HomeMy WebLinkAboutSR_HEX Report_Logan 6_250126_v4_FINAL, REPORT TO THE HEARING EXAMINER
Hearing Date:
February 11, 2025
Project File Number:
PR22-000229
Project Name:
Logan Six
Land Use File Number:
LUA22-000283, ECF, SA-H
Project Manager:
Alex Morganroth, Principal Planner
Owner:
302 Magnolia Apartments, LLC, 302 Logan Ave N, Renton, WA 98055
Applicant/Contact:
Andrew Kovach, Kovach Architects, 2115 Colby Ave, Everett, WA 98201, andrew@kovacharchitects.com
Project Location:
340 Logan Ave N, Renton, WA 98057 (APNs 1823059264 and 1823059206)
Project Summary:
The applicant is requesting SEPA Environmental Review and Hearing Examiner Site Plan Review in order to construct a 170,335 sq. ft., six-story vertical mixed-use building on the site
located at 340 Logan Ave N (APN 1823059264). The applicant also proposes to construct a surface parking lot on one adjacent parcel to the east of the site (APN 1823059206). The proposed
structure would have a maximum height of approximately 91 feet (91’) above grade. The structure would include 97 attached dwelling residential units, approximately 6,200 sq. ft. of
commercial/retail space, and 107 parking stalls. The 57,381 sq. ft. (1.32 acres) site is located in the Urban Center 2 (UC-2) zone and the Urban Design District ‘C’ Overlay. The site
has a Comprehensive Plan land use designation of Commercial Mixed Use (CMU). Primary access to the site is proposed via one driveway off of N 3rd St and one off of N 4th St. Emergency-only
access is proposed via an existing curb cut off of Logan Ave N. No trees are proposed for removal. Frontage improvements on N 3rd St, N 4th St, and Logan Ave N are proposed. The applicant
submitted a geotechnical report, drainage report, traffic impact analysis, and environmental checklist with the application.
Site Area:
1.32 acres
B. EXHIBITS:
Exhibits 1-16:
As shown in the Environmental Review Committee (ERC) Report
Staff Report to the Hearing Examiner
On-hold and Off-hold Memos
Proof of Neighborhood Meeting
Determination of Non-Significance – Mitigated, issued by the City of Renton Environmental Review Committee on January 6, 2025
C. GENERAL INFORMATION:
Owner(s) of Record:
302 Magnolia Apartments, LLC, 302 Logan Ave N, Renton, WA 98055
Zoning Classification:
Urban Center-2 (UC-2)
Urban Design District C
Comprehensive Plan Land Use Designation:
Existing Site Use:
Vacant and surface parking lot
Critical Areas:
High Seismic Hazard Area, Downtown Wellhead Protection Area Zone 1, and Downtown Wellhead Protection Area Zone 2
Neighborhood Characteristics:
North:
Surface parking lot. Commercial Mixed Use (CMU) Comprehensive Plan designation and Urban Center-2 (UC-2) zone
East:
Office, surface parking lot. Commercial Mixed Use (CMU) Comprehensive Plan designation and Urban Center-2 (UC-2) zone
South:
Office, senior center. Commercial Mixed Use (CMU) and Residential High Density (HD) Comprehensive Plan designations and Urban Center-2 (UC-2) and Residential-10 du/ac (R-10) zones
West:
Sports stadium, surface parking lot. Commercial Mixed Use (CMU) Comprehensive Plan designation and Urban Center-2 (UC-2) zone.
Site Area:
1.32 acres
D. HISTORICAL/BACKGROUND:
Action
Land Use File No.
Ordinance No.
Date
Comprehensive Plan
N/A
6153
12/09/2024
Zoning
N/A
6154
12/09/2024
City of Renton (Incorporation)
N/A
0
09/06/1901
E. PUBLIC SERVICES:
Existing Utilities
Water: Water service will be provided by the City of Renton. There is an existing 12-inch (12”) water main in Logan Ave N and an existing 12-inch (12”) water main in N 4th St. There
are two (2) existing private high pressure water lines within the easement on the east and west sides of the property. The easements are granted to The Boeing Company.
Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch (8”) sewer main in N 4th St.
Surface/Storm Water: There is an existing 12-inch (12”) stormwater main on the east side of Logan Ave N and along a portion of both N 3rd St and N 4th St.
Streets: The proposed development fronts Logan Ave N along the western property line, N 3rd St along the southern property line, N 4th St along the northern property line and Burnett
Ave N along the western property line. Logan Ave N is classified as a Principal Arterial Street. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 100
feet (100’) consisting of a 56-foot (56’) wide paved road, and on the project side, a one-half-foot (0.5’) wide curb, an eight-foot (8’) wide planter strip, a five-foot (5’) wide sidewalk,
and approximately seven feet (7’) of clear space at the back of walk. N 3rd St is classified as a Principal Arterial Street. Existing ROW width is approximately 80 feet (80’) consisting
of an approximately 30-foot (30’) wide road and on the project side, a one-half-foot (0.5’) wide curb with clear space at the back of curb. N 4th St is classified as a Principal Arterial
Street. Existing ROW width is approximately 42 feet (42’) consisting of an approximately 45-foot (45’) wide road and on the project side within an easement, a one-half-foot (0.5’) wide
curb and an eight-foot (8’) wide sidewalk. Burnett Ave N is classified as a Residential Access Street. Existing ROW width is approximately 60 feet (60’) consisting of an approximately
37-foot (37’) wide road and on the project side, no curb, sidewalk, or planter.
Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC)
Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Area Regulations
Section 4-3-100: Urban Design Regulations
Chapter 4 City-Wide Property Development Standards
Chapter 6 Streets and Utility Standards
Section 4-6-030: Drainage and Water Quality (Surface Water) Standards
Section 4-6-040: Sanitary Sewer Standards
Section 4-6-060: Street Standards
Section 4-6-080: Water Service Standards
Chapter 9 Permits – Specific
Section 4-9-200: Master Plan and Site Plan Review
Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
Land Use Element
Transportation Element
H. FINDINGS OF FACT (FOF):
The Planning Division of the City of Renton accepted the above master application for review on August 8, 2022 and determined the application complete on the same day. The project was
placed on hold for parts of 2022, 2023, and 2024 as the applicant responded to public comment concerns (Exhibit 14) related to traffic, site design, and the proposed uses in the building.
A public meeting was held on February 9, 2022 at 6:00pm. Due to the COVID-19 pandemic, the meeting was held virtually on Google Meet. Approximately ten (10) members of the public attended
the meeting and provided comments and questions on the project: See Exhibit 19.
The project site is located 340 Logan Ave N, Renton, WA 98057 (APNs 1823059264 and 1823059206).
The project site is currently vacant and consists of unmanicured vegetation (APN 182305264) and a surface parking lot (APN 1823059206)
Access to the site would be provided via new driveways off of N 3rd St, N 4th St, and Burnett Ave N. Emergency-only access would be provided via an existing curb cut at the mid-block
on Logan Ave N.
The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation.
The site is located within the UC-2 zoning classification and within Design District C.
There are no trees located on-site, but three (3) trees are located in the Burnett Ave N ROW of which the applicant is proposing to remove all three (3) trees in order to construct required
frontage improvements.
The site is mapped with a High Seismic Hazard Area and is in the Downtown Wellhead Protection Area Zone 1 and the Downtown Wellhead Protection Area Zone 2.
Approximately 8,308 cubic yards of material would be cut on-site and approximately 577 cubic yards of fill is proposed to be brought into the site.
The applicant is proposing to begin construction in summer of 2025, with an unknown end of construction date.
Staff received approximately thirty (30) public comment letter(s) (Exhibit 14). To address public comments the following report contains analysis related to aethetics, traffic impacts,
and parking.
Staff received comments from the Duwamish Tribe (Exhibit 12), the Washington Department of Ecology (DOE) (Exhibit 13), and The Boeing Company (Exhibit 14).
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 6, 2025, the Environmental Review Committee issued a Determination of Non-Significance
- Mitigated (DNS-M) for the Logan Six project (Exhibit 20). The DNS-M included seven (7) mitigation measures. A 14-day appeal period commenced on January 6, 2025 and ended on January
21, 2025. No appeals of the threshold determination were filed.
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:
T
he applicant shall comply with the recommendations in the geotechnical investigation prepared by Cobalt Geosciences, dated January 8, 2021, and any future addenda.
The applicant’s geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications
meet the intent of the report(s).
The applicant’s geotechnical engineer shall provide notes on the construction and building permit plans identifying when on-site geotechnical engineer supervision of construction events
is recommended.
The applicant shall submit a dewatering plan prior to the start of construction identifying potential impacts to water supply wells and protection measures to be implemented before,
during, and after the dewatering occurs. The plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of a civil construction permit.
The applicant shall coordinate with King County Metro prior to submitting construction permits to identify any needed accommodations for the abutting transit stop on Logan Ave N that
need to occur during construction of the site. Evidence of the coordination with King County Metro and the accommodation(s) shall be shown on the civil construction permit plans to be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
The applicant shall construct intersection controls consistent with those outlined in the Logan Six – Comment Response Memorandum, prepared by Kimley-Horn and Associates, Inc, dated
May 9, 2024, and the Traffic Impact Analysis, prepared by Kimley Horn, dated September of 2023, prior to issuance of a certificate of occupancy. The Level of Service (LOS) queuing and
safety components of the Traffic Impact Analysis (TIA) shall be subject to a subsequent monitoring plan scheduled after twelve (12) months, but no more than fifteen (15) months, of receiving
a certificate of occupancy (Subject Year) with compliance objectives as listed below:
A LOS analysis shall be conducted and demonstrate that all subject intersections (Logan Ave N/N 4th St, Logan Ave N/N 3rd St, Burnett Ave N/N 4th St, Burnett Ave N/N 3rd St, and all
project site driveways) comply with city requirements. Including that all subject intersections operate at LOS D or better except for Logan Ave N intersections, which shall operate at
LOS E or better;
Queue analysis shall be conducted at the Logan Ave N/N 3rd St intersection;
A safety analysis shall be conducted and demonstrate that all subject intersections comply with city requirements; or
Other acceptable methodology to demonstrate effectiveness of the intersections meets the design intent.
Furthermore, analysis shall be performed for each of the following scenarios:
Subject Year baseline conditions;
Subject Year Without the Project;
Projection of the Subject Year using the 2024 baseline conditions/background growth rates used in the TIA dated September 2023; or
Other similar scenarios to meet the intent. The intent of these scenarios is to determine the project’s actual impacts to the intersections as compared to the impacts modeled at time
of land use application modeling.
The results of the monitoring plan shall be submitted to the city within 45 days of completion of monitoring plan implementation. The city may require mitigation for impacts caused
by the project that are in violation of city standards such as, altering signal phasing, installation of channelization controls such as C-curb, or other similar mitigation measures.
To ensure monitoring is performed, the applicant shall post a cash surety with the city in an amount equal to twenty percent (20%) of the transportation impact fee calculated at the
time of building permit issuance. The cash surety shall be due prior to issuance of a certificate of occupancy and will be released upon either approval of a monitoring report or implementation
of mitigation measures as required by the monitoring report.
The applicant shall submit an archeological survey prepared by a qualified professional prior to the start of any construction and provide notification of the survey to Tribes’ cultural
committee and the Washington State Department of Archeology and Historic Preservation.
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.
Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the city’s Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses
as part of mixed-use developments and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities.
The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping,
signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following development standards if all conditions of approval are met:
Compliance
Comprehensive Plan Analysis
Policy L-33: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.
Goal L-BB: Ensure new development supports a high quality of life with design that is 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-46:. Consider scale and context for infill project design to preserve privacy and quality of life for residents.
Policy L-50: Require buildings in developments to be oriented toward the street or a common area, rather than toward parking lots.
Policy L-52: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River.
Policy L-54: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide
for respite, recreation, and sun/shade.
Policy TR-48: Ensure that new development contributes its fair share of the cost of transportation facilities, programs and services needed to mitigate growth related transportation
impacts.
Zoning Development Standard Compliance: The Urban Center-2 Zone (UC-2) was established to provide a similar built environment as UC-1 and also supports the residential and employment
goals of Renton’s Urban Center, but to a lesser degree than UC-1 due to differing characteristics of the geography, which limit the scale of commercial enterprise. The overall mix and
intensity of uses is intended to create an urban rather than suburban character. The form of development is expected to use urban development standards and therefore setbacks, heights,
landscaping, parking, and design standards are to be urban in scale and configured in a layout utilizing the street system to create a human-scale, pedestrian-oriented new center. Uses
that support urban center development are allowed. Development is expected to include amenities such as gateways, water access, and open space. High-quality development is anticipated,
encompassing a mix of residential neighborhoods, shopping, employment districts, and public facilities. The designation is also intended to allow continuation of airplane manufacturing
and accessory airplane manufacturing uses, as land area formerly occupied by those uses is transformed to combinations of retail, service, office, residential, and civic uses. The proposal
is compliant with the following development standards, as outlined in RMC 4-2-120A, if all conditions of approval are met:
Compliance
UC-2 Zone Develop Standards and Analysis
Use: Pursuant to RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations, attached dwelling units, retail sales, and accessory uses (such as structured parking) may be allowed
in the UC-2 zone. Pursuant to RMC 4-8-080A.6, attached dwellings - flats are permitted provided the following conditions are met:
Specified residential use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway.
Horizontal Mixed-Use Development – Where Allowed: Standalone residential buildings are permitted in the following locations provided commercial space is included on site pursuant to
RMC 4-4-150, Residential Mixed-Use Development Standards. Any standalone residential development shall be subject to RMC 4-2-115, Residential Design and Open Space Standards:
In the UC Zones where currently existing.
Where standalone residential buildings are not allowed, dwelling units shall be integrated into a vertically mixed-use building with ground floor commercial situated closest to a public
street.
Commercial Uses: Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools,
indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses
as determined by the Administrator.
Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost
storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses.
Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial
or vertically mixed-use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for
any required standalone commercial or vertically mixed-use building(s).
Pursuant to RMC 4-8-080A.82, retail sales is permitted provided the following conditions are met:
All development shall be architecturally and functionally integrated into the overall shopping center or mixed-use development. Buildings shall be mixed-use except for retail buildings
with more than seventy five thousand (75,000) square feet, structured parking, and a maximum building footprint of sixty five thousand (65,000) square feet, or structures smaller than
five thousand (5,000) square feet. Single-use retail buildings are not allowed east of Lake Washington Boulevard North; and
In the UC Zones, buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses.
Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the
site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height
of fifteen feet (15').
Pursuant to RMC 4-8-080A.92, vehicle related activities - parking garage, structured, commercial or public are permitted provided the following condition is met:
Except for General Offices, specified use(s) shall be located within a mixed-use structure. In the UC Zones, except for office buildings, buildings adjacent to pedestrian-oriented streets,
designated as such via Master Plan or similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground
floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is
reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15').
Staff Comment: The subject property is located approximately 1,620 feet (0.31 miles) from the centerline of Renton Municipal Airport runway. The proposal includes the construction of
a six-story vertical mixed-use building with 102 attached residential units, ground floor retail uses situated along Logan Ave N, amenity/office space along Logan Ave N, and structure
parking for up to 104 vehicles. In addition, an associated surface parking lot is proposed to the east of the building with access taken from Burnett Ave N. As shown in the floor plan
(Exhibit 5), the proposed buildings would provide space on the ground floor for retail sales, offices, eating and drinking establishments, or on-site services. Other ground floor uses
would include amenity/lobby space and bike storage. The proposed attached dwelling units, commercial space, and structure parking garages are architecturally integrated together in a
mixed-use development with ground floor commercial uses at depths greater than thirty feet (30’) along pedestrian-oriented streets.
Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial
or vertically mixed-use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for
any required standalone commercial or vertically mixed-use building(s).
Pursuant to RMC 4-8-080A.82, retail sales is permitted provided the following conditions are met:
All development shall be architecturally and functionally integrated into the overall shopping center or mixed-use development. Buildings shall be mixed-use except for retail buildings
with more than seventy five thousand (75,000) square feet, structured parking, and a maximum building footprint of sixty five thousand (65,000) square feet, or structures smaller than
five thousand (5,000) square feet. Single-use retail buildings are not allowed east of Lake Washington Boulevard North; and
In the UC Zones, buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses.
Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the
site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height
of fifteen feet (15').
Pursuant to RMC 4-8-080A.92, vehicle related activities - parking garage, structured, commercial or public are permitted provided the following condition is met:
Except for General Offices, specified use(s) shall be located within a mixed-use structure. In the UC Zones, except for office buildings, buildings adjacent to pedestrian-oriented streets,
designated as such via Master Plan or similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground
floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is
reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15').
Staff Comment: The subject property is located approximately 1,620 feet (0.31 miles) from the centerline of Renton Municipal Airport runway. The proposal includes the construction of
a six-story vertical mixed-use building with 102 attached residential units, ground floor retail uses situated along Logan Ave N, amenity/office space along Logan Ave N, and structure
parking for up to 104 vehicles. In addition, an associated surface parking lot is proposed to the east of the building with access taken from Burnett Ave N. As shown in the floor plan
(Exhibit 5), the proposed buildings would provide space on the ground floor for retail sales, offices, eating and drinking establishments, or on-site services. Other ground floor uses
would include amenity/lobby space and bike storage. The proposed attached dwelling units, commercial space, and structure parking garages are architecturally integrated
Use: Pursuant to RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations, attached dwelling units, retail sales, and accessory uses (such as structured parking) may be allowed
in the UC-2 zone. Pursuant to RMC 4-8-080A.6, attached dwellings - flats are permitted provided the following conditions are met:
Specified residential use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway.
Horizontal Mixed-Use Development – Where Allowed: Standalone residential buildings are permitted in the following locations provided commercial space is included on site pursuant to
RMC 4-4-150, Residential Mixed-Use Development Standards. Any standalone residential development shall be subject to RMC 4-2-115, Residential Design and Open Space Standards:
In the UC Zones where currently existing.
Where standalone residential buildings are not allowed, dwelling units shall be integrated into a vertically mixed-use building with ground floor commercial situated closest to a public
street.
Commercial Uses: Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools,
indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses
as determined by the Administrator.
Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost
storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses.
Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial
or vertically mixed-use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for
any required standalone commercial or vertically mixed-use building(s).
Pursuant to RMC 4-8-080A.82, retail sales is permitted provided the following conditions are met:
All development shall be architecturally and functionally integrated into the overall shopping center or mixed-use development. Buildings shall be mixed-use except for retail buildings
with more than seventy five thousand (75,000) square feet, structured parking, and a maximum building footprint of sixty five thousand (65,000) square feet, or structures smaller than
five thousand (5,000) square feet. Single-use retail buildings are not allowed east of Lake Washington Boulevard North; and
In the UC Zones, buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses.
Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the
site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height
of fifteen feet (15').
Pursuant to RMC 4-8-080A.92, vehicle related activities - parking garage, structured, commercial or public are permitted provided the following condition is met:
Except for General Offices, specified use(s) shall be located within a mixed-use structure. In the UC Zones, except for office buildings, buildings adjacent to pedestrian-oriented streets,
designated as such via Master Plan or similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground
floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is
reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15').
Staff Comment: The subject property is located approximately 1,620 feet (0.31 miles) from the centerline of Renton Municipal Airport runway. The proposal includes the construction of
a six-story vertical mixed-use building with 102 attached residential units, ground floor retail uses situated along Logan Ave N, amenity/office space along Logan Ave N, and structure
parking for up to 104 vehicles. In addition, an associated surface parking lot is proposed to the east of the building with access taken from Burnett Ave N. As shown in the floor plan
(Exhibit 5), the proposed buildings would provide space on the ground floor for retail sales, offices, eating and drinking establishments, or on-site services. Other ground floor uses
would include amenity/lobby space and bike storage. The proposed attached dwelling units, commercial space, and structure parking garages are architecturally integrated together in a
mixed-use development with ground floor commercial uses at depths greater than thirty feet (30’) along pedestrian-oriented streets.
Compliant if condition of approval is met
Lot Dimensions: Per RMC 4-2-120A, the minimum lot size for lots created after Nov. 10, 2014 for non-residential plats is 25 acres. The minimum lot size can be amended through Master
Plan and Site Plan Review, RMC 4-9-200. There is no minimum lot width/depth for lots created after Nov. 10, 2004 for non-residential plats.
Staff Comment: The proposal does not propose to alter any existing lots. The applicant is required to complete the required right-of-way dedication as part of the project. In order to
ensure that parking and access remains permanent for the retail/commercial uses, staff recommends as a condition of approval, the applicant shall record a formal Lot Combination with
parcels 1823059264 and 1823059206. The instrument shall be recorded prior to the issuance of a temporary certificate of occupancy. Upon completion of the lot combination, the total lot
area would be approximately 57,381 sq. ft. or 1.32 acres.
Lot Coverage: The maximum lot coverage for buildings in the UC-2 Zone is 90% of total area or 100% if parking is provided within the building or within a parking garage.
Staff Comment: The applicant is proposing a six-story building with a footprint of approximately 22,888 sq. ft. The building would cover approximately 48.6% of the site (22,888 sq. ft./47,081
sq. ft) square footage based on a future lot combination of the two (2) parcels comprising the site. The proposed building would comply with the maximum 90% lot coverage requirements
for the subject site.
Compliant if condition of approval is met
Density: The minimum density required in the UC-2 zone is 85 dwelling units per net acre. The maximum density permitted is 150 dwelling units per net acre. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements.
Staff Comment: The applicant has proposed a gross density of approximately 73.5 dwelling units per net acre (du/ac) (97 units/ 1.32 acres = 73.5 du/ac). The density worksheet submitted
by the applicant did not include any ROW dedication deduction and therefore staff could not determine the exact net acreage, a factor required to calculate the net density. Based on
an approximate acreage calculated by staff, ROW dedication on N 3rd St and N 4th St would total 0.13 acres, for a total site net acreage of 1.19 acres. A net acreage of 1.19 acres would
result in a calculated net density of 81.5 dwelling units per acre (du/ac) (97 units / 1.19 acres = 81.5 du/ac), which would not meet the minimum density for the UC-2 zone, or 85 du/ac.
Therefore, staff recommends as a condition of approval, the applicant shall submit an updated density worksheet that demonstrates that the project complies with the net density range
for the Urban Center – 2 (UC-2) zoning district. If the net density calculated is outside of the permitted minimum and maximum net residential density range (85 - 150 du/ac), the applicant
shall be required to add or remove residential units in order to comply with density range of the UC-2 zone.
Compliant if condition of approval is met
Setbacks: The required setbacks in the UC-2 zone are as follows: the minimum front yard and secondary front yard are 15 feet, the minimum rear yard and side yards are 0 feet except
15 feet if lot abuts a lot zoned residential, and the maximum front yard and secondary front yard are 20 feet.
Staff Comment: Due to the portion of the site with building fronting three (3) streets, front yard setbacks are applicable to the north, west, and south facades. A rear yard setback
is applicable to the east façade. After all applicable right-of-way (ROW) dedication, the applicant is proposing the following approximate building setbacks: 19.5 feet (19.5’) from Logan
Ave N; approximately 15 feet (15’) from the future north property line, approximately five feet (5’) from the future south property line, and approximately 20 feet (20’) from the east
property line. The proposed building setbacks are sufficient for the subject site (Exhibits 2 and 3). Following the required lot combination, the proposed building setbacks would comply
with the setback requirements of the UC-2 zone, would allow for adequate landscaping along the project street frontages. In order to comply with the front yard setback along N 3rd St
where the southeast corner of the building encroaches into the required setback, staff recommends as a condition of approval, the applicant shall demonstrate compliance with the minimum
front yard setback or receive a setback variance approval to allow encroachment.
Compliant if condition of approval is met
Setbacks: The required setbacks in the UC-2 zone are as follows: the minimum front yard and secondary front yard are 15 feet, the minimum rear yard and side yards are 0 feet except
15 feet if lot abuts a lot zoned residential, and the maximum front yard and secondary front yard are 20 feet.
Staff Comment: Due to the portion of the site with building fronting three (3) streets, front yard setbacks are applicable to the north, west, and south facades. A rear yard setback
is applicable to the east façade. After all applicable right-of-way (ROW) dedication, the applicant is proposing the following approximate building setbacks: 19.5 feet (19.5’) from Logan
Ave N; approximately 15 feet (15’) from the future north property line, approximately five feet (5’) from the future south property line, and approximately 20 feet (20’) from the east
property line. The proposed building setbacks are sufficient for the subject site (Exhibits 2 and 3). Following the required lot combination, the proposed building setbacks would comply
with the setback requirements of the UC-2 zone, would allow for adequate landscaping along the project street frontages. In order to comply with the front yard setback along N 3rd St
where the southeast corner of the building encroaches into the required setback, staff recommends as a condition of approval, the applicant shall demonstrate compliance with the minimum
front yard setback or receive a setback variance approval to allow encroachment.
Building Height: The UC-2 zone has a maximum permitted building height of 10 stories along primary and secondary arterials and 6 stories along residential/minor collectors.
Staff Comment: A Part 77 horizontal surface height restriction of 150 feet (150’) is in effect on the site due to the proximity to the Renton Municipal Airport. According to the Federal
Aviation Administration, the parcel has a site elevation of 38 feet (38’). The three (3) streets fronting the site including Logan Ave N, N 3rd St, and N 4th St are classified as primary
arterials. The proposed six-story, ninety-one-foot, four-inches (91’ 4”) tall building would comply with the permitted building height allowances in the UC-2 zone and would fall below
required height restrictions by the Federal Aviation Administration.
Compliant if conditions of approval are met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the
curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present.
Spacing standards are based on small, medium, and large species trees at approximately 30’, 40’ and 50’ on center, respectively.
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:
Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall
be one-and-one-half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use.
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.
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 planting.
Shrubs shall be in beds that include a layer of mulch at least two inches (2") in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas.
Staff Comment: The applicant submitted a Landscape Plan (Exhibit 3) with the application. The landscape plan includes plans for ground cover, shrubs, and 49 new on-site trees including
species such as Tulip, Bechtel crabapple, and Little gem magnolia. The landscape plan is conceptual in nature and is missing two (2) required elements including surface parking lot landscaping
and the ten-foot (10’) on-site landscape strip along all street frontages. Therefore, staff recommends as a condition of approval, the applicant shall submit a detailed landscape plan
that complies with all landscape regulations in RMC 4-4-070. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction
permit issuance.
Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system must provide full water coverage of the planted areas specified
on the landscape plan. As a result, staff is recommending as a condition of approval, that the applicant be required to provide a final detailed irrigation plan with the construction
permit application. The final detailed irrigation plan shall be provided to, and approved by, the Current Planning Project Manager prior to construction permit issuance.
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 planting.
Shrubs shall be in beds that include a layer of mulch at least two inches (2") in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas.
Staff Comment: The applicant submitted a Landscape Plan (Exhibit 3) with the application. The landscape plan includes plans for ground cover, shrubs, and 49 new on-site trees including
species such as Tulip, Bechtel crabapple, and Little gem magnolia. The landscape plan is conceptual in nature and is missing two (2) required elements including surface parking lot landscaping
and the ten-foot (10’) on-site landscape strip along all street frontages. Therefore, staff recommends as a condition of approval, the applicant shall submit a detailed landscape plan
that complies with all landscape regulations in RMC 4-4-070. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction
permit issuance.
Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system must provide full water coverage of the planted areas specified
on the landscape plan. As a result, staff is recommending as a
Compliant if conditions of approval are met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the
curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present.
Spacing standards are based on small, medium, and large species trees at approximately 30’, 40’ and 50’ on center, respectively.
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:
Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall
be one-and-one-half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use.
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.
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 planting.
Shrubs shall be in beds that include a layer of mulch at least two inches (2") in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas.
Staff Comment: The applicant submitted a Landscape Plan (Exhibit 3) with the application. The landscape plan includes plans for ground cover, shrubs, and 49 new on-site trees including
species such as Tulip, Bechtel crabapple, and Little gem magnolia. The landscape plan is conceptual in nature and is missing two (2) required elements including surface parking lot landscaping
and the ten-foot (10’) on-site landscape strip along all street frontages. Therefore, staff recommends as a condition of approval, the applicant shall submit a detailed landscape plan
that complies with all landscape regulations in RMC 4-4-070. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to construction
permit issuance.
Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system must provide full water coverage of the planted areas specified
on the landscape plan. As a result, staff is recommending as a condition of approval, that the applicant be required to provide a final detailed irrigation plan with the construction
permit application. The final detailed irrigation plan shall be provided to, 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 a minimum of thirty percent (30%) of all significant trees on site. Subject properties
shall comply with tree credit requirements at a minimum rate of thirty (30) credits per net acre. Tree retention or a combination of tree retention and supplemental tree planting (with
new small, medium, or large tree species) shall be provided to meet or exceed the minimum tree credits required for the site. The supplemental trees shall be planted with a minimum size
of two-inch (2") caliper, or evergreen trees with a minimum size of six feet (6') tall.
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.
Properties subject to an active land development permit shall provide a minimum of thirty (30) tree credits per net acre.
Staff Comment: There are no significant trees on the site. The applicant is proposing to plant 49 new trees (17 Tulip trees, 15 Bechtel crabapple, and 17 Little gem magnolia) as shown
in the Landscape Plan (Exhibit 3). Both Little gem magnolia and Bechtel crabapple species reach a mature height of 25 feet (25’) and therefore are classified as small tree species. A
Tulip tree can reach a mature height of 90 feet (90’) and therefore is classified as a large tree species. The size determination is based on trees of similar size in the City of Renton’s
Approved Street Tree Selection Guide. Based on the future 1.32-acre lot, the applicant would need a total of 40 tree credits (30 x 1.32 = 40) to reach the required 30 credits per net
acre. As proposed with the landscape plan, the applicant has achieved a level of 42 tree credits towards the required 40 tree credit requirement with 32 new small tree species and 17
new large tree species.
Compliant if conditions of approval are met
Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing
or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls
shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public
view.
Staff Comment: According to the Floor Plans (Exhibit 5) and Architectural Elevations (Exhibit 6), it is anticipated that the proposed building would include rooftop equipment. The exterior
elevations include parapet walls that extends above the top of the upper floor. Staff recommends, as a condition of approval, that the applicant provide a materials board and a rooftop
equipment exhibit with the elevation plans associated with the building permit application to further identify the screening detail for any rooftop equipment. The exhibit shall provide
cross section details and identify proposed rooftop screening that is integral and complementary to the architecture of the buildings. The materials board and rooftop equipment exhibit
shall be provided to and reviewed and approved by the Current Planning Project Manager prior to building permit approval.
Not all surface mounted utility equipment was identified in the submitted drawings. Therefore, staff recommends as a condition of approval, that the applicant shall provide a utility
and landscape plan set with the construction permit showing the location of all ground mounted utility boxes and identify how they would be screened from public view. In addition, the
applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public right-of-way view, outdoor plaza areas, and primary entry areas, and they
shall not displace required landscaping areas. The utility and landscape plan set shall be reviewed and approved by the Current Planning Project Manager prior to construction permit
approval.
Compliant if conditions of approval are met
Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing
or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls
shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public
view.
