. The lowest elevation airport height
restriction contour within the CD zone is between 162 feet (162’) and 172 feet (172’).
The ground elevation of the site is approximately 34 feet (34’). The highest point of the
building within the CD zone is 102 feet (102’). Based on the provided elevations the
proposed building would be under the airport height restriction. However, staff did not
receive a determination of no hazed to air navigation from the Federal Aviation
Administration (FAA). See Building Standards within FOF 18, CA Zoning Development
Standard Compliance for the recommended condition of approval related to needed
documentation from the Federal Aviation Administration.
Compliant if
condition of
approval is
met
Landscaping: In the CD zone, the City’s applicable landscape regulations (RMC 4-4-070)
are limited to street trees and landscaping in the right-of-way, parking lot landscaping,
maintenance of landscaping. Minimum planting strip widths between the curb and
sidewalk are established according to the street development standards of RMC 4-6-
060. Street trees and, at a minimum, groundcover shall be planted within planting
strips pursuant to the street standards, provided there shall be a minimum of one
street tree planted per lot. In the City Center Community Planning Area, street trees in
grates are included in the 12-foot sidewalk width in-lieu of vegetated planting strips.
Tree species and planting size shall be consistent with the City’s Approved Street Tree
List.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15')
wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual barrier, is required along the common property line.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: New development in the CD zone is subject to the following landscaping
code subsections: Street Trees and Landscaping Required Within the Right-of-Way on
Public Streets; Parking Lots; and Maintenance. The applicant would be required to
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provide street trees and landscaping within the right-of-way established according to
the street development standards of RMC 4-6-060.
Four (4) mature Norway Maples, ranging in Diameter at Breast Height (DBH) from 14
inches (14”) to 24 inches (24”) are currently within the existing landscaping strip in the
right-of-way (ROW) of Airport Way. These trees are proposed to remain as street trees
with no new plantings. Site development work, specifically access and frontage
improvements would be conducted within the dripline of the existing trees. See
Landscaping within FOF 18, CA Zoning Development Standard Compliance for the
recommended condition of approval related to ensuring the health and longevity of the
existing street trees.
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre
based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: No trees are present on-site, significant or otherwise.
A minimum of 10 tree credits (0.32 acres x 30 tree credits per acre = 9.6 tree credits,
rounded up to 10) are needed for the entire project site. Per the submitted landscape
plan seven (7) trees are proposed: four (4) River Birch, one (1) Norway Maple, two (2)
White Oak. The River Birch and Norway Maple are classified as Large Specie trees with
the White Oak being a Medium Specie tree. A total of 10 tree credits are being
proposed.
Compliant if
condition of
approval is
met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The applicant did not provide sufficient details of roof or surface
mounted equipment and/or screening identified for such equipment with the land use
application. Therefore, staff recommends as a condition of approval, the applicant
submit a separate detailed plan set identifying the location and screening provided for
all roof top utility/mechanical equipment with the building permit application. The plan
shall include detail sheets that provide cross section details and identify proposed
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rooftop screening that is integral and complementary to architecture of the buildings.
The plan shall be reviewed and approved by the Current Planning Project Manager prior
to building permit approval.
The applicant shall submit a surface mounted utility plan that includes cross-section
details with the civil construction permit application. The applicant shall work with
franchise utilities to ensure, as practical, utility boxes do not obstruct or displace
pedestrian areas. The plan shall provide and identify screening measures consistent
with the overall design of the development. The surface mounted utility 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
Refuse and Recycling: In office, educational and institutional developments, a
minimum of two (2) square feet per every one thousand (1,000) square feet of building
gross floor area shall be provided for recyclables deposit areas and a minimum of four
(4) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
Staff Comment: For the residential portion of the development a minimum of 90 square
feet is required for refuse deposit areas with a minimum of 45 square feet required for
recycling deposit areas. For the commercial portion of the development, it is unknown
based on the use what the specific minimum size needed would be. Of the requirements
listed in RMC 4-4-090E, Commercial, Industrial, and Other Nonresidential
Developments – Additional Requirements for Deposit and Collection Areas, retail
developments have the greater minimum requirement. Because tenants are unknown
at this time, and a retail use is a potential use within the commercial spaces, the retail
development standards will be used as retail would be the most intensive use possible.
A minimum of 33 square feet is required for refuse deposit areas with a minimum of 17
square feet is required for recycling deposit areas. A combined 185 square feet is
required.
Per the submitted floor plans one (1) 217.5 square foot location is provided on the
ground floor for refuse and recyclable deposit area. An additional 108 square feet
deposit area with trash chute to the ground floor is provided for on the second level.
Two (2) 128 square foot deposit areas with trash chute to the ground floor are provided
for on the third and fourth level. A 127 square foot deposit area with trash chute to the
ground floor is provided on the fifth level. The deposit area is incorporated within the
building along the southern façade externally accessed from S Tillicum St. Per the
provided building elevations (Exhibit 16) would be externally accessed via a nine and a
half – foot tall by 10-foot wide (9.5’ x 10’) roll up door from the S Tillicum St. Per RMC
4-4-090C10, Minimum Gate Opening and Minimum Vertical Clearance, the enclosure
entrance needs to have a minimum width of 12 feet (12’). See Refuse and Recycling
within FOF 18, CA Zoning Development Standard Compliance for the recommended
condition of approval related to ensuring refuse and recycling standards are met.
Compliant if
condition of
approval is
met
Parking: All parking shall be provided in the rear portion of the yard, with access taken
from an alley, when available. Parking shall not be located in the front yard, nor in a
side yard facing the street nor rear yard facing the street. Parking may be located off-
site or subject to a joint parking requirement. Parking regulations require that a
minimum and maximum of one (1) parking space per attached dwelling unit within the
CD zone be provided.
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Standard structured parking stall dimensions are 8 feet 4 inches by 15 feet, or 16 feet
if stalls are designed at 45 degrees or greater, compact stall dimensions are 8 ½ feet by
16 feet.
Staff Comment: See Parking within FOF 18, CA Zoning Development Standard
Compliance for a review of parking for the entirety of the project.
Compliant if
condition of
approval is
met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces. One-half (0.5)
bicycle parking space per each attached dwelling unit
Staff Comment: See Bicycling Parking within FOF 18, CA Zoning Development Standard
Compliance for a review of bicycle parking for the entirety of the project.
N/A
Fences and Retaining Walls: The maximum height of any fence, hedge or retaining wall
is eight feet (8'), provided the fence, hedge, or retaining wall does not exceed forty-
eight inches (48") in height within fifteen feet (15’) of the front or secondary front yard
property line. Fences, hedges, or retaining walls shall not exceed forty eight inches
(48") in height within fifteen feet (15') of a rear yard property line that abuts a public
street. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42")
in height in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown Zone)
shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public
street on a site that is nonconforming with regard to street frontage landscaping
requirements, the site shall be brought into compliance with street frontage
landscaping requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: Not applicable. None proposed.
N/A
Residential Mixed-Use Development Standards: A vertically mixed-use building with
at least two (2) residential stories above ground floor commercial is required along any
street frontage in the CA zone and the CD zone within the Downtown Business District.
For vertically mixed-use buildings, the facade necessary for interior entrances, lobbies,
and areas/facilities developed for the exclusive use of the building’s residents, or their
guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent
(35%) of the overall facade along any street frontage or the primary facade. The
Administrator may allow the lobby facade to exceed thirty five percent (35%) if the
depth of the commercial space exceeds the minimum required by RMC 4-4-150E,
Commercial Space Standards provided the increased percentage of lobby facade is
generally proportional to the increased depth of commercial space.
Within the CA zone development wherein dwelling units are proposed shall provide an
amount of gross commercial floor area equivalent to 40 percent (40%) of the building
footprint(s) of all buildings on site containing residential dwelling units. CD-zoned
properties outside of the Downtown Business district are exempt from commercial
space requirements.
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Development shall include ground floor commercial space along any street frontage or,
in the absence of street frontage, along the primary facade of the building in
conformance with the following standards:
f. A minimum average depth of thirty feet (30') and no less than twenty feet (20')
at any given point;
g. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear
height of fifteen feet (15') unless a lesser clear height is approved by the
Administrator;
h. ADA compliant bathrooms (common facilities are acceptable);
i. A central plumbing drain line; and
j. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Staff Comment: Not applicable. The CD portion of the project is outside of the
Downtown Business District.
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.
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: See Minimum Standards for Attached Dwelling Units within FOF 18, CA
Zoning Development Standard Compliance for a review of the project’s compliance.
✓
Special Development Standards:
Upper story setbacks: None, unless adjacent to and facing a residentially zoned lot or
if the facade contains living room windows – then 10 ft. for the second story and 15 ft.
for all upper stories.
Staff Comment: The applicant provided response to the special development standards
(Exhibit 29) provides expected floor plans of the units within the CD zone. As shown the
units are designed to have kitchen, dining area and/or bedroom/sleeping areas with
windows as opposed to the living room area. The portion within the CD zone is also not
adjacent to and facing a residentially zoned lot. As such the proposal is meeting the
special development standards for upper story setbacks in the CD zone.
