HomeMy WebLinkAboutD_Admin_Decision_2811_Townhomes_250523_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
D_Admin Decision_2811 Townhomes_250523_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 23, 2025
Project File Number: PR24-000075
Project Name: 2811 Townhomes
Land Use File Number: LUA24-000338, SHPL-A, CU-A
Project Manager: Alex Morganroth, Principal Planner
Owner: Sriram Bandaru and Kamala Kanteti, 212 Chelan Ave NE, Renton, WA 98059
Applicant: Amani Imran, 212 Chelan Ave NE, Renton, WA 98059
Contact: Amy Donlan, Encompass Engineering and Surveying, 165 NE Juniper St, Ste
201, Issaquah, WA 98027
Project Location: 2811/2813 NE 13th St, Renton, WA 98056 (APN 7227801700)
Project Summary: The applicant is requesting Administrative Short Plat approval and an
Administrative Conditional Use Permit to construct five (5) townhomes
(attached dwellings) in two (2) buildings as part of a unit-lot subdivision. The
subject property is located at 2811/2813 NE 13th St (APN 7227801700). The
property is 15,800 square feet (0.36 acres) in size and has a Residential-14 (R-
14) zoning designation. The site is designated Residential High Density (RHD)
in the Comprehensive Plan. An existing duplex is currently located on the
project site, which would be removed as part of the proposal. A proposal for
five (5) units would result in a net density of approximately 13.9 dwelling
units/net acre (du/ac) after the required dedication. A common open space
tract is also proposed as part of the project. Vehicular access to the proposed
units would be provided via a new 16-foot (16’) wide dead-end public alley
extending off of NE 13th St. Frontage improvements are proposed on NE 13th
St, which includes a five-foot (5’) wide sidewalk and an eight-foot (8’) wide
planter strip along NE 13th St. The applicant has proposed the retention of
seven (7) significant trees on the site out of sixteen (16) total. According to City
of Renton (COR) Maps, no critical areas are mapped on the site. The applicant
submitted a Drainage Report, Geotechnical Report, and Arborist Report with
the application.
Site Area: 0.36 acres
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 2 of 30
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Plat Plan
Exhibit 3: Landscape Plan
Exhibit 4: Architectural Plans
Exhibit 5: Arborist Report, prepared by Seattle Arboricultural Associates, dated June 3, 2024
Exhibit 6: Tree Retention Plan
Exhibit 7: Civil Engineering Plans, prepared by Encompass Engineering and Surveying, dated
August 28, 2024
Exhibit 8: Preliminary Technical Information Report, prepared by Encompass Engineering
and Surveying, dated October 20, 2023, revised August 29, 2024
Exhibit 9: Geotechnical Report, prepared by Terra Associates, Inc., dated October 16, 2023
Exhibit 10: Construction Mitigation Description
Exhibit 11: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Sriram Bandaru and Kamala Kanteti,
212 Chelan Ave NE, Renton, WA 98059
2. Zoning Classification: Residential-14 (R-14)
3. Comprehensive Plan Land Use
Designation:
Residential High Density (RHD)
4. Existing Site Use: Duplex
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Duplex. Residential High Density (RHD) and Residential-14 du/ac (R-14) zone
b. East: Duplex. Residential High Density (RHD) and Residential-14 du/ac (R-14) zone
c. South: Duplex. Residential High Density (RHD) and Residential-14 du/ac (R-14) zone
d. West: Townhouses. Residential High Density (RHD) and Residential-14 du/ac (R-14) zone
7. Site Area: 0.36 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
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 3 of 30
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Annexation (Epstein) A-46-001 1246 04/16/1946
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 6-inch (6”) water
main in NE 13th St.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch (8”) gravity
wastewater main in NE 13th St.
c. Surface/Storm Water: There is no existing onsite stormwater conveyance system. There is an
existing 18-inch (18”) storm drain in Harrington Ave NE.
2. Streets: The proposed development fronts NE 13th St along the north property line. NE 13th St is
classified as a Residential Access Street with an existing right-of-way (ROW) width of approximately
50 feet (50’).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area 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 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
6. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 4 of 30
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
October 29, 2024 and determined the application complete on November 14, 2024.
2. The project site is located at 2811/2813 NE 13th St, Renton, WA 98056 (APN 7227801700).
3. The project site is currently developed with a duplex.
4. Access to the site would be provided via a new public alley off of NE 13th St.
5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-14 (R-14) zoning classification.
7. There are approximately sixteen (16) significant trees located on-site, of which the applicant is
proposing to retain a total of seven (7) trees.
8. No critical areas are mapped on the site per COR Maps.
9. Approximately 80 cubic yards (cy) of material would be cut on-site and approximately ten (10) cy of
fill is proposed to be brought into the site (Exhibit 9).
10. The applicant is proposing to begin construction in spring of 2025 and end in winter of 2025/2026
(Exhibit 10).
11. Staff received no public comment letters.
12. Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
official file, and the essence of the comments has been incorporated into the appropriate sections
of this report and the Departmental Recommendation at the end of this report.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), the project is exempt from Environmental (SEPA) Review.
14. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the
City’s Comprehensive Plan Map. Residential High Density applies to lands where access,
topography, and adjacent land uses create conditions appropriate for a variety of housing unit types,
or where there is existing attached residential development. RHD unit types are designed to
incorporate features from both detached and attached residential developments, support cost-
efficient housing, facilitate infill development, have close access to transit service, and efficiently
use urban services and infrastructure. The proposal is compliant with the following Comprehensive
Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal LU-H: Plan for high quality residential growth that supports transit,
reduces vehicle miles traveled, provides urban densities, promotes efficient
land utilization, promotes good health and physical activity, builds social
connections, and creates stable neighborhoods by incorporating both built
amenities and natural features.
Goal LU-I: Accommodate residential growth, by:
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 5 of 30
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• Encouraging the development of new attached housing of moderate
density and mixed-use in the City Center and in the Residential High
Density and Commercial Mixed-Use designations.
• Supporting infill development on vacant and underutilized land in
established low- moderate-density residential neighborhoods; and
• Allowing development of new detached housing on large tracts of land
outside the City Center.
Goal LU-J: Encourage the development of Countywide and Regional Growth
Centers that are urban in scale, facilitate housing close to employment and
commercial areas, reduce dependency on automobiles, maximize public
investment in infrastructure and services, and promote good health, and are
attractive.
Goal LU-FF: Strengthen the visual identity of Renton and its Community
Planning Areas and neighborhoods through quality design and development.
Policy LU-28: Preserve and enhance existing vegetation and tree canopy
coverage to improve wildlife habitat quality.
Policy LU-46: Considering scale and context for infill project design to preserve
privacy and quality of life for residents.
Policy LU-50: Require buildings in developments to be oriented toward the
street or a common area, rather than toward parking lots.
15. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to
encourage development, and redevelopment, of residential neighborhoods that provide a mix of
detached and attached dwelling structures organized and designed to combine characteristics of
both typical single-family and small-scale multi-family developments. Structure size is intended to
be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible
with one another and can be integrated together into a quality neighborhood. Project features are
encouraged, such as yards for private use, common open spaces, and landscaped areas that
enhance a neighborhood and foster a sense of community. The proposal is compliant with the
following development standards, as outlined in RMC 4-2-110A, if all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private
access easements. Unit lot drives are not deducted from the gross site area for
the purposes of calculating net density. Individual unit lots are exempt from the
maximum net density requirements, however the density of the parent site shall
not exceed the maximum net density of the zone.
Staff Comment: After the deduction of the required 127 square feet of right-of-
way (ROW) dedication from the 15,800-square-foot gross site area, the proposal
results in a net site area of 15,673 square feet or 0.36 net acres. The proposal for
five (5) units on the 0.36 net acre site would result in a net density of 13.89
dwelling units per net acre (5/0.36 = 13.89 du/ac), which would comply with the
minimum 7 du/ac and maximum 14 du/ac permitted in the R-14 zone.
