HomeMy WebLinkAboutD_Admin_Decision_Renton_Market_250319_v2_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_Admin Decision_Renton Market and Pavilion_250311_v1
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: March 24, 2025
Project File Number: PR24-000082
Project Name: Renton Market and Piazza
Land Use File Number: LUA24-000364, ECF, SA-A
Project Manager: Alex Morganroth, Principal Planner
Owner: Deborah Boodell, City of Renton / 1055 S Grady Way, Renton, WA 98057 /
DBoodell@rentonwa.gov
Applicant/Contact: Susan Tillack, Graham Baba Architects / 1507 Belmont Ave, Suite 200,
Seattle, WA 98122 / susan@grahambaba.com
Project Location: 233 Burnett Ave S (APNs 5696000055, 5696000065, 5696000120, and
5696000050) and a portion of APN 0007200188
Project Summary: The applicant is requesting Environmental (SEPA) Review and Administrative
Site Plan Review to convert the existing Renton Pavilion and Piazza to a public
market. The subject property is located at 233 Burnett Ave S and is comprised
of four (4) parcels (APNs 5696000055, 5696000065, 5696000120, and
5696000050) and a portion of a fifth parcel (APN 0007200188). The
approximately 57,600 sq. ft. (1.32 acres) site has public street frontage on
Burnett Ave S, S 3rd St, and Logan Ave S. The site is located within the Center
Downtown (CD) zoning district, Urban Design District A, and the City Center
Sign Regulation area. The city-owned site is developed with the Renton
Pavilion Event Center and adjacent Piazza Park. The pavilion building, a 14,770
sq. ft. masonry and wood frame structure constructed in 1948, currently
houses the Renton Farmers Market and is available for private event rental.
The proposal is to establish a permanent public market with two (2) long-term
spaces for food and beverage tenants, twelve (12) market stalls for rotating
and medium-term tenants, a kitchen classroom for community events and
outreach, and an office for administrative tasks. The project also contains
various improvements to the facade and area surrounding the building and
piazza, including a new 137.5 sq. ft. entrance vestibule, 1,050 sq. ft. overhead
weather-protection canopy, new pedestrian entrances, the creation of
outdoor programmed areas, landscaping and lighting upgrades, and minor
infrastructure improvements. Access to the building is proposed via entrances
on the north, east, and south sides of the building. An existing surface parking
lot is located directly adjacent to the building along the north façade.
According to City of Renton (COR) Maps, the site is located within the
Downtown Wellhead Protection Area Zone 1 and is mapped with a high
seismic hazard. Approximately seventeen (17) trees are proposed for removal.
The applicant submitted a Traffic Impact Memo, Arborist Report, Technical
Information Report, and Environmental Checklist with the application.
Site Area: 1.32 acres
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 2 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
Project Location Map
B. EXHIBITS:
Exhibits 1-15 As shown in the Environmental Review Committee (ERC) Report
Exhibit 16: King County Metro Comment, dated January 22, 2025
Exhibit 17: Administrative Decision
Exhibit 18: Environmental Determination of DNS-M, dated January 13, 2025
C. GENERAL INFORMATION:
1. Owner(s) of Record: City of Renton / 1055 S Grady Way, Renton, WA
98057 / DBoodell@rentonwa.gov
2. Zoning Classification: Center Downtown (CD)
Urban Design District A, Downtown Business
District Overlay, and City Center Sign Regulation
Area
3. Comprehensive Plan Land Use
Designation:
Commercial Mixed Use (CMU)
4. Existing Site Use: City-owned event space
5. Critical Areas: High Seismic Hazard Area and Downtown
Wellhead Protect Area Zone 1
6. Neighborhood Characteristics:
a. North: Parking garage; Commercial & Mixed Use (CMU) Comprehensive Plan Designation
and Center Downtown (CD) zone
b. East: Retail and attached residential; Commercial & Mixed Use (CMU) Comprehensive
Plan Designation and Center Downtown (CD) zone
c. South: Retail; Commercial & Mixed Use (CMU) Comprehensive Plan Designation and
Center Downtown (CD) zone
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 3 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
d. West: Retail and attached residential; Commercial & Mixed Use (CMU) Comprehensive
Plan Designation and Center Downtown (CD) zone
7. 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
Site Plan Review LUA99-068 N/A 06/08/1999
Environmental Review LUA97-185 N/A 01/13/1998
Environmental Review
and Site Plan Review
LUA97-138 N/A 10/14/1997
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There are existing water mains in S
3rd St, Burnett Ave S, and Logan Ave S.
b. Sewer: Sewer service is provided by the City of Renton. There are existing sewer mains in Burnett
Ave S and Logan Ave S. An existing 108-inch King County Wastewater sewer interceptor line is
located on the west side of Burnett Ave S.
c. Surface/Storm Water: The site is located within two (2) drainage basins: the Lower Cedar River
– Cedar Main Urban basin and the Black River – South Renton basin. Within the Lower Cedar
River – Cedar Main Urban basin there is a private conveyance system located in the parking lot
north of the building that was constructed with the existing pavilion and parking garage projects
that ties into the public twelve-inch (12”) conveyance system located in Logan Ave S. Within the
Black River – South Renton basin there is a private conveyance system located in the Piazza
Park south of the building that ties into a separate twelve-inch (12”) conveyance system located
in Logan Ave S.
2. Streets: The proposed development fronts Logan Ave S along western property line, S 3rd St along
the south property line, Burnett Ave S along the east property line and a private City-owned street
along the north property line that serves bus traffic for the transit center.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-080D: Downtown Business District
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 4 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
d. Section 4-2-120B: Development Standards for Commercial Zoning Designations (CD, CO &
COR)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 8 Permits – General and Appeals
6. Chapter 9 Permits - Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 20, 2024 and determined the application complete on November 21, 2024.
2. The project site is located at 233 Burnett Ave S (APNs 5696000055, 5696000065, 5696000120, and
5696000050).
3. The project site is currently developed with the Renton Pavilion event space and Piazza Park.
4. Access to the site would be provided via the existing driveway to the north of the building with curb
cuts off of Burnett Ave S and Logan Ave S.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Center Downtown (CD) zoning classification, Urban Design District A,
Downtown Business District Overlay, and City Center Sign Regulation Area.