City of Renton Department of Community & Economic Development
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20. Design District ‘D’ Standards: The portion of the project site within the CA zone is located within Design
District ‘D’. The following table contains project elements intended to comply with the standards of the
Design District ‘D’ Standards and guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
Staff Comment: The applicant provided a sun study (Exhibit 30) showing shadow
patterns for the spring and fall equinoxes and the summer and winter solstices. The
building would be located in such a manner that shadows at their most extreme would
be cast mainly north of the building into Airport Way and potentially across the street
into an area of the Renton Municipal Airport with airplane hangars and storage. To the
west of the project site on tax parcel 7229300545 is a two (2) story multi-unit
commercial building which is currently under renovation for a new restaurant. Shadows
would be cast onto this building in the morning in all scenarios but would be free of
shadows from the Dreamliner project the rest of the day. To the east is a single-story
multi-unit commercial building at the intersection of Logan Ave S and Airport Way. The
project would cast shadows on it in the evening in all scenarios. On the south side of S
Tillicum St is 51 Logan Ave S. On this property is a two (2) story vacant building which
is listed as being a commercial space by the King County Assessor; it appears based on
visual appearance that the structure was originally a two-story residence. In the
evening of the winter solstice and equinoxes it too would cast a shadow on the
commercial building. Overall, buildings which would have shadows cast on them from
the project would be shadow free for the majority of the sunlight hours.
Natural light would still be able to penetrate through the subject property and reach
surrounding properties. Building modulation with a height below the zoning maximum
permitted within the CA zone provides for more natural light exposure than would occur
if the building was build out to the maximum allowed sizing.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
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Dreamliner LLC Mixed Use
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Staff Comment: The building is oriented towards Airport Way and contains entries,
weather protection, storefront windows and an entrance into the on-site parking
structure.
✓
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: See comment above.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable. No residential uses are proposed at the street level.
N/A
Standard: Office buildings shall have pedestrian-oriented façades. In limited
circumstances the Administrator may allow façades that do not feature a pedestrian
orientation; if so, substantial landscaping between the sidewalk and building shall be
provided. Such landscaping shall be at least thirty feet (30’) in width as measured from
the sidewalk.
Staff Comment: Not applicable. The project does not include an office building.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
✓
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The primary entrance to the residential portion of the building is located
within the CD zoned portion of the building; see FOF 21, Design District ‘A’ Standards
for discussion of this entrance. Within the CA zoned portion there are two (2) entrances
to the commercial sections. They are facing Airport Way, visible from the street and
each would be connected to the public sidewalk. Outdoor seating is proposed along the
pedestrian connection to the public sidewalk.
Each storefront includes a single awning spanning the width of the storefront façade
and placed at the top of the storefront windows. The entrance itself is incorporated into
the storefront windows without unique identifying architectural features. However, the
area between the front façade and the right-of-way would be landscaped. The frontage
landscaping would only be broken up by the connection to the front entrances and the
access driveway into the on-site structured parking. The entrances would be easily
identifiable because they would be the only areas with pedestrian access to the building
within the CA zone. As such, the proposal is meeting the intent of the standard.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
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SR_DreamlinerHEX_FINAL
✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See comments above regarding building entrances.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: Both entries include an awning 10 feet (10’) above the ground and six
feet (6’) deep. The awning on the 1,800 square foot commercial space is approximately
28.5 feet (28.5’) wide; the awning on the 1,392 square foot side is approximately 36
feet (36’) wide. Both span the width of the space. See comments above regarding
landscaping.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Not applicable. Building entries from a parking lot are not proposed.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: Storefront windows are included as part of the design and face Airport
Way.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable. Multiple buildings are not proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable. Ground floor residential units are not proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
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2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The building includes building step backs and articulations on the
northern, western and southern façades. The northern and southern facades include a
recessed outdoor terrace area for tenant recreation. The building conforms around the
terraces to keep it open to the sky for the entire height of the building. The step-backs
and articulation reduce the overall bulk and scale of the building and prevent it from
becoming a large featureless box.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: Service elements are located within the building’s structured parking
and access via S Tillicum St thereby minimizing impacts to the pedestrian environment.
N/A
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: Not applicable. No exterior enclosures are proposed as the refuse and
recycling areas are located within the building’s structured parking.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: Not applicable. See comment above.
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: Not applicable. See comment above.
e. Gateways:
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Dreamliner LLC Mixed Use
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SR_DreamlinerHEX_FINAL
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable. The project is not located at a district gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable. The project is not located at a gateway.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Not applicable. The project is not located at a gateway.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
N/A
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: Not applicable. No surface parking is proposed.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
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SR_DreamlinerHEX_FINAL
N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: Not applicable. See comment above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
✓
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: The full width of the building within the CA zone is 119 feet. The project
includes approximately 76.5 feet (76.5’) of ground floor commercial uses along Airport
Way within the CA zone, approximately 64.2 percent (64.2%) of the façade. Of the
remaining 42.5 feet (42.5’) of the front façade, 24 feet (24’) is the driveway access from
Airport Way into the structured parking. The driveway is the minimum width needed to
accommodate emergency vehicle access. Access from Airport Way has been used
because while the project abuts S Tillicum St, it is deficient in width for emergency
vehicle access. See ‘Vehicle Access’ below for additional discussion about the need for
access from Airport Way. The remainder of the façade within the CA is associated with
the residential portion of the building and the riser room. However, the structured
parking is only approximately 91 feet (91’) in width within the CA zone. The entirety of
its width, minus the 24 feet (24’) for the entrance is located behind the commercial
spaces and the residential space. The vehicle entrance is also setback approximately
28.25 feet (28.25’) from the right-of-way and approximately 13.33 feet (13.33’) back
from the front edge of the building within the CA zone. As such, while the commercial
space doesn’t meet the 75 percent (75%) frontage minimum, it does succeed in
preventing the structured parking from dominating the street scape and pedestrian
entries as required by the structured parking guidelines.
✓
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: The portion of the building within the CA zone is setback 15 feet (15’)
from the right-of-way. Landscaping is proposed between the building and the sidewalk
within the right-of-way. See FOF 18: CA zoning Development Standard Compliance,
Landscaping for additional information regarding the proposed landscaping within the
CA zone. The commercial spaces dominate the front façade within the CA zone
accounting for 64.2 percent (64.2%) of the façade width.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
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However, the façade is not entirely pedestrian oriented because of the driveway
entrance from Airport Way. Without this access, structured parking on the lot would be
infeasible as S Tillicum St does not meet emergency vehicle access standards. The
driveway is 24 feet (24’) wide, the minimum width necessary for emergency vehicle
access. Without the driveway from Airport Way structured parking would not be
feasible and would require surface parking to meet parking requirements. This is
discouraged within the CA zone and would result in a much smaller building so as to not
conflict with the surface parking. As such, the proposed design meet the guidelines to
not dominate the streetscape and has structured parking complimentary to the
pedestrian entries.
Compliant if
condition of
approval is
met
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: The northern façade faces Airport Way and is clearly visible by
pedestrians and vehicles. Between ground level and 18 feet (18’) in height, the
structured parking is placed behind the commercial storefronts and riser room except
for the structured parking entrance. The entrance is framed by concrete. Between 18
feet (18’) in height and 27.5 feet (27.5) in height the structured parking extends the
entire length of the façade within the CA zone. In this portion the façade treatment
includes fiber cement panels painted white, fiber cement lap siding painted blue and
metal grills. The cement around the structured parking entrance does not match the
abutting commercial spaces; this exaggerates and calls attention to the entrance. The
lap siding and colors are similar to siding materials used on the rest of the building but
do not necessarily match the siding design of the surrounding areas. For example, blue
fiber cement lap siding is used above the structured parking entrance on the second
level. Levels 3 through 5 directly above it use white fiber cement panel siding. The grills
are used nowhere else on the building. The combination of the grills and the
mismatched siding design creates an effect that draws the eye to the second story. As
such, staff recommends as a condition of approval that the applicant submit revised
drawings showing the area surrounding the structured parking entrance matching the
colors and materials of the commercial space facades. The second level shall use siding
materials and colors to match the surrounding façade treatments. Glazing shall be
added in place of the grills to continue the appearance of residential and commercial
spaces. The plan shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
The south façade faces S Tillicum St and is clearly visible by pedestrians and vehicles
from Logan Ave S. Per the elevations, the structured parking would constitute 92 feet
(92’) of the 119-foot (119’) width of the southern façade within the CA zone between
18 feet (18’) in height and ground level; between 18 feet (18’) in height and 27.5 feet
(27.5’) in height the structured parking would constitute the entire width. The proposed
exterior material of the structured parking is concrete with three (3) at grade planters
for Sky Pencil Japanese Holly. Exterior light fixtures are also proposed at 18 feet (18’)
above ground level. As such, to ensure articulation through architectural elements and
materials, staff recommends as a condition of approval that the applicant submit
revised drawings showing the southern façade of the structure parking with similar
façade treatments as the front façade, such as glazing, materials and sconce lighting,
or as determined by the Current Planning Project Manager at the time of building
permit application. The plan shall be reviewed and approved by the Current Planning
Project Manager prior to building permit issuance.
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✓
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: The main entrance to the parking garage is from Airport Way and is
located on the front of the building. A secondary entrance from S Tillicum St is located
on the rear of the building. S Tillicum St has an existing right-of-way of 16 feet (16’) for
approximately 100 feet (100’) starting at the southwest corner with the remainder
being 10 feet (10’) in width; the existing paved width is 10 feet (10’) for the entire length
abutting the project site. Per the King County Department of Assessor’s map needed
dedication for the right-of-way has already occurred on the project’s side (north side)
of the alley way.
S Tillicum Way is deficient in terms of width for emergency vehicle access. To get the
full width needed, property owners on the south side of S Tillicum St, who are not a part
of the project, would need to dedicate area for the increased right-of-way. As this is
unreasonable to require of the applicant an alternative solution to meet the intent of
promoting structured parking is to have the access be from Airport Way. This would
allow for full emergency access and avoid the use of a surface parking lot. See
comments above regarding the design of the structured parking. As such, the design as
proposed is meeting the intent of the standard.