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 6 of 30
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Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft.
for detached dwellings. There is no minimum lot size for attached dwellings. A
minimum lot width of 30 feet is required (40 feet for corner lots) and a minimum
lot depth of 60 feet is required. Individual lots within a unit lot subdivision are not
required to comply with the minimum lot size, width, and depth requirements of
the underlying zoning designation.
The following table identifies the proposed approximate dimensions for Lots 1-
5:
Proposed Lot Lot Size (sq. ft.) Lot Width (feet)
Lot Depth
(feet)
Unit Lot 1 2,042 33 61.5
Unit Lot 2 1,458 21 69
Unit Lot 3 1,719 26 66
Unit Lot 4 1,704 26 65.5
Unit Lot 5 2,699 41 68.5
Common Area Tract 2,966 N/A N/A
Parent Lot 15,800 106 145
Staff Comment: Pursuant to the parent site provisions of the unit lot subdivision
standards, the individual unit lots are not required to comply with the minimum
lot size, width, and depth requirements of the R-14 zone. The new proposed lot
lines outline the building footprint of the individual townhome units with a small
private yard area on each unit lot. The units include attached garages off the
proposed public alley. The parent site meets the minimum lot size, width and
depth requirements of both the R-14 and RMF zones, as shown in the table
above.
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15
feet except when all access is taken from an alley then 10 feet, side yard is 4 feet
for detached units, for attached units the side yard is 0 feet for the attached sides
and 4 feet for the unattached sides, secondary front yard (applies to corner lots)
is 15 feet, and the rear yard is 10 feet. In a unit lot subdivision, the setback
requirements apply to the parent site, but would not apply to the individual unit
lots.
Staff Comment: The proposed five (5) townhomes, as shown on the submitted
preliminary plat map (Exhibit 2), would meet or exceed all the required R-14 zone
setback areas from the property lines of the parent site as well as from the public
alley.
Compliant if
Conditional Use Permit is
approved, See
FOF 18
Building Standards: The R-14 zone has a maximum building coverage of 65%
and a maximum impervious surface coverage of 80%. The maximum building
and impervious surface requirements are applicable to the parent parcel, not the
individual unit lots. In the R-14 zone, a maximum building height of 3 stories with
a wall plate height of 24 feet is permitted. The maximum wall plate height may be
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 7 of 30
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increased to 32 feet via the conditional use permit process. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from
the maximum wall plate height. If the height of wall plates on a building are less
than the stated maximum, the roof may project higher to account for the
difference, yet the combined height of both features shall not exceed the
combined maximums. Common rooftop features, such as chimneys, may
project an additional four (4) vertical feet from the roof surface. Non-exempt
vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may
extend up to six (6) vertical feet above the maximum wall plate height if the
projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane
(e.g., shed roof) may exceed the stated maximum if the average of wall plate
heights is equal or less than the maximum wall plate height allowed.
Staff Comment: The proposed townhomes would have a total footprint of 4,483
square feet, resulting in a total building coverage of 28.6 percent (28.6%) on the
15,673-square-foot project site, which is less than the maximum permitted in the
R-14 zone.
The project proposal would result in the development of approximately 9,032
square feet of impervious surfaces on the project site, which would result in a
total impervious surface coverage of 57.16 percent (57.16%) on the 15,673-
square-foot site, which is less than the maximum permitted in the R-14 zone.
The proposed townhomes would have a total of three (3) stories and a maximum
wall plate height of 32 feet (32’). The applicant has requested a conditional use
permit for the increased wall plate height (see further discussion below under
FOF 18, Conditional Use Permit Analysis).
Maximum Number of Units per Building: In the R-14 zone, no more than 6 units
per building are permitted.
Staff Comment: There are two (2) buildings proposed on the project site. Building
1 would have three (3) units and Building 2 would have two (2) units. Neither of
the proposed buildings would have more than six (6) units per building.
Compliant if
condition of
approval is met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting
strip widths between the curb and sidewalk are established according to the
street development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards
shall be as stipulated by the Department of Community and Economic
Development, provided there shall be a minimum of one street tree planted per
address. Any additional undeveloped right-of-way areas shall be landscaped
unless otherwise determined by the Administrator. Where there is insufficient
right-of-way space or no public frontage, street trees are required in the front
yard subject to approval of the Administrator.
In Unit Lot Subdivisions, the landscaping regulations are applicable to the parent
parcel, not to the individual unit lots.
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 8 of 30
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Staff Comment: A Conceptual Landscape Plan was submitted with the project
application (Exhibit 3). The plan proposes three (3) Coral Sun street trees within
the NE 13th St planter strip. Due to the eight-foot (8’) width of the planter strip,
staff recommends as a condition of approval, the applicant shall utilize a
medium-maturing street tree species selected from the City of Renton Approved
Street Tree List for trees in the NE 13th St planter strip in order to provide a larger
tree canopy upon maturity.
Per the Conceptual Landscape Plan, the applicant indicates the intent to install
a mix of primarily native shrubs and groundcover within common open space
areas and private yards. Proposed plant species include, but are not limited to,
Kinnikinnick (Arctostaphylos uva-ursi), Douglas aster (Symphyotrichum
subspicatum), Beach strawberry (Fragaria chiloensis), Salal (Gaultheria
shallon), Oregon grape (Mahonia aquifolium), Wild mock orange (Philadelphus
lewisii), and an Eco-lawn grass mix. Seven (7) mature Douglas fir trees, ranging
from 20 to 26 inches (20-26”) in diameter at breast height (DBH), located along
the south property boundary, are proposed for retention.
The submitted landscape plan is conceptual and does not identify specific plant
quantities or locations. Therefore, staff recommends as a condition of approval,
the applicant shall submit a detailed landscape plan at the time of civil
construction review demonstrating compliance with all applicable landscaping
regulations, including the required ten-foot (10’) on-site landscape strip planted
with a mix of trees, shrubs, and groundcover in accordance with RMC 4-4-070.
Compliant if
conditions of
approval are
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing
Regulations (4-4-130) require the retention of 30 percent of trees in a residential
development. Tree credit requirements shall apply at a minimum rate of thirty
(30) credits per net acre based on values for existing or new trees as provided in
RMC 4-4-130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over
sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other
significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees
have been evaluated for retention and are not able to be retained, unless the
alders and/ or cottonwoods are used as part of an approved enhancement
project within a critical area or its buffer.
Staff Comment: The applicant submitted an Arborist Report, prepared by Seattle
Arboricultural Associates, dated June 3, 2024 (Exhibit 5) and Tree Retention Plan
(Exhibit 6) with the application. The Tree Retention Plan identified a total of
sixteen (16) significant trees on site. The trees identified include ten (10) Douglas
fir, one (1) Bitter cherry, one (1) Alberta spruce, one (1) White spruce, two (2)
Cherry, and one (1) Plum. The applicant proposes to retain seven (7) of the
sixteen (16) trees, resulting in a proposed retention rate of approximately 44
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 9 of 30
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percent (44%), which exceeds the minimum 30 percent (30%) requirement for
residential developments under RMC 4-4-130.
The seven (7) trees proposed for retention are all Douglas firs located along the
southern property line. The trees range from 20 to 26 inches (20-26”) in diameter
at breast height (DBH) and qualify as priority one trees due to their large caliper
and contiguous grouping, forming a canopy along the site boundary. The Arborist
Report notes that construction of the south building would encroach into the
Tree Protection Zones (TPZs) of four (4) of the retained trees. However, the
arborist indicates that, due to the size and condition of the trees, retention is
feasible if specific mitigation measures are followed, including tree protection
fencing, excavation precautions, and supplemental irrigation. Therefore, in order
to ensure the trees are adequately protected during construction, staff
recommends three (3) conditions of approval:
1. The applicant shall follow all recommendations outlined in the Arborist
Report related to mitigation measures for work proposed within the TPZs
of retained trees.