7. There are approximately 38 trees located on-site, of which the applicant is proposing to retain a total
of 19 trees.
8. The site is mapped with a high seismic hazard and Downtown Wellhead Protection Area Zone 1.
9. Minimal cut and fill is proposed on-site.
10. The applicant is proposing to begin construction in the summer of 2025.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 5 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
11. Staff received one public comment letter from Seattle Public Utility (Exhibit 16). To address public
comments the following report contains analysis related to the portion of Seattle Public Utility’s
parcel comprising a portion of the site.
12. Staff received comments from the Duwamish Tribe (Exhibit 11), King County Wastewater Treatment
Division (KCWTD) (Exhibit 14), and No other public or agency comments were received.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), on January 13, 2025 the Environmental Review Committee issued a Determination of
Non-Significance - Mitigated (DNS-M) for the Renton Market and Pavilion (Exhibit 18). The DNS-M
included one (1) mitigation measure. A 14-day appeal period commenced on January 13, 2025 and
ended on January 27, 2025. No appeals of the threshold determination have been filed as of the date
of this report.
14. 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:
a. The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified
professional prior to the start of any construction. The applicant shall provide notification to
Tribes’ cultural committee prior to the start of construction.
15. 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.
16. 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 place areas with
established commercial and office areas near principle arterials within the Commercial and Mixed
Use (CMU) land use designation. Allow residential uses as part of mixed-use developments, and
support new office and commercial development that is more intensive than what exists to create a
vibrant district and increase employment opportunities. The intention of this designation is to
transform strip commercial development into business districts through the intensification of uses
and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of
public amenity feature. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Policy LU-37: Land uses in areas subject to flooding, seismic, geologic, and coal
mine hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
✓ Goal LU-DD: Maintain and promote Renton as a center for arts and culture where
traditional and contemporary arts thrive, and creative industries are cultivated.
✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
✓ Policy LU-48: Considering scale and context in infill project design to preserve
privacy and quality of life for residents.
✓
Policy LU-50: Respond to specific site conditions such as topography, natural
features, and solar access to encourage energy savings and recognize the unique
features of the site through the design of subdivisions and new buildings.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 6 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
17. Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to
provide a mixed-use urban commercial center serving a regional market as well as high-density
residential development. Uses include a wide variety of retail sales, services, multi-family residential
dwellings, and recreation and entertainment uses. The proposal is compliant with the following
development standards, as outlined in Renton Municipal Code (RMC) 4-2-120B, if all conditions of
approval are met:
Compliance CD Zone Develop Standards and Analysis
✓
Use: ‘Existing Community Parks’ are a permitted use in the CD zone. ‘Retail Sales’
are permitted within the CD zone and ‘Eating and Drinking Establishments’ are a
permitted use in the CD with the condition that no drive-through service shall be
permitted, except for financial institutions and provided this use is:
a. Located on the same lot with another building/use; or
b. Structurally integrated into another building/use; or
c. Located on its own lot with some amount of indoor customer seating to
qualify the drive-through as “accessory” to the eating/drinking
establishment;
d. When food- and beverage-related drive-in/drive-through services are
proposed, an Administrative Conditional Use Permit is required.
Staff Comment: The market would contain a rotating mix of retail sales and two (2)
permanent eating and drinking establishments. Both ‘retail sales’ and ‘eating and
drinking establishments’ are permitted outright in the CD zone provided that no
drive-through service shall be permitted.
Piazza Park, which is adjacent to the pavilion and where improvements are
proposed, is classified as an existing Community Park. Existing community parks
are permitted outright in the CD zone.
N/A
Density: The density range permitted in the CD zone is a minimum of 75 up to a
maximum of 150 dwelling units per net acre. Density may be increased to 200
dwelling units per net acre subject to conditional use permit approval.
Staff Comment: No dwelling units are proposed.
N/A
Lot Dimensions: There are no minimum lot size, width, or depth requirements in
the CD zone.
Staff Comment: Not applicable.
✓
Setbacks: There is no minimum front yard setback. The maximum front yard
setback is 15 feet for that portion of the building that is 25 feet or less in height.
None – for that portion of a building over 25 ft. in height. There is no minimum
secondary front yard setback. The maximum secondary front yard setback is 15
feet for that portion of the building that is 25 feet or less in height. None – for that
portion of a building over 25 ft. in height. There is no minimum rear yard setback,
unless the ground floor facade provides windows for living rooms of attached
dwellings – then 10 ft. – unless adjacent to an alley, then none. Additionally, if the
CD lot abuts a lot zoned residential, then there shall be a 15 ft. landscaped strip or
a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier along the
common boundary with an additional 5 ft. setback from the barrier. There is no
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 7 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
minimum side yard setback unless the ground floor facade provides living room
windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then
none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a
15 ft. wide landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a
solid 6 ft. high barrier along the common boundary with an additional 5 ft. setback
from the barrier.
Staff Comment: The majority of the proposed work is internal to the existing
building. However, two (2) new uncovered seating areas are proposed on the east
and west sides of the building. In addition, a new 137.5 square foot vestibule and
overhead canopy are proposed on the south side of the building near the new front
entrance. The canopy is approximately 20 feet, eight inches (20’-8”) deep and 62
feet (62’) wide.
Upon completion of the project, the building would have a front yard setback of 25
feet (25’) as measured to the canopy, a secondary front yard (west) setback of 31
feet (31’), a secondary front yard (east) setback of 13 feet, nine inches (13’-9”)
(west), and a zero-foot (0’) rear yard setback (north). The existing building is 26 feet,
six inches (26’-6”) tall and therefore does not need to comply with the maximum
front yard or secondary front yard requirements in the CD zone. No residential
zones are abutting the project. Therefore, the proposal complies with the setback
requirements for the CD zone.
✓
Building Standards: There is no maximum building coverage requirement in the
CD zone. The maximum building height permitted is 150 ft., except when abutting
a residential zone, then the maximum height is 20 feet more than the maximum
height allowed in the abutting residential zone. Heights may exceed the maximum
height with a Hearing Examiner conditional use permit.