✓
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: See comments above.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not applicable. Reduced setbacks are not needed.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
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✓
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: See comments above regarding access location.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: Based on visual review it appears that are two (2) current curb cuts
from Airport Way onto the property. One (1) driveway into the structured parking will
reduce the number of vehicular access points and reduce interaction with pedestrians.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The proposal would result in a near full build out to the property lines
of the site. Pedestrian connectivity would occur within the building’s interior. Building
entrances face and are upon Airport Way and would connect to the to the public
sidewalk.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable. No surface parking is proposed.
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Dreamliner LLC Mixed Use
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✓
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: In order to comply with the City’s street standards, the applicant would
dedicate frontage to accommodate an eight-foot (8’) wide sidewalk. The pathways
connecting the entrances to the sidewalk range in width from six feet (6’) to
approximately 13 feet (13’).
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
✓
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: The portion of the building within the CA zone is setback 15 feet (15’)
from the right-of-way. This area would be landscaped with trees, bushes and
groundcover and includes seating along the pedestrian pathway to the entrance. See
FOF 18: CA Zoning Development Standard Compliance, Landscaping for additional
information related to the specifics of the landscaping itself.
✓
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: Outdoor seating is proposed in four (4) locations. Along each of the
pedestrian connections from the public sidewalk and the entrances to the commercial
spaces would be three (3) stone cube seats. Along the public sidewalk, but still on-site,
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would be metal benches. Neither would block pedestrian access as they are placed
outside of the pedestrian pathways. Additionally, staff has not seen evidence that they
can’t be reasonably maintained over an extended period of time.
✓
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: There are three (3) awnings on the façade of the building: one (1) above
the small plaza area adjacent to the apartment complex entrance and one (1) each on
the facades of the commercial spaces. The awning above the plaza is 13 feet (13’) above
the ground and approximately nine and a half feet (9.5’) in depth. The other two are
10.5 feet (10.5’) above the ground and six feet (6’) in depth. Their combined length is
76.5 feet (76.5) or approximately 64.2 percent (64.2%) of the building length of the
façade facing the street.
While the awnings do not span 75 percent (75%) of the façade, they do span nearly the
entirety of the pedestrian areas. The only areas they do not span are across the entrance
to the structured parking and above the location where the riser room is located. These
areas are not intended for pedestrians. The applicant has provided a pedestrian
environment where it encourages pedestrian use through human scaled elements. The
pedestrian entrances, pedestrian seating, landscaping and awnings enhance and
separate the pedestrian areas from vehicle dominated spaces. As such, the applicant is
meeting the guidelines of the requirements by providing amenities that encourage
pedestrian use and enhance the pedestrian experience.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Compliant if
condition of
approval is
met
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
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Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: The applicant proposes 30 attached dwelling units which would require
a minimum of 1,500 square feet of common open space and/or recreation area to be
incorporated into the building. The floor and landscape plans detail open space and
recreational areas of 2,121 square feet. The interior amenities include a 520 square foot
club room on the third level and a 620 square foot club room on the fifth level. It is
unclear what amenities would be provided in the club rooms. As such, staff recommends
as a condition of approval that the applicant submit revised floor plans with the building
permit identifying amenities, such as exercise equipment or seating/entertainment
areas within the club room areas. The plan shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
The exterior amenities include two (2) open air terrace; both are located on the third
level. One (1) at 598 square feet is located on the northern façade. It includes seating,
vegetation in planters and a sink/grill area. The other is 383 square feet and is located
on the southern façade. It only includes planters with vegetation.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
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a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable. Less than 30,000 square feet of nonresidential use is
proposed.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
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f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
✓
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: Articulation occurs on all facades at intervals of less than 40 feet (40’)
via glazing, roof overhangs, material changes, balconies and color changes. Modulation
occurs on all facades at varying intervals of then 40 feet (40’) ranging from a width of
six feet (6’) to 24 feet (24’).
Compliant if
condition of
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
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approval is
met
Staff Comment: Not all of the proposed building modulations meet this specific
modulation requirement. Some of the modulation areas meet the depth and height
requirements but not the width. For example, there is a modulation on the rear façade
which is only six feet (6’) in width. Other areas meet the width and height but not the
depth. For example, there is a modulation on the front façade which is approximately
only six inches (6”) in depth. Therefore, staff recommends as a condition of approval
that the applicant submit revised building designs with the building permit which
provide modulation meeting allowances of RMC 4-3-100E.5, Building Architectural
Design: Building Character and Massing. The plan shall be reviewed and approved by
the Current Planning Project Manager prior to building permit issuance.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable. The building is less than 160 feet (160’) in length.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The applicant has proposed human scale elements including storefront
windows, sconce lighting, awnings, landscaping and seating. The base of the building is
comprised of brick veneer, concrete and awnings above pedestrian areas.
Compliant if
condition of
approval is
met
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The northern and southern building facades would be visible to the
public. The applicant has proposed storefront windows on the northern façade that
exceed the 50 percent (50%) minimum requirement along the ground floor between
four feet (4’) and eight feet (8’). The southern façade is shown to have no windows but
does have three (3) eight-foot by eight-foot (8’x8’) openings in the wall that would be
screened with trellising and eight (8) Skypencil Japanese Holly once mature. As spoken
to above in the Structured Parking Garages subsection, the southern façade needs to
have articulations through arches, lintels, masonry trim, or other architectural elements
and/or materials. The recommended condition of approval requires the southern façade
to have similar façade treatments as the northern (front) façade. As such, the
recommended condition would incorporate this requirement into the revised design.
Compliant if
condition of
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
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approval is
met
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Upper-level windows are proposed to contain clear glazing for the
majority of the building. However, located on the southwest portion of the building is
an internal staircase which runs from ground level to the fifth level. No glazing is
proposed for any portion of this internal staircase creating an area without visibility into
and out of upper portions of the building on the west and south facing facades.
Therefore, in order to ensure visibility into and out of the building, staff is
recommending that the applicant submit revised building elevations with the building
permit which provide windows (or an equivalent design element) within the internal
staircase on the south and west facing facades to break up the building massing and
increase light transmittance into and out of the building. Revised building elevations
shall be revised and approved by the Current Planning Project Manager prior to building
permit issuance.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Ground level windows are proposed to contain clear glazing.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted or reflective glazing is proposed.
Compliant if
condition of
approval is
met
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on the south elevation along S Tillicum St, a blank wall is
located on the ground floor façade greater than six feet (6’) in height and 15 feet (15’)
in length. The elevation plan indicates the applicant proposes a concrete wall with
lighting 18 feet (18’) above grade and three (3) eight-foot by eight-foot (8’x8’) openings
for vegetation screening. See FOF 20, Design District ‘D’ Standards: Parking and
Vehicular Access, Structured Parking for additional information and recommended
condition of approval for an alternative design which removes the untreated blank wall
through continuation of materials and design from the front façade.
Compliant if
condition of
approval is
met
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
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b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: As shown on the south elevation along S Tillicum St, a blank wall is
located on the ground floor façade greater than six feet (6’) in height and 15 feet (15’)
in length. The elevation plan indicates the applicant proposes a concrete wall with
lighting 18 feet (18’) above grade and three (3) eight-foot by eight-foot (8’x8’) openings
for vegetation screening. See FOF 20, Design District ‘D’ Standards: Parking and
Vehicular Access, Structured Parking for additional information and recommended
condition of approval for an alternative design which removes the untreated blank wall
through continuation of materials and design from the front façade.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Compliant if
condition of
approval is
met
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposal contains a roof profile that reflects the urban nature of
the zone, compliments the architecture of the building and provides visual interest. The
roof line is broken up through roofline modulation. Pitched roofs and extended parapets
are included in the roof form. It is unclear what the pitch of the sloped portions of the
roof are. As such, staff recommends as a condition of approval that the applicant
provided revised drawings with the building permit which show the sloped portions of
the room with a minimum slope of one to four (1:4). The plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
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materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Compliant if
condition of
approval is
met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The northern façade is visible from Airport Way and the southern
façade is visible from Logan Ave S and S Tillicum St. The third through fifth levels have
continuous materials and consistent details. The elevation plan indicates the applicant
proposes a concrete wall with lighting 18 feet (18’) above grade and three (3) eight-foot
by eight-foot (8’x8’) openings for vegetation screening. See FOF 20, Design District ‘D’
Standards: Parking and Vehicular Access, Structured Parking and FOF 20, Design District
‘D’ Standards: Building Architectural Design, Ground Level Details for additional
information and recommended condition of approval for an alternative design which
removes the untreated blank wall through continuation of materials and design from
the front façade.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The building contains a combination of fiber cement panels and lap
siding, brick veneer, concrete and corrugated metal siding. Colors include white, red,
blue, grey and black. Siding is oriented both vertically and horizontally with varying sizes
of the siding to create interest and variation.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See comments above.
✓
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: Fiber cement siding, storefront windows, brick veneer and metal siding
are durable and consistent with urban development.
