HomeMy WebLinkAboutSR_HEX_Report_4th_Dimension_Building_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
SR_HEX_Report_4th_Dimension_Building_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: October 28, 2025
Project File Number: PR25-000043
Project Name: 4th Dimension Building
Land Use File
Number:
LUA25-000193, SA-H, ECF, RUV-H
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Jarnail Singh, Thindr LLC, 12704 Pacific Hwy SW, Lakewood, WA 98499
Contact: Martin Reimers, Concept Architecture, 2911 1/2 Hewitt Ave, Suite 2, Everett,
WA 98201
Project Location: 4502 NE 4th St, Renton, WA 98059
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) Review and a Reasonable Use Variance for the construction of a five-
story mixed-use building located at 4502 NE 4th St (APN 1023059068). A
similar application was previously permitted under LUA19-000153, which
subsequently expired. The subject parcel is 23,170 square feet in size and is in
the Commercial Arterial (CA) zone and Urban Design District ‘D’. The applicant
is proposing to construct an approximately 70-foot (70’) tall building that
includes 49 structured parking spaces, approximately 6,108 square feet of
ground-floor commercial space, and 26 apartment units on levels 2 through 5.
The existing single-family structure would be demolished. Access to the site
would be at the rear of the property from Bremerton Ave NE. The site contains
a piped stream channel and sensitive slopes. The City of Renton (COR) Maps
database shows an off-site stream located 80 feet (80’) to the east of the
project site and a wetland also associated with the stream channel
approximately 230 feet (230’) east of the site. The applicant is requesting a
Reasonable Use Variance to allow the piped stream to be redirected to a new
surface channel that would be constructed in the central portion of the site.
Site Area: 23,170 sq. ft. (0.53 acres)
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 2 of 50
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B. EXHIBITS:
Exhibits 1-16: As shown in the Environmental Review Committee (ERC) Report
Exhibit 17: Staff Report to the Hearing Examiner
Exhibit 18: Environmental “SEPA” Determination of Non-Significance-Mitigated (DNS-M)
Exhibit 19: Letter of Understanding Geologic Risk
Exhibit 20: Setback Reduction Justification
Exhibit 21: Construction Mitigation Description
C. GENERAL INFORMATION:
1. Owner(s) of Record: Jarnail Singh
Thindr LLC
12704 Pacific Hwy SW
Lakewood, WA 98499
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use
Designation:
Commercial Mixed Use (CMU)
4. Existing Site Use: Single-Family Residential (vacant)
5. Critical Areas: Piped Stream Channel, Regulated Slopes and a
Localized Floodplain
6. Neighborhood Characteristics:
a. North: Vision House. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation; Commercial Arterial (CA) zone
b. East: Former Insurance Agency. Commercial & Mixed Use (CMU) Comprehensive Plan
Land Use Designation; Commercial Arterial (CA) zone
c. South:
Renton Highland Business Center Condominium (Medical). Commercial & Mixed
Use (CMU) Comprehensive Plan Land Use Designation; Commercial Arterial (CA)
zone
d. West: Windsor Place Apartments. Commercial & Mixed Use (CMU) Comprehensive Plan
Land Use Designation; Commercial Arterial (CA) zone
7. Site Area: 23,170 sq. ft. (0.53 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
Annexation (Wescott) A-78-001 3553 06/17/1981
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 3 of 50
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Site Plan and Reasonable
Use Variance (4th
Dimension Building)
LUA19-000153 N/A 12/24/2019
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. There is an existing eight-inch (8”) City
water main located in NE 4th St that can deliver a maximum total flow capacity of 2,500 gallons
per minute (gpm). There is an existing 12-inch (12”) City water main located in Bremerton Ave NE
that can deliver a maximum total flow capacity of 4,000 gallons per minute (gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 10-inch (10”) ductile
iron wastewater main located in Bremerton Ave NE. There is an existing 24-inch (24”) PVC
wastewater main located in NE 4th St.
c. Surface/Storm Water: The existing property does not contain storm water detention/retention
facilities. Runoff from the existing site drains to an existing private 24-inch (24”) diameter storm
water pipe that runs from the east-west direction bisecting the middle of the site. Offsite there
are storm water mains located in NE 4th St and Bremerton Ave NE.
2. Streets: NE 4th St is a Principal Arterial Street with an existing right-of-way (ROW) width of 84 feet
(84’) as measured using the King County Assessor’s Map. Bremerton Ave NE is a Residential Street
with an existing ROW width of 25 feet (25’) as measured using the King County Assessor’s Map. There
is an existing sidewalk along NE 4th St property frontage.
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 the Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Areas Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 4 of 50
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G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
August 18, 2025 and determined the application complete on August 20, 2025. The project complies
with the 170-day review period.
2. The project site is located at the northeast corner of NE 4th St and Bremerton Ave NE at 4502 NE 4th
St, Renton, WA 98059 (Exhibits 2 and 3).
3. The project site was formerly developed with a single-family residential home. A building demolition
permit was issued on August 14, 2024 to demolish the single-family structure (B23005488).
4. Access to the site would be provided via Bremerton Ave NE near the north property line.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification and within Urban Design
District D.
7. There are no significant trees located on-site. There are several large balsam poplar trees (Populus
balsamifera, FAC), approximately 18 to 20 inches DBH (diameter at breast height), located in the
public right-of-way (ROW) along the west parcel boundary (Exhibit 4).
8. The site is mapped with a piped stream channel, regulated slopes and a localized floodplain.
9. Approximately 500 cubic yards of cut and approximately 5,000 cubic yards of fill are proposed. In
addition, approximately 2,000 cubic yards of existing fill would need to be removed and replaced
with structural material in order to prepare the site for improvements (Exhibit 14).
10. The applicant is proposing to begin construction as soon as possible (Exhibit 21).
11. Staff received two (2) agency comments (Exhibits 9 and 11) from the Duwamish Tribe and
Washington State Department of Fish and Wildlife (WDFW). To address agency comments, staff
provided response emails (Exhibit 10 and 12). In addition, a SEPA mitigation measure was adopted
to address comments received from the Duwamish Tribe (Exhibit 18).
12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), on September 23, 2025 the Environmental Review Committee issued a Determination of
Non-Significance - Mitigated (DNS-M) for the 4th Dimension Building (Exhibit 18). The DNS-M
included five (5) mitigation measures. A 14-day appeal period commenced on September 23, 2025
and ended on October 7, 2025. No appeals of the threshold determination have been filed.
13. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
(ERC) issued the following mitigation measures with the Determination of Non-Significance –
Mitigated:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Report with Infiltration Evaluation, prepared by Geo Group
Northwest, Inc., dated May 14, 2018, and future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building
permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 5 of 50
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shall submit a sealed letter stating that he/she has reviewed the construction and building
permit plans and in their opinion, the plans and specifications meet the intent of the
report(s).
3. The geotechnical and structural design of the 4th Dimension Building and the portion of the
building providing compensatory storage must be prepared in a way that will prevent damage
to the subject building and surrounding properties from seepage of water into the subbase
material and potential settlement and erosion that might result. Possible means of
accomplishing this include providing a watertight concrete base slab and/or a waterproof
liner beneath the open channel and compensatory storage area to prevent infiltration of
water into the into the subbase material. The project's geotechnical and structural engineers
must provide the City with a correspondence bearing a professional engineering stamp
stating that in their opinion the project as designed will not result in property damage caused
by settlement or erosion of the subbase material.
4. The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified
professional with the civil construction permit for review and approval by the Current
Planning Project Manager prior to permit issuance. In addition, the applicant shall provide
notification to the Duwamish Tribe in the event that archaeological work or monitoring is
performed on-site.
5. A prorated share of the traffic signal costs shall be collected from the proposed project,
based upon the ratio of peak-hour vehicle trips that would be added by the project to the total
project future baseline trips at the NE 4th St and Bremerton Ave NE intersection. The fee
would be calculated based on the following formula: (New PM peak-hour trips) / (Total
vehicle PM peak-hour trips for the signal) x (Cost of new signal and improvements). The
prorated share of the traffic signal is $15,686.27 ((40/3,060) x 1,200,000 = $15,686.27). The
fee shall be paid prior to temporary certificate of occupancy.
14. 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.
15. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the
City’s Comprehensive Plan Map. The purpose of the CMU land use designation is to allow residential
uses as part of mixed-use developments, and support new office and commercial development that
is more intensive than what exists to create a vibrant district and increase employment
opportunities. The intention of this designation is to transform strip commercial development into
business districts through the intensification of uses and with cohesive site planning, landscaping,
signage, circulation, parking, and the provision of public amenity features. The proposal is compliant
with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal LU-H: Plan for high-quality residential growth that supports transit by
providing urban densities, promotes efficient land utilization, promotes good
health and physical activity, builds social connections, and creates stable
neighborhoods by incorporating both built amenities and natural features.
✓
Goal LU-I: Accommodate residential growth, by:
• 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; and
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 6 of 50
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• Supporting infill development on vacant and underutilized land in
established low- moderate-density residential neighborhoods.
✓
Goal LU-P: Minimize adverse impacts to natural systems, and address impacts of
past practice where feasible, through leadership, policy, regulation, and regional
coordination.
✓
Goal LU-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent
stream courses and their floodplains, wetlands, ground water resources, wildlife
habitats, and areas of seismic and geological hazards.
✓
Policy LU-27: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as
low impact development.
✓
Policy LU-33: Emphasize the use of open ponding and detention, vegetated
swales, rain gardens, clean roof run-off, right-of-way landscape strips, open
space, and stormwater management techniques that mimic natural systems,
maximize water quality and infiltration where appropriate, and which will not
endanger groundwater quality.
✓ Policy LU-35: Ensure buildings, roads, and other features are located on less
sensitive portions of a site when sensitive areas are present.
✓ Goal LU-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
✓ Policy LU-48: Consider scale and context for infill project design to preserve
privacy and quality of life for residents.
✓
Policy LU-50: Respond to specific site conditions such as topography, natural
features, and solar access to encourage energy savings and recognize the unique
features of the site through the design of subdivisions and new buildings.
✓
Policy LU-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
16. Zoning Development Standard Compliance: The purpose of the Commercial Arterial (CA) zone is to
evolve from “strip commercial” linear business districts to business areas characterized by
enhanced site planning and pedestrian orientation, incorporating efficient parking lot design,
coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides
for a wide variety of retail sales, services, and other commercial activities along high-volume traffic
corridors. Residential uses may be integrated into the zone through mixed-use buildings. The
proposal is compliant with the following development standards, as outlined in RMC 4-2-120A, if all
conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
✓
Use: The CA zone allows apartments as an outright permitted use, provided
ground floor commercial is provided with at least two (2) residential stories above
the ground floor commercial along any street frontage. Commercial uses in
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 7 of 50
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residential mixed-use developments are limited to retail sales, on-site services,
eating and drinking establishments, taverns, daycares, preschools, indoor
recreational facilities, pet daycares, craft distilleries/small wineries/micro-
breweries with tasting rooms, general offices not located on the ground floor, and
similar uses as determined by the Administrator.
Office, retail, and eating and drinking establishments are all outright permitted
uses within the CA zone.
Staff Comment: The applicant is proposing a mixed-use building with commercial
uses on the first floor along NE 4th St and Bremerton Ave NE, and multi-family
attached dwellings on levels 2 through 5. The structured parking garage is
proposed to be located below grade and partially along the first floor, fronting
Bremerton Ave NE, and would occupy approximately 52 percent (52%) of the first-
floor area. It is anticipated that the uses along NE 4th St and Bremerton Ave NE at
street level would likely include retail and/or restaurant uses (Exhibit 2). The
applicant is proposing four (4) floors of residential use above the commercial and
structured parking uses. All uses proposed are permitted uses within the CA zone
as part of a mixed-use building.