Building height shall not exceed the maximum allowed by the subject zoning
district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height
and Use Restrictions, whichever is less.
Staff Comment: No residential zones abut the subject project properties. The
tallest point of the proposed building is 26 feet, six inches (26’-6”) as measured at
the top of the roof. The subject property is located within an Airport Influence Area
and Traffic Pattern Zone (Zone 6) for the Renton Municipal Airport. The nearest
airport height restriction contour is 182 feet (182’). The ground elevation of the site
approximately 39.75 feet (39.75’). The result would be an airport height restriction
of 142.25 feet (142.25’). Based on the provided elevations the proposed building
would be well under the airport height restriction.
Compliant
if condition
of approval
is met
Landscaping: In the CD zone, the City’s applicable landscape regulations (RMC 4-
4-070) are limited to street trees and landscaping in the right-of-way, parking lot
landscaping, maintenance of landscaping. Minimum planting strip widths
between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover shall be planted within planting strips pursuant to the street
standards, provided there shall be a minimum of one street tree planted per lot. In
the City Center Community Planning Area, street trees in grates are included in the
12-foot sidewalk width in-lieu of vegetated planting strips. Tree species and
planting size shall be consistent with the City’s Approved Street Tree List.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 8 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot
(15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide
fully sight-obscuring landscaped visual barrier, is required along the common
property line.
A permanent built-in irrigation system with an automatic controller shall be
installed, used, and maintained in working order in all landscaped areas.
Staff Comment: New development in the CD zone is subject to the following
landscaping code subsections: Street Trees and Landscaping Required Within the
Right-of-Way on Public Streets; Parking Lots; and Maintenance. The applicant
would be required to provide street trees and landscaping within the right-of-way
(ROW) established according to the street development standards of RMC 4-6-
060.
The project site contains various manicured landscaped areas scattered across
the piazza portion of the site to the south of the building, all of which contain a
combination of ground cover, shrubs, and trees. The applicant proposes to remove
understory vegetation and lawn from planters in the piazza area (Exhibit 4: Sheets
L1.01 through L5.01). Seventeen (17) trees would be removed across the site,
including three (3) trees removed to accommodate the proposed canopy at the
building’s south entrance (Exhibit 4: L0.01). Two (2) trees were determined to be in
poor health and labeled high-risk, while the remaining trees are proposed for
removal due to construction conflicts with proposed improvements. The design
plans would incorporate native shrubs, groundcovers, and pollinator-friendly
plants in both new and existing planting beds. The plan adds new street trees and
on-site shade trees, resulting in an overall increase in tree canopy coverage on the
site. Tree species proposed include ulmus wilsoniana ‘Prospector’, shademaster
gleditsia, acer rubrum ‘Bowhall’, and amelanchier alnifolia.
The applicant’s submitted landscape plan is conceptual in nature and does not
include detailed information regarding the plant species and quantities proposed
in the new planting areas. Therefore, staff recommends as a condition of approval,
that the applicant submit detailed landscape plans with the building permit
application showing the quantity and species of all new plants and trees on the
site. The revised plans shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
Compliant
if condition
of approval
is met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
(4-4-130) require the retention of 30 percent of trees in a residential development.
Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net
acre based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over
sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other
significant non-native trees.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 9 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a
critical area or its buffer.
Staff Comment: The applicant submitted a Tree Inventory, Assessment, and Tree
Protection Plan, prepared by Urban Forestry Services, dated October 8, 2024
(Exhibit 8). The arborist identified a total of 50 significant trees on the site, which
included 22 street trees in the ROW. No landmark trees were identified on the site.
Based on a total of 28 significant on-site trees, the applicant is required to retain a
minimum of eight (8) trees (30% of 28 = 8.4). The applicant has proposed the
retention of nineteen (19) trees or approximately 68% (19/28 = 0.679).
A minimum of 40 tree credits (1.32 acres x 30 tree credits per acre = 39.6 tree
credits, rounded up to 40) is required. While likely the site complies with the
minimum credits required based on the number of new and retained trees
proposed, the applicant did not submit a tree credit worksheet and therefore
compliance with the tree credit standard could not be determined. Therefore, staff
recommends as a condition of approval, that the applicant submit a tree credit
worksheet with the building permit application. The tree credit worksheet shall be
reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
✓
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: No new surface mounted equipment is proposed according to the
plans. If surface mounted equipment is proposed as part of the construction or
building permit application, compliance with the standard shall be reviewed at that
time.
✓
Refuse and Recycling: In retail developments, a minimum of five (5) square feet
per every one thousand (1,000) square feet of building gross floor area shall be
provided for recyclables deposit areas and a minimum of ten (10) square feet per
one thousand (1,000) square feet of building gross floor area shall be provided for
refuse deposit areas. A total minimum area of one hundred (100) square feet shall
be provided for recycling and refuse deposit areas. Garbage dumpsters, refuse
compactor areas, and recycling collection areas must be fenced or screened. A
six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit
area. Enclosures for outdoor refuse or recyclables deposit areas/collection points
and separate buildings used primarily to contain a refuse or recyclables deposit
area/collection point shall have gate openings at least twelve feet (12') wide for
haulers.
Staff Comment: Based on a total building square footage of approximately 14,900
square feet, a minimum of 74.5 square feet is required for recyclable deposit areas
with a minimum of 149 square feet required for refuse deposit areas for a total area
of 223.5 square feet required for refuse and recyclable deposit areas. Per the
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 10 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
submitted plans (Exhibits 3 and 4), a temporary trash enclosure if proposed at the
north side of the site in the existing parking area. The enclosure would be externally
accessed via the abutting internal drive north of the building that connects Burnett
Ave S with Logan Ave S. The refuse and recycling enclosure totals 378 square feet
and therefore complies with the standard. The applicant intends to install a
permanent enclosure constructed with masonry or wood at which time funding
allows.
N/A
Parking: All parking shall be provided in the rear portion of the yard, with access
taken from an alley, when available. Parking shall not be located in the front yard,
nor in a side yard facing the street nor rear yard facing the street. Parking may be
located off-site or subject to a joint parking requirement. Within the CD zone, all
commercial uses may provide a maximum of 1.0 space per 1,000 sq. ft. of net floor
area. There is no minimum parking requirement in the CD zone.