Compliant if
condition of
approval is
met
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: Concrete is used on all the facades, most prominently on the southern
façade; the concrete appears to have repeated clean line reveals. The western façade is
located on property line. The abutting property to the west is located within the CA zone
and is currently improved with a two-story multi-unit commercial building with surface
parking improvements made over most of the property. The southern façade includes
concrete walls extending to the second level. One (1) roll up door for access to the refuse
and recycling area, one (1) vehicle entrance to the structured parking and three (3)
eight-foot by eight-foot (8’x8’) openings for vegetation are included. While the southern
façade includes the repeating clean line reveals, the concrete runs nearly the entire
width of the building encompassing the ground floor and second level. No other portions
of the project includes such a large extent of one (1) material and design. Because of
this, the concrete portion of the southern façade avoids visual interest and increases
the apparent monotony of the façade because of the lack of enhancements. If varied
enhancements of the concrete, similar in scale to other material variations, were used
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on the southern façade it would break up the monotony. To ensure the enhancement of
the concrete wall on the southern facade, staff recommends as a condition of approval
that the applicant submit revised drawings which include enhancement such as
texturing, reveals and/or coloring with a concrete coating or admixture on the southern
facade. The plan shall be reviewed and approved by the Current Planning Project
Manager prior to building permit approval.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: Not applicable. Concrete block walls are not proposed.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The building contains material variations such as the use of metal and
fiber cement siding. Different colors are used for different materials to create variation.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
N/A
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: Not applicable. Signage is not proposed at this time.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable. Signage is not proposed at this time.
N/A
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment:
N/A
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: Not applicable. Signage is not proposed at this time.
N/A
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: Not applicable. Signage is not proposed at this time.
N/A
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: Not applicable. Signage is not proposed at this time.
N/A
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: Not applicable. Signage is not proposed at this time.
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N/A
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: Not applicable. Signage is not proposed at this time.
N/A
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: Not applicable. Signage is not proposed at this time.
N/A
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: Not applicable. Signage is not proposed at this time.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: Sconce lighting is shown on the northern façade at ground level. It does
not appear that there is any lighting proposed specific to the building entrances (Exhibit
31). As such to ensure that pedestrian scale lighting is provided at the primary
entrances, staff recommends as a condition of approval, the applicant submit revised
elevations with the building permit application which provides pedestrian scale lighting
through down lighting provided within the associated entrance awnings. The additional
lighting shall be reviewed and approved by the Current Planning Project Manager prior
to building permit approval.
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: Five (5) sconces are provided on the front façade within the CA zone;
three (3) are associated with one (1) commercial space and two (2) with the other. An
additional three (3) exterior lights are proposed with one (1) over the entrance of the
riser room and two (2) more framing the structured parking entrance. Three (3) sconces
and what is identified as an exterior light are proposed on the northern façade. Twelve
(12) identified exterior lights are proposed on the rear (southern) façade with six (6) at
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a height of 18 feet (18’) above grade and the reminder located lower at the refuse and
recycling entrance, the secondary structured parking entrance, an emergency
pedestrian entrance and between the wall cut outs. Provided recommended conditions
of approval are met, additional down lighting would be provided at the commercial
spaces. Extending the lighting along the southern façade would continue the rhythm of
the ground level detail on the front façade and provide lighting along S Tillicum St.
Therefore, staff recommends as a condition of approval, the applicant submit revised
elevations within the building permit application that provides additional sconce
lighting along the southern façade at intervals between the conditioned windows. The
additional lighting shall be reviewed and approved by the Current Planning Manger
prior to building permit approval.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See previous comments regarding sconce lighting. Awnings are located
over the commercial spaces, but it does not appear that they include lighting. To ensure
safe pedestrian and vehicular movement, staff recommends as a condition of approval
the applicant submit revised elevations with the building permit application that
provides additional downlighting within the entirety of all front façade awnings. The
additional lighting shall be reviewed and approved by the Current Planning Project
Manager prior to building permit approval.
21. Design District ‘A’ Standards: The portion of the project site within the CD zone is located within Design
District ‘A’. The following table contains project elements intended to comply with the standards of the
Design District ‘A’ standards and guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
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Staff Comment: See FOF 20, Design District ‘D’ Standards: Building Location and
Orientation for a discussion on the availability of natural light.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The building is oriented towards Airport Way and contains an entry,
weather protection, pedestrian connection and storefront windows.
✓
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The front entrance to the residential portion of the building is within
the CD portion of the building. It exits onto a pedestrian area which connects to the
public sidewalk. The entrance doesn’t face north towards Airport Way but rather
towards the side yard (west). This area is within the CA zone and includes a 10-foot (10’)
on-site landscaping strip between the building and the right-of-way.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable Ground floor residential uses are not proposed at street
level.
N/A
Standard: Office buildings shall have pedestrian-oriented façades. In limited
circumstances the Administrator may allow façades that do not feature a pedestrian
orientation; if so, substantial landscaping between the sidewalk and building shall be
provided. Such landscaping shall be at least thirty feet (30’) in width as measured from
the sidewalk.
Staff Comment: Not applicable. The project does not include an office building.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
✓
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The primary entrance to the building is on the front façade and is visible
from Airport Way. It has an associated metal canopy extending five feet three and a
half inches (5’3-1/2”) from the front façade. The elevations show the canopy above the
entrance at a height of approximately 12.5 feet (12.5’) above grade. This is
approximately two feet (2’) taller than the other canopies on the front façade. All
associated windows are located below the canopy
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✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See comments above.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: The building entry includes a canopy which is 12 feet six inches (12’6”)
above the ground extending five feet three and a half inches (5’3-1/2”) from the front
façade and is approximately 60 feet (60’) in length. The entrance does not face Airport
Way, in contrast to the commercial space entrances, but it is visible from Airport Way
even though it faces towards the west. Additionally, it has a larger associated
pedestrian connection creating a small-scale plaza area in comparison to the pedestrian
connections to the commercial spaces which are more akin to sidewalks. Finally, the
awning above the entrance runs continuously from the Airport Way facing portion of
the front façade, around the building corner, above the entrance and then terminates
in the abutting portion of the façade facing Airport Way again. The awning does not
align with the commercial space awnings. As such, it is a unique feature that draws the
eyes towards the front entrance.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Not applicable. Building entries from a parking lot are not proposed.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: Per the floor plans, the entrance and residential lobby area would be
oriented towards the street. Both the entrance and residential lobby portions of the
facades include storefront style windows. For additional information see comments
above.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable. Multiple buildings are not proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable. Ground floor residential units are not proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
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Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: See FOF 20, Design District ‘D’ Standards, Transition to Surrounding
Development for a discussion on this standard.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: Service elements are located within the building’s structured parking
and accessed via S Tillicum St thereby minimizing impacts to the pedestrian
environment.
N/A
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: Not applicable. No exterior enclosures are proposed as the refuse and
recycling areas are located within the building’s structured parking.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: Not applicable. See comments above.
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
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Staff Comment: Not applicable. See comments above.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
N/A
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: Not applicable. No surface parking is proposed.
N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: Not applicable. No surface parking is proposed.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable. While the proposal includes structured parking, the
underlying use requirement does not require ground floor commercial. Instead, the
ground floor would be programmed with resident amenities with an exterior similar to
pedestrian oriented retail. The entire width along Airport Way within the CA zone is
proposed to be glazed with active resident uses.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
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sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not applicable. See comments above.
Compliant if
condition of
approval is
met
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: The south façade faces S Tillicum St and is clearly visible by pedestrians
and vehicles from Logan Ave S. Per the elevations, the structured parking would
constitute the entire 39.5 feet (39.5’) width of the southern façade within the CD zone
between 18 feet (18’) in height and ground level. The proposed exterior material of the
structured parking is concrete. Exterior light fixtures are also proposed at 18 feet (18’)
above ground level. The materials and general design correspond to the portion within
the CA zone. In addition, see FOF 20, Design District ‘D’ Standards: Structured Parking
Garages for comments and recommended conditions of approval above.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable. The entry to the parking garage is located within the
CA zone portion of the building. See FOF 20, Design District ‘D’ Standards: Structured
Parking Garages for additional information.
✓
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: See comments above.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not applicable. Reduced setbacks are not needed.
c. Vehicular Access:
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Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Access to the structured parking is via two (2) driveways: one (1) from
Airport Way and the other from S Tillicum St. See FOF 20, Design District ‘D’ Standards:
Vehicular Access for additional information.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: See FOF 20, Design District ‘D’ Standards: Vehicular Access for
additional information.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The proposal would result in a near full build out to the property lines
of the site. Pedestrian connectivity would occur within the building’s interior. The
entrance is connected to the sidewalk and faces the west but is clearly visible from
Airport Way.
N/A Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
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paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable. No surface parking is proposed.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8-foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: In order to comply with the City’s street standards, the applicant would
dedicate frontage to accommodate an eight-foot (8’) wide sidewalk. Connection to the
sidewalk is made via a 12-foot 10 inch (12’10”) wide pedestrian connection.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Compliant if
condition of
approval is
met
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
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Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: The applicant proposes 30 attached dwelling units which would require
a minimum of 1,500 square feet of common open space and/or recreation area to be
incorporated into the building. The floor and landscape plans detail open space and
recreational areas of 2,121 square feet. The interior amenities include a 520 square foot
club room on the third level and a 620 square foot club room on the fifth level. It is
unclear what amenities would be provided in the club rooms.
The exterior amenities include two (2) open air terrace; both are located on the third
level. One (1) at 598 square feet is located on the northern façade. It includes seating,
vegetation in planters and a sink/grill area. The other is 383 square feet and is located
on the southern façade. It only includes planters with vegetation.
In addition, see FOF 20, Design District ‘D’ Standards: Recreation Areas and Common
Open Space for comments and recommended condition of approval above.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
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a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable. Less than 30,000 square feet of nonresidential use is
proposed.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
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f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
✓
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: Articulations occur on all the facades within the CD portion at intervals
of less than 40 feet (40’) via glazing, roof overhangs, material changes, balconies and
color changes.
Compliant if
condition of
approval is
met
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
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Staff Comment: Not all of the building modulations meets the specific requirements.