✓
Density: The minimum density required in the CA zone is 20.0 dwelling units per
net acre. The maximum density permitted is 60 dwelling units per net acre in the
City Center and Highlands Community Planning Areas and 30 dwelling units per
net acre in the East Plateau and Kennydale Community Planning Areas. Net density
is calculated after the deduction of sensitive areas, areas intended for public right-
of-way, and private access easements.
Staff Comment: After the deduction of 3,821 square feet from the 23,170-square-
foot gross site area for the dedication of right-of-way, the project site would have a
net area of 19,349 square feet (0.444 acres). The proposal for 26 dwelling units on
the 0.444 net acre site would result in a net density of 58.5 dwelling units per acre
(26 du / 0.444 acres = 58.5 du/ac), which is within the density range permitted in
the CA zone when located within the Highland Community Planning Area.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The existing site area totals 23,170 square feet and, after the
required right-of-way dedication, the project site would have a total area of 19,349
square feet which is more than the minimum lot size requirement of 5,000 square
feet. The proposed development does not include a subdivision. After right-of-way
dedication, the lot would comply with the minimum lot size requirement of the CA
zone.
✓
Setbacks: The minimum front yard setback is 15 ft. A maximum front yard setback
of 20 ft. is required. The minimum secondary front yard setback is 15 ft. The
maximum secondary front yard setback is 20 feet. There are no minimum side or
rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned
residential.
The minimum setback may be modified through the site plan review process if it
can be demonstrated to the Administrator’s satisfaction that the following criteria
are met:
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 8 of 50
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i. The perceived scale of the proposed structure that is created by the reduced
setback is compatible with the abutting structures and the surrounding
neighborhood; and
ii. The required street frontage landscaping identified in RMC 4-4-070F.1 is
increased to 15 feet (15') along all public street frontages with the exception of
walkways, driveways, programmed pedestrian plazas, and the area of reduced
setback; and
iii. Enhanced landscaping, such as increased caliper size of trees, increased
container size of shrubs, and/or increased quantity or diversity of plantings, is
provided within the public right-of-way on the street frontage abutting the reduced
setback; and
iv. The project includes a public art installation, subject to review and approval,
with a minimum monetary value of one percent (1%) of the assessed value of the
proposed structure, or when the Administrator determines that it is impractical to
install public art on-site, payment of a fee-in-lieu may be approved in an amount
of money approximating one percent (1%) of the assessed value of the proposed
structure; and
v. The design of the proposed structure complies with all of the following
requirements:
a. Back of house facilities such as walk-in freezers, bathrooms, breakrooms,
storage rooms, or other rooms that do not contain windows, are not
located along any building facade that fronts a public street; and
b. Floor to ceiling transparent windows are provided for at least 50 percent
(50%) of the ground floor building facade that fronts a reduced setback;
and
c. The proposed structure includes design features such as step-backs of
upper levels, changes in roof plane, and changes in roof form/slope in a
manner that serves to reduce the apparent bulk of the proposed structure;
and
d. Canopies or similar design features are provided along any building facade
that fronts a public street, with emphasis provided to the primary entry;
and
e. Structured parking is not located along any building facade that fronts a
reduced setback.
Alternatively, the minimum setback may be modified through the site plan review
process if it can be demonstrated to the Administrator’s satisfaction that the
reduced setback would result in the protection and preservation of Priority One
trees, as identified in RMC 4-4-130H.1.b, that would otherwise not practicably be
retained without reduction of the minimum setback.
Staff Comment: Along NE 4th St, the applicant is proposing a 20-foot (20’) setback
at the southeast corner of the building. The property line tapers to the north, from
east to west, and the southwest corner of the building would maintain a front yard
setback of approximately 17 feet (17’) from NE 4th St. The applicant is proposing a
ten-foot (10’) secondary front yard building setback along Bremerton Ave NE, after
14.5 feet (14.5’) of right-of-way dedication.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 9 of 50
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The applicant submitted a justification for the requested setback reduction (Exhibit
20). The applicant contends that the proposed building design and scale would be
consistent with neighboring multi-family/mixed-use structures and would be
compatible with other commercial developments along the street. The proposed
landscaping would incorporate plazas along the commercial facade, and would
comply with the 15-foot (15’) requirement in the areas where the setback is not
reduced. The proposal includes an art installation (Exhibit 2) which would be
located within the plaza near the intersection of Bremerton Ave NE and NE 4th St.
The proposed facade within the reduced setback includes commercial frontages
and does not include ‘back of house’ functions on the street side. The facade
includes floor to ceiling glazing exceeding 50 percent (50%) of the street frontage.
The elevation is stepped and provides visual relief in various locations which helps
break up the structure into more intricate and complex forms. Canopies have been
incorporated into the design to offer shelter as well as to help draw visitors to the
entrances of the building. Most structured parking is located below grade. The
main floor parking area is designed to be open, similar to the glazed commercial
spaces so as not to visually encroach on the streetscape and to offer an inviting
and airy feel.
✓
Building Standards: The CA zone has a maximum building coverage 65% of total
lot area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. for vertically
mixed use buildings (commercial and residential). Heights may exceed the Zone’s
maximum height with a Conditional Use Permit.
Staff Comment: The proposed building would include parking within the structure.
As a result, a maximum building coverage of 75 percent (75%) of the lot area would
be applicable. Based on conceptual site plans, the total proposed building
footprint is 11,922 square feet. After all right-of-way dedications, the building
coverage would total 61.6 percent (11,922 square feet / 19,349 square feet =
61.6%). The proposed building coverage is less than the maximum building
coverage of 75 percent (75%) permitted, as parking would be provided within the
on-site parking garage.
The building height, from the average grade (-7’-10”) to the top of the roof (62’-2”)
is 70 feet (70’), which complies with the maximum building height of 70 feet (70’)
for a mixed-use building.
Additionally, there are no impervious coverage maximums for the CA zone. The
proposed structure with other associated improvements including impervious
surfaces for parking area would cover approximately 95 percent (95%) of the site
(18,442 square feet / 19,349 square feet = 95%).
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Minimum planting strip widths
between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover shall be planted within planting strips pursuant to the following
standards, provided there shall be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the
width of the planting strip and the presence or lack of overhead power lines;
provided, the Administrator and City arborist shall each retain the right to reject
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
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any proposed cultivar regardless of whether or not the cultivar is on the City’s
Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb
and the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet
required spacing distances from facilities located in the right-of-way including, but
not limited to, underground utilities, street lights, utility poles, traffic signs, fire
hydrants, and driveways; such spacing standards are identified in the City’s
Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the
street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent
(90%) coverage of the landscaped area within three (3) years of installation.
All of the landscaped area that is not planted with trees and shrubs or covered with
a tree grate must be planted in ground cover plants, which may include grasses.
Mulch must be confined to areas underneath plants and is not a substitute for
ground cover plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot
size, provided such plants have well-developed roots and are not root bound or J-
rooted; alternative standards may be applied pursuant to RMC 4-4-070C. Area
planted in ground cover plants, other than grass seed or sod, must be planted in
triangular spacing. Ground cover plants must be planted at a density that will cover
the entire area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards
within three (3) years of planting. Shrubs must be at least a two (2) gallon container
size at planting. Shrubs shall be in beds that include a layer of mulch at least two
inches (2") in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the
time of planting must be fully branched and a minimum of six feet (6') in height.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
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Except for trees with a tree grate, trees shall include a mulch ring that has a depth
of at least three inches (3") and is at least three feet (3') in radius around the tree.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as
follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of
landscaping per parking space, 51 and 99 spaces shall provide 25 sf of
landscaping per parking space, and 100 or more spaces shall provide 35 sf of
landscaping per parking space. Perimeter parking lot landscaping shall be at least
10 feet in width, interior parking lot landscaped areas shall have minimum
dimensions of 8 feet (8’) by 12 feet (12’).
A permanent built-in irrigation system with an automatic controller shall be
installed, used, and maintained in working order in all landscaped areas.
Staff Comment: The applicant submitted Conceptual Landscape Plans, prepared
by Origin Design Group, dated July 13, 2018 (Exhibit 4), with the project application
materials. The submitted landscape plans include landscaping between the
building and public sidewalk, a landscape buffer along the north property line, and
required street trees between the curb and sidewalk within the public right-of-way.
The proposed landscape plant schedule includes the following vegetation:
Vanderwolf pyramid limber pine, ‘Fastigiata’ maidenhair, Greenspire linden,
Goldflame spirea, Pygmy barberry, David viburnum, Munstead lavender, Dwarf
heavenly bamboo, Tiny wine ninebark, Silver maiden grass, Red-flowering currant,
Blue oat grass, ‘Snow queen’ hydrangea, Pink Winky hydrangea, Oregon grape,
Artic Sun redtwig dogwood, Common snowberry, Chamisso sedge, ornamental
alpine strawberry, Boxleaf honeysuckle, and lawn. Eight (8) Tilia cordata
‘Greenspire’ (Greenspire linden) trees are the proposed street trees that would be
planted along Bremerton Ave NE and NE 4th St. Greenspire linden trees are not on
the City’s approved street tree planting list. Staff recommends, as a condition of
approval, that a detailed landscape plan be submitted at the time of construction
permit review. The detailed landscape plan shall include, but not be limited to,
street tree species selected from the City’s approved tree list. The detailed
landscape plan shall be submitted to the Current Planning Project Manager for
review and approval.
Ten feet (10') of on-site landscaping is required along all public street frontages,
with the exception of areas for required walkways, driveways and those zones with
building setbacks less than ten feet (10'). This street frontage landscaping buffer
requires a mix of trees, shrubs, and ground cover to comply with landscape
regulations. A detailed landscape plan would be submitted and reviewed for
landscape code compliance at civil construction permit submittal.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
(4-4-130) require the retention of 30 percent of trees in a commercial
development. Tree credit requirements shall apply at a minimum rate of thirty (30)
credits per net acre.
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
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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 a Tree Retention Plan with the Landscape
Plans. No significant trees are located on-site; therefore, no tree retention
requirements would be triggered. According to the Tree Retention Plan, there are
13 blackwood cottonwood trees located within the public right-of-way (ROW)
along Bremerton Ave NE. These 13 trees within the ROW would be removed to
widen the public road and to complete frontage improvements. The applicant is
proposing to plant up to eight (8) trees in the planter strip and four (4) trees on-site.
The proposed project is required to provide a minimum of 30 tree credit units per
net acre. The project site would have a net developable area of 19,349 square feet
(0.444 acres) and would be required to provide a total of 13 tree credits on-site. As
shown on the submitted Conceptual Landscape Plan, one (1) small species tree
(Vanderwolf pyramid limber pine) is proposed to be planted on-site, which would
provide 0.25 tree credits. Additionally, three (3) medium species trees (‘Fastigiata’
maidenhair) are proposed to be planted, which would provide an additional three
(3) tree credits, for a total of 3.25 tree credits. The proposal for 3.25 tree credits is
less than the 13 tree credits required. Staff recommends, as a condition of
approval, that a final tree retention and replacement plan be submitted at the time
of civil construction permit review. The final tree retention and replacement plan
shall include the planting of an additional 9.75 tree credits to satisfy the 13 required
tree credits on the project site. The final tree retention and replacement plan shall
be reviewed and approved by the Current Planning Project Manager. Alternatively,
if it is determined by the Current Planning Project Manager that it is infeasible to
supplement trees on the site, payment into the City’s Urban Forestry Program fund
may be approved in accordance with RMC 4-4-130H.1.f.
✓
Screening: All on-site surface mounted utility equipment shall be screened from
public view. Screening shall consist of equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height at least as high as the equipment it
screens, or a landscaped visual barrier allowing for reasonable access to
equipment. Equipment cabinets, fencing, and walls shall be made of materials
and/or colors compatible with building materials. All operating equipment located
on the roof of any building shall be enclosed so as to be screened from public view.
Staff Comment: The applicant is proposing to screen the utility equipment within
the building. All other utilities would be located within an underground vault or
would be screened with landscaping. The project design includes adequate on-site
screening for utility equipment from public view through the combination of
landscaping, building architecture, and placement.