Standard structured parking stall dimensions are 8 feet 4 inches by 15 feet, or 16
feet if stalls are designed at 45 degrees or greater, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: The applicant proposes to restripe the existing parking lot to the
north of the building in order to provide nine (9) parking stalls, including one ADA
stall. Per RMC 4-4-080 Parking, Loading and Driveway Regulations, the parking
standards are only applicable in the CD zone for new buildings/structures or
additions. Except for the entry vestibule, which is an energy code requirement, no
additions are proposed, therefore the parking standards are not applicable.
N/A
Bicycle Parking: For uses in the CD zone that do not require off-street vehicle
parking, the number of bicycle parking spaces shall be equivalent to ten percent
(10%) of off-street vehicle parking spaces required for the same use located
outside of the CD zone.
Staff Comment: Four (4) existing bike lockers on the north side of the building in the
parking lot are proposed to remain and provide weather protection and secure
storage for up to eight (8) bicycles. Per RMC 4-4-080 Parking, Loading and Driveway
Regulations, the parking standards are only applicable in the CD zone for new
buildings/structures or additions. Except for the entry vestibule, which is an energy
code requirement, no additions are proposed, therefore the bicycle parking
standards are not applicable.
N/A
Fences and Retaining Walls: The maximum height of any fence, hedge or
retaining wall is eight feet (8'), provided the fence, hedge, or retaining wall does not
exceed forty-eight inches (48") in height within fifteen feet (15’) of the front or
secondary front yard property line. Fences, hedges, or retaining walls shall not
exceed forty-eight inches (48") in height within fifteen feet (15') of a rear yard
property line that abuts a public street. In no case shall a fence, hedge, or retaining
wall exceed forty-two inches (42") in height in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown
Zone) shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a
public street on a site that is nonconforming with regard to street frontage
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
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landscaping requirements, the site shall be brought into compliance with street
frontage landscaping requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: Not applicable, no fences or retaining walls are proposed.
18. Design Standards: The project site is located within Urban Design District ‘A’. The following table
contains project elements intended to comply with the standards of the Design District ‘A’ standards
and guidelines, as outlined in RMC 4-3-100E. Per RMC 4-3-100.B.1, the only development activity
associated with the project required to comply with the Urban Design Standards is as follows: Exterior
modifications such as facade changes, windows, awnings, signage, etc., shall comply with the design
requirements for the new portion of the structure, sign, or site improvement. Therefore, the analysis
below only relates to the new exterior modifications proposed including the vestibule, canopy,
window graphics, signage, outdoor seating areas, and garbage enclosure.
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that
businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available
to other structures and open space. To ensure an appropriate transition between buildings,
parking areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as
well as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. Lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be
provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The existing building stands at approximately 27 feet tall and does
not currently obstruct natural light to the surrounding properties, all of which
contain taller buildings. The proposed exterior changes would have no impact on
the availability of natural light to neighboring properties.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The building is currently oriented toward S 3rd St, with secondary
entrances facing Logan Ave S and Burnett Ave S. The project proposes a new
vestibule and large weather protection canopy with integrated signage over the
primary entrance facing Logan Ave S, while also enhancing the secondary
entrances with wood planking on both the doors and the areas above. The
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 12 of 34
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proposed changes improve the building’s street presence and establish a clear
pedestrian entrance hierarchy.
✓
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: The front of the building faces Piazza Park and S 3rd St. Piazza Park
is a landscaped, pedestrian-only area and therefore the proposal complies with
the standard.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable. No residential uses are proposed at the street
level.
N/A
Standard: Office buildings shall have pedestrian-oriented façades. In limited
circumstances the Administrator may allow façades that do not feature a
pedestrian orientation; if so, substantial landscaping between the sidewalk and
building shall be provided. Such landscaping shall be at least thirty feet (30’) in
width as measured from the sidewalk.
Staff Comment: Not applicable. The project does not include an office building.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access and ensure that
building entries further the pedestrian nature of the fronting sidewalk and the urban character of
the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent
entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall
be provided and shall enhance the overall quality of the pedestrian experience on the site.
✓
Standard: A primary entrance of each building shall be located on the facade
facing a street, shall be prominent, visible from the street, connected by a walkway
to the public sidewalk, and include human-scale elements.
Staff Comment: The building’s primary entrance, currently oriented toward S 3rd
St, would be enhanced to better meet the design standard by adding a new
vestibule and a large weather protection canopy with integrated building signage
over the entrance facing Logan Ave S. These improvements would make the
entrance more prominent and visible from the street. Additionally, secondary
entrances on Logan Ave S and Burnett Ave S would be highlighted with wood
planking on both the doors and the areas above, reinforcing a clear pedestrian
entrance hierarchy. These updates enhance the building’s connection to the
public sidewalk and incorporate human-scale elements to improve the overall
street presence.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
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✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See comments above.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below).
Buildings that are taller than thirty feet (30') in height shall also ensure that the
weather protection is proportional to the distance above ground level.
Staff Comment: See comments above.
✓
Standard: Building entries from a parking lot shall be subordinate to those related
to the street.
Staff Comment: One of the building entries is proposed on the north side of the
building facing the existing parking area. The north entry is subordinate in nature as
it does not include a separate canopy and is primarily intended to serve as a service
or staff entry.
✓
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: Large glass windows are present on the south, east, and west
sides of the building at ground floor. The primary entry and secondary entries are
oriented towards the street and are proposed to incorporate decorative elements
such as overhead weather protection, window graphics, and façade material
changes.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries
by providing a continuous network of pedestrian paths and open spaces that
incorporate landscaping.
Staff Comment: Not applicable. Multiple buildings are not proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the
street shall include entries from front yards to provide transition space from the
street or entries from an open space such as a courtyard or garden that is
accessible from the street.
Staff Comment: Not applicable. Ground floor residential units are not proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-
established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition
where new buildings differ from surrounding development in terms of building height, bulk and
scale.