Some of the modulation areas meet the depth and height requirements but not the
width. For example, there is a modulation on the rear façade (southern façade) which
is six feet two and a half inches (6’2.5”) in width. Other areas meet the width and height
but not the depth. For example, there is a modulation on the side façade (eastern
façade) which is one-foot (1’) in depth. In addition, see FOF 20, Design District ‘D’
Standards: Building Architectural Design: Building Character and Massing for
comments and recommended condition of approval above.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable. The building is less than 160 feet (160’) in length.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The applicant has proposed human scale elements including storefront
windows and sconce lighting. The base of the building is comprised of brick veneer,
concrete and awnings above pedestrian areas.
Compliant if
condition of
approval is
met
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The northern and southern facades would be visible to the public. The
applicant has proposed storefront windows on the northern façade that exceed the 50
percent (50%) minimum requirement along the ground floor between four feet (4’) and
eight feet (8’). As spoken to above in FOF 20, Design District ‘D’ Standards: Parking and
Vehicle Access, Structured Parking, the southern façade needs to have articulations
through arches, lintels, masonry trim, or other architectural elements and/or materials.
The recommended condition of approval requires the southern façade to have similar
façade treatments as the northern (front) façade. As such, the recommended condition
would incorporate this requirement into the revised design.
✓
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Upper-level windows are proposed to contain clear glazing.
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N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Ground level windows are proposed to contain clear glazing.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted and dark glass, or highly reflective (mirror-type) glass and
film are proposed.
Compliant if
condition of
approval is
met
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on the south elevation along S Tillicum St, a blank wall is
located on the ground floor façade greater than six feet (6’) in height and 15 feet (15’)
in length. The elevation plan indicates the applicant proposes a concrete wall with
lighting 18 feet (18’) above grade. See FOF 20, Design District ‘D’ Standards: Parking
and Vehicular Access, Structured Parking for additional information and recommended
condition of approval for an alternative design which removes the untreated blank wall
through continuation of materials and design from the front façade.
Compliant if
condition of
approval is
met
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: As shown on the south elevation along S Tillicum St, a blank wall is
located on the ground floor façade greater than six feet (6’) in height and 15 feet (15’)
in length. The elevation plan indicates the applicant proposes a concrete wall with
lighting 18 feet (18’) above grade. See FOF 20, Design District ‘D’ Standards: Parking
and Vehicular Access, Structured Parking for additional information and recommended
condition of approval for an alternative design which removes the untreated blank wall
through continuation of materials and design from the front façade.
c. Building Roof Lines:
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Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Compliant if
condition of
approval is
met
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposal contains a roof profile that reflects the urban nature of
the zone, compliments the architecture of the building and provides visual interest. The
roof line is broken up through roofline modulation. Pitched roofs and extended parapets
are included in the roof form. It is unclear what the pitch of the sloped portions of the
roof are. See FOF 20, Design District ‘D’ Standards, Building Architectural Design:
Building Roof Lines for additional information and recommended condition of approval
related to the minimum slope.
✓ Standard: Roof mounted mechanical equipment shall not be visible to pedestrians.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Compliant if
condition of
approval is
met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The northern façade is visible from Airport Way and the southern
façade is visible from Logan Ave S and S Tillicum St. The third through fifth levels have
continuous materials and consistent details. The elevation plan indicates the applicant
proposes a concrete wall with lighting 18 feet (18’) above grade. See FOF 20, Design
District ‘D’ Standards: Parking and Vehicular Access, Structured Parking and FOF 20,
Design District ‘D’ Standards: Building Architectural Design, Ground Level Details for
additional information and recommended condition of approval for an alternative
design which removes the untreated blank wall through continuation of materials and
design from the front façade.
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✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The building contains a combination of fiber cement panels and lap
siding, brick veneer, concrete and corrugated metal siding. Colors include white, red,
blue, grey and black. Siding is oriented both vertically and horizontally with varying sizes
of the siding to create interest and variation.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See comments above.
✓
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: Fiber cement siding, storefront windows, brick veneer and metal siding
are durable and consistent with urban development.
Compliant if
condition of
approval is
met
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: Concrete is used on all the facades, most prominently on the southern
façade. The eastern façade is located on property line. The abutting property to the east
is located within the CD zone and is currently improved with a multi-unit commercial
building with surface parking improvements. The southern façade includes concrete
walls extending to the second level. To ensure the enhancement of the southern
concrete wall see FOF 20, Design District ‘D’ Standards, Building Architectural Design:
Building Materials for a recommended condition of approval.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: Not applicable. Concrete block walls are not proposed.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The building contains material variations such as the use of metal and
fiber cement siding. Different colors are used for different materials to create variation.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: Sconce lighting is shown on the northern façade at ground level. It is
unclear if any lighting is being proposed specific to the building entrances. As such to
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ensure that pedestrian scale lighting is provided at the primary entrances, see FOF 20,
Design District ‘D’ Standards, Lighting for a recommended condition of approval.
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: Three (3) sconces are provided on the front façade within the CD zone
between the storefront windows facing Airport Way. Three (3) sconces and three (3)
identified exterior lights are proposed on the eastern façade. Two (2) identified exterior
lights are proposed on the rear (southern) façade at a height of 18 feet (18’) above
grade. Provided recommended conditions of approval are met, additional down lighting
would be provided at the residential entrance. Extending the lighting along the southern
façade would continue the rhythm of the ground level detail on the front façade and
provide lighting along S Tillicum St. See FOF 20, Design District ‘D’ Standards, Lighting
for a recommended condition of approval.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See previous comments regarding sconce lighting. A continuous awning
is located over the residential entrance and front façade within the CD zone, but it is
unclear if it includes lighting. To ensure safe pedestrian and vehicular movement, see
FOF 20, Design District ‘D’ Standards, Lighting for a recommended condition of approval
which would address this requirement.
22. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA and
CD zoning classifications when it is not exempt from Environmental (SEPA) Review. 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 17, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 18, CA Zoning Development Standard
Compliance and FOF 19, CD Zoning Development Standard Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 20, Design District ‘D’ Review and FOF 21,
Design District ‘A’ Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
✓ e. Off-site Impacts.
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Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 20, Design District ‘D’ Review: Building Character and Massing
and FOF 21, Design District ‘A’ Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The applicant would provide a new eight-foot (8’) wide sidewalk along
Airport Way and entryways with pedestrian connections to the sidewalk. Storefront
windows and weather protection result in an enhanced pedestrian experience.
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: See FOF 18, CA Zoning Development Standard: Screening and FOF 19,
CD Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposal is similar in scale and height to nearby developments, such
as Merrill Gardens and Camellia Court to the southeast of the project. Views of Lake
Washington and the Cedar River would not be impacted as those features are both
blocked by exiting development prior to construction of the Dreamliner project. No
obstruction of other existing views of natural features is anticipated.
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 18, CA Zoning Development Standard:
Landscaping and FOF 19, CD zoning Development Standard: Screening.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: See Lighting discussion under FOF 20, Design District ‘D’ Review:
Lighting and FOF 21, Design District ‘A’ Review: Lighting.
Compliant if
conditions of
approval are
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The building design provides privacy and noise reduction as the
residential dwellings units are stepped back and elevated from Airport Way and S
Tillicum St.
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.
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Staff Comment: The building design provides structural setbacks creating a nonuniform
exterior rather than a monolithic box. Storefront glazing, weather protection, on-site
ground level landscaping and pedestrian seating options provide a pedestrian
environment and engagement superior to existing development.
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 project site is virtually flat. Existing vegetation consists of grasses.
The development would result in new on-site vegetation. Conceptual landscaping
includes trees, bushes and groundcover.
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: Structured parking, rather than surface parking, is proposed. The
structured parking would be located within the same building footprint as the
residential and commercial uses. No additional impervious surface would be created
only for parking.
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. Landscaping shall be consistent with RMC
4-4-070.
Staff Comment: See FOF 18, CA Zoning Development Standard: Landscaping and FOF
19, CD Zoning Development Standard: Landscaping.
Compliant if
conditions of
approval are
met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment:
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: The proposal is built out over nearly the entirety of the site and
therefore internal circulation to the site is limited. Recessed entries from the new eight-
foot (8’) sidewalk would be provided.
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Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Loading and delivery would occur in the parking garage access via
Airport Way and S Tillicum St.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Access to the transit center located approximately three (3) blocks to
the south on Logan Ave S is provided via public sidewalk.
Bicycle parking spaces are required at 10% of the number of required off-street parking
spaces for commercial uses outside of the CD zone. One-half (0.5) bicycle parking spaces
per each attached dwelling unit are required. A minimum of 16 stalls are required; a
total of 17 stalls are provided. The applicant proposes to incorporate 15 stalls within a
bicycle storage room on the ground floor with two (2) additional bicycle lockers within
the structured parking. See FOF 18, CA Zoning Development Standard: Bicycle Parking
and FOF 19, CD Zoning Development Standard Bicycle Parking for additional
information and recommended condition of approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 20, Design District ‘D’ Compliance and FOF 21, Design District
‘A’ Compliance.
✓
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: See FOF 20, Design District ‘D’ Compliance: Recreation Areas and
Common Open Space and FOF 21, Design District ‘A’ Compliance: Recreation Areas and
Common Open Space for additional information.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: Existing view corridors should not be impacted. New views to Lake
Washington, Cascade and Olympic mountain ranges, and Seattle and Bellevue skylines
may be possible from the upper stories. The public access requirement is not applicable
to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The existing project area is a flat, dirt lot with some grasses. No existing
natural systems occur.