✓ Refuse and Recycling: The refuse and recyclables deposit area and collection
points for multi-family residences shall be required to provide a minimum of one
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and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall
be provided for recyclables deposit areas. A minimum of three (3) square feet per
dwelling unit shall be provided for refuse deposit areas. A total minimum area of
eighty (80) square feet shall be provided for refuse and recyclables deposit areas.
In manufacturing and other nonresidential developments, a minimum of three (3)
square feet per every one thousand (1,000) square feet of building gross floor area
shall be provided for recyclables deposit areas and a minimum of six (6) square
feet per one thousand (1,000) square feet of building gross floor area shall be
provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables
deposit areas and a minimum of ten (10) square feet per one thousand (1,000)
square feet of building gross floor area shall be provided for refuse deposit areas.
A total minimum area of one hundred (100) square feet shall be provided for
recycling and refuse deposit areas.
Outdoor refuse and recyclables deposit areas and collection points shall not be
located within fifty feet (50') of a lot zoned residential, except by approval through
the site development plan review process, or through the modification process if
exempt from site development plan review.
Staff Comment: The applicant would provide a 273-square-foot refuse and
recycling location in the underground parking level on the east side of the building,
approximately in the middle of the structure on the east side of the drive aisle
(Exhibit 2). The enclosure would be accessible for users. The refuse and recycling
area would be incorporated into the building and enclosed on three sides with full-
height, six-inch (6”) concrete walls. A minimum 12-foot (12’) wide chain-link gate,
or equivalent, would be provided along the front.
Based on the proposal for 26 dwelling units, a minimum of 39 square feet of
recyclable deposit area and 78 square feet of refuse deposit area is required, for a
total minimum of 117 square feet.
Based on the proposal for 1,446 square feet of restaurant use, a total of four (4)
square feet would be required for recyclable deposit area and nine (9) square feet
of refuse deposit area would be required, for a total minimum area of 13 square
feet. Based on the proposal for 4,481 square feet of retail use, a total of 22 square
feet would be required for recyclable deposit area and 45 square feet of refuse
deposit area would be required, for a total minimum area of 67 square feet.
Together the commercial uses would require a combined refuse and recyclable
deposit area of 80 square feet (13 square feet + 67 square feet = 80 square feet).
The requirement of 80 square feet of refuse and recyclable deposit areas is less
than the minimum 100-square-foot requirement; therefore, a total minimum of 100
square feet of refuse and recyclable deposit areas would be required for the
restaurant and retail uses.
The project as a whole would require a total minimum area of 217 square feet of
refuse and recyclable deposit areas (117 + 100 = 217 square feet). The proposal for
273 square feet complies with the minimum requirement of 217 square feet. See
additional discussion below in FOF 17, Design District Review: Service Element
Location and Design.
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Compliant if
condition of
approval is
met
Vehicular Access: A connection shall be provided for site-to-site vehicle access
ways, where topographically feasible, to allow a smooth flow of traffic across
abutting CA lots without the need to use a street. Access may comprise the aisle
between rows of parking stalls, but is not allowed between a building and a public
street.
Staff Comment: The existing configuration of the development site could provide
for site-to-site vehicle access way using the paved driveway located along the
north side of the proposed building. If the paved driveway included an access
easement, a connection could be provided that would allow for site-to-site vehicle
access ways. Therefore, staff recommends as a condition of approval, that the
applicant shall grant a private access easement to the CA zoned parcel located to
the east of the project site, specifically parcel no. 1023059117. The access
easement document shall be reviewed and approved by the Current Planning
Project Manager and Development Engineering and shall be recorded prior to
Temporary Certificate of Occupancy.
✓
Parking: The total requirements for off-street parking facilities shall be the sum of
the requirements for the several uses computed separately, unless the building is
classified as a “shopping center” as defined in RMC 4-11-190.
Attached dwellings within all other zones require a minimum of one (1) per dwelling
unit up to a maximum of 1.75 per dwelling unit. Eating and drinking establishments
and taverns require a minimum and maximum of 10 per 1,000 square feet of dining
area. Retail sales requires a minimum and maximum of 2.5 per 1,000 square feet
of net floor area.
Standard parking stall dimensions for structured parking are eight feet, four inches
(8'4") in width by fifteen feet (15'), compact stall dimensions are seven feet, six
inches (7'6") in width by twelve feet (12') in length.
Staff Comment: The applicant is proposing 26 dwelling units, which would require
between 26 and 46 parking spaces; 1,446 square feet of restaurant space with 850
square feet of dining area would require a minimum and maximum of nine (9)
parking spaces; 4,481 square feet of retail space would require a minimum and
maximum of 11 parking spaces. Based on the aforementioned uses and square
footages, the proposal would be required to provide between 46 and 66 spaces.
The submitted materials indicate that a total of 49 spaces would be provided. This
includes 23 standard spaces (8'4" x 15’), 24 compact spaces (7’6” x 12’) and 2
accessible spaces. The total proposed parking spaces would comply with the
minimum number of parking spaces required for the designated uses within the
proposed structure. The applicant would also provide parking spaces for up to
seven (7) motorcycles between the two (2) proposed parking levels, which is still
within the allowed parking stall range.
Compliant if
condition of
approval is
met
Bicycle Parking: One-half (0.5) bicycle parking space per one dwelling unit. All
other uses are required to provide bicycle parking spaces equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: One-half (0.5) bicycle parking space per one (1) dwelling unit is
required for projects with more than five (5) dwelling units. Based on the proposal
for 26 attached dwelling units, a total of twelve (13) bicycle parking spaces are
required for the residential units. Per RMC 4-4-080F.11 bicycle parking spaces are
required at 10% of the number of required off-street parking spaces for all other
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uses. Based on the proposal for 6,108 square feet of restaurant/retail uses and a
combined minimum/maximum parking requirement of 20 spaces, the project
would be required to provide two (2) bicycle parking spaces. Together, this would
result in a total of 15 required bicycle parking spaces on the project site. Twelve
(12) bicycle parking spaces are designated within the lower level of the
underground parking garage, which is less than the minimum thirteen (13) spaces
required, and two (2) additional bicycle parking spaces are proposed within the
upper level of the structured parking area as shown on the architectural floor plans
(Exhibit 2).
Bicycle parking required for the multi-family units shall be provided for secure
extended use and shall protect the entire bicycle, its components, and
accessories from theft and weather. Acceptable examples include bike lockers;
bike check-in systems; in-building parking; and limited-access, fenced areas with
weather protection. For in-building bike parking and limited-access fenced areas,
fixed structures for locking individual bikes, such as racks, must be provided within
the facility. The two (2) stalls that shall be provided for the restaurant/retail uses
are to be conveniently located to the street right-of-way and be within 50 feet (50’)
of the main entrance of the building. Therefore, staff recommends as a condition
of approval, that the applicant submit revised floor plans and site plan with the
building permit application identifying the location of code-compliant bicycle
parking that meets the standards of RMC 4-4-080.F.11, and provides a minimum of
15 bicycle parking stalls. The revised floor plans, site plan and bicycle parking
details shall be reviewed and approved by the Current Planning Project Manager
prior to building permit approval.
✓
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: The applicant is proposing a nearly 15-foot (15’) long L-shape
retaining wall along Bremerton Ave NE in order to maintain the street level grade
along the commercial frontage. The retaining wall would allow the applicant to
install stairs to accommodate the grade change between the north and south parts
of the building. The height of the L-shaped retaining wall would be less than eight
feet (8’) at approximately five feet (5’). The top of the retaining wall would be
between average grade at -7’10” and level 1 0’0”, and it does not pose a traffic
vision hazard (Exhibit 3). The retaining wall would comply with the minimum three-
foot (3') setback to the abutting public rights-of-way, located approximately five-
foot six inches (5’6”) from the west property line.
As previously mentioned, the applicant is proposing to install an outdoor set of
stairs to accommodate the grade change between the north and south parts of the
building. The stair design includes an exposed concrete wall with a maximum
height of four feet (4’) along at a zero-foot (0’) setback from the public right-of-way.
The exposed concrete wall further extends approximately seventy-eight feet and
seven inches (78’7”) south from the outdoor set of stairs located between the
commercial facade and the parking garage facade.
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17. Design District Review: The project site is located within Design District ‘D’. The following table
contains project elements intended to comply with the standards of the Design District ‘D’ Standards
and guidelines, as outlined in RMC 4-3-100E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that
businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available
to other structures and open space. To ensure an appropriate transition between buildings,
parking areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as
well as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. Lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be
provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: See FOF 20, Site Plan Review. The proposal includes an average
18.5-foot (18.5’) building setback from NE 4th St, a 10-foot (10’) building setback
from Bremerton Ave NE and a minimum 26-foot (26’) setback to the north property
line. The semi-private space located on the second-story roof deck would have
access to sun as it maintains an eastern exposure and the third story does not
extend over this area. It is anticipated that these setbacks would allow adequate
natural light and sun exposure to be maintained to the surrounding commercial
and residential uses on the abutting or adjacent properties.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The project site is a rectangular shaped parcel, bounded by NE
4th St on the south and Bremerton Ave NE on the west. The commercial uses on
the ground floor would be oriented to the south and west with clear connections
to private and public sidewalks along the project frontages.
✓
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: See previous discussion above.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
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b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable. No residential uses are proposed at street level.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that
building entries further the pedestrian nature of the fronting sidewalk and the urban character of
the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent
entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall
be provided and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
all conditions
of approval
are met
Standard: A primary entrance of each building shall be located on the façade
facing a street, shall be prominent, visible from the street, connected by a
walkway to the public sidewalk, and include human-scale elements.
Staff Comment: The proposed building would have two (2) entries along NE 4th St
(building entry and a staircase entry to the residential units above the first floor)
and six (6) entries facing Bremerton Ave NE, which includes four (4) for the non-
residential uses and two (2) for the underground parking garage. See FOF 16,
Zoning Development Standard Compliance: Fences and Retaining Walls for staff
recommended condition of approval for a more pedestrian friendly design along
Bremerton Ave NE.
✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: The primary building entries have been made visibly prominent
through the use of storefront facade, metal canopy and landscaping. In addition,
see Ground Level Details.
✓
Standard: Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller
than thirty feet (30') in height shall also ensure that the weather protection is
proportional to the distance above ground level.
Staff Comment: Building entries have been clearly marked through the use of
glazing and landscaping. In addition, canopies have been used above the building
entrances at approximately 14 feet (14’) above ground level. The canopies would
be slightly angled upward, starting at approximately 14 feet (14’) above finished
grade and extending to approximately 15.5 feet (15.5’) above finished grade. The
weather protection canopy is located over the building entrances along NE 4th St
and Bremerton Ave NE.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related
to the street.
Staff Comment: Not applicable. There are no surface parking lots proposed.
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✓
Standard: Features such as entries, lobbies, and display windows shall be
oriented to a street or pedestrian-oriented space; otherwise, screening or
decorative features should be incorporated.
Staff Comment: All building entries would be oriented toward a public street.
There are two (2) building entries proposed to face NE 4th St, and six (6) building
entries are proposed to face Bremerton Ave NE.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries
by providing a continuous network of pedestrian paths and open spaces that
incorporate landscaping.
Staff Comment: Not applicable, as there is only one (1) building proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the
street shall include entries from front yards to provide transition space from the
street or entries from an open space such as a courtyard or garden that is
accessible from the street.
Staff Comment: Not applicable, as no ground-floor residential units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-
established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition
where new buildings differ from surrounding development in terms of building height, bulk and
scale.
✓
Standard: At least one of the following design elements shall be used to promote
a transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance
with the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk
and transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear
of a building in order to reduce the bulk and scale of larger buildings and/or so that
sunlight reaches adjacent and/or abutting yards.
Staff Comment: The project site abuts a commercial zoned property to the east.
To promote a transition to the commercial use to the east, the applicant has
implemented modulation and articulation into the building form. In addition, the
applicant is proposing shed roofs, balconies and building step backs along the
east elevation to reduce the apparent bulk and scale of the proposed building.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles,
loading docks) by locating service and loading areas away from high-volume pedestrian areas, and
screening them from view in high visibility areas.