✓ Standard: At least one of the following design elements shall be used to promote
a transition to surrounding uses:
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
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1. Building proportions, including step-backs on upper levels in accordance
with the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk
and transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear
of a building in order to reduce the bulk and scale of larger buildings and/or so that
sunlight reaches adjacent and/or abutting yards.
Staff Comment: No changes are proposed to the roofline or overall articulation of
the building. However, the addition of the south canopy element and the use of
differentiated materials on the east and west facades near the entries help break
up the building’s massing. Given that the building is significantly shorter in height
and smaller in overall size than the surrounding buildings, the minor architectural
changes provide a suitable transition to neighboring structures.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles,
loading docks) by locating service and loading areas away from high-volume pedestrian areas, and
screening them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians
and other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not
adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement
vegetative screening in addition to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the
impacts on the pedestrian environment and adjacent uses. Service elements shall
be concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: Service elements, including both the service entry, staff parking
area, and refuse and recycling enclosure are located away from the primary and
secondary entrances at the rear (north) of the building, thereby minimizing impacts
to the pedestrian environment.
✓
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 garbage and recycling enclosure proposed is temporary in
nature and is intended to be upgraded upon redevelopment of the site to the north.
The temporary enclosure would consist of a six-foot (6’) tall chainlink fence with
black fabric surrounded by two-foot (2’) tall Corten planter boxes to be landscaped
with evergreen species of plants. Once constructed as funding allows, the
permanent enclosure would constructed with materials such as wood or masonry.
Therefore, the proposed temporary enclosure meets the intent of the service
element location and design guideline.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 15 of 34
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✓
Standard: Service enclosures shall be made of masonry, ornamental metal or
wood, or some combination of the three (3).
Staff Comment: See comment above.
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-
oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located
on 3 sides of such facility.
Staff Comment: The service area is located at an interior area of the site in the
existing parking lot. Existing landscaping is present on the north side of the
proposed temporary enclosure, including mature trees and shrubs.
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 located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: The existing surface parking is located near the rear of the building
and is not located between the building and front or side property lines.
✓
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 existing parking area is screened on the north side by trees and
shrubs in the perimeter landscaping. In addition, the transit building at the
northeast corner of the site provides screening to the parking area. No other
changes to the parking lot are proposed.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce
the overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
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Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
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subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial
uses along street frontages at a minimum of seventy five percent (75%) of the
building frontage width.
Staff Comment: Not applicable, no structured parking is proposed.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from
the sidewalk and feature substantial landscaping. This landscaping shall include
a combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry
trim, or other architectural elements and/or materials.
Staff Comment: Not applicable. See comment above.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable. See comment above.
N/A
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: Not applicable. See comment above.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce
the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
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Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
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Staff Comment: Not applicable. See comment above.
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: Access to parking lots and garages shall be from alleys, when available.
If not available, access shall occur at side streets.
Staff Comment: The existing parking lot at the rear (north) of the site is accessed
via driveways off Burnett Ave S and Logan Ave S. The curb cut off of Burnett Ave S
would be reconstructed and widened to allow for larger for delivery truck to access
the rear driveway and service entry. Due to its location at the rear of the site, the
parking lot and driveway are not anticipated to impede or interrupt pedestrian
mobility.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: See above comment.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village
by creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and
pleasant to walk between businesses, on sidewalks, to and from access points, and through
parking lots; and promote the use of multi-modal and public transportation systems in order to
reduce other vehicular traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings
from parking areas. Providing pedestrian connections to abutting properties is an important
aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways
shall be easily identifiable to pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly delineated
and connect buildings, open space, and parking areas with the sidewalk system
and abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase
safety.
b. Pathways shall be an all-weather or appropriate permeable walking
surface material, unless the applicant can demonstrate that the proposed
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
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surface is appropriate for the anticipated number of users and
complementary to the design of the development.
Staff Comment: The piazza features a network of pathways and plaza areas that
connect the surrounding streets to the pavilion building’s primary and secondary
entrances. Additionally, open space hardscaped along the south, east, and west
facades of the building exceed 10 feet (10’) in width, enhancing accessibility and
providing ample pedestrian circulation. Public sidewalks ranging in width from 12-
feet (12’) to 15-feet (15’) wide are present along the three (3) street frontages.
✓
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: Due to the size of the parking area, which includes one drive aisle
and one row of parking, an internal pathway is not feasible. In addition, limited
customer use of the parking lot anticipated as it will primarily be used by
employees and service delivery vehicles.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail
buildings 100 or more feet in width (measured along the facade) shall
provide sidewalks at least 12 feet in width. The walkway shall include an 8-
foot minimum unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to
be no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: Sidewalks and hardscaped open-space areas are present along
the south, east, and west facades of the building and exceed 10 feet (10’) in width,
enhancing accessibility and providing ample pedestrian circulation.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used
where feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents,
workers, and visitors and that these areas are of sufficient size for the intended activity and in
convenient locations. To create usable and inviting open space that is accessible to the public;
and to promote pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented
space at the street corner to emphasize pedestrian activity (illustration below). Recreation and
common open space areas are integral aspects of quality development that encourage
pedestrians and users. These areas shall be provided in an amount that is adequate to be
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functional and usable; they shall also be landscaped and located so that they are appealing to
users and pedestrians.
N/A
Standard: All mixed use residential and attached housing developments of ten
(10) or more dwelling units shall provide common opens space and/or recreation
areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation
area shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide
usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated
low impact development facilities may be used in required or provided
open space where feasible and designed consistent with the Surface
Water Design Manual. Such facilities shall be counted towards no more
than fifty percent (50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
following elements for developments having more than one hundred (100)
units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such
spaces above the street level must feature views or amenities that are
unique to the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate
from the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar
facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters,
drainage facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use
areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties)
courtyards, plazas or passive use areas containing landscaping and
fencing sufficient to create a fully usable area accessible to all
residents of the development.
iii. Private decks, balconies, and private ground floor open space.
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iv. Other required landscaping and sensitive area buffers without
common access links, such as pedestrian trails.
Staff Comment: Not applicable, no residential units are proposed.