Compliant if
conditions of
approval are
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 indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. A Fire Impact Fee, based on the 2023-2024 City of Renton Fee
Scheduled, of $579.41 per each new multi-family dwelling unit, $1.25 per square foot
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of retail space and $5.92 per square foot of restaurant would be applicable to the
proposal if the building permit is issued in 2024. Police provided comments related to
recommendations for safety and security. See the Advisory Notes (Exhibit 17) for full
comments.
Water and Sewer.
Staff Comment: The utility plan (Exhibit 5) identifies a new two-inch (2”) domestic water
mater assembly for the commercial space and a separate new two-inch (2”) domestic
water meter assembly for the residential units. The two (2) lines would be connected to
the existing eight-inch (8”) cast iron water main in Airport Way near the western portion
of the project. A third four-inch (4”) fire service line would connect to the existing water
main in Airport Way near the domestic water lines.
The utility plan identifies a new 8 inch (8”) sanitary sewer line connecting to the existing
sewer main within S Tillicum St.
Drainage.
Staff Comment: A preliminary drainage plan and Technical Information Report (TIR)
(Exhibit 4) dated August 8, 2023 was submitted with the Land Use Application. Based
on the City of Renton’s flow control map, the site is within the Peak Rate Flow Control
Standard area (matching existing site conditions) and falls within the Lower Cedar River
drainage basin. The development is subject to Full Drainage Review in accordance with
the 2022 Renton Surface Water Design Manual (RSWDM).
The applicant has proposed to connect to the City of Renton’s storm drainage system
within the Airport Way right-of-way. A Level 1 downstream analysis was performed as
part of the TIR. The downstream drainage paths were field inspected on October 29,
2020 for existing drainage problems; the analysis concluded there were no existing
drainage problems before discharging to the Cedar River. As the project would drain to
the Cedar River downstream of the Taylor Creek confluence, the project meets the direct
discharge exemption per Section 1.2.3.1 of the RSWDM. Therefore, no flow control
facilities are required for the project. Erosion control measures are proposed per the
temporary erosion and sediment control (TESC) plan and Best Management Practices
(BMPs).
A new eight-inch (8”) storm drain connection is proposed. It would connect into an
existing 12 inch (12”) public storm main in Airport Way.
Transportation.
Staff Comment: Access is proposed via one (1) driveway on Airport Way and one (1)
driveway on S Tillicum St. The proposed project fronts upon Airport Way to the north
and S Tillicum St to the south. Airport Way is classified as a principal arterial street with
an existing right-of-way width of 80 feet (80’) as measured using the King County
Assessor’s Map with an existing paved width of approximately 78 feet (78’). To meet
the complete street standards for principal arterial streets, minimum right-of-way width
is 125 feet for a seven (7) lane street with eight-foot (8’) wide sidewalks on both sides,
eight-foot (8’) wide planting strips on both sides, street trees, curbing on both sides,
eight-foot (8’) wide parking lanes, bicycle facilities and 88 feet (88’) of paved roadway
width, not including parking. Dedication of approximately 22.5 feet (22.5’) of right-of-
way would be required. The City Transportation section has recommended that the
existing curb location and pavement width on the south side of Airport Way is sufficient,
and a modified principal arterial street standard is acceptable. The modified street
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would contain a one-half-foot (0.5’) wide curb, an eight-foot (8’) wide landscaping strip,
an eight-foot (8’) wide sidewalk, and a one-foot (1’) wide clear width at the back of
sidewalk; dedication of approximately 11.5 feet (11.5’) would be required to meet this
modified street standard. S Tillicum St to the south has an existing right-of-way of 16
feet (16’) for approximately 100 feet (100’) starting at the southwest corner with the
remainder being 10 feet (10’) in width; the existing paved width is 10 feet (10’) for the
entire length abutting the project site. No dedication or street improvements are
required.
A Traffic Impact Analysis is required when a project proposal would result in the
generation of 20 new a.m. or p.m. peak hour trips. A Traffic Impact Analysis (Exhibit 7),
prepared by Transpo Group, LLC, dated January 2024, was submitted with the
application. The analysis indicates the proposal is anticipated to generate 312 weekday
net new daily trips with 19 weekday a.m. peak hour trips and 33 weekday p.m. peak
hour trips. According to the Traffic Impact Analysis there is no increased delay at the
studied intersections with the addition of the project traffic. Additionally, all studied
intersections comply with the City’s LOS D standard in both the weekday a.m. and p.m.
peak hours after project completion. The Airport Way access is approximately 140 feet
(140’) from a bend in the road and posted speed is 35 miles per hour. The analysis shows
sufficient sight lines are provided at the proposed Airport Way access with the City of
Renton’s entering and stopping sight distance requirements being met in both the
eastbound and westbound directions. However, the site access analysis based its results
on right-turn movement. As such, to ensure that the projected results are maintained
for Airport Way, staff recommends as a condition of approval that the applicant provide
revised civil construction plans showing the installation of preventative measures within
the Airport Way right-of-way such that the Airport Way driveway is restricted to a right-
in and right-out only driveway.
The proposal has passed the City’s Traffic Concurrency Test (Exhibit 12) per RMC 4-6-
070D, which based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-test Transportation Plan, and future payment of
appropriate Transportation Impact Fees. Increased traffic created by the development
would be mitigated by payment of transportation impact fees. The transportation
impact fee that is current at the time of building permit issuance would be levied. For
informational purposes only, the 2024 fee is assessed at $6,184.59 per each new multi-
family dwelling unit. Impact fees based on future proposed commercial uses would be
calculated at time of use establishment. This fee increases each year and the applicable
fee is paid at the time of building permit issuance.
N/A
l. Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects. Each phase must be able to stand on its
own without reliance upon development of subsequent phases in order to meet all
development standards of Title IV.
Staff Comment: 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: The CA zone permits a maximum of 75 percent (75%) building lot
coverage if parking is provided within the building or within an on-site parking garage.
The CD zone permits 100 percent (100%) maximum lot coverage for buildings. Both
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allowances discourage placement of buildings to maximum stormwater infiltration in
favor of maximizing building coverage efficiency. The project site does not currently
include stormwater infiltration facilities. It would be an unreasonable expectation from
the City to require infiltration facilities.
23. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The subject property is located in a geologically hazardous area,
specifically a High Seismic Hazard Area. A geotechnical report (Exhibit 6) authored by
The Riley Group, Inc., dated January 26, 2021, was provided with the land use
application. The Riley Group, Inc. completed subsurface reconnaissance of the site on
January 13, 2021. Four (4) on-site borings were completed.
The boring results indicate that the subsurface conditions at the site include very soft
to very stiff silt with varying amounts of sand and very loose to very dense sand with
varying amounts of silt and gravel and gravel with varying amounts of silt and sand.
Groundwater was encountered at approximately 10 feet (10’) during subsurface
exploration. The submitted geotechnical report states that per the Liquefaction
Susceptibility Map of King County, Washington the area is mapped as having a
moderate to high liquefaction susceptibility during a seismic event. The report
concludes that based on the liquefaction analysis the native soil below the groundwater
table would liquefy under severe earthquake ground motions (Magnitude 7 and
horizontal acceleration of 0.535g with settlement in the range of six to eight inches (6”
– 8”).
The report recommends foundations be supported on conventional spread footings
bearing on a subgrade improvement with Geopiers or Aggregate piers. A Technical
Memorandum (Exhibit 14) from The Riley Group, Inc. dated April 24, 2023, reiterates
the need for installing of aggregate piers to mitigate the predicated settlements and
allow suitable support for the building. It is also recommended that slab-on-grade floors
and slabs for the building be supported on a subgrade improved with Geopiers or
Aggregate piers.
SEPA mitigation measures were included with the environmental threshold
determination that the project comply with the recommendations of the geotechnical
report and any updated reports and that the geotechnical engineer reviews the
construction and building plans to verify the recommendations and specifications are
consistent with the geotechnical report. The SEPA mitigation measures are included as
recommended conditions of approval.
Compliant if
condition of
Wellhead Protection Areas:
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approval is
met
Staff Comment: The COR mapping system has identified the site as being located in the
Downtown Wellhead Protection Zone 1. The site’s proposed residential and commercial
uses are not indicative of a type of use that would potentially harm the City’s
groundwater. No groundwater would be withdrawn, and no waste material would be
discharged into the ground. If more than 100 cubic yards of fill are imported, a fill
material source statement is required that is certified by a professional engineer or
geologist licensed by the State of Washington identifying each source location of the
fill.
24. Conditional Use Density Analysis: The applicant is requesting a conditional use permit to increase the
density of the project above the maximum outright permitted 150 dwelling units per acre. With a proposed
16 dwelling units within the CD portion of the project the net density of the project is 196.77 dwelling units
per acre. Within the CD zone an increase in density up to 200 dwelling units per acre may be requested
via conditional use permit approval. The proposal is compliant with the following density conditional use
criteria, pursuant to RMC 4-9-030.D, RMC 4-9-030.F, RMC 4-9-030.G. Therefore, staff recommends
approval of the requested Density Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
✓
a. Comprehensive Plan: The proposed density increase shall be compatible with the
general purpose, goals, objectives and standards of the Comprehensive Plan, the
zoning regulations and any other plan, program, map or regulation of the City.
Staff Comment: Upon review of the Comprehensive Plan, Staff found that the
modification request is consistent with the following policy:
• Policy L-2: Support compact urban development to improve health outcomes,
support transit use, maximize land use efficiency, and maximum public
investment in infrastructure and services.
Increasing the density allows for maximization of land use efficiency as more dwelling
units would be placed in the same area. It also supports transit use as it creates a higher
concentration of potential users. Public investment in infrastructure and services is
maximized as it is more efficient and cost effective to serve denser areas. For additional
information see FOF 17, Comprehensive Plan Compliance, FOF 18, CA Zoning
Development Standards and Analysis and FOF 19, CD Zoning Development Standards
and Analysis for Comprehensive Plan and zoning regulation compliance.