2. A certified arborist shall be on-site during the installation of
improvements located within any TPZ to monitor activity and ensure
appropriate protective measures are implemented.
3. A certified arborist shall provide recommended care measures to
maintain the health and viability of the retained trees during and after
construction. The recommendations shall be submitted in an updated
Arborist Report to the Current Planning Project Manager prior to issuance
of the civil construction permit.
A minimum of 11 tree credits (0.36 acres x 30 tree credits per acre = 10.8 tree
credits, rounded up to 11) is required. The applicant submitted a Tree Credit
Worksheet with the Tree Retention Plan (Exhibit 6). The Tree Credit Worksheet
indicates that the applicant proposes a total of 67.75 tree credits, which includes
67 credits for retained trees and 0.75 credits for three (3) new small species
trees. The three (3) new trees are ROW street trees and therefore would not be
counted towards the total number of tree credits. Regardless, the total number
of tree credits of retained trees exceeds the minimum required for the site and
therefore the proposal complies with the tree credit standard for residential
development.
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each Townhome, however, 1 per dwelling unit may be permitted for
1 bedroom or less dwelling units. Tandem parking is allowed. For unit lot
subdivisions, the number of parking spaces required may be averaged and
dispersed among unit lots or within the parent site; however, at least one parking
space shall be provided within each unit lot.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence
or crossing any public sidewalk.
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 10 of 30
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A parking stall shall be a minimum of twenty feet (20') in length and shall be a
minimum of nine feet (9') in width measured from a right angle to the stall sides.
Staff Comment: The applicant submitted floor plans and renderings for the
proposed townhome units (Exhibit 4). According to the submitted floor plans,
each of the townhome units would have four (4) bedrooms, which would require
a minimum of two (2) parking spaces per dwelling unit. The applicant is proposing
to provide all required parking on each unit lot as opposed to averaging the
spaces throughout the development. Two (2) parking spaces would be provided
within the designated double-bay garages for each unit. Therefore, the proposal
complies with the minimum parking requirements for townhomes. Compliance
would be verified at the time of formal building permit review.
Fences and Retaining Walls: In any residential district, the maximum height of
any fence, hedge or retaining wall shall be seventy-two inches (72"). Except in
the front yard and side yard along a street setback where the fence shall not
exceed forty-eight inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: A 36-inch (36”) tall wood fence is shown on the submitted
landscape plan (Exhibit 3) around the perimeters of the private open space
proposed for each unit, which would comply with the height requirements for
fences in the R-14 zone.
Refuse and Recyclables: A minimum of one and one-half (1-1/2) square feet per
dwelling unit in multi-family residences shall be provided for recyclables deposit
areas, except where the development is participating in a City-sponsored
program in which individual recycling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse
deposit areas. A total minimum area of eighty (80) square feet shall be provided
for refuse and recyclables deposit areas.
Multi-family residences using thirty-five (35) gallon garbage carts or smaller,
when allowed, must meet all of the following requirements:
a. Storage Space: Storage space for carts must be provided either within the
garage or outside.
i. Storage within a garage must be appropriately sized to accommodate both
vehicles and refuse and recycling carts. Storage space for carts must
measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”)
high. This space must be identified on floor plans.
ii. Storage located outside must measure at least two feet by six feet (2’ x 6’)
in size and be located on the same lot as the dwelling in a side or rear yard.
b. Screening: Outdoor storage must be adequately screened from public view,
made of wood, masonry, or ornamental metal.
c. Pick-Up Location: Space for carts to be placed on garbage pick-up day must
be sufficient to accommodate the number of carts expected to be serviced on
pick-up day. There shall be a direct connection constructed of a smooth surface
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 11 of 30
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that allows carts to be smoothly rolled to the street or other specified pick-up
location.
d. Parking Space Obstruction Prohibited: Refuse and recycle carts may not
obstruct a required parking space at any time.
e. Storage in Required Parking Space Prohibited: Refuse and recycle carts may
not be stored in the minimum required parking spaces.
Staff Comment: Based on the proposal for five (5) townhome dwelling units on
the project site, a total of seven and one-half (7.5) square feet of recyclable
deposit areas would be required and 15 square feet of refuse area would be
required, for a total minimum area of 22.5 square feet (80 feet minimum required
by code). The applicant has shown a trash and recycling storage area on the
submitted floor plans and each unit lot would have individual trash containers
(Exhibit 7). Therefore, the proposal complies with the refuse and recycling
standards in the R-14 zone.
Compliant if
conditions of
approval are
met
Lighting:
Guidelines: Lighting that is appropriate to the architectural character of the
neighborhood and of a human scale shall be provided. Lighting shall be minimal
where possible to achieve the desired purpose. Light spillover for all lighting, as
well as single source lighting of large areas shall be avoided.
Standards:
a. Lighting shall be limited to illumination of surfaces intended for pedestrians,
vehicles, or key architectural features.
b. Street lighting on residential access streets and limited residential access
streets is required. Lighting facilities and fixtures shall be located outside public
right-of-way unless owned, operated and maintained by a power utility franchise.
Street lights shall be no taller than sixteen feet (16') and placed at regular
intervals of no more than two hundred feet (200') on internal roadways and
installed in accordance with chapter 4-6 RMC.
c. Lighting for residential access streets, limited residential access streets,
alleyways, common greens, and parks shall be low intensity. Lighting for
common greens and parks shall be downlighting.
d. All exterior house lighting shall be downlighting or placed beneath building
eaves to prevent light projecting upward.
e. If alley lights are mounted on a garage, they shall be no higher than eight feet
(8') above ground and directed away from adjacent backyards and structures.
f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit
with ornamental downlighting fixtures that shall not exceed twelve feet (12') in
height.
Staff Comment: The applicant did not submit an illumination plan and as such,
staff was unable to complete a lighting analysis. Residential streets shall have
minimum light levels of 0.8 foot-candle within the intersections and 0.3 foot-
candle along the sidewalks at a six to one (6:1) uniformity ratio per RMC 4-6-
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060I.3. Final lighting plans for the public streets including NE 13th St, would be
reviewed at the time of construction utility permit.
A complete exterior architectural lighting plan for each dwelling unit was not
provided with the application. Therefore, staff recommends, as a condition of
approval, the applicant shall submit an architectural lighting plan at the time of
building permit review for review and approval by the Current Planning Project
Manager. To ensure safety and avoid excessive brightness, pedestrian scale
lighting should be provided on the primary entries of each unit, rear elevations
facing the alley, and along the interior pedestrian walkways as necessary to
provide sufficient lighting for pedestrian safety while minimizing light spill and
glare onto adjoining properties. In addition, lighting plans were not provided for
the common areas such as the pedestrian easement areas or common open
space tract. Therefore, staff recommends, as a condition of approval, the
applicant shall submit a site-wide lighting plan at the time of civil construction
permit review for review and approval by the Current Planning Project Manager
prior to civil construction permit issuance. To ensure safety and avoid excessive
brightness, pedestrian scale lighting should be provided in all common areas
and along all common pedestrian walkways.
16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable to
townhome development in the R-14 zone. The Standards implement policies established in the Land
Use Element of the Comprehensive Plan, enhance quality of life by encouraging new residential
development to produce beautiful neighborhoods of well-designed homes, and to mitigate adverse
impacts of density for the neighborhood and the surrounding community. Compliance with Site
Design Standards must be demonstrated prior to approval of the subdivision. These standards are
divided into three (3) areas: site design, open space, and residential design. Compliance with
Residential Design Standards would be verified prior to issuance of the building permit for the new
single-family homes. The proposal is consistent with the following design standards, unless noted
otherwise:
Compliance Design Standards Analysis
N/A
Lot Configuration: Developments of more than four (4) structures shall
incorporate a variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side
yards (or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: Not applicable, the proposal includes two (2) structures.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized,
consistent with the Surface Water Design Manual. Building and property
line setbacks are specified in the Surface Water Design Manual for
infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface
Water Design Manual.