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.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the
abutting structures from the public right-of-way or a nonvehicular
courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are
widened or enhanced beyond minimum requirements, the area may
count as pedestrian-oriented space if the Administrator determines
such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable, the building has less than 30,000 square feet of
nonresidential 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:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
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iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet
with a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled lighting,
and seating. Vegetated low impact development facilities may be used in the plaza
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall count towards no more than fifty percent (50%) of the plaza
requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a
human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate. To discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and
ensure that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size
of buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale
important to residential buildings.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 22 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
✓
Standard: All building facades shall include modulation or articulation at intervals
of no more than forty feet (40').
Staff Comment: No structural changes are proposed to the building’s façade,
except for the south side, where a vestibule and canopy is proposed to be added
to the primary entrance, enhancing its modulation and visual interest. The addition
of the canopy and vestibule increase the modulation of the building and comply
with the intent of the building character and massing design guideline.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16')
in height, and eight feet (8') in width.
Staff Comment: See comment above.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall
provide a variety of modulations and articulations to reduce the apparent bulk and
scale of the facade (illustration in District B, below); or provide an additional
special feature such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: See comment above.
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 ground floor of all three street-facing facades already feature
human-scaled elements, including floor-to-ceiling windows, pedestrian seating
areas, and landscaping. The project would further enhance these elements with
prominent entry features such as entrance detailing, signage, overhead weather
protection, and additional lighting, creating a more inviting and pedestrian-friendly
environment.
✓
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: All three (3) building facades, that face a public street, contain
windows that comprise at least 50 percent (50%) of the portion of the ground floor
façade between four (4) and eight (8) feet above ground.
✓ 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
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 23 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
shade and energy efficiency. The minimum amount of light transmittance for
windows shall be 50 percent.
Staff Comment: Upper-level windows are present on the east and west facades of
the building.
N/A Standard: Display windows shall be designed for frequent change of
merchandise, rather than permanent displays.
✓
Standard: Where windows or storefronts occur, they must principally contain
clear glazing.
Staff Comment: Existing ground level windows on the south, east, and west
facades contain clear glazing.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted or reflective glazing is proposed.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and
retaining walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on elevations, no blank walls will be visible from public
streets, sidewalk, or pedestrian pathways.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated
with one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: Not applicable.
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.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 24 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
✓
Standard: Buildings shall use at least one of the following elements to create
varied and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs.
Staff Comment: The existing sloped ‘barrel’ roof is unique in nature and creates an
interesting roof profile. No changes to the roof dimensions are proposed.
✓ Standard: Roof mounted mechanical equipment shall not be visible to
pedestrians.
✓
Standard: 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: See ‘barrel’ roof comment above.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the
use of materials that reduce the visual bulk of large buildings; and encourage the use of materials
that add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual
appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner.
High quality materials shall be used. If materials like concrete or block walls are used, they shall
be enhanced to create variation and enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or
open space shall be finished on all sides with the same building materials,
detailing, and color scheme, or if different, with materials of the same quality.
Staff Comment: The existing building is finished on all four (4) sides with a mix of
storefront glazing and horizontal metal siding. Graphics in light gray high
performance paint are proposed along on the metal siding on the north, east, and
west elevations.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The existing building’s exterior features a combination of grey
metal siding and storefront glazing. To enhance the design, the applicant proposes
adding wood plank siding above the secondary entrances on the east and west
facades. This addition would highlight the entrances while also breaking up the
expanse of glass created by the storefront and upper-level glazing, creating a more
visually dynamic facade.
✓ Standard: Materials, individually or in combination, shall have texture, pattern,
and be detailed on all visible facades.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 25 of 34
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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 existing storefront windows and metal siding are durable and
consistent with urban development architecture. The additional wood plank
element is also anticipated to be durable and high quality.
N/A
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: Not applicable; concrete is not proposed.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral
color, textured blocks and colored mortar, decorative bond pattern and/or shall
incorporate other masonry materials.
Staff Comment: Not applicable. Concrete block walls are not proposed.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The changes to the existing building would result in material
variations through the use of metal, wood planking, a significant glazing. Proposed
graphics on the metal siding would also add variation in the pattern of the facade.
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.
✓
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with
downlighting and decorative street lighting.
Staff Comment: Sconce and down lighting is shown on the proposed canopy at the
primary (south) entrance, the east and west facades near the secondary
entrances, and rear entrance on the north side of the building.
✓
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: Lighting plans for the Piazza Park area were submitted with the
application (Exhibit 4, sheet L0.00). The applicant proposes removing select
pedestrian bollard lights and strategically installing catenary poles and mast light
poles throughout the Piazza Park area and along a portion of Logan Ave S near the
SW corner of the site. The new lighting is designed to enhance visibility and highlight
key features such as landscaping, seating areas, and other focal points, ensuring
the space is well-lit and inviting.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 26 of 34
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✓
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 above for recommended condition of approval.
19. Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for development in the CD
zoning classification when it is not exempt from Environmental (SEPA) Review. Given Site Plan
applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.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
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan
Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
✓
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of
development on a particular portion of the site.
Staff Comment: See FOF 18, Design District Review: Building Character and
Massing.
Circulation: Providing desirable transitions and linkages between uses,
streets, walkways and adjacent properties.
Staff Comment: The applicant is proposing to retain the existing pathway network
in the piazza area which provides linkages between the pavilion building and the
surrounding sidewalks.
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 17, Zoning Development Standard: Screening.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 27 of 34
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Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: No changes to the building height or mass are proposed, except
for the construction of a weather protection canopy and vestibule on the front
(south) façade of the building. The building height would remain approximately 27
feet (27’) tall, which is significantly lower than adjacent buildings. Therefore, no
obstruction of natural features is anticipated.
Landscaping: Using landscaping to provide transitions between development
and surrounding properties to reduce noise and glare, maintain privacy, and
generally enhance the appearance of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard:
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: See Lighting discussion and condition of approval under FOF 18,
Design Review: Lighting.
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The building is oriented towards the piazza and S 3rd St. Secondary
entrances on the east and west facades allow for entry into the two (2) restaurant
spaces, but the majority of visitors are anticipated to enter via the primary (south)
entrance.