✓
b. Location: The development shall not be limited to studio and/or one (1) bedroom
units and shall provide a mix of bedroom counts to accommodate families with
more than two (2) members.
Staff Comment: The proposed distribution of units within the CD portion of the project
is 16 studio units. However, the development is split between the CD and CA zone. As a
total number of units within the development there would be 16 studio units, seven (7)
one-bedroom units and seven (7) two-bedroom units. Approximately 23 percent (23%)
of the units are intended to accommodate families with more than two (2) members.
✓
c. Light and Air: Units shall provide adequate access to light and air. Units shall abut
the building’s exterior walls and contain windows.
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Staff Comment: All units abut the building’s exterior walls and contain windows.
Additionally, all units would have the ability for private outdoor space via private
balconies.
✓
d. Parking: The development shall provide adequate parking for residents and guests.
Staff Comment: A total of 16 dwelling units within the CD zone portion are proposed.
The entire development includes 30 dwelling units and 3,192 square feet of commercial
space within the CA zone. The minimum number of parking stalls required is 38; the
applicant is proposing 38 parking stalls, or the minimum number of parking stalls
required. See FOF 18, CA Zoning Development Standard Compliance: Parking and FOF
19, CD Zoning Development Standard Compliance: Parking for additional information.
25. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 in order to modify
the Principal Arterial Street section classification for Airport Way. To meet the City’s complete street
standards for Principal Arterial Streets a minimum right-of-way width of 125 feet (125’) for a seven (7) lane
street is required; half street improvements as taken from the right-of-way centerline would be required.
This would include 88 feet (88’) paved width (44 feet (44’) each side) not including parking, an eight-foot
(8’) wide parking lane, bicycle facilities, a one half-foot (0.5’) wide curb, an eight-foot (8’) wide planting
strip, an eight-foot (8’) wide sidewalk, street trees and storm drainage improvements on each side. The
current right-of-way width for Airport Way, as measured using the King County Assessor’s Map, is
approximately 80 feet (80’) with approximately 78 feet (78’) of paving. Dedication of approximately 22.5
feet (22.5’) would be required.
The applicant has proposed a modified Primary Arterial Street standard containing a right-of-way width of
approximately 91.5 feet (91.5’). The modified street would retain the existing curb location and pavement
width on the south side of Airport Way, an eight-foot (8’) wide landscaping planter, an eight-foot (8’) wide
sidewalk, a one half-foot (0.5’) wide curb and one-foot (1’) wide clear width back of sidewalk. A right-of-
way dedication of approximately 11.5 feet (11.5’) is proposed.
City staff from transportation and planning divisions have reviewed the portion of Airport Way adjacent to
the site and support the modified Principal Arterial Street section as maintaining the existing curb to curb
pavement width is more suitable for this location of Airport Way. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as noted
below:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The applicant contends (Exhibit 32) that the following Comprehensive
Plan’s Land Use Element goals and policies are applicable:
• Policy L-2: Support compact urban development to improve health outcomes,
support transit use, maximize land use efficiency, and maximize public
investment in infrastructure and services.
• Goal L-I.9.b): Utilize multiple strategies to accommodate residential growth,
including: Development of new multifamily and mixed-use in the City Center
and in the Residential High Density and Commercial Mixed use designations.
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• Goal L-K: Provide an energetic business environment for commercial activity
providing a range of service, office, commercial and mixed-use residential uses
that enhance the City’s employment and tax base along arterial streets and in
Centers.
• Policy L-17: Commercial Mixed Use – Place areas with established commercial
and office areas near principal arterials within the Commercial and Mixed Use
(CMU) land use designation. Allow residential uses as part of mixed-use
developments and support new office and commercial development that is
more intensive than what exists to create a vibrant district and increase
employment opportunities. The intention of this designation is to transform
strip commercial development into business districts through the intensification
of uses and with cohesive site planning, landscaping, signate, circulation,
parking, and the provisions of public amenity features.
o Commercial Arterial Zone - Zone lands Commercial Arterial (CA) where
a historical strip pattern dominates, characterized by large surface
parking in front of buildings, long blocks oriented to automobiles, and
an incomplete street grid. CA zoning should be located within one-
quarter mile of transit, provide employment, and allowed mixed-use
development. CA zoning implements the Commercial Mixed Use and
Employment Area land use designation.
o Center Downtown Zone – Zone land Center Downtown (CD) within
downtown Renton that is appropriate for the widest mix of uses, is
served by transit, and is suitable for intensive urban use within a
pedestrian environment. The Center Downtown zone is intended to
revitalize the area by creating a vibrant, urban center in Renton’s
historic downtown core. Surface parking is discouraged in this zone,
except as a land bank. CD zoning implements the Commercial Mixed
Use land use designation.
Upon review of the Comprehensive Plan, Staff found that the modification request is
consistent with the additional following goals and policies:
• Goal L-B: Continue to build Renton’s Regional Growth Center consistent with
VISION 2040 to provide compact, pedestrian-oriented, mixed-use development
to meet the demands of population and employment growth, while reducing
the transportation related and environmental impacts to growth.
• 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.
Keeping the existing roadway width with frontage improvements, as proposed in the
modification request, provides a compact, pedestrian oriented streetscape of Goal L-B
and Policy L-2. Maintaining the existing roadway section also promotes efficient land
utilization by allowing for space that would normally be dedicated to right-of-way to
instead be incorporated into the residential development.
Staff concurs that the proposed modification implements the policy direction of the
Comprehensive Plan is the minimum adjustment necessary. Community design aspects
of the Comprehensive Plan address walkable neighborhoods, safety and shared uses.
The intent of the policies is to promote new development with walkable places that
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support grid and flexible grid street and pathway patterns, and are visually attractive,
safe and healthy environments. The requested street modification is consistent with
these policy guidelines. The proposed modification maintains the street’s vehicle
capacity while improving the sidewalk to meet width, design and street tree standards.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the modification achieves these standards
based on comments from the Development Engineering Division for the pre-application
(Exhibit 33) stated that the City of Renton Transportation Department has determined
that the existing curb line is sufficient and a modified Principal Arterial Street as
proposed is sufficient. This would ensure the least amount of alteration of Airport Way.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. City staff has reviewed Airport Way,
and the surrounding area, and have determined that a modified Principal Arterial Street
section is more suitable for the portion of Airport Way adjacent to the site. By granting
the modification, the curb line is maintained. By maintaining the existing roadway curb
alignment, inconvenient and/or a potentially unsafe transition is avoided.
✓
c. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties from the
modification request and in fact requiring the improvements along the property’s
frontage would cause potential hazards. See comments under criterion ‘b’ for additional
information.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: The applicant contends that because the City of Renton Transportation
Department has determined that the existing curb line is acceptable the intents and
purposes of the Code are met. The frontage improvements would be an upgrade from
the surrounding frontage along Airport Way which includes a five-foot (5’) sidewalk and
generally no planter strips.
Staff concurs that the modification meets the intent and purposes of the Code. The
frontage improvements are appropriately scaled, meet the requirements for sidewalk
and landscaping strip width for a Principal Arterial Street and are appropriately sized
for an urban context. The City of Renton Transportation Department has determined
that the existing curb line is appropriate and would continue to enable safe and
convenient access and travel for all users. See comments under criterion ‘b’ for
additional information.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends that the modification conforms to the intent
and purpose of the Code and follows the recommendations made by the City of Renton
Transportation Department.
Staff concurs that the modification is justified as it is impractical to widen the existing
paved roadway for this particular street frontage.
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26. 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 $579.41 per multi-family 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: Bryn Mawr
Elementary School, Dimmitt Middle School and Renton High School. Any new
elementary or middle school students from the proposed development would be
bussed to their respective schools. The stop for elementary school students is located
at Logan Ave S / Renton High School driveway approximately 700 feet (700’) from the
project site. Students would walk east on Airport Way until the intersection with Logan
Ave S then south to the Renton High School driveway. The stop for middle school
students is located at the intersection of Logan Ave S and S Tobin St approximately 415
feet (415’) from the project site. Students would walk east on Airport Way until the
intersection with Logan Ave S then south to the intersection with S Tobin St. To get to
Renton High School, high school students would have the same distance and route as
elementary school students.
A School Impact Fee, based on new dwelling units, would 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 $4,257.00 per multi-family unit.
✓
Parks: A Park Impact Fee would be required for the future dwellings. The current Park
Impact Fee is $2,222.84 per each new multi-family dwelling unit within a multi-family
project of five (5) or more units. Assessed fees are based on the City of Renton Fee
Schedule. The fee is calculated and paid at time of building permit issuance.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: A new eight-inch (8”) storm drain connection is proposed. It would
connect into an existing 12 inch (12”) public storm main in Airport Way. See FOF 22, Site
Plan Review: Drainage for additional information.
✓
Water:
Staff Comment: The utility plan identifies a new two-inch (2”) domestic water mater
assembly for the commercial space and a separate new two-inch (2”) domestic water
meter assembly for the residential units. The two (2) lines would be connected to the
existing eight-inch (8”) cast iron water main in Airport Way near the western portion of
the project. A third four-inch (4”) fire service line would connect to the existing water
main in Airport Way near the domestic water lines. See Exhibit 17, Advisory Notes to
Applicant, for a list of water system improvements required of the proposed
development.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 70 of 73
SR_DreamlinerHEX_FINAL
✓
Sanitary Sewer:
Staff Comment: The utility plan identifies a new 8 inch (8”) sanitary sewer line
connecting to the existing sewer main within S Tillicum St. For more information
regarding sewer improvements, see Exhibit 17, Advisory Notes.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17, Comprehensive Plan
Compliance.