Staff Comment: According to the Floor Plans (Exhibit 5) and Architectural Elevations (Exhibit 6), it is anticipated that the proposed building would include rooftop equipment. The exterior
elevations include parapet walls that extends above the top of the upper floor. Staff recommends, as a condition of approval, that the applicant provide a materials board and a rooftop
equipment exhibit with the elevation plans associated with the building permit application to further identify the screening detail for any rooftop equipment. The exhibit shall provide
cross section details and identify proposed rooftop screening that is integral and complementary to the architecture of the buildings. The materials board and rooftop equipment exhibit
shall be provided to and reviewed and approved by the Current Planning Project Manager prior to building permit approval.
Not all surface mounted utility equipment was identified in the submitted drawings. Therefore, staff recommends as a condition of approval, that the applicant shall provide a utility
and landscape plan set with the construction permit showing the location of all ground mounted utility boxes and identify how they would be screened from public view. In addition, the
applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public right-of-way view, outdoor plaza areas, and primary entry areas, and they
shall not displace required landscaping areas. The utility and landscape plan set shall be reviewed and approved by the Current Planning Project Manager prior to construction permit
approval.
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting UC lots without
the need to use a street. Access may comprise the aisle between rows of parking stalls.
Staff Comment: Due to the large size of the site, which spans a city block, as well as having street frontage along four (4) sides, site-to-site vehicle access is not feasible. In-lieu
of access to abutting parcels, landscaping is being provided along the eastern boundary to assist in transitioning the development to the North Renton Neighborhood area, which generally
is developed with low to mid-scale buildings.
Compliance to be demonstrated at sign permit review
Signage: Pole signs and roof signs are prohibited. Signs are subject to Urban Design Regulations (RMC 4-3-100).
Staff Comment: The applicant did not submit a detailed signage package for the proposed mixed-use building and therefore could not be reviewed at this time. The applicant would be required
to comply with the signage requirements outlined in RMC 4-4-100 at the time of sign application.
Compliant if condition of approval is met
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided based on the square footage of the use.
The following parking ratios would be applicable to the site:
Use
Net Square Footage of Use
Ratio
Required Spaces
Commercial with Vertical Mixed-Use Developments
6,317
A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. In the UC-1 and UC-2 Zones, a maximum of 4.0 per 1,000 square
feet of net floor area is permitted unless structured parking is provided, in which case 5.0 per 1,000 square feet of net floor area is permitted.
Min: 16
Max: 28
Attached Dwellings
123,221 (97 du)
1.0 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed.
Min: 97
Max: 170
The following parking ratios would be applicable to other portions of the parcel:
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. In the UC-2 zone, a parking stall shall be a minimum of nineteen feet (19')
in length, except for parallel stalls, measured along both sides of the usable portion of the stalls. Each parallel stall shall be twenty-three feet by nine feet (23' x 9') in size.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant
can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation
of customer frequency, and parking standards of nearby cities.
Staff Comment: The applicant is proposing a total of 121 parking spaces, including 104 structured parking stalls located on the first two floors, and 17 surface parking stalls located
to the east of the site. The make-up of the parking would include six (6) ADA parking stalls and 115 standard parking stalls. Based on the proposed land uses, the applicant is required
to provide a minimum of 113 stalls and maximum of 198 stalls/ Therefore, the proposal complies with the parking requirements.
Access and parking lot configuration is designed for two-way circulation on each floor of the structured parking, as well as in the surface parking lot. All parking onsite would comply
with dimensional stall requirements based on parking stall type in the UC-2 zone. Up to fifty percent (50%) of the stalls in the UC-2 zone can be compact. The applicant is proposing
no compact parking.
Compliant if condition of approval is met
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided based on the square footage of the use.
The following parking ratios would be applicable to the site:
Use
Net Square Footage of Use
Ratio
Required Spaces
Commercial with Vertical Mixed-Use Developments
6,317
A minimum of 2.5 per 1,000 square feet of net floor area and a maximum of 5.0 per 1,000 square feet of net floor area. In the UC-1 and UC-2 Zones, a maximum of 4.0 per 1,000 square
feet of net floor area is permitted unless structured parking is provided, in which case 5.0 per 1,000 square feet of net floor area is permitted.
Min: 16
Max: 28
Attached Dwellings
123,221 (97 du)
1.0 per dwelling unit is required. A maximum of 1.75 per dwelling unit is allowed.
Min: 97
Max: 170
The following parking ratios would be applicable to other portions of the parcel:
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. In the UC-2 zone, a parking stall shall be a minimum of nineteen feet (19')
in length, except for parallel stalls, measured along both sides of the usable portion of the stalls. Each parallel stall shall be twenty-three feet by nine feet (23' x 9') in size.
A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant
can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation
of customer frequency, and parking standards of nearby cities.
Staff Comment: The applicant is proposing a total of 121 parking spaces, including 104 structured parking stalls located on the first two floors, and 17 surface parking stalls located
to the east of the site. The make-up of the parking would include six (6) ADA parking stalls and 115 standard parking stalls. Based on the proposed land uses, the applicant is required
to provide a minimum of 113 stalls and maximum of 198 stalls/ Therefore, the proposal complies with the parking requirements.
Access and parking lot configuration is designed for two-way circulation on each floor of the structured parking, as well as in the surface parking lot. All parking onsite would comply
with dimensional stall requirements based on parking stall type in the UC-2 zone. Up to fifty percent (50%) of the stalls in the UC-2 zone can be compact. The applicant is proposing
no compact parking.
Compliant if condition of approval is met
Loading Docks: Loading docks within the site, pursuant to RMC 4-2-120A, indicates that parking, docking and loading areas for truck traffic shall be off-street and screened from view
of abutting public streets.
Staff Comment: The applicant is not proposing loading dock(s) for the development. Minimal truck traffic is anticipated based on the proposed uses. However, in order to ensure orderly
tenant move-in and move-out, as well as future deliveries, staff recommends as a condition of approval, the applicant shall submit a plan for future tenant move-in and move-out, as well
as both residential and commercial deliveries. The plan may include educational materials for future tenants, signage, or other physical improvements that ensure the correct access drives
are utilized. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
Compliance if condition of approval is met
Refuse and Recyclables: In multi-family developments a minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables
deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square
feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas.
There shall be a minimum of one refuse and recyclables deposit area/collection point for each project. There shall be at least one deposit area/collection point for every thirty (30)
dwelling units.
The required refuse and recyclables deposit areas shall be dispersed throughout the site when a residential development comprises more than one building.
Refuse and recyclables deposit areas and collection points may be located in separate buildings/structures or outdoors. Refuse and recyclables deposit areas may be located within residential
buildings, providing that they are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling trucks.
Refuse and recyclables deposit areas and collection points shall be located no more than two hundred feet (200') from a common entrance of a residential building, allowing for easy access
by residents and hauling trucks.
If refuse or recyclable containers are located within a building, then the space which these facilities utilize as well as parking space for refuse/recyclable container-towing vehicles
must be clearly shown on plans submitted to the city. Additionally, an exterior space must be provided to accommodate the container(s) on refuse/recyclable pick-up days.
Refuse and recyclable containers, and associated refuse/recyclable container-towing vehicles may not be stored in the minimum required parking spaces for a development.
Staff Comment: A single service element (i.e. loading and refuse and recycling area) is proposed to be located away from the pedestrian environment or street and is designed to be hidden
from view on the south side of the loading area off of N 4th St (Exhibit 3). A stairway with access to the upper floors is across from the service area, which is also accessible via
the parking garage. The applicant did not include details regarding the size of the enclosure or how residents and commercial tenants would access the area. Therefore, staff recommends
as a condition of approval, the applicant shall submit a refuse and recycling exhibit that documents compliance with the multifamily development refuse and recyclables standards. The
exhibit shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. See also FOF 19, Design District Review for recommended condition of
approval.
Compliant if conditions of approval are 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.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required to be provided at one-half (0.5) bicycle parking space per one (1) dwelling unit. Commercial uses shall provide
bicycle parking spaces equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Acceptable examples include bike lockers, bike check-in systems, in-building
parking, and limited access fenced areas with weather protection. The applicant is proposing fifty (50) bicycle storage rooms per building, which also double as tenant storage. The
floor plans do not provide potential layouts for secure bicycle racks within each storage room and therefore staff could not determine compliance with the security requirements. In addition,
the applicant shall provide exterior bike racks at each end of the building for bicyclists visiting the commercial uses. Due to the large number of overall bicycles anticipated, staff
recommends as a condition of approval, that the applicant provide a dedicated bike amenity space in the building with secure bicycle parking for up to 97 total bicycle parking spaces.
In addition, a minimum of two (2) exterior bicycle racks shall be provided on the site near the commercial uses. Bicycle parking details shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
Compliant if conditions of approval are 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.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required to be provided at one-half (0.5) bicycle parking space per one (1) dwelling unit. Commercial uses shall provide
bicycle parking spaces equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Acceptable examples include bike lockers, bike check-in systems, in-building
parking, and limited access fenced areas with weather protection. The applicant is proposing fifty (50) bicycle storage rooms per building, which also double as tenant storage. The
floor plans do not provide potential layouts for secure bicycle racks within each storage room and therefore staff could not determine compliance with the security requirements. In addition,
the applicant shall provide exterior bike racks at each end of the building for bicyclists visiting the commercial uses. Due to the large number of overall bicycles anticipated, staff
recommends as a condition of approval, that the applicant provide a dedicated bike amenity space in the building with secure bicycle parking for up to 97 total bicycle parking spaces.
In addition, a minimum of two (2) exterior bicycle racks shall be provided on the site near the commercial uses. Bicycle parking details shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
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: An existing six-foot (6’) tall chain link fence is located between the two (2) parcels comprising the site. In addition, a six-foot (6’) tall wood fence is located on
the south side of APN 1823059206. According to the landscape plan, the applicant is not proposing any new site fences or retaining walls as part of the vertical mixed-use development.
Therefore, in order to ensure any new fencing and retaining walls, or modification of the existing fencing complies with the commercial fence standards, staff recommends, as a condition
of approval, the applicant shall submit a detailed landscape plan showing all existing fencing proposed for retention and new retaining walls or fencing proposed for installation. The
plan shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the building permit.
Design District Review: The project site is located within Design District ‘C’. The following table contains project elements intended to comply with the standards of the Design District
‘C’ standards and guidelines, as outlined in RMC 4-3-100E:
Compliance
Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment;
so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
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: See FOF 22, Site Plan Review for additional analysis.
Complaint if condition of approval is met
Standard: Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature “pedestrian-oriented facades,” and have clear connections to the sidewalk.
Staff Comment: The vertical mixed-use building includes a pedestrian-oriented facade along Logan Ave N that includes six (6) pedestrian connections from the building to the public sidewalk.
The landscape plan (Exhibit 3) includes a three-foot, nine-inch (3’ 9”) wide pathway at the rear of the building connecting the sidewalks in N 3rd St and N 4th St. In order to ensure
adequate space for pedestrians to utilize the pathway, staff recommends as a condition of approval, the pathway on the east side of the site connecting N 3rd St and N 4th St shall be
a minimum of eight feet (8’) wide.
N/A
Standard: Office buildings shall have pedestrian-oriented facades. In limited circumstances the Department may allow facades that do not feature a pedestrian orientation; if so, substantial
landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least ten feet (10') in width as measured from the sidewalk.
Staff Comment: Not applicable. The proposal includes a vertical mixed-use building with residential and commercial uses.
Compliant if condition of approval is met
Standard: Residential and mixed-use buildings containing street-level residential uses and single-purpose residential buildings shall be:
Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or
Have the ground floor residential uses raised above street level for residents’ privacy.
Staff Comment: Five (5) of the units are located on the ground floor on the east side of the building facing the rear yard. The unit furthest south faces S 3rd St and is located approximately
fifteen feet (15’) from the proposed new sidewalk. Based on the elevations, it is difficult to determine whether the unit facing S 3rd St is raised above the street level for privacy.
In addition, the landscape plan (Exhibit 3) does not include substantial landscaping between S 3rd St and the unit. Therefore, staff recommends as a condition of approval, that all ground
floor units facing a public street shall be raised at least one foot (1’) above the level of the adjacent public sidewalk. In addition, the applicant shall submit an updated landscape
plan that includes additional landscape elements such as large evergreen shrubs and trees that would provide privacy to the street-facing units upon maturity. The updated landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the building permit.
Compliant if condition of approval is met
Standard: Residential and mixed-use buildings containing street-level residential uses and single-purpose residential buildings shall be:
Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building; or
Have the ground floor residential uses raised above street level for residents’ privacy.
Staff Comment: Five (5) of the units are located on the ground floor on the east side of the building facing the rear yard. The unit furthest south faces S 3rd St and is located approximately
fifteen feet (15’) from the proposed new sidewalk. Based on the elevations, it is difficult to determine whether the unit facing S 3rd St is raised above the street level for privacy.
In addition, the landscape plan (Exhibit 3) does not include substantial landscaping between S 3rd St and the unit. Therefore, staff recommends as a condition of approval, that all ground
floor units facing a public street shall be raised at least one foot (1’) above the level of the adjacent public sidewalk. In addition, the applicant shall submit an updated landscape
plan that includes additional landscape elements such as large evergreen shrubs and trees that would provide privacy to the street-facing units upon maturity. The updated landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the building permit.
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.
Complaint if condition of approval is met
Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
Staff Comment: The development includes five (5) separate entrances including three (3) to access the commercial ground floor elements and two (2) to access the stairwells to be used
by residents. Four (4) of the five (5) ground floor units on the east side of the building would not have external access and instead would take access to the units via an internal hallway.
However, the unit on the end facing S 3rd St would take access via both the internal hallway and an exterior entrance facing S 3rd St. The exterior entrance would be connected to the
sidewalk along S 3rd St via a 5-foot (5’) pathway. The three (3) primary commercial entrances are incorporated into a storefront window system with weather protection created by the
six-foot (6') overhang of stories two through six (2-6). All three (3) primary commercial entrances are connected to the public sidewalk in Logan Ave N by a sixteen-foot (16’) wide pedestrian
pathway that widens as it approaches the building.
The north building doors facing N 4th St access staircases for a required fire exit. The two (2) primary building entrances include overhead weather protection, double doors, and glazing
that is highly visible from the exterior. However, staff had difficulty identifying obvious human-scale elements that would direct guests to these identified building entrances such
as planters, furniture, or signage. Therefore, staff recommends as a condition of approval, the applicant shall submit a site improvement plan that incorporates additional human-scale
elements including but not limited to, additional canopy elements, recessed entrances, planters or street furniture, or a variation of materials or color around all primary and secondary
building entrances. The site improvement plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the building permit.
Compliant if condition of approval is met
Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental
lighting.
Staff Comment: As shown on the proposed building elevations (Exhibit 6), the applicant has proposed a ground floor storefront system along the portion of the building with commercial/retail
entrances that faces N Logan Ave, N 3rd St, and N 4th St. While multiple entrances are visible in the elevations, including both to the commercial and residential uses, they do not incorporate
specific architectural features make the entries obvious or visibly prominent. See above for recommended condition of approval related to highlighting the commercial building entries.
Compliant if condition of approval is met
Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental
lighting.
Staff Comment: As shown on the proposed building elevations (Exhibit 6), the applicant has proposed a ground floor storefront system along the portion of the building with commercial/retail
entrances that faces N Logan Ave, N 3rd St, and N 4th St. While multiple entrances are visible in the elevations, including both to the commercial and residential uses, they do not incorporate
specific architectural features make the entries obvious or visibly prominent. See above for recommended condition of approval related to highlighting the commercial building entries.
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: As shown on the proposed building elevations (Exhibit 6), the building entries from the public street include weather protection with a depth of approximately six feet
(6’) created by the upper stories two through six (2-6).
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to the street.
Staff Comment: The project does not include a building entry from a parking lot.