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 existing one-story building fits well within the downtown
setting, preserving views, sunlight, and pedestrian comfort. Its low height
maintains sightlines and minimizes wind effects, while clear pathways in the piazza
and entrance features like the canopy enhance accessibility. The scale supports a
balanced streetscape, accommodating both pedestrian and vehicle needs.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The project site is virtually flat. Existing vegetation is proposed to
be removed; however, the development would result in saved trees and new on-
site landscaping incorporated into the updated piazza design. Conceptual
landscaping includes trees, bushes and ornamental grasses placed in containers
around the exterior of the building and within the piazza area.
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
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 28 of 34
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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: No changes to the existing parking area are proposed and no
additional impervious surface would be created for parking.
Landscaping: Use of landscaping to soften the appearance of parking areas,
to provide shade and privacy where needed, to define and enhance open
spaces, and generally to enhance the appearance of the project. Landscaping
also includes the design and protection of planting areas so that they are less
susceptible to damage from vehicles or pedestrian movements. Landscaping
shall be consistent with RMC 4-4-070.
Staff Comment: The project incorporates thoughtfully designed landscaping to
enhance the site’s aesthetics, define open spaces, and provide shade and privacy
where needed. The existing piazza features a variety of landscaped areas with
ground cover, shrubs, and trees. To further improve the space, the applicant
proposes replacing understory vegetation and lawn with native shrubs,
groundcovers, and pollinator-friendly plants, creating a more resilient and visually
appealing environment. New street trees and on-site shade trees would soften the
appearance of the site, provide additional canopy coverage, and enhance
pedestrian comfort. In addition, the landscape design would ensure planting areas
are well-integrated and protected from potential damage by vehicles and foot
traffic. Proposed tree species include Acer rubrum, Prospector elm, Shademaster
gleditsia, and serviceberry, contributing to a diverse and sustainable urban
canopy. See FOF 17, Zoning Development Standard: Landscaping for additional
information.
✓
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or
frontage streets rather than directly onto arterial streets and consolidation of
ingress and egress points on the site and, when feasible, with adjacent
properties.
Staff Comment: Vehicle access to the site is provided via an existing driveway north
of the building that runs east/west between Logan Ave S and Burnett Ave S.
Connections with adjacent properties is not possible due to the site fronting three
(3) streets (east, west, and south) and the existing bus transfer area (north).
Internal Circulation: Promoting safety and efficiency of the internal
circulation system, including the location, design and dimensions of vehicular
and pedestrian access points, drives, parking, turnarounds, walkways,
bikeways, and emergency access ways.
Staff Comment: The site's internal circulation system is designed to prioritize
safety and efficiency for both vehicles and pedestrians. Vehicular access is
restricted to the north side of the building, keeping traffic separate from pedestrian
activity near the primary and secondary entrances on the south, east, and west
sides. A well-connected network of public sidewalks, along with internal pathways
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 29 of 34
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in the piazza area adjacent to the pavilion, ensures safe and efficient pedestrian
movement throughout the site.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Loading and delivery would occur on the north side of the pavilion
building away from the primary and secondary building entrances and piazza.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and
access.
Staff Comment: Access to the transit center located directly north of the site is
provided via public sidewalk.
Existing bicycle parking in the parking lot would remain, with fully enclosed bike
lockers providing space for up to eight (8) individual bicycles. See FOF 17, Zoning
Development Standard: Bicycle Parking for additional information.
Pedestrians: Providing safe and attractive pedestrian connections between
parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See above under ‘Internal Circulation’.
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: The piazza area in front of the pavilion serves as a distinctive focal
point, offering a park-like setting with ample space for both passive and active
recreation. The proposed landscaping and seating updates would enhance the
user experience by providing inviting areas for relaxation, socialization, and events
like the Renton Farmers Market.
✓
i. Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: Existing view corridors would not be impacted by the project due
to the height of the building. The public access requirement is not applicable to the
proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
Staff Comment: The existing project area is already developed. No existing natural
systems occur.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources
exist to furnish services to the proposed development; provided the applicant
constructs Code required improvements and pays associated fire impact fees.
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 30 of 34
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Impact fees would be assessed at the rate in effect at the time of building permit
issuance. Staff did not receive any review comments from Police.
Water and Sewer.
Staff Comment: Water service will be provided by the City of Renton. There are
existing water mains in S 3rd St, Burnett Ave S, and Logan Ave S. Sewer service is
provided by the City of Renton. There are existing sewer mains in Burnett Ave S and
Logan Ave S. An existing 108-inch King County Wastewater sewer interceptor line
is located on the west side of Burnett Ave S.
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information
Report, prepared by KPFF Consulting Engineers, dated October 2024 (Exhibit 6)
and preliminary grading plan (Exhibit 4: Sheets C3.10 and C3.11). The site falls
within both the Lower Cedar River and Black River Drainage Basins and is subject
to the Peak Rate Flow Control Standard – Matching Existing Conditions. While no
new impervious surfaces are proposed, over 2,000 square feet would be modified
or replaced through site improvements, including pavement replacement, utility
trenching, parking lot restriping, and a new driveway. Stormwater is currently
managed by two separate conveyance systems directing flow north and west.
The project is subject to Full Drainage Review under the 2022 Renton Surface
Water Design Manual (RSWDM) but is exempt from all core requirements except
for maintenance and on-site BMPs. Infiltration-based BMPs are infeasible due to
the site's location within the Downtown Wellhead Protection Area Zone 1. An
Erosion and Sediment Control (ESC) plan is required, but the project does not
increase impervious surfaces and is exempt from stormwater system development
charges. The City anticipates that compliance with the 2022 RSWDM will
sufficiently mitigate stormwater impacts, with no additional mitigation measures
recommended. Final compliance will be reviewed with the civil construction
permit.
Transportation.
Staff Comment: The project site fronts Logan Ave S, S 3rd St, and Burnett Ave S.
Logan Ave S and Burnett Ave S are designated festival streets, featuring wide
sidewalks, street trees, and ornamental paving to support pedestrian access and
events. S 3rd St, a downtown principal arterial, includes multiple travel lanes, a
parking lane, and a 12-foot-wide sidewalk. The Transportation Division supports
maintaining the existing street configurations, pending approval of a modification
request before the civil construction permit is issued.