2. A portion of the subject site is in the Commercial Arterial (CA) 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 18, CA Zoning Development Standard Compliance.
3. A portion of the subject site is in the Center Downtown (CD) 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 19, CD Zoning Development Standard Compliance.
4. The proposed Site Plan Review application complies with the Urban Design District ‘D’ overlay standards
provided the applicant complies with City Code and conditions of approval, see FOF 20, Design District ‘D’
Standards.
5. The proposed Site Plan Review application complies with the Urban Design District ‘A’ overlay standards
provided the applicant complies with City Code and conditions of approval, see FOF 21, Design District ‘A’
Standards.
6. The proposed Site Plan Review and Conditional Use Permit Application complies with the Site Plan Review
standards provided the applicant complies with City Code and conditions of approval, see FOF 22, Site
Plan Review.
7. The proposed Site Plan Review complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 23, Critical Areas.
8. The proposed Site Plan Review and Conditional Use Permit application complies with Conditional Use
Permit criteria related to density increases provides the applicant complies with City Code and conditions
of approval, see FOF 24, Conditional Use Density Analysis.
9. The proposed Site Plan Review and Conditional Use Permit 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 22, Site Plan Review: Transportation and FOF 25, Modification Analysis.
10. There are safe walking routes to the school bus stop, see FOF 26, Availability and Impact on Public Services.
11. There are adequate public services and facilities to accommodate the proposed ECF, CUP-H, SA-H, MOD:
see FOF 26, Availability and Impact on Public Services.
12. Key features, which are integral to this project include ground floor commercial spaces; on-site structured
parking; on-site landscaping; modulation and step backs that reduce the structure’s bulk and scale;
articulations and color change.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 71 of 73
SR_DreamlinerHEX_FINAL
J. RECOMMENDATION:
Staff recommends approval of the Dreamliner LLC Mixed Use, File No. LUA23-000355, ECF, CUP-H, SA-H, MOD,
as depicted in the Preliminary Site Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated dated April 8, 2024.
2. The applicant shall provide documentation from the Federal Aviation Administration demonstrating
compliance with the Part 77 Horizontal Surface Height Limit. Compliance shall be reviewed and approved
by the Current Planning Project Manager prior to construction permit issuance.
3. The applicant shall submit revised landscape plans with the construction permit application that provides
native vegetation to the greatest extent possible. A narrative shall be provided from a Washington
licensed landscape architect identifying why native vegetation could not be used in specific instances, why
vegetation has been chosen for the specific area and what measures need to be incorporated to ensure
the long-term health and survival of the landscaping. The plan shall be reviewed and approved by the
Current Planning Project Manager prior to civil construction permit issuance.
4. The applicant shall provide an updated arborist report with the construction permit application. The
updated report shall identify measures needed to ensure the long-term health and viability of the trees.
The report shall be reviewed and approved by the Current Planning Project Manager prior to construction
permit issuance. If the arborist determines that existing street tree(s) cannot be maintained based on the
scope of proposed work, then new street trees shall be planted at a 1:1 ratio of removed trees to new
trees. A revised landscaping plan shall be submitted with the construction permit application showing
newly planted street tree species chosen from the City of Renton Approved Tree List & Spacing Guidelines.
The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to
construction permit issuance.
5. The applicant shall submit revised building designs with the building permit which provides an enclosure
meeting applicable requirements within RMC 4-4-090, Refuse and Recyclables Standards. The design shall
be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
6. The applicant shall submit revised building designs with the building permit which provides either 45-
degree parking stalls where the drive aisle is between 20 and 24 feet (20’ – 24’) in width or revise the
design to include 24-foot (24’) drive aisles with 90-degree parking. The design shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
7. The applicant shall provide revised drawings showing the location of provided bicycle stalls and identifying
how the stalls will meet applicable standards in RMC 4-4-080F.11. The plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
8. The applicant shall provide revised building designs with the building permit application showing a
minimum floor-to-ceiling height of 18 feet (18’) and a minimum clear height of 15 feet (15’) in the
commercial spaces. The plan shall be reviewed and approved by the Current Planning Project Manager
prior to building permit issuance.
9. The applicant shall provide revised building designs with the building permit application identifying how
standards in RMC 4-4-150E.2.c – e are being met. The plan shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
10. The applicant shall submit revised floor plan drawings identifying how each unit is meeting the storage
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 issuance.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 72 of 73
SR_DreamlinerHEX_FINAL
11. The applicant shall 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 issuance.
12. The applicant shall submit revised floor plan drawings showing the studio unit sleeping areas with at least
one (1) side 100 percent (100%) unobstructed and open to the remainder of the unit. The plan shall be
reviewed and approved by the Current Planning Project manager prior to building permit issuance.
13. The applicant shall submit revised building designs with the building permit application showing a 12-foot
(12’) finished floor-to-ceiling height for the ground floor lobby space. The plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
14. The applicant shall submit a separate detailed plan set identifying the location and screening provided for
all roof top utility/mechanical equipment with the building permit application. The plan shall include detail
sheets that provide cross section details and identify proposed rooftop screening that is integral and
complementary to architecture of the buildings. The plan shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
15. The applicant shall submit a surface mounted utility plan that includes cross-section details with the civil
construction permit application. The applicant shall work with franchise utilities to ensure, as practical,
utility boxes do not obstruct or displace pedestrian areas. The plan shall provide and identify screening
measures consistent with the overall design of the development. The surface mounted utility plan shall
be reviewed and approved by the Current Planning Project Manager prior to civil construction permit
approval.
16. The applicant shall submit revised drawings showing the area surrounding the structured parking entrance
matching the colors and materials of the commercial space facades. The second level shall use siding
materials and colors to match the surrounding façade treatments. Glazing shall be added in place of the
grills to continue the appearance of residential and commercial spaces. The plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
17. The applicant shall submit revised drawings showing the southern façade of the structure parking with
similar façade treatments as the front façade, such as glazing, materials and sconce lighting, or as
determined by the Current Planning Project Manager at the time of building permit application. The plan
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
issuance.
18. The applicant shall submit revised floor plans with the building permit identifying amenities, such as
exercise equipment or seating/entertainment areas within the club room areas. The plan shall be
reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
19. The applicant shall submit revised building designs with the building permit which provide modulation
meeting allowances of RMC 4-3-100E.5, Building Architectural Design: Building Character and Massing The
plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit
issuance.
20. The applicant shall submit revised building elevations with the building permit which provide windows (or
an equivalent design element) within the internal staircase on the south and west facing facades to break
up the building massing and increase light transmittance into and out of the building. Revised building
elevations shall be revised and approved by the Current Planning Project Manager prior to building permit
issuance.
21. The applicant shall provide revised drawings with the building permit which show the sloped portions of
the room with a minimum slope of one to four (1:4). The plan shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
City of Renton Department of Community & Economic Development
Dreamliner LLC Mixed Use
Staff Report to the Hearing Examiner
LUA23-000355, ECF, CUP-H, SA-H, MOD
Report of May 7, 2024 Page 73 of 73
SR_DreamlinerHEX_FINAL
22. The applicant shall submit revised drawings which include enhancement such as texturing, reveals and/or
coloring with a concrete coating or admixture on the southern facade. The plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
23. The applicant shall submit revised elevations with the building permit application which provides
pedestrian scale lighting through down lighting provided within the associated entrance awnings. The
additional lighting shall be reviewed and approved by the Current Planning Project Manager prior to
building permit approval.
24. The applicant shall submit revised elevations within the building permit application that provides
additional sconce lighting along the southern façade at intervals between the conditioned windows. The
additional lighting shall be reviewed and approved by the Current Planning Manger prior to building
permit approval.
25. The applicant shall submit revised elevations with the building permit application that provides additional
downlighting within the entirety of all front façade awnings. The additional lighting shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
26. The applicant shall provide revised civil construction plans showing the installation of preventative
measures within the Airport Way right-of-way such that the Airport Way driveway is restricted to a right-
in and right-out only driveway.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Dreamliner LLC Mixed Use
Land Use File Number:
LUA23-000355, ECF, CUP-H, SA-H, MOD
Date of Hearing
May 7, 2024
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Lavina Wadhwani
Veer Architecture, PLLC
10655 NE 4th St Suite #707,
Bellevue, WA 98005
Project Location
511 Airport Way, Renton,
WA 98057 (APN
7229300580)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-17: As shown in the Environmental Review Committee (ERC) Report
Exhibit 18: Staff Report to the Hearing Examiner
Exhibit 19: On Hold Letter dated November 29, 2023
Exhibit 20: Off Hold Letter dated February 15, 2024
Exhibit 21: Neighborhood Meeting Documents
Exhibit 22: Environmental Determination of DNS-M dated March 25, 2024
Exhibit 23: Revised Environmental Determination of DNS-M dated April 8, 2024
Exhibit 24: CA Density Worksheet
Exhibit 25: CD Density Worksheet
Exhibit 26: Arborist Report, prepared by Jeff Varley dated April 25, 2021, July 19, 2023 updated
September 24, 2023
Exhibit 27: Floor Plans
Exhibit 28: Bike Parking Residential and Commercial Layout
Exhibit 29: Special Development Standards Applicant Response
Exhibit 30: Sun Study
Exhibit 31: Lighting Plan
Exhibit 32: Applicant Justification for Modification
Exhibit 33: Pre-Application Memo dated March 16, 2023