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Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians
and other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not
adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement
vegetative screening in addition to or as part of service enclosures.
Compliant if
condition of
approval is
met
Standard: Service elements shall be located and designed to minimize the
impacts on the pedestrian environment and adjacent uses. Service elements
shall be concentrated and located where they are accessible to service vehicles
and convenient for tenant use.
Staff Comment: See previous discussion above under FOF 16, Zoning
Development Standard Compliance: Refuse and Recycling. It is unclear to staff if
the refuse and recyclables deposit area is easily and safely accessible to hauling
trucks. Therefore, staff recommends, as a condition of approval, the refuse and
recyclables deposit area location be approved by the City of Renton’s solid waste
utility provider prior to building permit issuance.
✓
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The refuse/recycling room is located in the underground parking
garage and would be enclosed on all sides.
✓
Standard: Service enclosures shall be made of masonry, ornamental metal or
wood, or some combination of the three (3).
Staff Comment: See previous discussion above.
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-
oriented space, a landscaped planting strip, minimum 3 feet wide, shall be
located on 3 sides of such facility.
Staff Comment: The refuse/recycling room would be located within the
underground parking garage and would not be adjacent to a street, pathway, or
pedestrian-oriented space.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design
features and architectural elements at gateways should be provided. While gateways should be
distinctive within the context of the district, they should also be compatible with the district in form
and scale.
Guidelines: Development that occurs at gateways shall be distinguished with features that
visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their
locations in the City. Examples of these types of features include monuments, public art, and
public plazas.
N/A Standard: Developments located at district gateways shall be marked with
visually prominent features.
N/A Standard: Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles.
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N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not
qualify).
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access; incorporate various modes of transportation,
including public mass transit, in order to reduce traffic volumes and other impacts from vehicles;
ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of
parking areas; allow an active pedestrian environment by maintaining contiguous street frontages,
without parking lot siting along sidewalks and building facades; minimize the visual impact of
parking lots; and use access streets and parking to maintain an urban edge to the district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily
in back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of
the parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
✓
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: See previous discussion above under FOF 16, Zoning
Development Standard Compliance: Parking.
✓
Standard: Parking shall be located so that it is screened from surrounding streets
by buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See previous discussion above under FOF 16, Zoning
Development Standard Compliance: Parking.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce
the overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 21 of 50
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✓
Standard: Parking structures shall provide space for ground floor commercial
uses along street frontages at a minimum of seventy five percent (75%) of the
building frontage width.
Staff Comment: The exposed structured parking is located along the northern half
of the project site. At street level, the southern portion of the project site would
remain as commercial space. The commercial space occupying the ground floor
along NE 4th St would utilize approximately fifty-nine feet and three inches (59’3”)
of the approximately sixty-eight and one-half total linear feet (68.5’) of frontage,
resulting in 86.5 percent (86.5%) of commercial frontage. Along Bremerton Ave
NE, the proposed commercial uses would utilize 96 feet (96’) of the 201 feet (201’)
of frontage, which results in approximately 48 percent (48%) of commercial
frontage. The location of the structured parking provides adequate parking for the
uses while also allowing the commercial space to dominate the facade at the
intersection of NE 4th St and Bremerton Ave NE. The proposal complies with the
guidelines of this standard.
Compliant if
condition of
approval is
met
Standard: The entire façade must feature a pedestrian-oriented façade. The
Administrator may approve parking structures that do not feature a pedestrian
orientation in limited circumstances. If allowed, the structure shall be set back at
least six feet (6') from the sidewalk and feature substantial landscaping. This
landscaping shall include a combination of evergreen and deciduous trees,
shrubs, and ground cover. This setback shall be increased to ten feet (10') when
abutting a primary arterial and/or minor arterial.
Staff Comment: The building facade is pedestrian oriented with pedestrian
pathways and landscaping. Along Bremerton Ave NE, the ground floor of the
building is divided into a commercial space and structured parking. The parking
facade is 105 feet (105’) in length, and the commercial portion is 96 feet (96’) in
length. As previously discussed, the west building facade is set back ten feet (10’)
from the public sidewalk. The applicant is proposing a landscape screen along the
exterior wall of the parking garage. With the addition of a 14-foot (14’) wide by
eight-foot (8’) tall metal-framed greenscreen near the lower underground parking
entrance, staff finds that substantial landscaping can be achieved within this
project. Therefore, as a condition of approval, staff is recommending that the
detailed landscape plan include climbing vines on the greenscreen proposed near
the parking garage pedestrian entrance along Bremerton Ave NE. The applicant
shall submit a green wall detail with the final landscape plan for review and
approval by the Current Planning Project Manager prior to issuance of the civil
construction permit.
Compliant if
all conditions
of approval
are met
Standard: Public facing facades shall be articulated by arches, lintels, masonry
trim, or other architectural elements and/or materials.
Staff Comment: The facades facing public rights-of-way would include
modulation, glazing, and landscaped areas to enhance the facade and draw
attention away from the structured parking entrances, if all other conditions of
approval are complied with.
✓ Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 22 of 50
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Staff Comment: The proposed building would have a couple of pedestrian entries
from Bremerton Ave NE to the parking garage (considered to be the side street),
which complies with this standard.
Compliant if
all conditions
of approval
are met
Standard: Parking garages at grade shall include screening or be enclosed from
view with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: See previous discussion above under FOF 16, Zoning
Development Standard Compliance: Setbacks and FOF 17, Design District
Review: Structured Parking Garages. Staff previously recommended, as a
condition of approval, that the applicant provide a green wall planting detail for the
greenscreen proposed near the pedestrian parking garage entrance.
✓
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design
treatment meets the intent of these standards and guidelines. Possible
treatments to reduce the setback include landscaping components plus one or
more of the following integrated with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
Staff Comment: The applicant is requesting a five-foot (5’) reduction from the 15-
foot (15’) minimum setback required from Bremerton Ave NE. The applicant has
proposed landscaping within the 10-foot (10’) proposed setback that would
consist primarily of two (2) ‘Fastigiata’ maidenhair tree, one (1) Vanderwolf
pyramid limber pine tree, Boxleaf honeysuckle, Pygmy barberry, Dwarf heavenly
bamboo, Silver maiden grass, ‘Snow queen’ hydrangea, Goldflame spirea, David
viburnum, Tiny wine ninebark, Oregon grape, and Blue oat grass. In addition, six
(6) street trees would be located within the eight-foot (8’) wide planter strip on
Bremerton Ave NE to provide additional landscape screening. In addition, as
shown on the submitted Architectural Plans (Exhibit 2), the proposed elevations
would include metal panels, metal siding, a parking barrier cable, canopies,
greenscreen, textured concrete and exposed scored concrete, which would meet
the intent of these standards.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 23 of 50
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Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be
minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when available.
If not available, access shall occur at side streets.
Staff Comment: See previous discussion above under FOF 16, Zoning
Development Standard Compliance: Vehicular Access.
✓
Standard: The number of driveways and curb cuts shall be minimized for
vehicular access purposes, so that pedestrian circulation along the sidewalk is
minimally impeded.
Staff Comment: See previous discussion above under FOF 16, Zoning
Development Standard Compliance: Vehicular Access.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development by creating pedestrian networks and by
providing strong links from streets and drives to building entrances; make the pedestrian
environment safe, convenient, comfortable, and pleasant to walk between businesses, on
sidewalks, to and from access points, and through parking lots; and promote the use of multi-
modal and public transportation systems in order to reduce other vehicular traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the
pedestrian environment, and provides a way for pedestrians to walk from one location to another
without having to drive their vehicle.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings
from parking areas. Providing pedestrian connections to abutting properties is an important
aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways
shall be easily identifiable to pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly delineated
and connect buildings, open space, and parking areas with the sidewalk system
and abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase
safety.
b. Pathways shall be an all-weather or appropriate permeable walking
surface material, unless the applicant can demonstrate that the proposed
surface is appropriate for the anticipated number of users and
complementary to the design of the development.
Staff Comment: The applicant has proposed pedestrian walkways along the
project site’s NE 4th St and Bremerton Ave NE street frontages. All building entries
would have a direct connection to the public sidewalks. All walkways would be
paved and composed of all-weather walking surfaces.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from
abutting paving materials. Permeable materials are encouraged. The pathways
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 24 of 50
SR_HEX_Report_4th_Dimension_Building_FINAL
shall be perpendicular to the applicable building facade and no greater than one
hundred fifty feet (150') apart.
Staff Comment: Not applicable, as no surface parking is proposed.
✓
Standard: Sidewalks and pathways along the façades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the façades of mixed use and retail
buildings 100 or more feet in width (measured along the façade) shall
provide sidewalks at least 12 feet in width. The walkway shall include an
eight-foot (8’) minimum unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to
be no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: The proposed pedestrian walkways along the building facade
meet or exceed the minimum five-foot (5’) wide interior pathway.
N/A Standard: Mid-block connections between buildings shall be provided.
Compliant if
condition of
approval is
met
Standard: Permeable pavement pedestrian circulation features shall be used
where feasible, consistent with the Surface Water Design Manual.
Staff Comment: The applicant is proposing concrete for the paved walkways. Staff
recommends, as a condition of approval, that the applicant include permeable
pavement materials for pedestrian walkways, where feasible, consistent with the
2022 City of Renton Surface Water Design Manual.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety
of year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall
be included.
Compliant if
all conditions
of approval
are met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at façades along streets, shall be
provided.
Staff Comment: Landscape raingardens and landscape screening are proposed
along the building facades. In addition, staff is recommending a condition of
approval to include a green wall with climbing vines along a portion of the parking
garage facade on Bremerton Ave NE.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained
over an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access
to public spaces or building entrances.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 25 of 50
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Staff Comment: The Architectural Plans (Exhibit 2) included conceptual details for
proposed outdoor furniture and public art. In order to comply with pedestrian
amenity standards, staff recommends as a condition of approval, that the
applicant provide additional details for the proposed public art and site furniture.
The details shall demonstrate that the proposed site furniture and public art would
be made of durable, vandal- and weather-resistant materials that do not retain
rainwater and can be reasonably maintained over an extended period of time. The
site furniture and public art details shall be submitted to and approved by the
Current Planning Project Manager prior to building permit approval.
✓
Standard: Pedestrian overhead weather protection in the form of awnings,
marquees, canopies, or building overhangs shall be provided. These elements
shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy
five percent (75%) of the length of the building facade facing the street, a
maximum height of fifteen feet (15') above the ground elevation, and no lower than
eight feet (8') above ground level.
Staff Comment: The applicant has proposed weather protection over the building
entrances. Along the NE 4th St facade, weather protection is proposed along
approximately 27.5 feet (27.5’) of the 69-foot (69’) facade, or 40 percent (40%) of
the facade. Along the Bremerton Ave NE facade, weather protection is proposed
along approximately 83 feet (83’) of the 201-foot (201’) facade, or 41 percent (41%)
of the facade. Although weather protection would cover less than 75 percent
(75%) of the building facades, the proposed weather protection would be provided
over all the building entrances and along the majority of the commercial facades.
This design would enhance the pedestrian environment and would comply with
the intent of these standards.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents,
workers, and visitors and that these areas are of sufficient size for the intended activity and in
convenient locations. To create usable and inviting open space that is accessible to the public;
and to promote pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented
space at the street corner to emphasize pedestrian activity. Recreation and common open space
areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also
be landscaped and located so that they are appealing to users and pedestrians.
✓
Standard: All mixed-use residential and attached housing developments of ten
(10) or more dwelling units shall provide common open spaces and/or recreation
areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation
area shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide
usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated
low impact development facilities may be used in required or provided
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 26 of 50
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open space where feasible and designed consistent with the Surface
Water Design Manual. Such facilities shall be counted towards no more
than fifty percent (50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
following elements for developments having more than one hundred (100)
units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such
spaces above the street level must feature views or amenities that are
unique to the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate
from the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar
facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters,
drainage facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use
areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties)
courtyards, plazas or passive use areas containing landscaping and
fencing sufficient to create a fully usable area accessible to all
residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without
common access links, such as pedestrian trails.