An expanded driveway curb-cut on Burnett Ave S is proposed in order to
accommodate larger delivery vehicles, with removable bollards to restrict public
access. In order to expand the driveway curb-cut on Burnett Ave S, the applicant
must demonstrate that large vehicles can turn safely without impacting the median
planter and obtain approval from King County Metro.
A Traffic Impact Analysis (TIA) estimates the project will generate 628 additional
weekday daily trips, with 35 new a.m. peak hour trips and 105 new p.m. peak hour
trips (Exhibit 7). The study concludes that traffic levels will remain acceptable
through 2031, requiring no additional mitigation. In addition, the project also meets
Renton’s transportation concurrency requirements, with impacts mitigated
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 31 of 34
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through compliance with modified Street Standards and payment of Traffic Impact
Fees at the time of building permit issuance (Exhibit 10).
N/A
l. Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects. Each phase must be able to stand on
its own without reliance upon development of subsequent phases in order to meet
all development standards of Title IV.
Staff Comment: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: The existing development currently does not include stormwater
infiltration facilities. The CD zone permits 100% maximum lot coverage for
buildings. The allowance discourages stormwater infiltration in favor of maximum
building coverage efficiency. In addition, the presence of the Downtown Wellhead
Protection Zone 1 limits LID facilities due to the prohibition on infiltration.
20. 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
✓
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 City of Renton (COR) maps, the project site is located
in an area identified as having a high seismic hazard. The site's topography is
generally flat, with a slight descent toward S 3rd St, resulting in a total elevation
change of less than five feet (5’). No new buildings are proposed, and modifications
to the existing building are limited to interior and facade updates, except for the
addition of a 137.5 square foot vestibule on the south side of the building for the
main entrance, and a 1,050 square foot canopy on the south facade. During the
building permit review process, compliance with the seismic requirements of the
International Building Code (IBC) would be verified, which is anticipated to address
seismic concerns.
✓
Wellhead Protection Areas:
Staff Comment: The COR mapping system has identified the site as being located
in the Downtown Wellhead Protection Zone 1. The site’s proposed existing
community park, retail sales, and eating/drinking establishment use is not
indicative of a type of use that would potentially harm the City’s groundwater. No
groundwater is proposed to be withdrawn, and no waste material would be
discharged into the ground. If more than 100 cubic yards of fill are imported, a fill
material source statement is required that is certified by a professional engineer or
Docusign Envelope ID: 8CC09226-1CA0-4191-A772-4233A62A4A5F
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 32 of 34
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geologist licensed by the State of Washington identifying each source location of
the fill.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation
and complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Center Downtown (CD) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 17.
3. The proposed Renton Market and Pavilion project complies with the Urban Design Standards
established by City Code provided the applicant complies with City Code and conditions of approval,
see FOF 18.
4. The proposed Renton Market and Pavilion complies with the site plan review criteria as established
by City Code provided the applicant complies with City Code and conditions of approval, see FOF
19.
5. The proposed Renton Market and Pavilion project complies with the Critical Areas Regulations
provided the applicant complies with City Code and conditions of approval, see FOF 20.
6. The proposed Renton Market and Pavilion project complies with the street standards as established
by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 19.
7. There are adequate public services and facilities to accommodate the proposed Renton Market and
Pavilion project, see FOF 19.
8. Key features which are integral to this project include the wood planking highlighting the east and
west entrances, the primary entry weather protection canopy, and the future establishment of a
permanent refuse and recycling enclosure.
J. DECISION:
The Renton Market and Piazza Site Plan, File No. LUA24-000364, ECF, SA-A, as depicted in Exhibit 2, is
approved and is subject to the following conditions:
1. The applicant shall comply with the SEPA Mitigation Measures as adopted in the DNS-M by the
Environmental Review Committee on January 13, 2025:
a. The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified
professional prior to the start of any construction. The applicant shall provide notification to
Tribes’ cultural committee prior to the start of construction.
2. The applicant shall submit detailed landscape plans with the building permit application showing
the quantity and species of all new plants and trees on the site. The revised plans shall be reviewed
and approved by the Current Planning Project Manager prior to civil construction permit issuance.
3. The applicant shall submit an updated tree credit worksheet with the building permit application.
The tree credit worksheet shall be reviewed and approved by the Current Planning Project Manager
prior to civil construction permit issuance.
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City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 33 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Planning Director Date
TRANSMITTED on March 24, 2025 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Deborah Boodell, City of Renton
1055 S Grady Way, Renton, WA 98057
DBoodell@rentonwa.gov
Susan Tillack, Graham Baba Architects
1507 Belmont Ave, Suite 200, Seattle, WA 98122
susan@grahambaba.com
TRANSMITTED on March 24, 2025 to the Parties of Record:
King County Environmental Planning
Thi Markwell
tmarkwell@kingcounty.gov
Duwamish Tribe
Nancy Sackman
preservationdept@duwamishtribe.org
TRANSMITTED on March 24, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Free, Economic Development Acting Director
Clark Close, Current Planning Manager
Nate Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on April 7, 2025. An appeal of the decision must be filed within
the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at
a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the
first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the
date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
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3/24/2025 | 4:30 PM PDT
City of Renton Department of Community & Economic Development
Renton Market and Piazza
Administrative Report & Decision
LUA24-000364, ECF, SA-A
Report of March 24, 2025 Page 34 of 34
D_Admin Decision_Renton Market_250319_v2_FINAL
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Renton Market and Piazza
Land Use File Number:
LUA24-000364, ECF, SA-A
Date of Report
March 24, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Susan Tillack, Graham Baba
Architects / 1507 Belmont
Ave, Suite 200, Seattle, WA
98122 /
susan@grahambaba.com
Project Location
233 Burnett Ave S
(APNs 5696000055,
5696000065,
5696000120, and
5696000050) and a
portion of APN
0007200188
The following exhibits are included with the Administrative report:
Exhibits 1-15: As shown in the Environmental Review Committee (ERC) Report
Exhibit 16: King County Metro Comment, dated January 12, 2025
Exhibit 17: Administrative Decision
Exhibit 18: Environmental Determination of DNS-M, dated January 13, 2025
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