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
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Report of May 23, 2025 Page 13 of 30
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Staff Comment: The proposed development is required to comply with the
current version of the City of Renton Surface Water Design Manual (RSWDM).
Compliance
not yet
demonstrated
Garages: Garages may be attached or detached. Shared garages are also
allowed, provided the regulations of RMC 4-4-080 are met. Carports are not
allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’),
and is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or
porch at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails,
or other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and
all of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160')
from any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall
maintain an eight foot (8') separation from any dwellings.
Staff Comment: The garages of all units would be attached beneath the upper
floor living space. All garages would be accessed from the proposed public alley
on the east side of the site. Compliance for this standard would be verified at the
time of building permit review.
N/A
Standards for Parks: For developments that are less than ten (10) net acres:
No park is required, but is allowed.
Staff Comment: Not applicable, the project site is less than ten (10) acres in area
and the applicant has elected to not provide a park.
Compliant if
condition of
approval is
met
Standards for Common Open Space:
Developments of four (4) or more units: Required to provide common open
space as outlined below. Above ground drainage facilities (i.e., ponds, swales,
ditches, rain gardens, etc.) shall not be counted towards the common open
space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch,
pocket park, or pedestrian entry easement in the development and shall
include picnic areas, space for recreational activities, and other activities
as appropriate.
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3. Open space shall be located in a highly visible area and be easily
accessible to the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one (1) acre or
smaller in size, open space(s) shall be no less than thirty feet (30') in any
dimension. For sites larger than one (1) acre in size, open space(s) shall
be no less than forty feet (40’) in any dimension. For all sites, allow for
variation, open space(s) of less than the minimum dimensions (thirty feet
(30’) or forty feet (40’), as applicable) are allowed; provided that when all
of a site’s open spaces are averaged the applicable dimension
requirement is met.
5. A pedestrian entry easement can be counted as open space if it has a
minimum width of twenty feet (20') and within that twenty feet (20’), a
minimum five feet (5') of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in size
with individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area
with space for compost bins. Water shall be provided to the pea-patch.
Fencing that meets the standards for front yard fencing shall surround the
pea-patch with a one foot (1') landscape area on the outside of the fence.
This area is to be landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open
space for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for
personal vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent
(5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in
common open spaces.
Staff Comment: Based on the proposal for five (5) townhome units, a total of 1,750
square feet of common open space would be required (5 units x 350 square feet).
Landscaped open space, totaling 2,966 square feet, is proposed within the
common open space tract on the west side of the site. A portion of the proposed
common open space would not comply with the required 30-foot (30’) of open
space in any direction, but when averaged, would comply and provide variation
on the site with an average width calculated of 30.48 feet (30.48’). Portions of the
pedestrian easements in the common open space adjacent to units 1 and 2 are
less than 20 feet (20’) wide and therefore would not count towards the open
space requirements. However, the project would still comply with the common
open space requirement as approximately 2,233 square feet of the space meets
the dimensional standards, which exceeds the 1,750 square feet required. In
addition, common open space meeting the dimensional requirements is
adjacent to the majority of the units (3 out of 5).
Furthermore, code requires that open space shall include picnic areas, space for
recreational activities, and other activities as appropriate. The project does not
include details on any passive or active recreational activities. Therefore, staff
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recommends as a condition of approval, the applicant shall provide an open
space programming plan that includes specifications on proposed furniture,
recreational activities, and other activities as appropriate within the common
open space for review and approval by the Current Planning Project Manager at
the time of civil construction permit.
Compliant if
condition of
approval is
met
Standards for Private Yards: Developments of four (4) or more dwelling units:
Each ground-related dwelling shall have a private yard that is at least two
hundred fifty (250) square feet in size with no dimension less than eight feet (8')
in width.
An additional two hundred fifty (250) square feet of open space per unit shall be
added to the required amount of common open space for each unit that is not
ground related.
Staff Comment: Each individual unit lot includes private open space. Each unit
lot would have private yard areas and private roof deck areas (Exhibit 4). Note that
the use of roof decks does not meet the standard for private open space, but may
meet the intent of the design standard. The ground related private yard areas have
a depth of eight feet (8’); all private yard areas exceed 250 square feet in size.
The private yard area for Unit 1 is partially located within the space where the
required ten-feet (10’) of on-site landscaping along NE 13th St would be installed.
Therefore, staff recommends as a condition of approval, the applicant shall
submit an updated private open space plan demonstrating compliance with the
standards for private yards for all units, and ensuring that no portions of a private
yard are located within areas of required on-site landscaping. The proposed
private open space plan shall be reviewed and approved by the Current Planning
Project Manager at the time of building permit application review.
Compliant if
condition of
approval is
met
Sidewalks, Pathways, and Pedestrian Easements: All of the following are
required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk
may disconnect from the road, provided it continues in a logical route
throughout the development. Permeable pavement sidewalks shall be
used where feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet
(3') and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and
pocket parks to residential access streets, limited residential access
streets, or other pedestrian connections. They may be used to provide
access to homes and common open space. They shall be a minimum
three feet (3') in width and made of paved asphalt, concrete, or porous
material such as: porous paving stones, crushed gravel with soil
stabilizers, or paving blocks with planted joints. Sidewalks or pathways
for parks and green spaces shall be located at the edge of the common
space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees.
Trees are required along all pedestrian easements to provide shade and
spaced twenty feet (20') on center. Shrubs shall be planted in at least
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fifteen percent (15%) of the easement and shall be spaced no further than
thirty-six inches (36") on center.
5. For all homes that do not front on a residential access street, limited
residential access street, a park, or a common green: Pedestrian entry
easements that are at least fifteen feet (15') wide plus a five-foot (5')
sidewalk shall be provided.
Staff Comment: The applicant submitted Civil Engineering Plans (Exhibit 7) that
demonstrate compliance with the pedestrian circulation and connectivity
requirements outlined in RMC 4-2-115.
A five-foot (5’) wide concrete sidewalk is proposed along the NE 13th St frontage,
adjacent to an eight-foot (8’) wide planter strip, consistent with City frontage
improvement standards. Unit 1 fronts directly onto NE 13th St, providing a
traditional street-facing orientation.
Units 2 through 5 are oriented toward a common open space tract. A five-foot (5’)
wide pathway is proposed within this tract, providing a direct pedestrian
connection from NE 13th St to the front entries of all units. In addition, Units 2 and
3, and Units 4 and 5, share entry walkways to the patios in the front yards.
Because all proposed units front either a public street or a common open space,
the development is not required to include the 15-foot (15’) wide pedestrian
easements outlined in RMC 4-2-115D.5. However, pedestrian pathways serving
as circulation corridors through common space must still incorporate
appropriate landscaping to provide shade, interest, and visual buffering.
The applicant has not submitted a planting plan specifically addressing
pedestrian pathway plantings within the common open space. The code requires
that pathways be shaded with trees spaced 20 feet (20’) on center and include
shrubs planted in at least 15 percent (15%) of the easement or tract area, spaced
no more than 36 inches (36”) on center.
Therefore, staff recommends as a condition of approval, the applicant shall
submit a detailed planting plan for the pedestrian pathways within the common
open space tract at the time of civil permit application. The plan shall
demonstrate compliance with RMC 4-2-115, including trees spaced 20 feet (20’)
on center along the five-foot (5’) wide pathway and shrubs occupying at least 15
percent (15%) of the tract area, spaced no more than 36 inches (36”) on center,
to ensure adequate pedestrian shade and visual interest.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green,
pocket park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet
(5') and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route
may be taken from a front driveway.