Compliant if condition of approval is met
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: The building entry from the street is oriented to Logan Ave N with access to the two (2) commercial spaces on the north and south ends of the building. The street entry
would incorporate overhead weather protection and hardscape elements detailing, as discussed above, to clearly identify each entry. See above for recommended condition of approval related
to highlighting the commercial and residential building entries.
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. The proposal only consists of one (1) building.
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: Five (5) ground floor residential units are proposed. The southernmost unit is proposed to take pedestrian access via both an internal hallway as well as a door on the
south side of the building. According to the Landscape Plan (Exhibit 3), a five-foot (5’) wide pedestrian pathway will connect the public sidewalk in N 3rd St with the front door. Landscaping
is proposed along the west side of the pathway and the unit has approximately fifteen feet (15’) of landscaped area between the exterior wall of the unit and the sidewalk, ensuring an
adequate transition space between the street and entry.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height,
bulk and scale.
N/A
Standard: For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street), applicants shall demonstrate how their project provides an appropriate
transition to the long-established, existing residential neighborhood south of North 6th Street known as the North Renton Neighborhood.
N/A
Standard: For properties located south of North 8th Street, east of Garden Avenue North, applicants must demonstrate how their project appropriately provides transitions to existing
industrial uses.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian
areas, and screening them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated
with landscaping and an enclosure with fencing that is made of quality materials. Service 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: A single service element (i.e. loading and refuse and recycling area) is proposed to be located away from the pedestrian environment or street and is designed to be hidden
from view on the south side of the loading area off of N 4th St (Exhibit 3). A stairway with access to the upper floors is across from the service area, which is also accessible via
the parking garage. See also FOF 18, Zoning Development Standard Compliance: Refuse and Recyclables.
Compliant is condition of approval is met
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: The applicant’s submittal materials indicate the refuse and recycling enclosure (Exhibit 5, pg 3) would not be enclosed. Therefore, staff recommends as a condition of
approval, the applicant shall submit revised elevations for the refuse and recyclable area. If located outside of the building, a service enclosure made of masonry, ornamental metal,
or wood, with self-closing doors and a minimum opening width of at least twelve feet (12') for haulers shall be utilized. In addition, if the containers/dumpsters utilized for refuse
and recycling need to be rolled out of the building on pick-up days, the applicant shall submit a narrative describing how they will be moved, who will move them, where they will be
moved to, and how long they will be located outside of the building. The revised detailed elevations and narrative shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval. If this condition of approval is met the proposal would satisfy this standard.
Compliant is condition of approval is met
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: The applicant’s submittal materials indicate the refuse and recycling enclosure (Exhibit 5, pg 3) would not be enclosed. Therefore, staff recommends as a condition of
approval, the applicant shall submit revised elevations for the refuse and recyclable area. If located outside of the building, a service enclosure made of masonry, ornamental metal,
or wood, with self-closing doors and a minimum opening width of at least twelve feet (12') for haulers shall be utilized. In addition, if the containers/dumpsters utilized for refuse
and recycling need to be rolled out of the building on pick-up days, the applicant shall submit a narrative describing how they will be moved, who will move them, where they will be
moved to, and how long they will be located outside of the building. The revised detailed elevations and narrative shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval. If this condition of approval is met the proposal would satisfy this standard.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3).
Staff Comment: See comments above. See also FOF 18, Zoning Development Standard Compliance: Refuse and Recyclables.
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: See comments above.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should
be distinctive within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways should be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of
their locations in the City. Examples of these types of features include monuments, public art, and public plazas.
N/A
Standard: Developments located at district gateways shall be marked with visually prominent features.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
Public art;
Special landscape treatment;
Open space/plaza;
Landmark building form;
Special paving, unique pedestrian scale lighting, or bollards;
Prominent architectural features (trellis, arbor, pergola, or gazebo);
Neighborhood or district entry identification (commercial signs do not qualify).
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce
traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian
environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets
and parking to maintain an urban edge to the district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be
designed to accommodate future infill development.
Standard: Parking shall be at the side and/or rear of a building and may not occur between the building and the street. However, if due to the constraints of the site, parking cannot
be provided at the side or rear of the building, the Administrator may allow parking to occur between the building and the street. If parking is allowed to occur between the building
and the street, no more than sixty feet (60') of the street frontage measured parallel to the curb shall be occupied by off-street parking and vehicular access.
Staff Comment: The applicant is proposing surface parking behind (east of) the building with vehicular access via a new driveway off Burnett Ave N and would not be located between the
building and the street in front of the building.
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: The surface parking stalls proposed are located behind the building but would be visible from N 3rd St. Required on-site landscaping is anticipated to screen the parking
from the ROW and would be reviewed as part of the civil and building permit applications.
Standard: Surface parking lots shall be designed to facilitate future structured parking and/or other infill development. For example, provision of a parking lot with a minimum dimension
on one side of two hundred feet (200') and one thousand five hundred feet (1,500') maximum perimeter area. Exception: If there are size constraints inherent in the original parcel.
Staff Comment: Due to the size of the parking area, which only includes seventeen (17) stalls, it is unlikely the site could support any future structured parking. However, structured
parking could be incorporated into any new development on the parcel.
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: Structured parking is proposed on the ground floor on the north side of the building with vehicular access taken via N 4th St. The building has a total of approximately
492 feet (492’) of street frontage along N 3rd St, N 4th St, and Logan Ave N. The parking structure comprises approximately 92 feet (92’) of building frontage width, or 18.6% of the
building. Therefore, space for ground floor commercial uses comprises the remaining 81.4%, which complies with the standard.
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: Structured parking is proposed on the ground floor on the north side of the building with vehicular access taken via N 4th St. The building has a total of approximately
492 feet (492’) of street frontage along N 3rd St, N 4th St, and Logan Ave N. The parking structure comprises approximately 92 feet (92’) of building frontage width, or 18.6% of the
building. Therefore, space for ground floor commercial uses comprises the remaining 81.4%, which complies with the standard.
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: See comments above.
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials.
Staff Comment: See comments above.
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 parking garage includes both a below grade and above grade level. Access to each level is independent, with the below-grade floor taking access via N 3rd St and upper
floor taking access via N 4th St. Both entries are on the sides of the building located away from the primary street (Logan Ave N).
Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments.
Staff Comment: The portion of the structured parking at ground level is screened behind the facade wall. Additional conditions related to treatment of the wall are found elsewhere in
the body of the report.
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:
Ornamental grillwork (other than vertical bars);
Decorative artwork;
Display windows;
Brick, tile, or stone;
Pre-cast decorative panels;
Vine-covered trellis;
Raised landscaping beds with decorative materials; or
Other treatments that meet the intent of this standard...
Staff Comment: Not applicable. A reduced setback is not requested.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be
minimized.
Standard: Parking garages shall be accessed at the rear of buildings.
Staff Comment: The two (2) floors of the parking garage are accessed via driveways on the sides of the building. Due to the narrow nature of the site and private high pressure water
lines constraining the maximum building width, access from the rear of the building was determined to not be feasible, to which staff concurs. In addition, access via Logan Ave N would
conflict with the major transit stop along the property’s frontage that accommodates King County METRO RapidRide F Line. The proposed vehicular accesses to both the structured and surface
parking areas are not anticipated to impede or interrupt pedestrian mobility and therefore meet the intent of the vehicular access standard.
Standard: Parking lot entrances, driveways, and other vehicular access points shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally
along the street.
Staff Comment: See comments above.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives
to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through
parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to
buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered.
Pathways shall be easily identifiable to pedestrians and drivers.
Compliant if condition of approval is met
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.
Pathways shall be located so that there are clear sight lines, to increase safety.
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: A concrete pathway is provided from the surface parking areas to the building running along the east side of the building that connects to the public sidewalks along N
3rd St and N 4th, as well as to the main plaza area between the north and south wings of the building.
The provided Landscape Plan (Exhibit 3) includes several pedestrian connections from the public sidewalk along the street frontages to the interior pedestrian pathways leading to main
building entrances. The pathways are designed to allow for clear sight lines and connect users to the main onsite plazas, the commercial/retail space, the surface parking areas, and
public sidewalks. The combination of the main plaza, private pathways, and public sidewalks fronting the main building on three (3) sides create a clear pedestrian circulation system
within the development and are sized appropriately for the anticipated type and number of users. One gap in the pathway system is the lack of connection between the pathway at the rear
of the site and the plaza area between the two (2) wings. Therefore, staff recommends as a condition of approval, the applicant shall provide an updated pedestrian circulation plan that
includes a connection between the proposed pathway on the east side of the site and the central pedestrian plaza. The pedestrian circulation plan shall be reviewed and approved by the
Current Planning Project Manager prior to issuance of the civil construction permit.
Compliant if condition of approval is met
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.
Pathways shall be located so that there are clear sight lines, to increase safety.
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: A concrete pathway is provided from the surface parking areas to the building running along the east side of the building that connects to the public sidewalks along N
3rd St and N 4th, as well as to the main plaza area between the north and south wings of the building.
The provided Landscape Plan (Exhibit 3) includes several pedestrian connections from the public sidewalk along the street frontages to the interior pedestrian pathways leading to main
building entrances. The pathways are designed to allow for clear sight lines and connect users to the main onsite plazas, the commercial/retail space, the surface parking areas, and
public sidewalks. The combination of the main plaza, private pathways, and public sidewalks fronting the main building on three (3) sides create a clear pedestrian circulation system
within the development and are sized appropriately for the anticipated type and number of users. One gap in the pathway system is the lack of connection between the pathway at the rear
of the site and the plaza area between the two (2) wings. Therefore, staff recommends as a condition of approval, the applicant shall provide an updated pedestrian circulation plan that
includes a connection between the proposed pathway on the east side of the site and the central pedestrian plaza. The pedestrian circulation plan shall be reviewed and approved by the
Current Planning Project Manager prior to issuance of the civil construction permit.
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: No pathways within the parking area are proposed due to the small size of the proposed surface parking lot. However, in order to ensure safe pedestrian access connecting
the future sidewalk along Burnett Ave N to the pathway on the east side of the building, staff recommends as a condition of approval, the applicant shall incorporate a pathway in the
surface parking lot that connects the future sidewalk along Burnett Ave N with the north/south pathway on the east side of the site. The design of the pathway shall be reviewed and approved
by the Current Planning Project Manager prior to issuance of the building permit.
Compliant if condition of approval is met
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically:
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.
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: The proposed use is anticipated to increase users along the public street frontages. As described above, interior pathways and plaza areas proposed would vary in size
based on the intended number of users. Widths of pathways to access the commercial spaces from the sidewalk are approximately sixteen feet (16’), while the pathway proposed to access
the main plaza area between the north and south wings is approximately 24 feet (24’) wide. The applicant is proposing a three-foot, 11 inch (3’, 11”) wide interior pathway on the back
side of the building connecting N 3rd St, N 4th St and the surface parking lot. To increase pedestrian safety and maneuverability on the site, staff is recommending as a condition approval,
that the applicant increase the width of all interior concrete sidewalk connection to the building’s east main entrance to a minimum walkway width of eight feet (8’) of unobstructed
walking surface. A revised pedestrian circulation plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. If this
condition of approval is met, the proposal would satisfy this standard.
Compliant if condition of approval is met
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically:
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.
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: The proposed use is anticipated to increase users along the public street frontages. As described above, interior pathways and plaza areas proposed would vary in size
based on the intended number of users. Widths of pathways to access the commercial spaces from the sidewalk are approximately sixteen feet (16’), while the pathway proposed to access
the main plaza area between the north and south wings is approximately 24 feet (24’) wide. The applicant is proposing a three-foot, 11 inch (3’, 11”) wide interior pathway on the back
side of the building connecting N 3rd St, N 4th St and the surface parking lot. To increase pedestrian safety and maneuverability on the site, staff is recommending as a condition approval,
that the applicant increase the width of all interior concrete sidewalk connection to the building’s east main entrance to a minimum walkway width of eight feet (8’) of unobstructed
walking surface. A revised pedestrian circulation plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. If this
condition of approval is met, the proposal would satisfy this standard.
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: Analysis of the effectiveness of permeable pavement would occur during civil construction permit review.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function
for a variety of activities, at all times of the year, and under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience
shall be included.
Compliant if condition of approval is met.
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 proposed site plan and landscape plan includes areas for ground level landscaping between the building and the street and the building and the parking lot, however
none were denoted on the plans. Therefore, staff recommends as a condition of approval, that the applicant submit a detailed landscape plan that includes but is not limited to movable
planters, benches with planters incorporated into them, cast in place concrete planters, or similar all outdoor spaces site-wide. The detailed landscape plan shall be reviewed and approved
by the Current Planning Project Manager prior to issuance of the civil construction permit.
Compliant if condition of approval is met.
Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.
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.
Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances.
Staff Comment: The Site Plan (Exhibit 2) and Landscape Plans (Exhibit 3) include a corner retail plaza at the southwest corner of the site, pedestrian-scale plaza areas in front of both
entries to the ground floor commercial space, and a large gateway type public plaza between the two (2) wings of the building that also doubles for emergency access. No specific details
or quantities were provided for outdoor site furniture and amenities. Therefore, staff recommends as a condition of approval, that the applicant submit detail sheets and quantities of
all fixed outdoor site furniture and amenities including, but not limited to, benches, group seating, refuse and recycling, pet relief areas/disposal, movable planters, cast in place
concrete seat walls and planters, and outdoor recreation equipment. The detail sheets and quantities shall be integrated into the detailed landscape plan submitted with the civil construction
permit to be reviewed and approved by the Current Planning Project Manager.
Compliant if condition of approval is met.
Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.
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.
Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances.
Staff Comment: The Site Plan (Exhibit 2) and Landscape Plans (Exhibit 3) include a corner retail plaza at the southwest corner of the site, pedestrian-scale plaza areas in front of both
entries to the ground floor commercial space, and a large gateway type public plaza between the two (2) wings of the building that also doubles for emergency access. No specific details
or quantities were provided for outdoor site furniture and amenities. Therefore, staff recommends as a condition of approval, that the applicant submit detail sheets and quantities of
all fixed outdoor site furniture and amenities including, but not limited to, benches, group seating, refuse and recycling, pet relief areas/disposal, movable planters, cast in place
concrete seat walls and planters, and outdoor recreation equipment. The detail sheets and quantities shall be integrated into the detailed landscape plan submitted with the civil construction
permit to be reviewed and approved by the Current Planning Project Manager.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of 4.5 feet wide
along at least seventy 75 percent of the length of the building facade facing the street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground
level.
Staff Comment: The applicant is proposing cantilevering floors on levels two through six (2-6) in order to provide weather protection at a depth of approximately six feet (6’) along
the east and west facades of the building. The proposed cantilevered floors cover at least 75% of the length of the building facade facing the street and cover all commercial building
entrances and exits (Exhibit 9). The cantilevered upper floors result in a weather protection element height of approximately 17 feet (17’) above finished grade. The upper floors are
not cantilevered over the north and south ground floor facades and therefore no weather protection is provided for the entrances on those facades. Therefore, staff recommends as a condition
of approval, the applicant shall incorporate secondary overhead weather protection elements with a minimum height of eight feet (8’) and a maximum height of fifteen feet (15’) above
grade and minimum width of 4.5 feet (4.5’) over all pedestrian entrances.
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.
At minimum, fifty (50) square feet per unit shall be provided.
The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator.
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.
For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent
with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space.
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):
Courtyards, plazas, pea patches, or multi-purpose open spaces;
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;
Pedestrian corridors dedicated to passive recreation and separate from the public street system;
Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or
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.
The following shall not be counted toward the common open space or recreation area requirement:
Required landscaping, driveways, parking, or other vehicular use areas.
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.