Staff Comment: Based on the proposal for 26 dwelling units, the project would be
required to provide 1,300 square feet of common open space within the proposed
development. To meet the common open space requirement, the applicant is
proposing the commercial spaces to have patio areas of approximately 977
square feet on the Bremerton Ave NE street side for seating and common uses. In
addition, the applicant is proposing a large patio space of approximately 2,100
square feet for recreational use on the second level for residents.
N/A
Standard: All buildings and developments with over thirty thousand (30,000)
square feet of nonresidential uses (excludes parking garage floorplate areas) shall
provide pedestrian-oriented space.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 27 of 50
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a. The pedestrian-oriented space shall be provided according to the
following formula: 1% of the site area + 1% of the gross building area, at
minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the
abutting structures from the public right-of-way or a nonvehicular
courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving;
and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are
widened or enhanced beyond minimum requirements, the area may
count as pedestrian-oriented space if the Administrator determines
such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank
walls, and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable. The building would not include 30,000 square feet
of commercial space.
N/A
Standard: Public plazas shall be provided at intersections identified in the
Commercial Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 28 of 50
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iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet
with a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled lighting,
and seating. Vegetated low impact development facilities may be used in the
plaza where feasible and designed consistent with the Surface Water Design
Manual. Such facilities shall count towards no more than fifty percent (50%) of the
plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a
human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate. To discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and
ensure that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building façades shall be modulated and/or articulated to reduce the apparent size
of buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale
important to residential buildings.
✓
Standard: All building facades shall include modulation or articulation at
intervals of no more than forty feet (40').
Staff Comment: The proposed building would include modulation and articulation
at intervals of 40 feet (40’) or less along all facades.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 29 of 50
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✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16')
in height, and eight feet (8') in width.
Staff Comment: The modulations meet or exceed these minimum requirements.
Compliant if
condition of
approval is
met
Standard: Buildings greater than one hundred sixty feet (160') in length shall
provide a variety of modulations and articulations to reduce the apparent bulk and
scale of the façade (illustration in District B, below); or provide an additional
special feature such as a clock tower, courtyard, fountain, or public gathering
area.
Staff Comment: Along Bremerton Ave NE, the building facade is greater than 160
feet (160') in length, measuring approximately 201 feet (201’). In order to reduce
the apparent size of the building and add visual interest, the applicant is proposing
a storefront system with a floor-to-ceiling height of 18 feet (18’), with a glazing
height of 14 feet (14’) along the portion of the building with a commercial facade.
See FOF 19, Residential Mixed Use Development Standards for more information.
In addition, the applicant is encouraged to provide a designated space for public
art along Bremerton Ave NE. A public art concept was included with the
Architectural Plan Set (Exhibit 2), however as previously discussed above,
additional details are needed and the proposed public art would need to be
approved by the City of Renton Arts Commission. Therefore, staff recommends as
a condition of approval, that the proposed public art be submitted to the City of
Renton Arts Commission for review and approval prior to building permit approval.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or
distant public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal
wood siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things
such as decorative entry paving, street furniture (benches, etc.), and/or public art.
Compliant if
conditions of
approval are
met
Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the facade’s ground floor.
Staff Comment: Based on the provided elevations, it appears the ground floor of
the proposed building would include human-scaled elements such as canopies,
lighting fixtures, benches, public art, and landscaping. The combination of all
these elements would create a space for an enhanced pedestrian experience. As
a result, staff previously recommended as a condition of approval, that the
applicant provide site furniture that is made of durable, vandal- and weather-
resistant materials that do not retain rainwater and can be reasonably maintained
over an extended period of time. The site furniture details shall be submitted to
and approved by the Current Planning Project Manager prior to building permit
approval.
✓ Standard: Upper portions of building facades shall have clear windows with
visibility into and out of the building. However, screening may be applied to
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 30 of 50
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provide shade and energy efficiency. The minimum amount of light transmittance
for windows shall be 50 percent (50%).
Staff Comment: The upper portion of the building facade includes glazing with
clear windows. Each of the dwelling units would include large windows within the
living areas as well as sliding glass doors leading to the proposed balconies. In
addition, windows are proposed within the stairwells, which would provide natural
illumination within the interior of the building.
Compliance
not yet
demonstrated
Standard: Display windows shall be designed for frequent change of
merchandise, rather than permanent displays. Display racks and fixtures may not
obscure more than fifty percent (50%) of the window space.
Staff Comment: The restaurant and retail spaces along the front facades are
anticipated to have display areas viewable from the pedestrian realm given the
facade treatment with a minimum 14-foot (14’) storefront system along the
commercial portion of the building frontages. The proposed tenant spaces include
flexible spaces that could accommodate window displays to support frequent
merchandise changes; however, display details have not been provided at this
time. In addition, the submitted materials have not yet demonstrated that display
racks and fixtures would not obscure more than 50 percent (50%) of the window
space.
Compliance
not yet
demonstrated
Standard: Window coverings, such as blinds and curtains, must be functional,
they may not be affixed so that they cannot be open and/or closed.
Staff Comment: As described in the previous subsections, the front facing facades
with ground floor commercial uses contain a significant amount of clear glazing
(Exhibit 2). However, details regarding proposed window coverings were not
included with the submitted materials.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: Tinted windows are not proposed. Transparency is a key design
element on the street facing frontages of the building.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and
retaining walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a
window, door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: Architectural detailing, modulation, and articulation are used
through all exterior portions of the building. In addition, landscaping is proposed
along the street frontages, with a dense landscaped buffer proposed along the
portion of the facade which includes the parking garage. Staff finds that there are
no untreated blank walls proposed within this project.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 31 of 50
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✓
Standard: If blank walls are required or unavoidable, blank walls shall be treated
with one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: The proposal includes a combination of landscaping,
architectural modulation, seating areas for facility users, second-level roof deck
seating for facility users, public art and site furniture that have been conditioned
to provide additional design treatment along the ground level facade. Therefore, it
is not anticipated that the proposal would result in the creation of any untreated
blank walls provided all conditions of approval are met.
✓
Standard: Any façade visible to the public shall be comprised of at least fifty
percent (50%) transparent windows and/or doors for at least the portion of the
ground floor facade that is between four feet (4') and eight feet (8') above ground
(as measured on the true elevation).
Staff Comment: Transparent windows and doors would make up the commercial
frontage along Bremerton Ave NE and NE 4th St, which would comply with this
requirement.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual
interest to the building.
✓
Standard: Buildings shall use at least one of the following elements to create
varied and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs;
e. Roof-mounted mechanical equipment shall not be visible to pedestrians;
f. Buildings containing predominantly residential uses shall have pitched
roofs with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
Staff Comment: The proposal includes shed roofs, extended parapets and a
variety of rooflines to create an interesting roof profile.
City of Renton Department of Community & Economic Development
4th Dimension Building
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LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 32 of 50
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d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the
use of materials that reduce the visual bulk of large buildings; and encourage the use of materials
that add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual
appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner.
High quality materials shall be used. If materials like concrete or block walls are used they shall
be enhanced to create variation and enhance their visual appeal.
Compliant if
condition of
approval is
met
Standard: All sides of buildings visible from a street, pathway, parking area, or
open space shall be finished on all sides with the same building materials,
detailing, and color scheme, or if different, with materials of the same quality.
Staff Comment: The applicant submitted architectural building elevations (Exhibit
2) with the project application. The building elevations included a description of
materials proposed to be used on the building. The proposed materials appear to
be high quality in nature and would be utilized on the facades visible to the public.
However, the submitted application materials were conceptual in nature. Staff
recommends, as a condition of approval, that a materials board including material
samples and colors coded to the building elevations be provided at the time of
Building Permit application for review and approval by the Current Planning
Manager.
Compliant if
all conditions
of approval
are met
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The proposed building would include variations in materials as
well as colors (Exhibit 2). As previously recommended above, a materials board
would be required at the time of Building Permit review for formal approval of the
proposed materials and colors.
✓
Standard: Materials, individually or in combination, shall have texture, pattern,
and be detailed on all visible facades.
Staff Comment: See previous discussion above.
✓
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete
masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: Materials proposed include storefront window systems,
cementitious lap siding, cementitious trim, cementitious fascia, steel columns,
metal columns, metal siding, exposed concrete siding, exposed masonry, and
metal railings with metal panels. All proposed materials appear to be of high
quality. However, formal review and approval of the building materials would be
conducted upon review of the materials board. See previous discussion above.
Compliant if
condition of
approval is
met
Standard: If concrete is used, walls shall be enhanced by techniques such as
texturing, reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: A final materials board was not submitted with the project
application materials. However, based on the information submitted, there
appear to be some walls and columns that would be constructed of poured
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 33 of 50
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concrete. Staff recommends, as a condition of approval, that if concrete is used
for walls and/or columns, the concrete shall be enhanced by techniques such as
texturing, reveals, and/or coloring with a concrete coating or admixture. Treatment
of any concrete walls and/or columns proposed should be included on the
materials board submitted as part of the Building Permit application.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral
color, textured blocks and colored mortar, decorative bond pattern and/or shall
incorporate other masonry materials.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The building includes a variation of colors, brick, metal banding,
and textural changes. See previous discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban
Design Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-
100G, urban design sign area regulations. Modifications to the standard requirements found in
RMC 4-4-100G are possible for those proposals that can comply with the Design District intent
and guidelines, as determined by the Administrator; for proposals unable to meet the intent and
guidelines a variance is required.
Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A sign package was not included with the submitted application
materials; therefore, staff was unable to verify compliance with the sign
requirements. Compliance with the sign requirements would be verified at the
time a sign package is submitted for review.
Compliance
not yet
demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated
with the overall building design.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their
location.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should
not be garish in color nor overly lit, although creative design, strong accent colors,
and interesting surface materials and lighting techniques are encouraged.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See previous discussion above.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 34 of 50
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Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten
(10) square feet are permitted as area signs with only the individual letters
back-lit (see illustration, subsection G8 of this Section).
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials
as approved by the Director.
Staff Comment: See previous discussion above.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and
increase the visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with
down-lighting and decorative street lighting.
Staff Comment: A lighting plan and lighting details were not submitted with the
formal land use application materials. Staff recommends, as a condition of
approval, that a lighting plan and light fixture details be submitted at the time of
Building Permit application for review and approval by the Current Planning
Project Manager prior to building permit issuance.
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See previous discussion above.
Compliant if
condition of
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been
approved administratively or is specifically listed as exempt from provisions
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 35 of 50
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approval is
met
located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental
flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See previous discussion above.
18. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all
conditions of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
all
conditions of
approval are
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard 15-foot building setback is
required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High
Landslide Hazard Areas.
Staff Comment: The City’s COR mapping database identifies the property to
contain regulated slopes and a piped stream. The applicant submitted a
Geotechnical Engineering Report with Infiltration Evaluation, prepared by Geo
Group Northwest, Inc., dated May 14, 2018 (Exhibit 5) and a Letter of
Understanding Geologic Risk (Exhibit 19), with the project application. The
geotechnical engineer explored the soil and groundwater conditions at the subject
parcel. Soils observed at the test pits generally consisted of variable density silty
soils and fills which include brick, wood, organic material, concrete and asphalt
debris overlying apparent dense and competent till and gravelly sand and sandy
gravel. According to Geo Group Northwest, the observed underlying soils match
the USDA SCS soil description for Alderwood gravelly sandy loam (AgC) at the
uplands and Everett very gravelly sandy loam (EvB) at the depression. Due to the
presence of silty soils overlying much of the site and the relatively high
groundwater conditions, the geotechnical engineer does not recommend
attempting to infiltrate stormwater at the subject site.