Staff Comment: The primary entry for Unit 1 would be oriented towards NE 13th
St and the primary entries for Units 2, 3, 4, and 5 would be oriented towards the
common open space tract. Each entry must include a porch or stoop with a
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
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minimum depth of five feet (5') and shall be a minimum height of 12 inches (12")
above grade.
Per RMC 4-2-115.E.3, the purpose of the primary entry standard is to ensure that
homes feature a visually prominent and pedestrian-oriented front entry that
fosters a sense of community. As currently shown in Exhibit 4, the primary entry
to Unit 1 appears visually recessed and lacks distinguishing architectural
features, making it less noticeable from the street. This effect is further
compounded by the absence of vertical primary windows on the NE 13th St
street-facing facade. Therefore, staff recommends as a condition of approval, the
primary front entry of proposed Unit 1 facing NE 13th St shall be redesigned to
incorporate additional architectural elements including but not limited to,
weather protection, additional material contrast, architectural framing, and side
lights.
Further compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Façade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common
green shall have at least one articulation or change in plane of at least two
feet (2') in depth; and
2. A minimum one side articulation that measures at least one foot (1') in
depth shall occur for all façades facing streets or public spaces.
Staff Comment: The primary building elevations include modulation and
articulations throughout the units and all units are oriented toward a street or
common open space (Exhibits 2 and 7). Per the elevations provided by the
applicant (Exhibit 7), each building includes at least one (1) articulation with a
depth of two feet (2’) along the primary elevation and at least one (1) side
articulation that measures one-foot (1’) in depth on all facades. Further
compliance for this standard would be verified at the time of building permit
review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than
horizontally, and
2. Vertical windows may be combined together to create a larger window
area, and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed
with three and one-half inches (3 1/2") minimum head and jamb trim
around the door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park,
or pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an
elevation facing a pedestrian easement.
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
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Staff Comment: The proposed elevations include primary windows that are
proportioned vertically (Exhibit 7). All primary doors are shown with inset vertical
glass reveals that would face a public street or common open space. It is unclear
whether all doors include trim with a minimum width of three and one-half inches
(3 1/2") around their perimeter. Further compliance for this standard would be
verified at the time of building permit review.
Compliant if
condition of
approval is
met
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements
such as porches, principal dormers, or other significant features shall not
dominate, and
2. Primary porch plate heights shall be one story. Stacked porches are
allowed, and
3. To differentiate the same models and elevations, different colors shall be
used, and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model
and elevation shall not be abutting.
Staff Comment: The primary building form is the dominating form and no porches
would exceed one (1) story. A color palette coded to the exterior elevations was
not provided with the submitted application materials. Therefore, staff
recommends as a condition of approval, the applicant shall submit a color
palette coded to the exterior building elevations to the Current Planning Project
Manager for review and approval at the time of building permit application review.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all
roof material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The applicant is proposing gable roofs with rooftop decks for all
units. Further compliance for all roof material to be fire retardant would be
verified at the time of building permit review.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all
eaves.
Staff Comment: The applicant is proposing gable roofs for all units and includes
eaves of unknown dimensions. Further compliance with eave requirements
would be verified at the time of building permit review.
Compliant if
condition of
approval is
met
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows
and details all doors, and
2. At least one of the following architectural details shall be provided on
each home: shutters, knee braces, flower boxes, or columns, and
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3. Where siding is used, metal corner clips or corner boards shall be used
and shall be at minimum two and one-half inches (2 1/2") in width and
painted. If shutters are used, they shall be proportioned to the window
size to simulate the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches
(4" x 4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: Staff was unable to verify whether the required three and one-
half inches (3 ½”) minimum trim would be provided around all windows and
doors. In addition, staff was unable to verify the presence of one (1) of the
following architectural details: shutters, knee bracers, flower boxes, or columns.
Therefore, staff recommends, as a condition of approval, the applicant shall
submit revised elevations providing the required three and one-half inches (3
1/2") minimum trim surrounding all windows and doors and one (1) of the
following architectural details: shutters, knee braces, flower boxes, or columns.
Alternatively, the applicant may submit a modification request to vary from any of
these standards. The revised elevations or modification request shall be
submitted to the Current Planning Project Manager for review and approval at the
time of building permit review.
Compliant if
condition of
approval is
met
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and
one-half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven
and five-eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or
brick may be used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as
from wood to brick, shall wrap the corners no less than twenty four inches
(24"). The material change shall occur at an internal corner or a logical
transition such as aligning with a window edge or chimney. Material
transition shall not occur at an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color
palettes for all new structures, coded to the home elevations, shall be
submitted for approval.
4. Gutters and downspouts shall be integrated into the color scheme of the
home and be painted, or of an integral color, to match the trim color.
Staff Comment: The applicant submitted color elevations and color renderings
(Exhibit 4) showing a mix of fiber cement panel siding and lap siding in varying
colors and patterns comprising the majority of the building facades. A fully
detailed materials board and corresponding elevation drawings were not
submitted with the application materials; therefore, staff is unable to verify
compliance with this requirement. Staff recommends, as a condition of approval,
the applicant shall submit a materials board and color palette coded to each
building elevation to the Current Planning Project Manager for review and
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approval at the time of building permit review. The color palette provided shall
utilize a minimum of three (3) hues and may not exclusively utilize only shades of
blue, grey, or similar neutral colors.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of
USPS while not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details
typical of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the
home.
Staff Comment: Compliance with this requirement would be verified at the time
of civil construction review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be
located in back yards and designed to minimize sight and sound impacts to
adjoining property. Pool heaters and pumps shall be screened from view and
sound insulated. Pool equipment must comply with codes regarding fencing.
Staff Comment: Not applicable. No hot tubs or pools are proposed.
Compliant if
condition of
approval is
met
Utilities: Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
Staff Comment: Utility box locations were not shown on the conceptual
landscape plan. Staff recommends, as a condition of approval, the applicant
shall submit a detailed landscape plan with utility box locations. Staff further
recommends that any utility boxes that are visible to the public shall be screened
with berms and/or landscaping. The final detailed landscape plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil
construction permit approval.
Compliance
not yet
demonstrated
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to
the general public; and
2. A screened enclosure in which to keep containers shall be provided or
garages shall be built with adequate space to keep containers. Screened
enclosures shall not be located within front yards.
Staff Comment: All units would have individual trash containers. A trash
enclosure location was included in the first floor plans within the garage space of
each unit (Exhibit 4). As discussed under FOF 15: Zoning Development Standard
Compliance, Recycling and Trash, the applicant intends to provide storage space
in the attached garages for both bicycle parking and individual trash and recycling
containers.
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17. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions.
The proposal is consistent with the following subdivision regulations if all conditions of approval are
complied with:
Compliance Availability and Impact on Public Services Analysis
Compliant if
conditions of
approval is met
under FOF 15,
Zoning
Development
Standard
Compliance
Unit Lot Subdivision: Unit lot subdivisions are permitted in the R-10, R-14, RMF,
and CV zone for new townhome development.
The whole parent site shall comply with all development standards as though it
were a standalone lot.
Parent sites developed or proposed to be developed with attached townhouse
dwellings or cottage houses may be subdivided into unit lots and the remainder
of the parent site shall be platted as one or more tracts. The whole parent site
shall meet applicable development standards. Any private open space or
private amenities for a dwelling unit shall be provided on the same unit lot as the
dwelling unit.
Prior to the recording of the plat, the applicant shall provide final covenants,
declarations and restrictions in a form satisfactory to the City Attorney, and shall
record the document with the King County Recorder.
