HomeMy WebLinkAboutC_Additional Comments for Public Record LUA22-000283 Logan SixFrom:Alex Morganroth
To:CityClerk
Cc:Cynthia Moya; Jennifer Cisneros
Subject:LUA22-000283 Logan Six Additional Comments for Public Record
Date:Thursday, February 13, 2025 3:39:46 PM
Importance:High
Hi Jason –
I believe this goes to you – if not, please let me know. After the public hearing for the Logan Six
(LUA22-000283) project, the Hearing Examiner left the record open for additional comments
from the City (due date of Thursday for additional comments) and the applicant (due date of
Monday for additional comments). Below you will find additional comments from staff that we
would like included in the record.
Additional Staff Comments to Hearing Examiner Re: Logan Six (LUA22-000283)
The City’s zoning code requirements and development standards, including the urban
design regulations, implement policies established in the Land Use Element of the
Comprehensive Plan and regulate setbacks, buffers, landscaping, screening, and building
height. Staff recommended conditions of approval would ensure compliance with these
standards. The North Renton Neighborhood design standards, as referenced in the public
comments submitted to Hearing Examiner, do not apply to the subject property, as the
Logan Six project site lies outside the North Renton Neighborhood’s predominately zoned
R-8 boundaries.
Preservation of the residential character of the North Renton Neighborhood was included
under Resolution No. 2708, as referenced in the public comment. This resolution was a
SEPA mitigation document that pertains to preservation of the North Renton and
Kennydale Neighborhoods from deterioration due to traffic related to a specific site plan
and rezone project that was approved in the 1980’s. This resolution, passed February 15,
1988, occurred prior to the adoption of the Washington State Growth Management Act
(GMA) in 1990 (RCW 36.70A) and the city’s GMA compliant Comprehensive Plan. The
sections cited in the resolution’s preamble do not bind future city councils to its
statements, and its provisions are not consistent with the Growth Management Act.
The proposed project does not meet the minimum density requirements, as shown in the
Hearing Examiner Staff Report (dated February 11, 2025). As such, a recommended
condition of approval would require the addition of approximately two (2) residential units
to ensure compliance with the density standards of the Urban Center-2 (UC-2) zoning
classification. The building’s size is directly correlated to the unit count and the building’s
dimensions are constrained by setbacks and the on-site private utility easements. The
subject site, located at 340 Logan Ave N, Renton, WA 98057 (APNs 1823059264 and
1823059206) is within a designated Regional Growth Center, as identified by the Puget
Sound Regional Council. This site is one of thirty such centers planned for housing and
employment. The area’s Comprehensive Plan Land Use Designation (Commercial & Mixed
Use (CMU)) and Zoning Designation (UC-2) align with this designation.
The applicant’s proposed site access complies with the city’s development standards and
urban design district overlay regulations, which require entrances at the rear of buildings
when feasible. Additionally, the Logan Ave N street frontage to the west of the proposed
development includes a RapidRide F Line stop, officially designated as a major transit stop
under RCW 36.70A. A common ingress and egress driveway along the Logan Ave N public
street frontage would result in the following: a) create a conflict with the pedestrian-
focused design standards of the building, b) oppose site access standards for projects in
an urban design district overlay, and c) lead to increased congestion along the roadway
leading to this major transit stop.
The applicant’s proposal complies with city’s parking requirements for residential and
retail uses in the UC-2 zone. In addition to the proposed on-site structured parking garage,
the applicant has purchased an abutting parcel to the east in order to provide additional
surface parking for the future retail uses.
The city has been reviewing the Logan Six land use application since August 8, 2022
(approximately 130 weeks), whereas a typical review process for a project with similar
characteristics would take approximately 12 weeks. The project was repeatedly placed on
hold to consider public comments on traffic and access, allowing the applicant to provide
additional information and studies for the city to review. In response to public feedback,
the Environmental Review Committee incorporated transportation SEPA mitigation
measures into the project requiring post-construction traffic monitoring (Exhibits 1 and
20). Moreover, the Environmental Review Committee adopted the monitoring mitigation
measure even after finding that the project met all intersection Level of Service (LOS)
requirements, passed the City’s Transportation Concurrency Test, and met safe access
requirements for both vehicles and pedestrians.
If you have any questions, please let me know. I will add a copy of this email to the project file in
Laserfiche.
Thank you,
ALEX MORGANROTH, AICP, Principal Planner
City of Renton // Planning Division
office (425) 430-7219 // email amorganroth@rentonwa.gov
Virtual Permit Center // Online Applications and Inspections
NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56