The primary geotechnical concern with regard to the design for the proposed
building is the presence of loose and unacceptable fill soils which present risks of
damage due to soil settlement, if not properly over-excavated and filled with
compacted structural fill. These risks can be mitigated by constructing the building
on top of an augercast pile foundation. According to Geo Group Northwest,
concrete grade beams should be used to connect the pile foundations and
distribute the building loads. A structural concrete slab may be designed and
constructed to support the slab loads and transfer these loads to the piling. Based
upon the depth to competent soils observed at the test pits, pile lengths may be
approximately 20 feet (20’), with a 10-foot (10’) embedment into the competent
dense soil and a minimum diameter of 14 inches (14”). Geo Group Northwest
concludes that the performance of piles depends on how and to what bearing
stratum the piles are installed, and that judgement and experience must be used
as a basis for determining the embedment length and acceptability of a pile. Geo
Group Northwest recommends that a geotechnical engineer be retained to
monitor the pile installation, collect and interpret installation data and verify
suitable bearing stratum. In addition, the geotechnical engineer recommends that
the contractor’s equipment and installation procedure be reviewed by Geo Group
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 36 of 50
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Northwest prior to pile installation to help mitigate problems that may delay work
progress.
Due to the geotechnical recommendations included in the provided geotechnical
report and supplemental letter, and to mitigate for potential impacts the project
proposal could have on the site resulting from project construction, staff
recommended as a SEPA mitigation measure, that the project construction
comply with the recommendations found in the submitted Geotechnical
Engineering Report with Infiltration Evaluation, prepared by Geo Group Northwest,
Inc., dated May 14, 2018, and future addenda. Furthermore, two (2) additional
SEPA mitigation measures were recommended to ensure the geotechnical and
structural engineers review the construction and building plans to verify the
recommendations and specifications are consistent with the geotechnical report
and the geotechnical and structural design of the 4th Dimension Building (Exhibits
1 and 18). For purposes of the Site Plan Review, no further conditions are
recommended.
✓
Streams: The following buffer requirements are applicable to streams in
accordance with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type
Np streams require a 75-foot buffer, and Type Ns streams require a 50-foot buffer.
An additional 15-foot building setback is required from the edge of all stream buffer
areas.
Staff Comment: The applicant submitted a Technical Memorandum for Stream
and Wetland Reconnaissance, prepared by Raedeke Associates, Inc. (Raedeke),
dated June 25, 2019 (Exhibit 6) with the project application. On June 4, 2019,
Raedeke conducted a site investigation of the project to document the existing
piped stream channel and to document any off-site streams or wetlands within the
immediate vicinity. Raedeke observed a four-foot (4’) wide off-site stream channel
approximately 80 feet (80’) east of the project site. The stream channel was found
to be associated with an off-site wetland complex approximately 180 feet (180’)
east of the project site. The wetland contains a palustrine, forested (PFO)
vegetation community and is considered by Raedeke to be a seasonal pond with a
wetland rating of a Category III. As a result, Raedeke determined that the off-site
wetland buffer does not extend onto the project site.
Raedeke classified the off-site stream as Type Ns (non-fish bearing, seasonal). The
off-site stream channel enters an approximately 24-inch (24”) diameter plastic
pipe that extends underneath the central portion of the project site. The flow
continues through a series of drainage pipes before discharging into Maplewood
Creek, approximately 850 feet (850’) west of the site. Based on Raedeke’s review
of historic aerial imagery, the on-site portion of the stream appears to have been
piped sometime between the late 1960s and early 1980s as part of site
development. Aerial imagery available from the Historic Aerials (2019) website
also suggests that the stream historically flowed through the central portion of the
project site and continued off-site further to the west.
The applicant is requesting a variance to allow the piped stream to be redirected
to a new surface channel that would be constructed in the central portion of the
site (Exhibit 15). The new stream channel would be spanned by the new building
that would be constructed over the open top of the channel (Exhibit 7). According
to Raedeke, the existing 24-inch (24”) diameter culvert and pipe servicing the
property are not adequate to accommodate water from the stream during heavy
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA25-000193, SA-H, ECF, RUV-H
Report of October 28, 2025 Page 37 of 50
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storm events. This results in water overtopping the culvert and ponding in the
central portion of the site. The proposed building would be constructed with an
open space under the building footprint to accommodate the new stream channel
and provide additional storage during storm events. The open channel below the
building would be required to be privately maintained. The new building would have
access routes and hatches above the open channel and adjacent to Bremerton
Ave NE to allow access for maintenance at the bottom of the channel. Clearance
of 10 feet (10’) vertically (from highest elevation within horizontal clearance) and
15 feet (15’) horizontally, centered over the channel, would be required by the City.
In addition, an easement would be required to be provided to the City to allow
access to the stream channel in case of an emergency.
According to the Technical Information Report, prepared by Harmsen, LLC, dated
April 25, 2025 (Exhibit 7), the current volumes and water quality standards would
be maintained as part of the proposed project. In addition, new stormwater
generated from the construction of the new building would be detained and treated
on-site before being released to the stormwater system downstream of the project
site. As such, no adverse impacts to water storage, volume, or water quality are
anticipated as part of the proposed site development application. According to
Raedeke, the overall project is anticipated to improve the flow of drainage across
the site and reduce potential impacts from flooding on neighboring properties. In
addition, the applicant concluded that the TIR numbers generated for backwater
and flood storage were suitable for the flow calculations.
For purposes of the Site Plan Review, no further conditions are recommended.
However, the project would need to apply for an HPA for removal of the piped
stream segment and construction of an open channel located under the proposed
building.
✓
Wetlands: The following buffer requirements are applicable to wetlands with low
impact land uses in accordance with RMC 4-3-050G.2:
Wetland
Category Buffer Width
Structure
Setback
beyond Buffer
High
Habitat
Function
(8-9
points)
Moderate
Habitat
Function
(5-7
points)
Low
Habitat
Function
(3-4
points)
All Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
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Report of October 28, 2025 Page 38 of 50
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Staff Comment: See previous discussion above under Streams.
19. Residential Mixed Use Development Standards: Pursuant to RMC 4-4-150, Residential Mixed Use
Development Standards purpose is to ensure that all development is consistent with the goals,
objectives and policies of the Comprehensive Plan and provide development standards for integrated
residential and commercial development within the same building or on the same parcel or
contiguous group of parcels. The proposal is consistent with the Residential Mixed Use Development
Standards, if all conditions of approval are complied with:
Compliance Residential Mixed Use Development Analysis
N/A
a. Design: Where allowed, townhouses or carriage houses shall be subject to the
standards of RMC 4-2-115, Residential Design and Open Space Standards,
applicable to the R-10 and R-14 Zones, in lieu of the Design District Overlay
standards of RMC 4-3-100.
✓
b. Design: For vertically mixed-use buildings, the facade necessary for interior
entrances, lobbies, and areas/facilities developed for the exclusive use of the
building’s residents, or their guests (“lobby facade” for the purposes of this
Section), is limited to thirty five percent (35%) of the overall facade along any
street frontage or the primary facade. The Administrator may allow the lobby
facade to exceed thirty five percent (35%) if the depth of the commercial space
exceeds the minimum required by RMC 4-4-150E, provided the increased
percentage of lobby facade is generally proportional to the increased depth of
commercial space.
Staff Comment: The proposed facade necessary for interior entrances, lobbies,
and areas/facilities developed for the exclusive use of the building’s residents or
their guests is limited to approximately 13.5 percent (13.5%), which is nine feet and
three inches (9’3”) of the sixty-eight and one-half feet (68.5’) of the front facade
along NE 4th St. The entrances along Bremerton Ave NE are exclusive to
commercial use or entrance into the parking garage. See previous discussion
under FOF 17, Design District Review: Structured Parking Garages for more
information.
✓
c. Ground Floor Commercial – Where Required:
1. A vertically mixed use building with at least two (2) residential stories above
ground floor commercial is required:
a. Along any street frontage in the CA Zone;
b. The CD Zone within the Downtown Business District; and
c. Along NE Sunset Blvd. for properties in the CV Zone abutting NE Sunset
Blvd. east of Harrington Avenue NE.
2. A vertically mixed-use building with ground floor commercial is required in
the UC-1 and UC-2 Zones.
Staff Comment: The project is located along a street frontage in the CA zone and
the applicant is proposing to construct a vertically mixed-use building with four (4)
stories of residential above the ground-floor commercial space.
✓ d. Commercial Area Requirement: Within the following zones, any development
wherein dwelling units are proposed shall provide an amount of gross
commercial floor area equivalent to a percentage of the building footprint(s) of
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
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Report of October 28, 2025 Page 39 of 50
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all buildings on site containing residential dwelling units, as specified in the
chart below. The following areas are exempt from commercial space
requirements: CD-zoned properties outside of the Downtown Business
District; and CV-zoned properties not abutting NE Sunset Blvd. east of
Harrington Avenue NE.
CN CV CA CD CO COR UC-1 UC-2
40% 40% 40% 50% 40% 40% 40% 20%
Staff Comment: The applicant is proposing 6,108 square feet of commercial area,
5,141 square feet of garage area, and 640 square feet of elevator/stairs/
mechanical/machine area. The development is proposing dwelling units and
would provide gross commercial square footage equivalent to 51 percent (51%) of
the gross ground-floor area of the building (6,108 square feet / 11,889 square feet
= 51 percent), which exceeds the minimum 40 percent (40%) requirement.
Compliant if
all
conditions of
approval are
met
e. Ground Floor Commercial Space Standards: At a minimum, the
development shall include ground floor commercial space along any street
frontage or, in the absence of street frontage, along the primary facade of the
building in conformance with the following standards:
a. A minimum average depth of thirty feet (30') and no less than twenty feet
(20') at any given point;
b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum
clear height of fifteen feet (15') unless a lesser clear height is approved by
the Administrator;
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen
hood/exhaust.
Staff Comment: The project floor plans include commercial space with between
approximately 37 feet (37’) to 66 feet (66’) of depth at any given point along Level 1.
The applicant is proposing a floor-to-ceiling height of 18 feet (18’), and the
minimum clear height also appears to be eighteen feet (18’). The store front
windows are proposed up to a height of 14 feet (14’).
The applicant would be required to install ADA compliant bathrooms, a central
plumbing drain line, and a grease trap and a ventilation shaft for a commercial
kitchen hood/exhaust. Details of these ground floor commercial space standards
were not submitted with the formal land use application materials. Staff
recommends, as a condition of approval, that the applicant provide building floor
plans with details for ADA compliant bathrooms, a central plumbing drain line, and
a grease trap and a ventilation shaft for a commercial kitchen hood/exhaust at the
time of Building Permit application for review and approval by the Current Planning
Project Manager.
20. Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for development in the
Commercial Arterial (CA) zoning classification when it is not exempt from Environmental (SEPA)
Review. For Master Plan applications, compliance with the review criteria for Site Plans are analyzed
at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given
Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-
City of Renton Department of Community & Economic Development
4th Dimension Building
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Report of October 28, 2025 Page 40 of 50
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200E.3, the following table contains project elements intended to comply with the level of detail
needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan
Compliance.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
all
conditions of
approval are
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of
development on a particular portion of the site.
Staff Comment: See FOF 17, Design District Review: Building Character and
Massing. The surrounding parcels are zoned CA. The previously developed
surrounding properties consists of a mixture of attached multi-story dwelling units
and commercial retail businesses along the NE 4th St corridor. The proposed
mixed-use building would not appear out of scale with surrounding development
along NE 4th St.
Circulation: Providing desirable transitions and linkages between uses,
streets, walkways and adjacent properties.
Staff Comment: The proposed development would provide vehicular access to
Bremerton Ave NE from an access driveway that serves the multi-level structured
parking garage. Pedestrian connections would be provided from the building to
the public sidewalks. In addition, see previous discussion under FOF 16, Zoning
Development Standard Compliance: Vehicular Access.