All common open space and facilities, private utility infrastructure, exterior
building facades and roofs, and other physical improvements to the land, as
determined by the Administrator, shall be maintained in perpetuity by the
homeowners’ association, unless otherwise agreed to by the City. The
covenants, declarations and restrictions shall provide authority for the City,
after providing reasonable written notice to the homeowners’ association and
opportunity to perform required maintenance, to recover any costs incurred by
the City to maintain private infrastructure or common areas due to a failure of
the homeowners’ association to adequately maintain privately owned
improvements. In order to ensure that the City can recover its costs for
performing required maintenance, the City may file a lien against the property or
accept other appropriate security approved by the City.
Staff Comment: See additional discussion regarding parent site compliance
under FOF 15, Zoning Development Standard Compliance: Lot Dimensions,
Setbacks, and Building Standards. In addition, see discussion regarding
maintenance of common open space and common improvements under FOF
15, Zoning Development Standard Compliance: Landscaping.
Complaint if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by
a shared driveway per the requirements of RMC 4-6-060 Street Standards.
The maximum width of single loaded garage driveways shall not exceed nine feet
(9') and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: Vehicular access to the proposed townhomes would be
provided via a new public alley extending from NE 13th St. Although labeled as
"Tract A" on some submittal documents, the alley is intended to be dedicated as
public right-of-way and is located along the eastern property boundary. The alley
would serve as the primary access point for the two-car garages proposed for
each of the five (5) units.
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 22 of 30
D_Admin Decision_2811 Townhomes_250523_FINAL
As currently shown, the entire 16-foot (16’) width of the alley is proposed to be
paved, which does not meet the City’s alley standard established in RMC 4-6-
060. The standard requires a 12-foot (12’) wide paved surface with two-foot (2’)
clear areas on both sides to accommodate utilities and provide separation from
adjacent properties. To bring the proposal into compliance and minimize visual
and physical impacts to the adjacent eastern property, staff recommends as a
condition of approval, the applicant shall revise the alley to meet the
dimensional requirements of RMC 4-6-060, with a 12-foot (12’) wide paved width
and two-foot (2’) wide clear zones on either side.
In addition, the clear area along the eastern property line should be treated with
landscaping to provide a visual buffer for the neighboring property. Therefore,
staff further recommends, as a condition of approval, the applicant shall submit
a detailed landscape plan identifying shrubs and ground cover within the clear
area between the paved alley and the east property line. The landscape plan
shall be submitted to the Current Planning Project Manager for review and
approval prior to issuance of the civil construction permit.
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable. No blocks are proposed. Projects are exempt
from block depth regulation when the location and extent of environmental
constraints prevent a standard plat land configuration.
Streets: The proposed street system shall extend and create connections
between existing streets per the Street Standards outlined in RMC 4-6-060
Street Standards.
Staff Comment: The site fronts NE 13th St. NE 13th St is classified as a
residential access street. Per RMC 4-6-060, the required ROW width for a
residential access street is 53 feet (53’). The paved roadway width required is 26
feet (26’) consisting of two (2) ten-foot (10’) lanes and one (1) six-foot (6’) wide
parking lane. A one-half foot (0.5’) wide curb, eight-foot (8’) wide planter strip,
and five-foot (5’) wide sidewalk are required along both sides of the roadway. The
new curb line shall be set at 13 feet (13’) from the centerline of the existing right-
of-way. A dedication of approximately one and one-half feet (1.5’) is required
along the NE 13th St frontage to provide the required 26.5-foot (26.5’) right-of-
way section. The applicant proposes to install the improvements as required.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed unit lot subdivision would meet the applicable
development standards of the R-14 zoning designation, provided all conditions
of approval are met. The surrounding neighborhood includes a mix of single-
family homes, townhomes, and duplexes, with multifamily homes south across
NE 12th St. The proposed unit lot subdivision aligns with the existing land use
patterns and density of the neighborhood, and the overall scale and intensity of
the development would be consistent with and compatible with surrounding
residential uses.
N/A Phasing: The applicant may request shall be a phased subdivision with the
preliminary plat application provided the following is met:
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 23 of 30
D_Admin Decision_2811 Townhomes_250523_FINAL
a. The preliminary plat approval must be granted for the entire subdivision and
must delineate the separate divisions which are to be developed in increments.
b. The phasing plan shall include all land contained within the preliminary plat,
including areas where off-site improvements are being made.
c. The sequence and timing of development is identified on a phasing map.
d. Each phase shall consist of a contiguous group of lots that meets all pertinent
development standards on its own. The phase cannot rely on future phases for
compliance with any section of Title IV.
e. Each phase provides adequate circulation and utilities
f. The preliminary plat approval shall be conditioned upon completion of the
proposed phases in a particular sequence and may specify a completion date
for each phase.
g. All phases shall be recorded within the original life of the preliminary plat,
unless an extension is granted pursuant to RMC 4-7-080L.
Staff Comment: Not applicable. No phasing is proposed as part of the project.
18. Conditional Use Analysis: A conditional use permit is requested to increase the maximum wall
plate height of the proposed townhomes from 24 feet up to 32 feet, as required by RMC 4-2-110A.
The proposal is compliant with the following conditional use criteria, specifically for height increase
requests, pursuant to RMC 4-9-030F. Therefore, staff recommends approval of the requested
Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a. Comprehensive Plan: The proposed height increase shall be compatible with
the general purpose, goals, objectives, and standards of the Comprehensive
Plan, the zoning regulations and any other plan, program, map or regulation of
the City.
Staff Comment: See FOF 14 Comprehensive Plan Compliance.
b. Effect on Abutting and Adjacent Properties: Building heights shall not result
in substantial or undue adverse effects on adjacent and abutting property.
When a building in excess of the maximum height is proposed adjacent to or
abutting a lot with a maximum height less than the subject property, increased
setbacks and/or step-backs may be appropriate to reduce adverse effects on
adjacent or abutting property.
Staff Comment: The project site is located within the R-14 zone and is surrounded
by a mix of residential, educational, and service uses. While the greater
surrounding area contains some lower-density housing types, the R-14 zone
anticipates medium-density development and a shift toward attached housing
forms such as townhomes. Additionally, the site is situated just one (1) block west
of the CV (Center Village) zone, which permits taller buildings and higher intensity
residential and commercial uses. As such, the project site represents a
transitional area where taller, multi-story development is expected over time.
Given the step-back design of the upper stories created by the rooftop deck, the
incorporation of pedestrian pathways and common open space, and the gradual
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 24 of 30
D_Admin Decision_2811 Townhomes_250523_FINAL
evolution of land use intensity in the surrounding neighborhood, staff does not
anticipate that the proposed increase in wall plate height would result in
substantial or undue adverse effects on adjacent properties. The proposed design
respects neighborhood context and provides appropriate scale transitions to
adjacent uses.
c. Bulk and Scale: Upper floor step-backs, varied tower heights with separation,
and/or other architectural methods shall be integrated into the design to
provide a human-scaled building edge along the street with access to sky
views. Bulk reduction methods such as varied building geometry, variety in
materials, texture, pattern or color, architectural rooftop elements, and/or
other techniques shall be provided.
Staff Comment: The proposed townhome development, consisting of five (5)
attached units within two (2) buildings, is compatible with the scale and character
of the surrounding neighborhood. To ensure compatibility, the proposed
townhomes incorporate building modulation, upper-story step-backs created
through the use of roof decks, and common open space to soften their appearance
and better transition to the surrounding built environment. The units are oriented
toward NE 13th St (Unit 1) and/or a shared common open space tract (Units 2-5),
providing pedestrian-friendly design and visual interest at the street level.
Additionally, retention of mature trees along the southern boundary helps to buffer
the development from adjacent properties and maintain a degree of visual
continuity with the established neighborhood character.
The proposed increase in wall plate height from 24 feet (24’) to 32 feet (32’)
facilitates improved internal functionality while maintaining compatibility with
nearby structures, especially considering the proximity to taller building
allowances in the nearby CV zone. Overall, the proposed use and design approach
are consistent with the intended scale of development in the R-14 zone and are
compatible with the neighborhood's existing character.
d. Light and Glare: Building(s) shall be designed so that light and glare impacts
upon streets, public facilities, and public open spaces are minimized.