Private decks, balconies, and private ground floor open space.
Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails.
Staff Comment: The applicant has proposed a total of 97 units, which required the provision of 4,850 sq. ft. of common open space (97 units x 50 sq. ft.). The applicant has proposed
three (3) types of common space on the site including a 3,030 sq. ft. roof terrace, a 3,920 sq. ft. main plaza near the center of the building, and a 20-foot (20’) wide pedestrian corridor
located on the east side of the building which provides approximately 6,000 sq. ft. of usable open space for passive recreation. Therefore, the total of amount of common open space proposed
is approximately 12,950 sq. ft., which complies with the per unit requirement. Sun and light exposure is expected to vary from space to space, with the rooftop providing the most opportunity
for sun exposure. Weather protection is provided in the main plaza area due to the upper floors of the building that connect the two (2) wings being located directly over the plaza.
The pedestrian corridor on the backside (east) of the building would provide shade during warm days and while connected to the public sidewalk via a concrete pathway, is fairly private
due to the length of the parcel. Due to the conceptual nature of the plans and limited details provided on how some of these spaces will be programmed, staff recommends, as a condition
of approval, the applicant submit detailed programming plans for each of the common open space areas with the building permit application. The open space program plan shall be separate
from the separately recommended promenade plan and shall provide details of intended use, street furniture, landscaping, and other furnishings provided by the applicant.
Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space.
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):
Courtyards, plazas, pea patches, or multi-purpose open spaces;
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;
Pedestrian corridors dedicated to passive recreation and separate from the public street system;
Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or
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.
The following shall not be counted toward the common open space or recreation area requirement:
Required landscaping, driveways, parking, or other vehicular use areas.
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.
Private decks, balconies, and private ground floor open space.
Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails.
Staff Comment: The applicant has proposed a total of 97 units, which required the provision of 4,850 sq. ft. of common open space (97 units x 50 sq. ft.). The applicant has proposed
three (3) types of common space on the site including a 3,030 sq. ft. roof terrace, a 3,920 sq. ft. main plaza near the center of the building, and a 20-foot (20’) wide pedestrian corridor
located on the east side of the building which provides approximately 6,000 sq. ft. of usable open space for passive recreation. Therefore, the total of amount of common open space proposed
is approximately 12,950 sq. ft., which complies with the per unit requirement. Sun and light exposure is expected to vary from space to space, with the rooftop providing the most opportunity
for sun exposure. Weather protection is provided in the main plaza area due to the upper floors of the building that connect the two (2) wings being located directly over the plaza.
The pedestrian corridor on the backside (east) of the building would provide shade during warm days and while connected to the public sidewalk via a concrete pathway, is fairly private
due to the length of the parcel. Due to the conceptual nature of the plans and limited details provided on how some of these spaces will be
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.
At minimum, fifty (50) square feet per unit shall be provided.
The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator.
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.
For projects with more than one hundred (100) dwelling units, vegetated low impact development facilities may be used in required or provided open space where feasible and designed consistent
with the Surface Water Design Manual. Such facilities shall be counted towards no more than fifty percent (50%) of the required open space.
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):
Courtyards, plazas, pea patches, or multi-purpose open spaces;
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;
Pedestrian corridors dedicated to passive recreation and separate from the public street system;
Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or
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.
The following shall not be counted toward the common open space or recreation area requirement:
Required landscaping, driveways, parking, or other vehicular use areas.
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.
Private decks, balconies, and private ground floor open space.
Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails.
Staff Comment: The applicant has proposed a total of 97 units, which required the provision of 4,850 sq. ft. of common open space (97 units x 50 sq. ft.). The applicant has proposed
three (3) types of common space on the site including a 3,030 sq. ft. roof terrace, a 3,920 sq. ft. main plaza near the center of the building, and a 20-foot (20’) wide pedestrian corridor
located on the east side of the building which provides approximately 6,000 sq. ft. of usable open space for passive recreation. Therefore, the total of amount of common open space proposed
is approximately 12,950 sq. ft., which complies with the per unit requirement. Sun and light exposure is expected to vary from space to space, with the rooftop providing the most opportunity
for sun exposure. Weather protection is provided in the main plaza area due to the upper floors of the building that connect the two (2) wings being located directly over the plaza.
The pedestrian corridor on the backside (east) of the building would provide shade during warm days and while connected to the public sidewalk via a concrete pathway, is fairly private
due to the length of the parcel. Due to the conceptual nature of the plans and limited details provided on how some of these spaces will be programmed, staff recommends, as a condition
of approval, the applicant submit detailed programming plans for each of the common open space areas with the building permit application. The open space program plan shall be separate
from the separately recommended promenade plan and shall provide details of intended use, street furniture, landscaping, and other furnishings provided by the applicant.
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.
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.
The pedestrian-oriented space shall include all of the following:
Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and
Paved walking surfaces of either concrete or approved unit paving; and
On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and
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.
The following areas shall not count as pedestrian-oriented space:
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.
Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas.
Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space.
Staff Comment: Not applicable. The applicant is proposing less than 30,000 sq. ft. of non-commercial space.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below:
Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
Bronson Area: Intersections with Bronson Way North at:
Factory Avenue N./Houser Way S.;
Garden Avenue N.; and
Park Avenue N. and N. First Street.
Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
Northeast Fourth Area: Intersections with N.E. Fourth at:
Duvall Avenue N.E.;
Monroe Avenue N.E.; and
Union Avenue N.E.
G
rady Area: Intersections with Grady Way at:
Lind Avenue S.W.;
Rainier Avenue S.;
Shattuck Avenue S.; and
Talbot Road S.
Puget Area: Intersection of S. Puget Drive and Benson Road S.
Rainier Avenue Area: Intersections with Rainier Avenue S. at:
Airport Way/Renton Avenue S.;
S. Second Street;
S. Third Street/S.W. Sunset Boulevard;
S. Fourth Street; and
S. Seventh Street.
North Renton Area: Intersections with Park Avenue N. at:
N. Fourth Street; and
N. Fifth Street.
Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
Duvall Avenue N.E.; and
Union Avenue N.E.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below:
Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
Bronson Area: Intersections with Bronson Way North at:
Factory Avenue N./Houser Way S.;
Garden Avenue N.; and
Park Avenue N. and N. First Street.
Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
Northeast Fourth Area: Intersections with N.E. Fourth at:
Duvall Avenue N.E.;
Monroe Avenue N.E.; and
Union Avenue N.E.
Grady Area: Intersections with Grady Way at:
Lind Avenue S.W.;
Rainier Avenue S.;
Shattuck Avenue S.; and
Talbot Road S.
Puget Area: Intersection of S. Puget Drive and Benson Road S.
Rainier Avenue Area: Intersections with Rainier Avenue S. at:
Airport Way/Renton Avenue S.;
S. Second Street;
S. Third Street/S.W. Sunset Boulevard;
S. Fourth Street; and
S. Seventh Street.
North Renton Area: Intersections with Park Avenue N. at:
N. Fourth Street; and
N. Fifth Street.
Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
Duvall Avenue N.E.; and
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.
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character
of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings.
Standard: All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances,
and display windows.
Staff Comment: The six-story building would be set back from the existing public rights-of-way approximately between five feet (5’) and twenty feet (20’) (Exhibit 2). The total height
of the building is approximately 91 feet (91’) to the top of the elevator penthouse. However, the majority of the building rooftop is approximately 78 feet (78’) above grade when excluding
the elevator penthouse. The proposed building footprint, which is almost 400 feet (400’) long end-to-end, mirrors the long, narrow shape of the site. As such, the applicant has incorporated
various design elements to reduce the visual bulk of the building when viewed from the east and west aspects (Exhibits 6 and 7). Most effective is the segmented design of the building,
which includes a “bridge” created by the upper four (4) floors connecting the two (2) segments at the approximate half-way point of the east and west facades. A pedestrian promenade
that doubles as an emergency fire access road extends from the sidewalk in the Logan Ave N ROW and continues under the building between the two (2) segments. A heavily landscaped concrete
pathway on the backside (east) of the site extends between the sidewalks in N 3rd St and N 4th St and provides a connection between the surface parking lot and the retail space on the
first floor. The “bridge” incorporates various architectural elements such as a decorative archway with see-through insets, a length of glazing near the top of the building to help break
up the roofline and accentuate the “bridge”, and functional balconies for the units located on the floors above the archway. In addition, the overall building design contains significant
modulation both along all facades as well as the roofline, which helps to reduce the building mass and breaks up the lengthy east and west facades. Other methods proposed to enhance
the aesthetics of the project include, but are not limited to, varying siding materials and reveal dimensions, inset and balconies, and abundant glazing on all facades. At the narrow
north and south ends of the structure, overhanging balconies of varying dimensions soften the corners of the building and provide additional modulation.
Standard: All buildings shall be articulated with one or more of the following:
Defined entry features;
Bay windows and/or balconies;
Roof line features; or
Other features as approved by the Administrator.
Staff Comment: See comments above.
N/A
Standard: Single purpose residential buildings shall feature building modulation as follows:
The maximum width (as measured horizontally along the building’s exterior) without building modulation shall be forty feet (40').
The minimum width of modulation shall be fifteen feet (15').
The minimum depth of modulation shall be greater than six feet (6').
Staff Comment: Not applicable. The development is a mixed-use project.
N/A
Standard: Single purpose residential buildings shall feature building modulation as follows:
The maximum width (as measured horizontally along the building’s exterior) without building modulation shall be forty feet (40').
The minimum width of modulation shall be fifteen feet (15').
The minimum depth of modulation shall be greater than six feet (6').
Staff Comment: Not applicable. The development is a mixed-use project.
Standard: All buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade
(as illustrated in District B above); or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: The proposed building is greater than 160 feet (160') in length. In addition to the ground level details, a segmented design of the building, which includes a “bridge”
created by the upper four (4) floors connecting the two (2) segments at the approximate half-way point of the east and west facades provides additional modulation. A pedestrian promenade
that doubles as an emergency fire access road extends from the sidewalk in the Logan Ave N ROW and continues under the building between the two (2) segments and breaks down the length
of the building. Having the roof line vary in height and treatment adds to that modulation.
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 proposal includes human-scaled elements such as glazing, double and single doors, weather protection, material and color variation, and landscaping along the building
facades facing Logan Ave N, N 3rd St, and N 4th St. One area missing human scale elements along the ground floor is the backside of the structured parking area facing Logan Ave N, specifically
the area between the central archway and the commercial space proposed at the northwest corner. Based on the submitted Architectural Elevations (Exhibit 6), the cement wall may be treated
with a surfacing texture, but otherwise is a blank wall. Therefore, staff recommends as a condition of approval, that the applicant incorporate additional ground-level elements on or
below all blank walls, including but not limited to trellising, public art, additional material variation, or incorporation of an additional plaza area.
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 proposal includes three (3) facades (north, south and east elevations) that directly face a public street. The applicant has provided a transparent storefront window
system that comprise approximately 70% of the portion of the ground floor that is between four feet (4’) and eight feet (8’) above grade on the primary facade facing Logan Ave N to comply
with ground-level details intent and guidelines (Exhibit 6). Glazing along the north and south facades appears to be less than 50% between four feet (4’) and eight feet (8’) off the
ground, primarily due to the presence of the structure garage entrances on each side. Therefore, staff recommends as a condition of approval, the applicant shall provide revised elevation
drawings with the building permit application that identifies compliance with the 50% glazing requirement along the portion of the ground floor facade that is between four feet (4’)
and eight feet (8’) above ground on the north and south building elevations or provide additional ground level articulation that meets the intent of the guidelines as determined by the
Current Planning Project Manager. The revised detailed building elevations shall be provided to, and approved by, the Current Planning Project Manager prior to building permit issuance.
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 proposal includes three (3) facades (north, south and east elevations) that directly face a public street. The applicant has provided a transparent storefront window
system that comprise approximately 70% of the portion of the ground floor that is between four feet (4’) and eight feet (8’) above grade on the primary facade facing Logan Ave N to comply
with ground-level details intent and guidelines (Exhibit 6). Glazing along the north and south facades appears to be less than 50% between four feet (4’) and eight feet (8’) off the
ground, primarily due to the presence of the structure garage entrances on each side. Therefore, staff recommends as a condition of approval, the applicant shall provide revised elevation
drawings with the building permit application that identifies compliance with the 50% glazing requirement along the portion of the ground floor facade that is between four feet (4’)
and eight feet (8’) above ground on the north and south building elevations or provide additional ground level articulation that meets the intent of the guidelines as determined by the
Current Planning Project Manager. The revised detailed building elevations shall be provided to, and approved by, the Current Planning Project Manager prior to building permit issuance.
Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency.
The minimum amount of light transmittance for windows shall be 50 percent.
Staff Comment: As shown in the Architectural Elevations and Architectural Renderings (Exhibits 6 and 7), clear windows and doors are proposed on upper floors and a storefront system
is proposed for non-residential amenity spaces with visibility into and out of the building.
Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays.
Staff Comment: The applicant is proposing a storefront system for non-residential spaces. No permanent display windows were proposed for frequent change of merchandise in the commercial
retail space.
Standard: Where windows or storefronts occur, they must principally contain clear glazing.
Staff Comment: The street-facing facades, where windows or storefronts occur, principally contain clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited.
Staff Comment: The applicant has not indicated that tinted or dark glass, highly reflective glass, or films would be used on the glazing.
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:
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
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: Architectural detailing, modulation and articulation are used through all exterior portions of the mixed-use building, except for a 78-foot (78’) long span along Logan
Ave N, behind which is the proposed structured parking. The span of wall would be considered a blank wall due to its length. See below for additional discussion and recommended condition
of approval. The proposal would be compliant with the standard if the condition of approval is met.
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:
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
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: Architectural detailing, modulation and articulation are used through all exterior portions of the mixed-use building, except for a 78-foot (78’) long span along Logan
Ave N, behind which is the proposed structured parking. The span of wall would be considered a blank wall due to its length. See below for additional discussion and recommended condition
of approval. The proposal would be compliant with the standard if the condition of approval is met.
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 planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall;
Trellis or other vine supports with evergreen climbing vines;
Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard;
Artwork, such as bas-relief sculpture, mural, or similar; or
Seating area with special paving and seasonal planting.
Staff Comment: As noted above, a span of wall approximately 78 feet (78’) long is proposed on the west elevation facing Logan Ave N. Due to the presence of a structured parking area
behind the wall, extension of the storefront window system into this area may not be feasible. However, a blank wall along the ground level primary facade of the building does not meet
the intent, guidelines, or standards of the city’s Urban Design Regulations. Therefore, staff recommends as a condition of approval, that the applicant submit revised architectural elevations
with the building permit application for the west facade that includes elements such as artwork, architectural detailing like reveals or contrasting materials, spandrel glazing, planting
beds, or a combination of elements in order to treat the blank wall that is shared with the structured parking area. The revised elevation drawings shall be reviewed and approved by
the Current Planning Project Manager prior to building permit issuance.
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:
Extended parapets;
Feature elements projecting above parapets;
Projected cornices;
Pitched or sloped roofs
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: Based on the submitted elevations, the roof profile appears semi-varied with projected cornices/eaves, extended parapets, and multiple feature elements projecting above
the parapets. However, some portions of the roofline, specifically at the southern end of the building, do not incorporate any visually interesting roof features and are primarily flat.
In order to create a more interesting roof profile, staff is recommending as a condition of approval, that the applicant design the eaves and overhangs in a manner that creates desirable
modulation, greater visual interest, and strengthens the building design as it relates to the roof profile. Revised building elevations showing more varied and interesting eaves and
overhangs shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
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:
Extended parapets;
Feature elements projecting above parapets;
Projected cornices;
Pitched or sloped roofs
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: Based on the submitted elevations, the roof profile appears semi-varied with projected cornices/eaves, extended parapets, and multiple feature elements projecting above
the parapets. However, some portions of the roofline, specifically at the southern end of the building, do not incorporate any visually interesting roof features and are primarily flat.