Utilities, Loading and Storage Areas: Locating, designing and screening
storage areas, utilities, rooftop equipment, loading areas, and refuse and
recyclables to minimize views from surrounding properties. Locate utilities
underground consistent with RMC 4-6-090.
Staff Comment: See FOF 16, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposed building is taller than the structures surrounding the
development. However, the proposed building complies with the height
City of Renton Department of Community & Economic Development
4th Dimension Building
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Report of October 28, 2025 Page 41 of 50
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requirements of the CA zone, and there do not appear to be any view corridors that
would be obstructed by the construction of the proposed mixed-use building.
Landscaping: Using landscaping to provide transitions between development
and surrounding properties to reduce noise and glare, maintain privacy, and
generally enhance the appearance of the project.
Staff Comment: See discussion under FOF 16, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application. Therefore,
staff recommended, as a condition of approval, that a lighting plan be provided at
the time of building permit application (see Lighting discussion under FOF 17,
Design Review: Lighting).
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed building has been situated on the project site such
that a minimum 17-foot (17’) front yard setback would be provided between the
building and the south property line, and a minimum ten-foot (10’) secondary front
yard setback would be provided between the parking structure and the west
property line. The designated setbacks are intended to help mitigate the impacts
of the proposed mixed-use development on the public street frontages.
Structure Scale: Consideration of the scale of proposed structures in relation
to natural characteristics, views and vistas, site amenities, sunlight, prevailing
winds, and pedestrian and vehicle needs.
Staff Comment: Due to the proposed location of the building and the topography
of the site (Exhibit 3), it is not anticipated that the scale of the proposed building
would adversely impact the view or sunlight currently available to adjacent or
abutting properties (Exhibit 2). The scale of the structures would be compatible
with the CA zone building height requirements and other structures located in the
Highlands Community Planning Area.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The project proposal would take advantage of the existing site
topography with regards to building placement. Where the existing topography is
lower along Bremerton Ave NE, structured parking would be developed at a lower
elevation to support the upper building levels. As previously discussed, the project
proposes to place the building on top of a pile foundation system in order to raise
the building high enough to provide the required compensatory storage. The
project would involve approximately 500 cubic yards of cut and approximately
5,000 cubic yards of fill. In addition, approximately 2,000 cubic yards of existing fill
would need to be removed and replaced with structural material in order to prepare
the site for improvements (Exhibit 14).
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Reducing Parking Impervious Areas: Design parking areas to minimize
impervious surfaces, including but not limited to: (1) breaking up parking areas
and directing stormwater flows to multiple low impact development features
such as bioretention areas; (2) locating parking near trees to provide storm
water uptake; (3) retaining or adding vegetation to parking areas; (4) placing
existing parking that exceeds maximum parking ratios in permeable pavement
designed consistent with the Surface Water Design Manual in RMC 4-6-030;
and (5) using other low impact development techniques consistent with RMC
4-6-030.
Staff Comment: The proposed building footprint (11,922 square feet),
driveway/ramp (3,520 square feet), and the flat work (3,000 square feet) would add
approximately 18,442 square feet of total impervious area to the parcel. The site
plan design would limit the on-site parking to be within the proposed building.
Required, enhanced, and conditioned landscape measures would reduce the
impacts of the structured parking area.
Landscaping: Use of landscaping to soften the appearance of parking areas,
to provide shade and privacy where needed, to define and enhance open
spaces, and generally to enhance the appearance of the project. Landscaping
also includes the design and protection of planting areas so that they are less
susceptible to damage from vehicles or pedestrian movements.
Staff Comment: See FOF 16, Zoning Development Standard: Landscaping.
✓
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or
frontage streets rather than directly onto arterial streets and consolidation of
ingress and egress points on the site and, when feasible, with adjacent
properties.
Staff Comment: The proposal includes one (1) vehicular access point off of
Bremerton Ave NE, a residential side street for this project. In addition, see
previous discussion under FOF 16, Zoning Development Standard Compliance:
Vehicular Access.
Internal Circulation: Promoting safety and efficiency of the internal
circulation system, including the location, design and dimensions of vehicular
and pedestrian access points, drives, parking, turnarounds, walkways,
bikeways, and emergency access ways.
Staff Comment: Consideration regarding the site topography was taken regarding
vehicular circulation. Safe pedestrian circulation would be provided within and
around the project perimeter. The addition of sidewalks along NE 4th St and
Bremerton Ave NE would provide a safe walking condition for the proposed project
and surrounding neighborhood.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No specific loading or delivery areas are proposed.
City of Renton Department of Community & Economic Development
4th Dimension Building
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Transit and Bicycles: Providing transit, carpools and bicycle facilities and
access.
Staff Comment: King County Metro provides public bus transportation from Renton
Transit Center. The closest bus stop is located at NE 4th St & Union Ave NE. See
also FOF 16, Zoning Development Standard Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between
parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposed project includes safe and attractive pedestrian
connections throughout the site. See FOF 17, Design District Review for more
information.
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: See FOF 17, Design District Compliance: Recreation Areas and
Common Open Space.
✓
i. Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to
shorelines or Mt. Rainier. The public access requirement is not applicable to the
proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
Staff Comment: The proposal would protect existing natural systems by
constructing a new stream channel under the facility. See FOF 20, Variance
Analysis for more information.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff have indicated that sufficient
resources exist to furnish services to the proposed development, provided that the
applicant completes all Code-required improvements and pays applicable fees.
Current Fire Impact Fees rates are applicable at $579.41per multifamily unit, $0.66
per square foot for retail, $0.14 per square foot for office use, and $1.44 per square
foot for restaurant use. These fees are paid at the time of building permit issuance.
Fees quoted reflect the fees applicable in the year 2025 only and fees assessed
would be based on the fee that is current at the time of the permit issuance, as
applicable to the permit type. See Advisory Notes (Exhibit 16) for more information.
Water and Sewer.
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
eight-inch (8”) City water main located in NE 4th St that can deliver a maximum
total flow capacity of 2,500 gallons per minute (gpm). There is an existing 12-inch
City of Renton Department of Community & Economic Development
4th Dimension Building
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(12”) City water main located in Bremerton Ave NE that can deliver a maximum
total flow capacity of 4,000 gallons per minute (gpm). The approximate static water
pressure is 74 psi at the elevation of 394 feet (394’). One (1) three-quarter inch
(3/4”) domestic water meter provides water service to the property.
The proposed water main improvements are shown on the composite Utility Civil
Plan (Exhibit 3) submitted with the Land Use Application. Renton Fire Authority has
determined that the preliminary fire flow demand for the proposed development is
2,250 gpm. Adequate fire flow is available with the aforementioned water main
extensions to meet the minimum fire flow requirements.
The development is subject to applicable water system development charges
(SDC) and meter installation fees based on the size of the water meters. Water
system development charges for each proposed two-inch (2”) domestic water
service is $40,200.00 per meter. The development is also subject to fees for water
connections, meter installation, cut and caps, and purity tests. Fees that are
current at the time of construction permit issuance would be levied.
Wastewater service is provided by the City of Renton. There is an existing 10-inch
(10”) ductile iron wastewater main located in Bremerton Ave NE. There is an
existing 24-inch (24”) PVC wastewater main located in NE 4th St.
The development is subject to applicable wastewater system development
charges based on the size of the new domestic water to serve the project. SDC fee
for sewer is based on the size of the new domestic water to serve the project. The
current sewer fee for a two-inch (2”) meter is $32,200.00. Fees that are current at
the time of construction permit issuance would be levied.
The East Renton Interceptor Commercial and Residential Special Assessment
District (SAD) fee is applicable on the project. The SAD fee rate is $316.80 per
residential unit and $0.097 per square foot of commercial. Fees are due at the time
of construction permit issuance.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report, prepared
by Harmsen, LLC, dated April 25, 2025 (Exhibit 7), with the project application.
Based on the City of Renton’s flow control map, the site falls within the Flow
Control Duration Standard Area matching Forested Site Conditions and is within
the Lower Cedar River Drainage Basin. The development is subject to Full Drainage
Review in accordance with the 2022 Renton Surface Water Design Manual
(RSWDM). All nine (9) Core Requirements and the six (6) Special Requirements
were discussed in the Preliminary Technical Information Report.
The site topography includes a relative depression at the north-central portion of
the lot, with moderate to steep, relatively minor, slopes along the north and south
sides of the lot (Exhibit 3). The topography of the site shows that most of the rainfall
that falls on the site flows to a catch basin located centrally along the western edge
of the site. According to the TIR, the site and surrounding properties are developed
and do not contribute significant surface runoff to the site. The entire site drains to
the north and is within one (1) drainage basin. Runoff currently leaves the site in the
24-inch (24”) storm system that flows through the site. After development, the
existing 24-inch (24”) storm system pipe would be removed and a new extension
would be made to the storm system in Bremerton Ave NE using a 30-inch (30”)
pipe. As previously discussed, an open channel would be extended under the
City of Renton Department of Community & Economic Development
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Report of October 28, 2025 Page 45 of 50
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building. Site runoff, after it is detained and treated, would flow to a new 30-inch
(30”) pipe to replace the existing 24-inch (24”) storm system. The applicant would
be required to provide a conveyance analysis for all proposed storm drainage
conveyance systems including the concrete channel proposed below the building.
The TIR Report analyzed existing conditions and proposed surface water collection
and distribution. The geotechnical analysis of site soils found that the conditions
on-site are not compatible with stormwater infiltration and recommended that the
project not utilize infiltration. Therefore, the project proposes to implement a storm
detention vault below the lowest parking level and discharge to the storm system
to meet the Flow Control Duration – Forested Condition Area requirements. The
site is located within a Basic Water Quality Treatment Area. By being a commercial
project, it is required to meet the Enhanced Basic Water Quality standard. A BioPod
Treatment System has been chosen to meet the runoff treatment requirements for
the site runoff. The facility would be located in the northwest corner of the site near
the access drive and would drain to the detention vault.
A localized floodplain has been identified on-site due to the infrastructure
constraints downstream. The project TIR notes that the infrastructure induced
floodplain elevation is 394.87. The project would be required to maintain the
compensatory storage volume on-site at a one-to-one (1:1) ratio. As previously
discussed, the project has proposed to place the building on top of a pile
foundation system in order to raise the building high enough to provide the required
compensatory storage. An emergency overflow spillway, or similar system, would
be required so that, in the event all discharge tight line systems are full or plugged,
it would direct storm water into the roadway surface as opposed to the proposed
building or upstream properties.
Appropriate on-site Best Management Practices (BMPs) would be required to help
mitigate the new runoff created by this development. A preliminary drainage plan,
including the application of on-site BMPs, has been included with the land use
application. The final drainage plan and drainage report would be submitted with
the civil construction permit application.
Surface water system development fee is $0.940 per square foot of new impervious
surface, but not less than $2,350.00. This is assessed based on the final approved
civil construction plans and payable prior to issuance of the construction permit.
Transportation.
Staff Comment: The applicant submitted a Traffic Impact Analysis, prepared by
Kimley-Horn and Associates, Inc. (Kimley-Horn), dated April 2025 (Exhibit 8) with
the project application. Vehicular access to the site is proposed via Bremerton Ave
NE via a two-way driveway. Increased traffic created by the development would be
mitigated by payment of Transportation Impact Fees. The current Transportation
Impact Fee applicable to multi-family uses would be $6,184.59 per dwelling unit.
The current Transportation Impact Fee for a shopping center is $24.37 per square
foot of building area. The Transportation Impact Fee increases each year and the
applicable fee is paid at the time of Building Permit issuance.
The proposal passed the City’s Traffic Concurrency Test per RMC 4-6-070.D
(Exhibit 13), which is based upon a test of the citywide Transportation Plan,
consideration of growth levels included in the LOS-tested Transportation Plan, and
City of Renton Department of Community & Economic Development
4th Dimension Building
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Report of October 28, 2025 Page 46 of 50
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payment of applicable Transportation Impact Fees at the time of Building Permit
issuance.
N/A l. Phasing: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: Project construction would be required to comply with the 2022
City of Renton Surface Water Design Manual (RSWDM).