Staff Comment: The proposed townhomes are oriented to face NE 13th St and the
common open space tract, with building-mounted lighting limited to residential-
scale fixtures placed at unit entries and garages (Exhibit 4). These fixtures are
expected to be downcast, shielded, and designed to direct light only where needed
to provide visibility and safety, minimizing spillover onto adjacent properties,
streets, and public spaces.
The site is bordered by NE 13th St to the north and McKnight Middle School across
Harrington Ave NE to the west. The common open space and surrounding
landscaping would provide a buffer to further reduce any potential glare from
lighting created from the increased height. In addition, the proposed lighting design
is required to comply with City lighting standards at the time of civil construction
review, which will ensure light levels are appropriately limited along public rights-
of-way and common open space areas.
e. Shade and Shadow: Building(s) shall be designed so that shade and shadow
impacts on adjacent shadow-sensitive uses (e.g., residential, outdoor
restaurants, open spaces, and pedestrian areas) are minimized.
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 25 of 30
D_Admin Decision_2811 Townhomes_250523_FINAL
Staff Comment: The applicant is proposing to construct three-story townhomes,
with a requested increase in wall plate height from 24 feet (24’) to 32 feet (32’). The
project includes upper-level step backs on the third floor of each unit, which serve
to reduce the bulk and height of the buildings and help minimize shade and
shadow impacts on adjacent properties and open space areas.
The project site is bordered by NE 13th St to the north and three-story townhomes
to the west, and duplexes to the south or east. Shading impacts have the greatest
chances of impacting the duplexes to the south and east due to their one-story
heights. The retained trees to the south of the building are expected to negate any
shadow impacts on the duplex to the south, while the building’s location near the
center of the site is expected to negate any shadow impacts on the duplex to the
east.
Given the stepped massing, building orientation, and location of the site in a
transitional area with fewer shadow-sensitive adjacent uses, the proposed design
is not expected to result in substantial shade or shadow impacts on neighboring
properties or public spaces.
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire:
Staff Comment: Police and Renton Fire Authority staff indicated that sufficient
resources exist to furnish services to the proposed development if the applicant
provides code required improvements and fees. A Fire Impact Fee, currently
assessed at $421.98 per attached townhome dwelling unit, would be applicable
to the proposal. The fee in effect at the time of building permit issuance would be
assessed for this project. Credit will be granted for the removal of the existing
duplex.
Schools:
Staff Comment: It is anticipated that the Renton School District can accommodate
any additional students generated by this proposal at the following schools: Sierra
Heights Elementary, McKnight Middle School and Hazen High School. Any new
students from the proposed development would be bussed to their elementary and
high schools and would walk to middle school. The stop for Sierra Heights Elementary
School is located at the northwest corner of the project site at the intersection of
Harrington Ave NE and NE 13th St. Students attending McKnight Middle School would
walk to school, which is directly across from the project site. Students would walk
along the existing sidewalks along Harrington Ave NE to NE 16th Street where they
would walk to the west along the existing sidewalks to the school entrance. The bus
stop for students attending Hazen High School is located near the project site at the
intersection of Harrington Ave NE and NE 12th St. The proposed project includes the
installation of frontage improvements along the NE 13th St frontages, including a
sidewalk.
It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal. A School Impact Fee, based on new multi-
family dwelling, will be required in order to mitigate the proposal’s potential
impacts to the Renton School District. The fee is calculated and payable to the
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 26 of 30
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city as specified by the Renton Municipal Code at the time of building permit
issuance. Currently the fee is assessed at $3,268.00 per multi-family dwelling
unit.
Parks:
Staff Comment: A Park Impact Fee would be required for the future townhomes.
The current Park Impact Fee is $2,222.84 (for 5 or more units). The fee in effect at
the time of building permit application is applicable to this project and is payable
at the time of building permit issuance.
Transportation.
Staff Comment: Access to the site is proposed via a public alley off of NE 13th St. See
further discussion below under FOF 18 Subdivision Regulations and Analysis: Access
and Streets.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. Currently this fee is assessed at $6,987.79 (2025 fee).
This fee increases each year and the applicable fee is paid at the time of Building
Permit issuance.
Compliance
not yet
demonstrated
Storm Water: An adequate drainage system shall be provided for the proper
drainage of all surface water.
Staff Comment: A Preliminary Technical Information Report (TIR), prepared by
Encompass Engineering and Surveying, dated October 20, 2023, and revised on
August 29, 2024, was submitted with the land use application (Exhibit 8). Based
on the City of Renton’s flow control map, the site falls within the Peak Rate Flow
Control Matching Existing and is within the East Lake Washington Drainage
Basin. The project is subject to Full Drainage Review per the 2022 Renton Surface
Water Design Manual (RSWDM). The TIR addresses Core Requirements 1
through 9, as well as the six (6) Special Requirements. As discussed in the
Advisory Notes (Exhibit 11), multiple items were missing or need to be expanded
on the Final TIR including, but not limited to, a conveyance system capacity
analysis, a construction stormwater pollution prevention plan (CSWPP), and
infiltration trench compliance. However, staff generally concurs with the
Preliminary TIR findings.
The surface water system development charge (SDC) is $0.94 per square foot of
new impervious surface, but not less than $2,350.00. Credit will be issued for the
existing duplex on the site. Stormwater SDCs that are current will be collected at
the time of construction permit issuance.
Water:
Staff Comment: Water service is provided by the City of Renton. The site is in the
Highlands service area in the 565 hydraulic pressure zone. There is an existing 6-
inch (6”) water main located in NE 13th St that can deliver a maximum total flow
capacity of 1,500 gpm. There is an existing 8-inch (8”) water main located in the
private alley west of the parcel that can deliver a maximum flow capacity of 2,500
gpm. The approximate static water pressure is 87 psi at the elevation of 364 feet
(364’). There are two (2) existing fire hydrants within 300 feet (300’) of the site.
The existing duplex is served by 3/4-inch (3/4”) water meters.
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 27 of 30
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The preliminary utility plan (Exhibit 7) submitted with the application materials
includes a new eight-inch (8”) water main within the proposed public alley
connecting from the existing 6-inch (6”) main in NE 13th St. Each new townhome
would be served by a 1-inch (1”) water service from the new 8-inch (8”) main. A
fire hydrant is required to be installed at the end of the proposed dead-end 8-inch
(8”) water main (Exhibit 11).
The Renton Regional Fire Authority (RRFA) has determined that the preliminary
fire flow demand for the development is 2,500 gpm. Therefore, RRFA states that
extensive water main and fire hydrant installations would be required to
construct the project due to the currently available 1,500 gpm (Exhibit 11).
According to RRFA, the applicant can install approved residential fire sprinkler
systems to lower the required fire flow down to the water supply of 1,500 gpm.
Water system development charges for each proposed 1-inch (1”) domestic
water service is $5,025.00 per meter. This is payable at construction permit
issuance.
Sanitary Sewer:
Staff Comment: Sewer service is provided by the City of Renton. There is an
existing eight-inch (8”) concrete sewer main located in NE 13th St. There is an
existing eight-inch (8”) gravity wastewater main located in NE 13th St , fronting
the parcel and convey water west. There is an existing eight-inch (8”) gravity
wastewater main located in the private alley west of the parcel. There is one (1)
existing concrete stub serving the existing home on the property. An eight-inch
(8”) sewer main extension with two (2) manholes is proposed within the
proposed public alley, with individual six-inch (6”) and four-inch (4”) sewer stubs
to serve each unit. Public Works staff indicates that a third manhole is required
in order to ensure the flow does not enter the existing main in the wrong direction
(Exhibit 11).