In order to create a more interesting roof profile, staff is recommending as a condition of approval, that the applicant design the eaves and overhangs in a manner that creates desirable
modulation, greater visual interest, and strengthens the building design as it relates to the roof profile. Revised building elevations showing more varied and interesting eaves and
overhangs 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 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 submittal materials did not identify the specific building materials proposed, but a variety of materials appear to be utilized including a storefront window system,
textured EIFS, metal fall protection, and louvered metal or fiber cement cladding (Exhibit 6). The color scheme includes primarily shades of grey. The proposed materials appear to be
high quality in nature and would be utilized on all facades. However, the submitted application materials were relatively conceptual in nature. To further add architectural interest
and character to the neighborhood, staff is recommending that the applicant incorporate at least two (2) non-monochromatic color as primary, secondary colors on all facades. In addition,
the applicant shall provide a materials board including material samples and colors coded to the building elevations at the time of building permit application for review and approval
by the Current Planning Manager.
Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes.
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: The materials are of durable, high-quality materials consistent with low maintenance commercial development. Materials are discussed in the above sections.
Compliance not yet demonstrated
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: Based on the submitted materials, a concrete wall is proposed along the back side (east) of the building as well as a 78-foot (78’) wide portion of the facade facing Logan
Ave N. Therefore, staff recommends as a condition of approval, the applicant shall utilize texturing, reveals, and/or coloring with a concrete coating or admixture on any concrete walls.
The treatment shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
Compliance not yet demonstrated
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: Based on the submitted materials, a concrete wall is proposed along the back side (east) of the building as well as a 78-foot (78’) wide portion of the facade facing Logan
Ave N. Therefore, staff recommends as a condition of approval, the applicant shall utilize texturing, reveals, and/or coloring with a concrete coating or admixture on any concrete walls.
The treatment shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry
materials.
Staff Comment: There are no concrete block walls shown on the submitted plans.
5. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage
quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest.
Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building facade on which they are mounted, are
encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong
accent colors, and interesting surface materials and lighting techniques are encouraged.
Compliance not yet demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A sign package was not included with the submitted application materials. The applicant would be required to submit a sign permit application in compliance with the signage
standards outlined in Design District ‘C’. A sign permit application would need to be reviewed and approved for any signs proposed.
Compliance not yet demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See discussion above.
Compliance not yet demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design.
Staff Comment: See discussion above.
Compliance not yet demonstrated
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: A sign package was not included with the submitted application materials. The applicant would be required to obtain a separate sign permit application in compliance with
the sign code (RMC 4-4-100).
Compliance not yet demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may
incorporate stone, brick, or other decorative materials as approved by the Director.
Staff Comment: See discussion above.
Compliance not yet demonstrated
Standard: All of the following are prohibited:
Pole signs;
Roof signs; and
Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area
signs with only the individual letters back-lit (see illustration, subsection G8 of this Section).
Staff Comment: See discussion above.
Compliance not yet demonstrated
Standard: All of the following are prohibited:
Pole signs;
Roof signs; and
Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area
signs with only the individual letters back-lit (see illustration, subsection G8 of this Section).
Staff Comment: See discussion above.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places;
and increase the visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided.
Compliant if condition of approval is met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down-lighting and decorative
street lighting.
Staff Comment: No site or building lighting was provided with the submittal materials, such as down lighting, bollard lighting, foundation lighting, or facade uplighting. Therefore,
staff recommends as a condition of approval, that the applicant be required to provide a lighting plan with foot-candle levels that adequately provides for public safety without casting
excessive glare on adjacent properties. The final lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval.
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: See comments above.
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 comments above.
Residential Mixed Use Development Standards: Pursuant to RMC 4-4-150, Residential Mixed Use Development Standards purpose is to ensure that all development is consistent with the goals,
objectives and policies of the Comprehensive Plan and provide development standards for integrated residential and commercial development within the same building or on the same parcel
or contiguous group of parcels. The proposal is consistent with the Residential Mixed Use Development Standards, if all conditions of approval are complied with:
Compliance
Residential Mixed Use Development Analysis
N/A
Design: Where allowed, townhouses or carriage houses shall be subject to the standards of RMC 4-2-115, Residential Design and Open Space Standards, applicable to the R-10 and R-14 Zones,
in lieu of the Design District Overlay standards of RMC 4-3-100.
Design: For vertically mixed-use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents, or
their guests (“lobby facade” for the purposes of this Section), is limited to thirty five percent (35%) of the overall facade along any street frontage or the primary facade. The Administrator
may allow the lobby facade to exceed thirty five percent (35%) if the depth of the commercial space exceeds the minimum required by RMC 4-4-150E, provided the increased percentage of
lobby facade is generally proportional to the increased depth of commercial space.
Staff Comment: The vertical mixed-use buildings include facades necessary for interior entrances, lobbies, and areas/facilities developed for the exclusive use of the building’s residents,
or their guests are limited to less than thirty-five percent (35%) of the overall facades along Logan Ave N, N 3rd St, and N 4th St. The proposal would comply with the residential mixed-use
development standards design for vertically mixed-use buildings, provided all conditions of approval are met.
Ground Floor Commercial – Where Required:
1. 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;
The CD Zone within the Downtown Business District; and
Along NE Sunset Blvd. for properties in the CV Zone abutting NE Sunset Blvd. east of Harrington Avenue NE.
2. A vertically mixed-use building with ground floor commercial is required in the UC-1 and UC-2 Zones.
Staff Comment: The applicant is proposing a vertically mixed-use building with five (5) stories of residential above the ground floor commercial space (Exhibits 5 and 6).
Commercial Area Requirement: Within the following zones, any development wherein dwelling units are proposed shall provide an amount of gross commercial floor area equivalent to a percentage
of the building footprint(s) of all buildings on site containing residential dwelling units, as specified in the chart below.
CN
CV
CA
CD
CO
COR
UC-1
UC-2
40%
40%
40%
50%
40%
40%
40%
20%
Staff Comment: The applicant is proposing a combination of amenity, circulation, commercial, parking, and services on the first floor of the building. The applicant is proposing approximately
35.5% ground floor commercial space in the mixed-use development (6,341 sq. ft./17,868 sq. ft.). Therefore, the proposal complies with the commercial area requirement for the UC-2 zone.
Compliant if condition of approval is met
Ground Floor Commercial Space Standards: At a minimum, the development shall include ground floor commercial space along any street frontage or, in the absence of street frontage, along
the primary facade of the building in conformance with the following standards:
A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point;
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;
ADA compliant bathrooms (common facilities are acceptable);
A central plumbing drain line; and
A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Staff Comment: The project floor plans include commercial space with between 16 feet (16’) to 30 feet (30’) of depth at any given point along the C1 ground floor. While some of the commercial
space does not meet the depth requirement, specifically the area denoted as “Concierge/Office” at the northwest corner of the building, the larger commercial space on the south side
of the building has a depth of 30 feet (30’) and exceeds the gross commercial space requirement on its own at 27.2% (4,860 sq. ft./17,868 sq. ft. = 27.2%). In order to ensure the depth
requirement is met along all commercial/office/concierge space, staff recommends as a condition of approval, the applicant shall design all ground floor commercial or office spaces to
have a minimum depth of 20 feet (20’) with an average depth of thirty feet (30’) across each separate space.
The front of the building, along the ground floor, are designed with a minimum floor-to-ceiling height of 18 feet (18’) with a storefront window system designed to help bring in natural
light, activate the street frontage, and enhance the pedestrian experience. Compliance with the minimum clear height of fifteen feet (15’) would be verified at the time of formal building
permit application review.
The applicant would be required to install ADA compliant bathrooms, a central plumbing drain line, and a grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. Details
of these ground floor commercial space standards were not submitted with the formal land use application materials. Staff recommends, as a condition of approval, that the applicant provide
revised building floor plans that details compliance with ADA compliant bathrooms, a central plumbing drain line, and a grease trap and a ventilation shaft for a commercial kitchen hood/exhaust
at the time of building permit review for review and approval by the Current Planning Project Manager.
Compliant if condition of approval is met
Ground Floor Commercial Space Standards: At a minimum, the development shall include ground floor commercial space along any street frontage or, in the absence of street frontage, along
the primary facade of the building in conformance with the following standards:
A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any given point;
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;
ADA compliant bathrooms (common facilities are acceptable);
A central plumbing drain line; and
A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Staff Comment: The project floor plans include commercial space with between 16 feet (16’) to 30 feet (30’) of depth at any given point along the C1 ground floor. While some of the commercial
space does not meet the depth requirement, specifically the area denoted as “Concierge/Office” at the northwest corner of the building, the larger commercial space on the south side
of the building has a depth of 30 feet (30’) and exceeds the gross commercial space requirement on its own at 27.2% (4,860 sq. ft./17,868 sq. ft. = 27.2%). In order to ensure the depth
requirement is met along all commercial/office/concierge space, staff recommends as a condition of approval, the applicant shall design all ground floor commercial or office spaces to
have a minimum depth of 20 feet (20’) with an average depth of thirty feet (30’) across each separate space.
The front of the building, along the ground floor, are designed with a minimum floor-to-ceiling height of 18 feet (18’) with a storefront window system designed to help bring in natural
light, activate the street frontage, and enhance the pedestrian experience. Compliance with the minimum clear height of fifteen feet (15’) would be verified at the time of formal building
permit application review.
The applicant would be required to install ADA compliant bathrooms, a central plumbing drain line, and a grease trap and a ventilation shaft for a commercial kitchen hood/exhaust. Details
of these ground floor commercial space standards were not submitted with the formal land use application materials. Staff recommends, as a condition of approval, that the applicant provide
revised building floor plans that details compliance with ADA compliant bathrooms, a central plumbing drain line, and a grease trap and a ventilation shaft for a commercial kitchen hood/exhaust
at the time of building permit review for review and approval by the Current Planning Project Manager.
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: According to COR Maps, the site is located in a High Seismic Hazard Area. As such, the applicant submitted a Geotechnical Investigation, prepared by Cobalt Geosciences,
dated January 8, 2021 (Exhibit 8) with the application. The generally flat site lies in the Puget Lowland, composed of glacial and non-glacial sediments. Subsurface investigations, using
borings up to 50.2 feet (50.2’) deep, found medium to dense sand layers with organic material and gravel. Groundwater was encountered at 10.5 feet (10.5’) to 12 feet (12’), fluctuating
seasonally.
On-site infiltration is feasible but restricted due to Wellhead Protection Zone regulations. Stormwater is proposed for direct discharge into the city’s system, pending further review.
Erosion risk is considered moderate. Three foundation options—deep foundations, rock columns, or a mat/raft system—were identified, with no single recommendation given.
Mitigation measures include erosion control BMPs, site preparation guidelines, and groundwater management strategies. Six inches (6”) to twelve inches (12”) of organic-laden soil must
be removed for stable construction. Compliance with the geotechnical report's recommendations is required, including engineer oversight and approval of construction plans. Excavation
would remove 8,308 cubic yards of soil with 577 cubic yards of fill. Fill material must meet regulatory requirements, either through certification or WSDOT-approved sources. As such,
three (3) mitigation measures related to the recommendations in the geotechnical report were included as part of the DNS-M issued by the City of Renton Environmental Review Committee
on January 6, 2025 (Exhibit 20). Therefore, staff recommends compliance with the mitigation measures issued as part of the DNS-M issued by the Environmental Review Committee on January
6, 2025.
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: According to COR Maps, the site is located in a High Seismic Hazard Area. As such, the applicant submitted a Geotechnical Investigation, prepared by Cobalt Geosciences,
dated January 8, 2021 (Exhibit 8) with the application. The generally flat site lies in the Puget Lowland, composed of glacial and non-glacial sediments. Subsurface investigations, using
borings up to 50.2 feet (50.2’) deep, found medium to dense sand layers with organic material and gravel. Groundwater was encountered at 10.5 feet (10.5’) to 12 feet (12’), fluctuating
seasonally.
On-site infiltration is feasible but restricted due to Wellhead Protection Zone regulations. Stormwater is proposed for direct discharge into the city’s system, pending further review.
Erosion risk is considered moderate. Three foundation options—deep foundations, rock columns, or a mat/raft system—were identified, with no single recommendation given.
Mitigation measures include erosion control BMPs, site preparation guidelines, and groundwater management strategies. Six inches (6”) to twelve inches (12”) of organic-laden soil must
be removed for stable construction. Compliance with the geotechnical report's recommendations is required, including engineer oversight and approval of construction plans. Excavation
would remove 8,308 cubic yards of soil with 577 cubic yards of fill. Fill material must meet regulatory requirements, either through certification or WSDOT-approved sources. As such,
three (3) mitigation measures related to the recommendations in the geotechnical report were included as part of the DNS-M issued by the City of Renton Environmental Review Committee
on January 6, 2025 (Exhibit 20). Therefore, staff recommends compliance with the mitigation measures issued as part of the DNS-M issued by the Environmental Review Committee on January
6, 2025.
Compliant if condition of approval is met
Wellhead Protection Areas:
Staff Comment: According to COR Maps, the property is located within both the Downtown Wellhead Protection Zones 1 and 2. The southern portion of the site is located in Zone 1 while
the northern portion of the site is located in Zone 2. Open facilities and open conveyance systems in either zone may require a liner in accordance with the 2022 Renton Surface Water
Design Manual. No open facilities or convenance systems are proposed and therefore the implementation of best management practices (BMPs) for stormwater control is preferable. BMPs that
rely on infiltration are prohibited in the Wellhead Protection Zone 1 but are allowed in Zone 2. The proposed mixed-use building does not typically represent a type of use that would
potentially harm the city’s groundwater. Fill is anticipated to be brought on the site and therefore any offsite fill materials shall be from a verifiable source in order to ensure it
is clear of contaminants. The city’s grading and excavation regulations require that when imported fill is in excess of 50 cubic yards within a Wellhead Protection Zone, a source statement
certified by a qualified professional be provided or confirmation that the fill was obtained from a WSDOT approved source.
The Washington Department of Ecology (DOE) submitted a public comment (Exhibit 13) related to the potential need for dewatering during construction due to the high groundwater levels
on the site. Specifically, DOE requests the applicant provide the general protocol to be used for dewatering as well as descriptions of any mitigation measures to be taken during construction.
As such, one mitigation measure related to the recommendations in the geotechnical report were included as part of the DNS-M issued by the City of Renton Environmental Review Committee
on January 6, 2025 (Exhibit 20). Therefore, staff recommends compliance with the mitigation measure issued as part of the DNS-M issued by the Environmental Review Committee on January
6, 2025.
Compliant if condition of approval is met
Wellhead Protection Areas:
Staff Comment: According to COR Maps, the property is located within both the Downtown Wellhead Protection Zones 1 and 2. The southern portion of the site is located in Zone 1 while
the northern portion of the site is located in Zone 2. Open facilities and open conveyance systems in either zone may require a liner in accordance with the 2022 Renton Surface Water
Design Manual. No open facilities or convenance systems are proposed and therefore the implementation of best management practices (BMPs) for stormwater control is preferable. BMPs that
rely on infiltration are prohibited in the Wellhead Protection Zone 1 but are allowed in Zone 2. The proposed mixed-use building does not typically represent a type of use that would
potentially harm the city’s groundwater. Fill is anticipated to be brought on the site and therefore any offsite fill materials shall be from a verifiable source in order to ensure it
is clear of contaminants. The city’s grading and excavation regulations require that when imported fill is in excess of 50 cubic yards within a Wellhead Protection Zone, a source statement
certified by a qualified professional be provided or confirmation that the fill was obtained from a WSDOT approved source.