21. Variance Analysis: The applicant is requesting a Reasonable Use Critical Areas Variance to allow the
piped stream to be redirected to a new surface channel that would be constructed in the central
portion of the site (Exhibit 15). Building structures over a natural stream that is located in an
underground pipe or culvert, except as may be granted by a variance under RMC 4-9-250, is
prohibited. The proposal to remove the piped stream and not replace it with a new pipe material is
compliant with the following Reasonable Use Variance criteria, pursuant to RMC 4-9-250B.7.
Therefore, staff recommends approval of the requested variance.
Compliance Variance Criteria and Analysis
✓
a. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in
which subject property is situated;
Staff Comment: The project proposes to replace the existing 24-inch (24”) storm
drainage pipe bisecting the site with a proposed concrete trapezoidal channel that
would be constructed beneath the proposed building. The proposed building
would be constructed with an open space under the building footprint to
accommodate the new stream channel and provide additional storage during
storm events. The applicant contends that granting the Reasonable Use Variance
would not impact the public or any properties in the vicinity because the drainage
system currently utilizing the site would not be diminished (Exhibit 15). According
to the project’s wetland scientist with Raedeke Associates, Inc., the overall project
is anticipated to improve the flow of drainage across the site and reduce potential
impacts from flooding on neighboring properties.
Staff concurs with the applicant that granting of the variance to daylight the piped
stream, by replacing the existing 24-inch (24”) storm drainage pipe that bisects the
site with a proposed concrete trapezoidal channel, would not be materially
detrimental to the public welfare, nor injurious to the property itself or to
improvements in the vicinity and zone in which the subject property is situated. The
daylighting and creation of compensatory storage under the building would
improve existing drainage conditions on the site and reduce localized flooding.
✓
b. There is no reasonable use of the property left if the requested variance is not
granted;
Staff Comment: The applicant contends that the property is encumbered by an
existing drainage pipe and that during severe storm activity, overflow storage of
stormwater occurs on the site. The applicant maintains that the stormwater stored
is from upstream and neighboring properties, and because the property has a
depressed area on the north end, water would naturally collect at this location
City of Renton Department of Community & Economic Development
4th Dimension Building
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should the drainage pipe become filled to capacity. The applicant further contends
that any changes to the topography of the site would impact the quantity of
stormwater in which the site would hold. Moreover, City regulations generally do
not allow stormwater pipes or storage outright under new structures because of
potential difficulties in maintaining the structures. Under the current requirements,
approximately one-half (1/2) of the site would be unusable, or the stormwater
overflow storage would be modified in quantity with development of the site.
Staff concurs with the applicant that, without allowing the relocation of the piped
stream system, into the proposed concrete channel beneath the building, only a
small portion of the site would be developable due to the topography and the
hydrology of the existing piped stream. Under strict application of the code, no
reasonable use of the property is feasible. Provided all mitigation measures and
conditions of approval are complied with, the concrete trapezoidal stream channel
construction solution proposed under the center of the building would allow
reasonable use of the property.
✓
c. The variance granted is the minimum amount necessary to accommodate the
proposal objectives;
Staff Comment: The applicant contends that the requested variance is the
minimum needed in order to accommodate development of the site and
simultaneously maintaining the drainage system. All other options, including
upsizing the entire system so the storage would not be needed, or constructing
additional drainage structures on-site or off-site, would all be more costly and
destructive to the site and its surroundings. According to the applicant,
constructing over the storage area is the simplest solution with the smallest impact
on all parties involved.
Staff concurs with the applicant that granting the Reasonable Use Variance is the
minimum amount necessary to accommodate development of the site while
simultaneously maintaining the drainage system, as contemplated in the CA zone.
Based on the stormwater analysis and geotechnical engineering, construction of
the building over the stormwater compensatory storage area is the simplest
solution with the least drainage impacts while still allowing development of the
site.
✓
d. The need for the variance is not the result of actions of the applicant or property
owner; and
Staff Comment: Approval of this variance would not be the result of actions of the
applicant or property owner. The property owner recently acquired the property
with the existing 24-inch (24”) storm drainage pipe bisecting the site. According to
the applicant, the situation is unusual given the use of private property is not
usually required to accommodate the stormwater of neighboring and upstream
properties under the current size and volumes experienced. The applicant
contends that allowing the variance would enable the developer to maintain and
even improve the storm drainage system without deeming their property unusable.
Staff concurs that the need for the variance is not the result of actions of the
applicant or the current property owner. Allowing the Reasonable Use Variance
would enable the owner to improve the storm drainage system and critical areas
on and off-site.
City of Renton Department of Community & Economic Development
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22. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓ Police and Fire: See FOF 20, Site Plan Review Analysis: Police and Fire.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Hilltop
Heritage Elementary, Risdon Middle School and Hazen High School. Students
attending Hilltop Heritage Elementary would walk to school along the following
route: east along the existing sidewalks on NE 4th St and north along the existing
sidewalks on Duvall Ave NE. Students attending Risdon Middle School would be
bussed to school and would walk 0.26 miles to the existing stop located at
Bremerton Ave NE and NE 6th St. High School students attending Hazen High
School would be bussed to school after walking 0.13 miles north along Bremerton
Ave NE to the existing stop at Bremerton Ave NE and Bremerton Pl NE.
A School Impact Fee, based on new residential dwelling units, would be required
in order to mitigate the proposal’s potential impacts to the Renton School District.
The fee is payable to the City as specified by the Renton Municipal Code. Currently
the fee is assessed at $3,268.00 per multi-family dwelling unit plus a five percent
(5%) surcharge fee.
✓
Parks: A Park Impact Fee would be required for the future dwelling units. The
current Park Impact Fee is $2,222.84 per dwelling unit. 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.
✓
Storm Water: An adequate drainage system shall be provided for the proper
drainage of all surface water.
Staff Comment: See FOF 20, Site Plan Review Analysis: Drainage.
✓ Water: See FOF 20, Site Plan Review Analysis: Water and Sewer.
✓ Sanitary Sewer: See FOF 20, Site Plan Review Analysis: Water and Sewer.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation
and complies with the goals and policies established with this designation, see FOF 5 and FOF 15.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 6 and FOF 16.
✓
e. The proposed variance is based on consideration of the best available science
as described in WAC 365-195-905; or where there is an absence of valid
scientific information, the steps in subsection F of this Section are followed.
Staff Comment: As described in the project submittal documents and staff reports,
the proposed variance is based on consideration of the best available science
including the geotechnical, stormwater, civil construction, and critical areas
reports prepared for the project site (Exhibits 1, 3, 5, 6, and 7).
City of Renton Department of Community & Economic Development
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3. The proposed site plan complies with Urban Design Regulations provided the applicant complies
with City Code and conditions of approval, see FOF 17.
4. The proposed site plan complies with the Critical Areas Regulations, with the approval of the
Reasonable Use Variance, provided the applicant complies with City Code and conditions of
approval, see FOF 18.
5. The proposed site plan complies with the Residential Mixed Use Development Standards as
established by City Code provided all advisory notes and conditions are complied with, see FOF 19.
6. The proposed site plan complies with the Site Plan Review standards as established by City Code
provided all advisory notes and conditions are complied with, see FOF 20.
7. The proposed site plan 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 20.
8. The proposed site plan complies with the Reasonable Use Variance Criteria as established by City
Code provided all advisory notes and conditions are complied with, see FOF 21.
9. There are safe walking routes to the school bus stops and nearby schools, see FOF 22.
10. There are adequate public services and facilities to accommodate the proposed mixed-use
development, see FOF 20 and FOF 22.
11. Key features integral to this project include the construction of an open concrete channel below the
mixed-use building, all parking located within a structured garage, and a second-level roof deck with
furniture and contemporary planters.
J. RECOMMENDATION:
Staff recommends approval of the 4th Dimension Building, File No. LUA25-000193, SA-H, ECF, RUV-H,
as depicted in the Site Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated September 23, 2025.
2. A detailed landscape plan shall be submitted at the time of Construction Permit review. The detailed
landscape plan shall include, but not be limited to, street tree species selected from the City’s
approved Tree List. The detailed landscape plan shall be submitted to the Current Planning Project
Manager for review and approval.
3. A final tree retention and replacement plan shall be submitted at the time of Civil Construction
Permit review. The final tree retention and replacement plan shall include the planting of an
additional 9.75 tree credits to satisfy the 13 required tree credits on the project site. The final tree
retention and replacement plan shall be reviewed and approved by the Current Planning Project
Manager. Alternatively, if it is determined by the Current Planning Project Manager that it is infeasible
to supplement trees on the site, payment into the City’s Urban Forestry Program fund may be
approved in accordance with RMC 4-4-130H.1.f.
4. The applicant shall grant a private access easement to the CA zoned parcel located to the east of
the project site, specifically parcel no. 1023059117. The access easement document shall be
reviewed and approved by the Current Planning Project Manager and Development Engineering, and
shall be recorded prior to Temporary Certificate of Occupancy.
5. The applicant shall submit revised floor plans and site plan with the Building Permit application
identifying the location of code compliant bicycle parking that meets the standards of RMC 4-4-
080.F.11, and identify a minimum of 15 bicycle parking stalls. The revised floor plans, site plan and
City of Renton Department of Community & Economic Development
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bicycle parking details shall be reviewed and approved by the Current Planning Project Manager prior
to building permit approval.
6. The location of the refuse and recyclables deposit area shall be approved by the City of Renton’s
solid waste utility provider prior to building permit issuance.
7. The applicant shall submit a detailed landscape plan include climbing vines on the greenscreen
proposed near the parking garage pedestrian entrance located along Bremerton Ave NE. The
applicant shall submit a green wall detail with the final landscape plan for review and approval by
the Current Planning Project Manager prior to issuance of the civil construction permit.
8. The applicant shall include permeable pavement materials for pedestrian walkways, where feasible,
consistent with the 2017 City of Renton Surface Water Design Manual.
9. The applicant shall provide additional details for the proposed public art and site furniture. The
details shall demonstrate that the proposed site furniture and public art would be made of durable,
vandal- and weather-resistant materials that do not retain rainwater and can be reasonably
maintained over an extended period of time. The site furniture and public art details shall be
submitted to and approved by the Current Planning Project Manager prior to building permit
approval. The public art would also require approval by the City of Renton Arts Commission.
10. The applicant shall submit a public art plan in order to reduce the apparent size of the building and
add visual interest. The preferred public art plan shall be submitted to and approved by the Current
Planning Project Manager prior to building permit approval.
11. A materials board including material samples and colors coded to the building elevations shall be
provided at the time of building permit application for review and approval by the Current Planning
Manager.
12. If concrete is used for walls and/or columns, the concrete shall be enhanced by techniques such as
texturing, reveals, and/or coloring with a concrete coating or admixture. Treatment of any concrete
walls and/or columns proposed should be included on the materials board submitted as part of the
building permit application.
13. A lighting plan and light fixture details shall be submitted at the time of building permit application
for review and approval by the Current Planning Project Manager prior to building permit issuance.
14. The applicant shall provide building floor plans with details for ADA compliant bathrooms, a central
plumbing drain line, and a grease trap and a ventilation shaft for a commercial kitchen hood/exhaust
at the time of building permit application for review and approval by the Current Planning Project
Manager.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
4th Dimension Building
Land Use File Number:
LUA25-000193, SA-H, ECF, RUV-H
Date of Hearing
October 28, 2025
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Martin Reimers
Concept Architecture
2911 1/2 Hewitt Ave, Suite 2,
Everett, WA 98201
Project Location
4502 NE 4th St, Renton,
WA 98059
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-16: As shown in the Environmental Review Committee (ERC) Report
Exhibit 17: Staff Report to the Hearing Examiner
Exhibit 18: Environmental “SEPA” Determination of Non-Significance-Mitigated (DNS-M)
Exhibit 19: Letter of Understanding Geologic Risk
Exhibit 20: Setback Reduction Justification
Exhibit 21: Construction Mitigation Description