Sewer system development charges for each proposed 1-inch (1”) domestic
water service is $4,025.00 per meter. This is payable at construction permit
issuance.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation
and complies with the goals and policies established with this designation, see FOF 5 and FOF 14.
2. The subject site is located in the Residential-14 (R-14) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 6 and FOF 15.
3. The proposed unit lot subdivision complies with the Residential Design and Open Space Standards
provided the applicant complies with City Code and conditions of approval, see FOF 16.
4. The proposed unit lot subdivision complies with the subdivision regulations as established by City
Code and state law provided all advisory notes and conditions are complied with, see FOF 17.
5. The proposed unit lot subdivision and conditional use permit complies with the conditional use
permit criteria as established by City Code provided all advisory notes and conditions are complied
with, see FOF 17.
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 28 of 30
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6. The proposed unit lot subdivision complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein,
see FOF 17 and FOF 19.
7. There are safe walking routes to the school bus stop, see FOF 19.
8. There are adequate public services and facilities to accommodate the proposed unit lot subdivision,
see FOF 19.
9. Key features which are integral to this project include the orientation of proposed Unit 1 towards NE
13th St, the protection of a row of significant Douglas fir trees on the south side of the site, and
vehicle access from a public alley.
J. DECISION:
The 2811 Townhomes Unit Lot Subdivision, File No. LUA24-000338, SHPL-A, CU-A, as depicted in Exhibit
2, is approved and is subject to the following conditions:
1. The applicant shall utilize a medium-maturing street tree species selected from the City of Renton
Approved Street Tree List for trees in the NE 13th St planter strip.
2. The applicant shall submit a detailed landscape plan at the time of civil construction review
demonstrating compliance with all applicable landscaping regulations, including the required 10-
foot (10’) on-site landscape strip planted with a mix of trees, shrubs, and groundcover in accordance
with RMC 4-4-070.
3. The applicant shall follow all recommendations outlined in the Arborist Report related to mitigation
measures for work proposed within the tree protection zones (TPZ) of retained trees.
4. A certified arborist shall be on-site during the installation of improvements located within any TPZ to
monitor activity and ensure appropriate protective measures are implemented.
5. A certified arborist shall provide recommended care measures to maintain the health and viability of
the retained trees during and after construction. The recommendations shall be submitted in an
updated Arborist Report to the Current Planning Project Manager prior to issuance of the civil
construction permit.
6. The primary front entry of proposed Unit 1 facing NE 13th St shall be redesigned to incorporate
additional architectural elements including but not limited to, weather protection, additional
material contrast, architectural framing, and side lights.
7. The applicant shall submit an architectural lighting plan at the time of building permit review for
review and approval by the Current Planning Project Manager. To ensure safety and avoid excessive
brightness, pedestrian scale lighting should be provided on the primary entries of each unit, rear
elevations facing the alley, and along the interior pedestrian walkways as necessary to provide
sufficient lighting for pedestrian safety while minimizing light spill and glare onto adjoining
properties. In addition, lighting plans were not provided for the common areas such as the
pedestrian easement areas or common open space tract.
8. The applicant shall submit a site-wide lighting plan at the time of civil construction permit review for
review and approval by the Current Planning Project Manager prior to Civil Construction Permit
issuance. To ensure safety and avoid excessive brightness, pedestrian scale lighting should be
provided in all common areas and along all common pedestrian walkways.
9. The applicant shall provide an open space programming plan that includes specifications on
proposed furniture, recreational activities, and other activities as appropriate within the common
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
City of Renton Department of Community & Economic Development
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Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 29 of 30
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open space for review and approval by the Current Planning Project Manager at the time of civil
construction permit.
10. The applicant shall submit an updated private open space plan demonstrating compliance with the
standards for private yards for all units, and ensuring no portions of a private yard are located within
areas of required on-site landscaping. The proposed private open space plan shall be reviewed and
approved by the Current Planning Project Manager at the time of building permit application review.
11. The applicant shall submit a detailed planting plan for the pedestrian pathways within the common
open space tract at the time of civil permit application. The plan shall demonstrate compliance with
RMC 4-2-115, including trees spaced 20 feet (20’) on center along the five-foot (5’) wide pathway and
shrubs occupying at least 15 percent (15%) of the tract area, spaced no more than 36 inches (36”)
on center, to ensure adequate pedestrian shade and visual interest.
12. The applicant shall submit a color palette coded to the exterior building elevations to the Current
Planning Project Manager for review and approval at the time of building permit application review.
13. The applicant shall submit revised elevations providing the required three and one-half inches (3
1/2") minimum trim surrounding all windows and doors and one (1) of the following architectural
details: shutters, knee braces, flower boxes, or columns. Alternatively, the applicant may submit a
modification request to vary from any of these standards. The revised elevations or modification
request shall be submitted to the Current Planning Project Manager for review and approval at the
time of building permit review.
14. The applicant shall submit a materials board and color palette coded to each building elevation to
the Current Planning Project Manager for review and approval at the time of building permit review.
The color palette provided shall utilize a minimum of three (3) hues and may not exclusively utilize
only shades of blue, grey, or similar neutral colors.
15. The applicant shall submit a detailed landscape plan with utility box locations and any utility boxes
that are visible to the public shall be screened with berms and/or landscaping. The final detailed
landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit approval.
16. The applicant shall revise the alley to meet the dimensional requirements of RMC 4-6-060, with a 12-
foot (12’) wide paved width and two-foot (2’) clear zones on either side.
17. The applicant shall submit a detailed landscape plan identifying shrubs and ground cover within the
clear area between the paved alley and the east property line. The landscape plan shall be submitted
to the Current Planning Project Manager for review and approval prior to issuance of the civil
construction permit.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Planning Director Date
TRANSMITTED on May 23, 2025 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Sriram Bandaru and Kamala Kanteti
212 Chelan Ave NE
Amani Imran
212 Chelan Ave NE
Amy Donlan, Encompass
Engineering and Surveying
Docusign Envelope ID: A4356B4F-A352-4AFC-863B-0202DE5E4DB3
For
5/23/2025 | 2:17 PM PDT
City of Renton Department of Community & Economic Development
2811 Townhomes
Administrative Report & Decision
LUA24-000338, SHPL-A, CU-A
Report of May 23, 2025 Page 30 of 30
D_Admin Decision_2811 Townhomes_250523_FINAL
Renton, WA 98059 Renton, WA 98059 165 NE Juniper St, Ste 201
Issaquah, WA 98027
TRANSMITTED on May 23, 2025 to the Parties of Record:
No Parties of Record.
TRANSMITTED on May 23, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Stephanie Rary, Property Services Specialist
Clark Close, Current Planning 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 June 6, 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 Short Plat decision will expire five (5) years from the date of decision. A
single one (1) year extension may be requested pursuant to RMC 4-7-070.M.
EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals 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:
2811 Townhomes
Land Use File Number:
LUA24-000338, SHPL-A, CU-A
Date of Report
May 23, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Amy Donlan
Encompass Engineering
and Surveying
165 NE Juniper St, Ste 201,
Issaquah, WA 98027
Project Location
2811/2813 NE 13th St
(APN 7227801700)
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Plat Plan
Exhibit 3: Landscape Plan
Exhibit 4: Architectural Plans
Exhibit 5: Arborist Report, prepared by Seattle Arboricultural Associates, dated June 3, 2024
Exhibit 6: Tree Retention Plan
Exhibit 7: Civil Engineering Plans, prepared by Encompass Engineering and Surveying, dated
August 28, 2024
Exhibit 8: Preliminary Technical Information Report, prepared by Encompass Engineering
and Surveying, dated October 20, 2023, revised August 29, 2024
Exhibit 9: Geotechnical Report, prepared by Terra Associates, Inc., dated October 16, 2023
Exhibit 10: Construction Mitigation Description
Exhibit 11: Advisory Notes
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