The Washington Department of Ecology (DOE) submitted a public comment (Exhibit 13) related to the potential need for dewatering during construction due to the high groundwater levels
on the site. Specifically, DOE requests the applicant provide the general protocol to be used for dewatering as well as descriptions of any mitigation measures to be taken during construction.
As such, one mitigation measure related to the recommendations in the geotechnical report were included as part of the DNS-M issued by the City of Renton Environmental Review Committee
on January 6, 2025 (Exhibit 20). Therefore, staff recommends compliance with the mitigation measure issued as part of the DNS-M issued by the Environmental Review Committee on January
6, 2025.
Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the UC-2 zoning classification when it is not exempt from Environmental (SEPA) Review. For
Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan.
Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.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
Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Compliance.
Compliant if conditions of approval are met
Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Zoning Development Standard Compliance.
Compliant if conditions of approval are met
Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 19, Design District Review.
N/A
Planned action ordinance and Development agreement Compliance and Consistency.
Staff Comment: Not applicable.
Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site.
Staff Comment: The proposed site improvements would not be an overscale of structures or overconcentration of development on the subject site. The proposed mixed-use development would
add commercial uses and residential uses to an area intended to promote an urban character with a mix of amenities and uses. In addition, see compliance with FOF 19, Design District
Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties.
Staff Comment: Several new pedestrian connections and linkages would be incorporated into the overall site plan as part of the proposed mixed-use development (Exhibits 2 and 3). The
pedestrian connections link the structure to the surface parking lot and public sidewalks, as well as to the two (2) plazas proposed on the site and entrances to the commercial space
on the north and south ends of the building.
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, Zoning Development Standard: Screening for more information.
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, Zoning Development Standard: Screening for more information.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features.
Staff Comment: There are views typical to the City Center Community Planning Area, including territorial views. It is not anticipated that the new six-story building would result in
substantially obscuring existing views of attractive natural features.
Construction activities would be consistent with the use of best management practices and the implementation of temporary erosion and sediment control measures. Additionally, the proposal
would maintain a majority of the existing frontage improvement in the public ROWs that are not impacted by the proposed development.
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, Zoning Development Standard Compliance: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets.
Staff Comment: A detailed lighting plan was not provided with the application; therefore, staff recommended that a detailed lighting plan be provided at the time of building permit review.
See Lighting discussion and condition of approval under FOF 19, Design District Review: Lighting.
On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation.
Staff Comment: The project is located in an area of commercial, retail, office, entertainment and recreation, and residential uses. All of the abutting parcels are zoned as the Urban
Center-2 zone (UC-2). The UC-2 zone includes lands that are located within Renton’s Designated Regional Growth Center, with the potential for the creation of dense employment, destination
retail, recreation, or public gathering space for a variety of mixed-uses.
The proposed structure is narrow and would be located across the site with a north/south building orientation and street frontage on three (3) of the four (4) sides. The applicant is
proposing 17 surface parking stalls to the east of the building and 104 structured parking stalls.
The service elements have been located on the north side of the building near one (1) of the vehicle entry points and away from the pedestrian-oriented spaces to minimize their impact
on the pedestrian environment. The proposed mixed-use development is anticipated to be compatible with both existing and new uses nearby, as permitted in the UC-2 zone.
Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian
and vehicle needs.
Staff Comment: The massing of the proposed vertical mixed-use building is most prominently visible from Logan Ave N and Burnett Ave N due to the north/south orientation of the structure.
The scale and bulk of the building is primarily reduced through the use of differing materials on the building facades, landscaping, setbacks, less than 50% building coverage, and building
modulation throughout each of the four (4) elevations (Exhibit 6).
The proposed building would cover approximately 48.6% of the site (22,888 sq. ft./47,081 sq. ft). In addition, the building would comply with the maximum 90% lot coverage requirements
for the subject site and bulk requirements of the UC-2 zone. The proposed building and landscape areas are designed appropriately to allow adequate light and air circulation to the building
and the site. The design of the structure would not result in excessive shading of the property. In addition, there is ample area surrounding the building, as well as through the center
plaza between the two (2) wings, to provide adequate airflow.
Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian
and vehicle needs.
Staff Comment: The massing of the proposed vertical mixed-use building is most prominently visible from Logan Ave N and Burnett Ave N due to the north/south orientation of the structure.
The scale and bulk of the building is primarily reduced through the use of differing materials on the building facades, landscaping, setbacks, less than 50% building coverage, and building
modulation throughout each of the four (4) elevations (Exhibit 6).
The proposed building would cover approximately 48.6% of the site (22,888 sq. ft./47,081 sq. ft). In addition, the building would comply with the maximum 90% lot coverage requirements
for the subject site and bulk requirements of the UC-2 zone. The proposed building and landscape areas are designed appropriately to allow adequate light and air circulation to the building
and the site. The design of the structure would not result in excessive shading of the property. In addition, there is ample area surrounding the building, as well as through the center
plaza between the two (2) wings, to provide adequate airflow.
Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces.
Staff Comment: The site currently does not contain any mature vegetation. The site is relatively flat (Exhibits 4 and 8). A geotechnical report for the site was submitted with the site
plan application. Information on the water table and soil permeability were included and the geotechnical engineer concluded that the use of large-scale infiltration facilities is not
feasible at the site. Approximately 8,900 cubic yards of cut and fill is proposed to construct the improvements (Exhibits 4 and 8).
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: Due to the location of the site in the Downtown Wellhead Protection Area Zones 1 and 2, the use of infiltration facilities is not feasible at this site. Pollution-generating
surfaces would be treated using BMPs that meet enhanced basic water quality standards. In addition, the project would treat runoff from target pollution-generating impervious surfaces
(PGIS) using a series of proprietary water quality vaults designed to provide enhanced water quality treatment and sized for all surface areas draining to the facility. The project would
meet current stormwater management requirements for detention and treatment.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the
appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements.
Staff Comment: See FOF 18, Zoning Development Standard Compliance: Landscaping.
Compliant if conditions of approval are met
Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on
the site and, when feasible, with adjacent properties.
Staff Comment: The applicant submitted an updated Traffic Impact Analysis, prepared by Kimley-Horn and Associates, Inc., dated September of 2023 (Exhibit 10) and a Traffic Memorandum
(Exhibit 16) with the application. Primary access to the site would be provided via three (3) new driveways including one (1) off of N 3rd St, one (1) off of N 4th St, and one (1) off
of Burnett Ave N. Fire and emergency vehicle access would be provided via the existing curb cut off of Logan Ave N located approximately mid-block between N 3rd St and N 4th St. There
would be a total of 121 vehicle parking spaces provided, including 104 on-site and 17 stalls on the adjacent parcel on the southeast corner of the development. The structured parking
spaces located on the first two (2) floors of the building are intended to be utilized only by residents and guests. Parking on each floor is accessed by individual site entrances off
of N 3rd St and N 4th St. The parking on the lowest floor is accessed via the entrance off of N 3rd St and the parking on the second floor is accessed via the entrance off of N 4th St.
There is no interconnectivity proposed between the two (2) garage accesses due to the shallow depth of building impacting the feasibility of constructing an internal ramp.
According to the TIA, a level of service (LOS) analysis was conducted at each intersection and found that the LOS was within city standards (A, B, C, D, and E) at the horizon year, 2024
(Exhibit 10). During the project review, staff received approximately 30 public comments regarding traffic and parking concerns. Most comments focused on increased traffic on N 3rd St
and N 4th St, as well as potential overflow parking in the surrounding area. Additional concerns included the project’s compatibility with the neighborhood. Suggestions included allowing
access from Logan Ave N, increasing on-site parking, and evaluating the development’s fit within the Renton City Center Community Plan. As part of the review process, staff requested
the developer assess access from Logan Ave N. However, the applicant determined that the site's narrow layout would not accommodate a non-emergency entrance without significantly impacting
the design. Additionally, general vehicle access along Logan Ave S would conflict with the major transit stop along the property’s frontage that accommodates King County METRO RapidRide
F Line. As a result, the proposal continues to prioritize access from the south on N 3rd St and from the north on N 4th St. However, in order to ensure any unanticipated traffic impacts
are able to be mitigated for project completion, the Environmental Review Committee included a recommended mitigation measure related to signalization of the intersection, per the recommendation
of the applicant’s consultant, as well as professional traffic monitoring after project completion. The proposed development is expected to maintain the safety and efficiency of pedestrian
and vehicle circulation on the site.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: A King County Metro bus stop is located directly in front of the project site on the east side of Logan Ave N. The bus stop serves the RapidRide F line, which links the
Burien Transit Center, SeaTac, the Tukwila Sounder Station, Renton Transit center, and the Renton Landing. In order to avoid impacts to service and ensure coordination between the applicant
and King County Metro during construction, the Environmental Review Committee included a recommended mitigation measure requiring the applicant to coordinate with King County Metro prior
to submitting construction permits as part of the Determination of Non-Significance – Mitigated decision (Exhibit 20).
Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of required off-street parking spaces for the commercial uses and 0.5 spaces per unit for the residential
use. See FOF 18, Zoning Development Standard Compliance: Bicycle Parking for recommended condition of approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Internal pedestrian connections to the public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site and to abutting
sites. In addition, see compliance with FOF 19, Design District Review.
Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site.
Staff Comment: The applicant is proposing two (2) plaza areas (a small plaza at the southwest corner and a large plaza at mid-block between the two [2] building wings). The large public
pedestrian plaza is anticipated to serve as a distinctive project focal point of the project being located between both commercial uses. In addition, the applicant is proposing passive
recreation areas within the building, on the rooftop, and behind the building in the form of a pedestrian corridor. The site improvements identified on the landscape plan (Exhibit 3)
would provide adequate open space for recreation opportunities for users. See compliance with FOF 19, Design District Review: Recreation Areas and Common Open Space.
Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable as the site is not adjacent to a shoreline.
Natural Systems: Arranging project elements to protect existing natural systems where applicable.
Staff Comment: There are no existing natural systems that occur on the subject property and the site is primarily overgrown with non-native vegetation.
Compliant if condition of approval is met
Services and Infrastructure: Making available public services and facilities to accommodate the proposed use:
Police and Fire.
Staff Comment: See FOF 23, Availability and Impact on Public Services.
Water and Sewer.
Staff Comment: See FOF 23, Availability and Impact on Public Services.
Drainage.
Staff Comment: See FOF 23, Availability and Impact on Public Services.
Transportation.
Staff Comment: Logan Ave N is classified as a Principal Arterial street with an existing ROW of 100 feet per the King County Assessors map. To meet the City’s complete street standards
for Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required
and include a minimum 66 foot paved road (33 feet from ROW centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, and storm drainage
improvements. Dedication of approximately 1.5 feet would be required pending final survey. The City has reviewed this section of roadway and determined that the existing conditions are
suitable for this section provided the full dedication and a modification are provided. N 3rd St is classified as a Principal Arterial street with an existing ROW width of 80 feet per
the King County Assessors map. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half
of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet from ROW centerline), a 0.5 foot curb, an 8 foot planting
strip, an 8 foot sidewalk, 2 foot clear space at back of walk, and storm drainage improvements. Dedication as determined necessary by final survey to install the improvements shall be
required. the City has reviewed this section of roadway and determined that the existing curb-curb width is sufficient. Therefore, the City would support an alternate street section
that retains the existing curbline with an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, and storm drainage improvements provided that a modification
is provided. N 4th St is classified as a Principal Arterial street with an existing ROW width of 42 feet per the King County Assessors map. To meet the City’s complete street standards
for Principal Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required
and include a minimum 54 foot paved road (27 feet from ROW centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, and storm drainage
improvements. Dedication as determined necessary by final survey to install the improvements shall be required. However, the City has reviewed this section of roadway and determined
that the existing curb-curb width is sufficient. Therefore, the City would support an alternate street section that retains the existing curbline with an 8 foot planting strip, an 8
foot sidewalk, 2 foot clear space at back of walk, and storm drainage improvements provided that a modification is provided. .Burnett Ave N is classified as a Residential Access street
with an existing ROW width of 60 feet per the King County Assessors map. To meet the City’s complete street standards for Residential Access streets a minimum ROW width of 53 feet is
required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 26 foot paved road (13 feet from ROW centerline), a 0.5
foot curb, an 8 foot planting strip, a 5 foot sidewalk, and storm drainage improvements. No dedication is anticipated. Therefore, staff recommends as a condition of approval, the applicant
shall receive separate street modifications for the Logan Ave N, N 3rd St, and N 4th St frontages, or install the code required improvements. The street modifications shall be reviewed
and approved by the Current Planning Project Manager prior to issuance of a civil construction permit.
The transportation impacts were evaluated under the Staff Report to the Environmental Review Committee (Exhibit 1). The applicant submitted a Traffic Impact Analysis prepared by Kimley-Horn
and Associates, Inc., dated September of 2023 (Exhibit 10), and a Traffic Memorandum (Exhibit 16) with the application. Primary access to the site would be provided via three (3) new
driveways including one (1) off of N 3rd St, one (1) off of N 4th St, and one (1) off of Burnett Ave N. Fire and emergency vehicle access would be provided via the existing curb cut
off of Logan Ave N located approximately mid-block between N 3rd St and N 4th St. There will be a total of 121 vehicle parking spaces provided, including 104 on-site structured stalls
and 17 concomitant agreement stalls on the adjacent parcel on the southeast corner of the development. The structured parking spaces located on the first two (2) floors of the building
are intended to be utilized only by residents and guests. Parking on each floor is accessed by one (1) of the site entrances. There is no interconnectivity proposed between the two (2)
garage accesses.
According to the submitted TIA, the project is anticipated to generate approximately 705 net new average weekday trips with 47 net new trips (15 in/32 out) occurring during the AM peak
hour and 70 net new trips (39 in/31 out) occurring during the PM peak hour. A level of service (LOS) analysis was conducted at each intersection and found that LOS was within city standards
(A, B, C, D, and E) at the horizon year, 2024. The TIA analysis is based on a horizon year of 2024, however, due to project delays the horizon year was updated to 2026 which is reflected
in the 2024 Traffic Memorandum (Exhibit 16). The analysis assumes an annual background growth rate of 1.5% and included future pipeline projects in the immediate area such as Topgolf
Phase 2 and Southport West. The report concludes that additional mitigation measures beyond payment of transportation impact fees are not required to retain the LOS.
The proposal has passed the city’s Traffic Concurrency Test per RMC 4-6-070D (Exhibit 11), which is based upon a test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, site specific improvements, and future payment of transportation impact fees. The transportation impact fee that is current at the time
of building permit issuance would be levied. For a list of uses and fees associated with the use, please see the city’s Current Fee Schedule.
N/A
Phasing: N/A
Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration
capability to the maximum extent practicable.
Staff Comment: See FOF 23, Availability and Impact on Public Services.
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: Kennydale Elementary, Dimmit
Middle School and Renton High School. Any new students from the proposed development would be bussed to their elementary and middle schools. The stop for the elementary school is located
directly in front of the development at the corner of Logan Ave N and N 3rd St. The stop for the middle school is located approximately 0.1 miles from the project site at the corner
of Burnett Ave N and N 1st St. The proposed project includes the installation of frontage improvements along the N 3rd St and N 4th St, including sidewalks. Students would walk to the
middle school bus stop using a series of sidewalks along N 3rd St and Burnett Ave N. Students would walk to the high school using a sidewalk on either side of Logan Ave N until reaching
the high school site.
A School Impact Fee, based on new residential units, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City
as specified by the Renton Municipal Code. Currently the fee is assessed at $3,268.00 per single-family residence.
Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary, Dimmit
Middle School and Renton High School. Any new students from the proposed development would be bussed to their elementary and middle schools. The stop for the elementary school is located
directly in front of the development at the corner of Logan Ave N and N 3rd St. The stop for the middle school is located approximately 0.1 miles from the project site at the corner
of Burnett Ave N and N 1st St. The proposed project includes the installation of frontage improvements along the N 3rd St and N 4th St, including sidewalks. Students would walk to the
middle school bus stop using a series of sidewalks along N 3rd St and Burnett Ave N. Students would walk to the high school using a sidewalk on either side of Logan Ave N until reaching
the high school site.
A School Impact Fee, based on new residential units, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City
as specified by the Renton Municipal Code. Currently the fee is assessed at $3,268.00 per single-family residence.
Parks: A Park Impact Fee would be required for the future units. The current Park Impact Fee is $2,222.84 for multi-family dwelling units for buildings with five (5) or more units.
Assessed fees are based on the City of Renton Fee Schedule. The fee is calculated and paid at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water.
Staff Comment: The applicant submitted a Technical Information Report (TIR), prepared by Insight Engineering Co., dated February 7, 2023 (Exhibit 9). The project adds approximately 34,300
sq. ft. of new impervious surface, totaling 35,318 sq. ft. The site falls under the Peak Rate Flow Control Standard for Matching Existing Site Conditions in the Lower Cedar River Drainage
Basin. A 2020 field investigation found groundwater eight feet (8’) to twelve feet (12’) below the surface, with fill material up to 10 feet (10’) deep. Full infiltration is not feasible,
requiring compliance with the city's Flow Control Duration Standard.
The project must adhere to the 2022 Renton Surface Water Design Manual (RSWDM), including core requirements one through nine (1-9) and six (6) special requirements. The applicant claims
an exemption from flow control per RSWDM Core Requirement #3, proposing direct stormwater discharge due to proximity to the Cedar River. While city staff tentatively agree, a final TIR
is required during the civil construction permit review. The missing report elements include a conveyance system analysis, discussion of flow control credits, and a maintenance and operations
manual (Exhibit 15).
A Construction Stormwater General Permit and a Stormwater Pollution Prevention Plan (SWPPP) are required since the site exceeds one (1) acre. Stormwater system development charges apply,
with a 2025 fee of $0.94 per sq. ft. of new impervious surface (minimum $2,350). Compliance with the 2022 RSWDM or future city stormwater regulations is expected to mitigate stormwater
impacts.
Compliant if condition of approval is met
Water: Based on the review of project information submitted, Renton Regional Fire Authority has determined that the fire flow demand for the proposed development is 2,500 GPM. Projects
that have a fire flow in excess of 2,500 GPM require a looped water main around the building. Public water mains on private property require a 15-foot (15’) public easement centered
over the pipe and the building must be set back 10 feet (10’) from the water main. A 12-inch (12”) water main extension is required in N 3rd St extending from the existing main in Logan
Ave to the subject property’s eastern extent. A fire hydrant shall be installed at the end of the main to act as a blow off. See Advisory Notes for additional requirements (Exhibit 15).
Two (2) existing high pressure water lines are located on the site within easements. While the proposed building is located fully outside of the easement areas, the existing Boeing water
mains on property must be protected during the construction of the existing building(s) and construction of the new development. Therefore, staff recommends as a condition of approval,
that the applicant provide a Utility Protection Plan (UUP) designed by a professional engineer to protect the existing Boeing high pressure water mains on the site during construction
of the improvements. The plan shall be developed in coordination with The Boeing Company and submitted with the civil construction permit application for review and approval by the Public
Works Plan Reviewer.
The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. Current fees can be found in the 2025-2026
Development Fees Document on the city’s website. Fees will be charged based on the rate at the time of civil construction permit issuance.
Compliant if condition of approval is met
Water: Based on the review of project information submitted, Renton Regional Fire Authority has determined that the fire flow demand for the proposed development is 2,500 GPM. Projects
that have a fire flow in excess of 2,500 GPM require a looped water main around the building. Public water mains on private property require a 15-foot (15’) public easement centered
over the pipe and the building must be set back 10 feet (10’) from the water main. A 12-inch (12”) water main extension is required in N 3rd St extending from the existing main in Logan
Ave to the subject property’s eastern extent. A fire hydrant shall be installed at the end of the main to act as a blow off. See Advisory Notes for additional requirements (Exhibit 15).
Two (2) existing high pressure water lines are located on the site within easements. While the proposed building is located fully outside of the easement areas, the existing Boeing water
mains on property must be protected during the construction of the existing building(s) and construction of the new development. Therefore, staff recommends as a condition of approval,
that the applicant provide a Utility Protection Plan (UUP) designed by a professional engineer to protect the existing Boeing high pressure water mains on the site during construction
of the improvements. The plan shall be developed in coordination with The Boeing Company and submitted with the civil construction permit application for review and approval by the Public
Works Plan Reviewer.
The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. Current fees can be found in the 2025-2026
Development Fees Document on the city’s website. Fees will be charged based on the rate at the time of civil construction permit issuance.
Sanitary Sewer: The development is proposing a new 8-inch (8”) sewer main extension to service the property. An oil/water separator (OWS) would be required for connecting the covered
parking lots to sewer. If a sub-terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main, the applicant may need to install an internal pump to bring
the basement garage flows to the surface level for gravity drain to the side sewer.
The proposal depicts covered parking but does not depict an OWS or connection to the sewer system. Facilities shall be shown on the utility plans submittal for a civil construction permit
including a separate document with calculations for sizing of the OWS(s).
The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can
be found in the 2025-2026 Development Fees Document on the city’s website. Fees will be charged based on the rate at the time of civil construction permit issuance.
I. CONCLUSIONS:
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.
The subject site is located in the Urban Center-2 (UC-2) zoning designation and complies with the zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 18.
The proposed mixed-use development complies with the Urban Design District C Review Standards provided the applicant complies with City Code and conditions of approval, see FOF 19.
The proposed mixed-use development complies with the Residential Mixed-Use Standards provided the applicant complies with City Code and conditions of approval, see FOF 20.
The proposed mixed-use development complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 21.
The proposed mixed-use development complies with the Site Plan Review Criteria as established by City Code and state law provided all advisory notes and conditions are complied with,
see FOF 22.
There are safe walking routes to the school bus stop, see FOF 23.
There are adequate public services and facilities to accommodate the proposed mixed-use development, see FOF 23.
Key features, which are integral to this project include the use of high-quality building materials, the rooftop amenity deck, the three (3) main pedestrian entries off of Logan Ave
N, the pedestrian corridor to the east side of the building, and the main plaza area at midblock under the building.
J. RECOMMENDATION:
Staff recommends approval of the Logan Six vertical mixed-use building, File No. LUA22-000283, ECF, SA-H, as depicted in the Site Plan and Architectural Elevations (Exhibit 2 and 6),
subject to the following conditions:
The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated January 6, 2025.
The applicant shall record a formal Lot Combination with parcels 1823059264 and 1823059206. The instrument shall be recorded prior to the issuance of a temporary certificate of occupancy.
The applicant shall submit an updated density worksheet that demonstrates that the project complies with the net density range for the Urban Center – 2 (UC-2) zoning district. If the
net density calculated is outside of the permitted minimum and maximum net residential density range (85 - 150 du/ac), the applicant shall be required to add or remove residential units
in order to comply with density range of the UC-2 zone.
The applicant shall demonstrate compliance with the minimum front yard setback or receive a setback variance approval to allow encroachment.
The applicant shall submit a final detailed landscape plan that complies with all landscape regulations in RMC 4-4-070. The detailed landscape plan shall be reviewed and approved by
the Current Planning Project Manager prior to construction permit issuance.
The applicant shall submit a final detailed irrigation plan with the construction permit application. The final detailed irrigation plan shall be provided to, and approved by, the Current
Planning Project Manager prior to construction permit issuance.
The applicant shall submit a materials board and a rooftop equipment exhibit with the elevation plans associated with the building permit application to further identify the screening
detail for any rooftop equipment. The exhibit shall provide cross section details and identify proposed rooftop screening that is integral and complementary to the architecture of the
buildings. The materials board and rooftop equipment exhibit shall be provided to and reviewed and approved by the Current Planning Project Manager prior to building permit approval.
The applicant shall submit a utility and landscape plan set with the construction permit showing the location of all ground mounted utility boxes and identify how they would be screened
from public view. In addition, the applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public right-of-way view, outdoor plaza areas,
and primary entry areas, and they shall not displace required landscaping areas. The utility and landscape plan set shall be reviewed and approved by the Current Planning Project Manager
prior to construction permit approval.
The applicant shall submit a plan for future tenant move-in and move-out, as well as both residential and commercial deliveries. The plan may include educational materials for future
tenants, signage, or other physical improvements that ensure the correct access drives are utilized. The plan shall be reviewed and approved by the Current Planning Project Manager prior
to building permit issuance.
The applicant shall submit a refuse and recycling exhibit that documents compliance with the multifamily development refuse and recyclables standards. The exhibit shall be reviewed
and approved by the Current Planning Project Manager prior to building permit issuance.
T
he applicant shall provide a dedicated bike amenity space in the building with secure bicycle parking for up to 97 total bicycle parking spaces. In addition, a minimum of two (2) exterior
bicycle racks shall be provided on the site near the commercial uses. Bicycle parking details shall be reviewed and approved by the Current Planning Project Manager prior to building
permit issuance.
, the applicant shall submit a detailed landscape plan showing all existing fencing proposed for retention and new retaining walls or fencing proposed for installation. The plan shall
be submitted to the Current Planning Project Manager for review and approval prior to issuance of the building permit.
The pathway on the east side of the site connecting N 3rd St and N 4th St shall be a minimum of eight feet (8’) wide.
All ground floor units facing a public street shall be raised at least one foot (1’) above the level of the adjacent public sidewalk. In addition, the applicant shall submit an updated
landscape plan that includes additional landscape elements such as large evergreen shrubs and trees that would provide privacy to the street-facing units upon maturity. The updated landscape
plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the building permit.
, the applicant shall submit a site improvement plan that incorporates additional human-scale elements including but not limited to, additional canopy elements, recessed entrances, planters
or street furniture, or a variation of materials or color around all primary and secondary building entrances. The site improvement plan shall be reviewed and approved by the Current
Planning Project Manager prior to issuance of the building permit.
The applicant shall submit revised elevations for the refuse and recyclable area. If located outside of the building, a service enclosure made of masonry, ornamental metal, or wood,
with self-closing doors and a minimum opening width of at least twelve feet (12') for haulers shall be utilized. In addition, if the containers/dumpsters utilized for refuse and recycling
need to be rolled out of the building on pick-up days, the applicant shall submit a narrative describing how they will be moved, who will move them, where they will be moved to, and
how long they will be located outside of the building. The revised detailed elevations and narrative shall be submitted to and approved by the Current Planning Project Manager prior
to building permit approval. If this condition of approval is met the proposal would satisfy this standard.
The applicant shall provide an updated pedestrian circulation plan that includes a connection between the proposed pathway on the east side of the site and the central pedestrian plaza.
The pedestrian circulation plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit.
The applicant shall incorporate a pathway in the surface parking lot that connects the future sidewalk along Burnett Ave N with the north/south pathway on the east side of the site.
The design of the pathway shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the building permit.
That the applicant increase the width of all interior concrete sidewalk connections to the building’s east main entrance to a minimum walkway width of eight feet (8’) of unobstructed
walking surface. A revised pedestrian circulation plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit. If this
condition of approval is met, the proposal would satisfy this standard.
The applicant submit a detailed landscape plan that includes but is not limited to movable planters, benches with planters incorporated into them, cast in place concrete planters, or
similar in all outdoor
space site-wide. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit.
The applicant submit detail sheets and quantities of all fixed outdoor site furniture and amenities including, but not limited to, benches, group seating, refuse and recycling, pet relief
areas/disposal, movable planters, cast in place concrete seat walls and planters, and outdoor recreation equipment. The detail sheets and quantities shall be integrated into the detailed
landscape plan submitted with the civil construction permit to be reviewed and approved by the Current Planning Project Manager.
The applicant shall incorporate secondary overhead weather protection elements with a minimum height of eight feet (8’) and a maximum height of fifteen feet (15’) above grade and minimum
width of 4.5 feet (4.5’) over all pedestrian entrances.
The applicant submit detailed programming plans for each of the common open space areas with the building permit application. The open space program plan shall be separate from the separately
recommended promenade plan and shall provide details of intended use, street furniture, landscaping, and other furnishings provided by the applicant. The applicant incorporate additional
ground-level elements on or below the blank wall, including but not limited to trellising, public art, additional material variation, or incorporation of an additional plaza area.
The applicant shall incorporate additional ground-level elements on or below all blank walls, including but not limited to trellising, public art, additional material variation, or incorporation
of an additional plaza area.
The applicant shall provide revised elevation drawings with the building permit application that identifies compliance with the 50% glazing requirement along the portion of the ground
floor facade that is between four feet (4’) and eight feet (8’) above ground on the north and south building elevations or provide additional ground level articulation that meets the
intent of the guidelines as determined by the Current Planning Project Manager. The revised detailed building elevations shall be provided to, and approved by, the Current Planning Project
Manager prior to building permit issuance.
The applicant shall submit revised architectural elevations with the building permit application for the west facade that includes elements such as artwork, architectural detailing like
reveals or contrasting materials, spandrel glazing, planting beds, or a combination of elements in order to treat the blank wall that is shared with the structured parking area. The
revised elevation drawings shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
The applicant design the eaves and overhangs in a manner that creates desirable modulation, greater visual interest, and strengthens the building design as it relates to the roof profile.
Revised building elevations showing more varied and interesting eaves and overhangs shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
The applicant shall utilize texturing, reveals, and/or coloring with a concrete coating or admixture on any concrete walls. The treatment shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
The applicant shall provide a lighting plan with foot-candle levels that adequately provides for public safety without casting excessive glare on adjacent properties. The final lighting
plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval.
The applicant shall design all ground floor commercial or office spaces to have a minimum depth of 20 feet (20’) with an average depth of thirty feet (30’) across each separate space.
Each individual unit shall be provided with one dedicated parking spot reserved for the exclusive use of residents of that unit. Each spot shall be identified or numbered via paint or
signage.
The applicant shall install bollards adjacent to the Logan Ave N emergency access entrance. The location and design of the bollards shall be reviewed and approved by the Current Planning
Project Manager (in consultation with the Renton Regional Fire Authority) prior to issuance of the building permit. In addition,
the applicant shall add a “lip” or similar device at the end of driveway apron in order to further discourage non-emergency vehicles from parking in the emergency access ROW apron. The
“lip” or alternative shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit.
The applicant shall submit a dedicated loading and delivery plan for services like Uber Eats, UPS, Fedex, doordash, or similar. The plan shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
The applicant shall receive separate street modifications for the Logan Ave N, N 3rd St, and N 4th St frontages, or install the code required improvements. The street modifications shall
be reviewed and approved by the Current Planning Project Manager prior to issuance of a civil construction permit.
The applicant shall provide a Utility Protection Plan (UUP) designed by a professional engineer to protect the existing Boeing high pressure water mains on the site during construction
of the improvements. The plan shall be developed in coordination with The Boeing Company and submitted with the civil construction permit application for review and approval by the Public
Works Plan Reviewer.
CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Logan Six
Land Use File Number:
LUA22-000283, ECF, SA-H
Date of Hearing
February 11, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Andrew Kovach / 2115 Colby Ave, Everett, WA 98201 / andrew@kovacharchitects.com
Project Location
340 Logan Ave N Renton, WA 98057 (APNs 1823059264 and 1823059206)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-16:
As shown in the Environmental Review Committee (ERC) Report
Staff Report to the Hearing Examiner
On-hold and Off-hold Memos
Proof of Neighborhood Meeting
Determination of Non-Significance – Mitigated, issued by the City of Renton Environmental Review Committee on January 6, 2025