HomeMy WebLinkAboutSR_Willowcrest_HEX Report_251216_v3_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Willowcrest_HEX Report_251216_v3_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: December 16, 2025
Project File Number: PR25-000021
Project Name: Willowcrest Phase II
Land Use File
Number:
LUA25-000073, PUD, BSP, MOD
Project Manager: Alex Morganroth, Principal Planner
Owner: Homestead Community Land Trust, 412 Maynard Ave S, Ste 201, Seattle, WA
98104
Applicant: Poppi Handy, 412 Maynard Ave S, Ste 201, Seattle, WA 98104
Contact: Caitlyn Salters , Third Place Design Co-operative, Inc., 304 Alaskan Way S, Ste
301, Seattle, WA 98104
Project Location: 1132 Edmonds Ave NE (APN 9432800130)
Project Summary: The applicant is requesting combined preliminary and final Planned Urban
Development approval, a master plan modification, and a binding site plan
alteration to construct 19 affordable townhome units. The subject property is
located at 1132 Edmonds Ave NE (APN 9432800130). The property is located
within the Sunset Terrace Redevelopment Master Site Plan (LUA14-001475) and
is a portion of a site identified as the Edmonds Site (referred to as Site C). The site
was allocated 25 multifamily units as part of a modification to the approved
master plan in 2019. The project site is 40,097 square feet (0.92 acres) and is
located within the Center Village (CV) zoning classification. The applicant
proposes to construct 19 townhome units in five (5) buildings as part of Phase II
of the Willowcrest project. Phase I was approved as a combined preliminary and
final Planned Unit Development and Binding Site Plan under LUA19-000061.
Access to the site is proposed via a new 20-foot (20’) wide access drive that
would connect Edmonds Ave NE with the existing access drive on the Phase 1
portion of the Edmonds Site. The site would include 19 individual townhome lots,
an access/parking tract (Tract D), and a common use area/utility tract (Tract C).
The City’s COR mapping system indicates the presence of moderate and high
landslide hazard areas and regulated slopes on the subject site. The proposal
includes a mix of three (3) unit and four (4) unit buildings. Site development
includes an access drive, surface parking, pedestrian walkways, outdoor
common areas, and storm drainage, utility, and landscape improvements. The
applicant has proposed the removal of all 38 trees on the site. The applicant
submitted a SEPA checklist, geotechnical report, drainage report, arborist
report, and traffic memorandum to evaluate the application.
Site Area: 0.92 acres
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 2 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
B. EXHIBITS:
Exhibits 1-31: As shown in the Environmental Review Committee (ERC) Memorandum
Exhibit 32: Staff Report to the Hearing Examiner
Exhibit 33: On-hold Letter, dated May 1, 2025
Exhibit 34: Off-hold Letter, dated November 6, 2025
Exhibit 35: Willowcrest Townhomes Preliminary and Final Planned Urban Development (PUD)
and Binding Site Plan (Phase I) – LUA19-000061, BSP, PUD
C. GENERAL INFORMATION:
1. Owner(s) of Record: Homestead Community Land Trust, 412 Maynard
Ave S, Ste 201, Seattle, WA 98104
2. Zoning Classification: Center Village (CV)
Urban Design District ‘D’
3. Comprehensive Plan Land Use
Designation:
Commercial Mixed Use (CMU)
4. Existing Site Use: Vacant
5. Critical Areas: High Landslide Hazard Area, a Moderate Landslide
Area, and regulated slopes
6. Neighborhood Characteristics:
a. North: Multifamily Residential, Center Village (CV) zone and Commercial Mixed Use (CMU)
land use designation
b. East: Townhome Residential, Center Village (CV) zone and Commercial Mixed Use (CMU)
land use designation
c. South: Medical/Dental Office, Center Village (CV) zone and Commercial Mixed Use (CMU)
land use designation
d. West: Single-family Residential, Residential-10 (R-10) zone and Residential High Density
(RHD) land use designation
7. Site Area: 0.92 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 6153 01/01/2025
Zoning N/A 6160 06/24/2025
Dobson Annexation A-008-59 1795 10/07/1959
Willowcrest Townhomes
Preliminary and Final Planned
Urban Development (PUD) and
Binding Site Plan (Phase 1)
LUA19-000061 N/A 05/17/2019
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 3 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
Sunset Terrace Redevelopment
Master Plan
LUA14-001475 N/A 01/14/2015
Sunset Area Planned Action
Ordinance (Revised)
N/A 5813 08/05/2016
Sunset Area Planned Action EIS LUA10-052 N/A 06/06/2011
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. The site lies within the City’s
Highlands 565 Pressure Zone. An existing 12-inch (12”) public water main (565 zone) is located
within Tract A/Tract B of Willowcrest Phase I, immediately east of the subject site, and is capable
of delivering approximately 2,800 GPM of flow.
b. Sewer: Sewer service will be provided by the City of Renton. There is an existing 8-inch (8”) gravity
sewer main in Edmonds Ave NE. A second 8-inch (8”) gravity sewer main is located along the
southern boundary of the site within an easement recorded under KC #20211019000030.
c. Surface/Storm Water: An 18-inch (18”) public stormwater main is present on the east side of
Edmonds Ave NE. A private 8-inch (8”) stormwater main serving Willowcrest Phase I runs along
the south side of the parcel. The site is square in shape and generally slopes from the east to
west.
2. Streets: The subject property abuts Edmonds Ave NE, which is designated as a Minor Arterial under
Renton Municipal Code (RMC) 4-2-080E. The existing right-of-way (ROW) along the project frontage
varies between 71.5 feet (71.5’) and 99 feet (99’), though the paved roadway is not centered, resulting
in approximately 41.5 feet (41.5’) of ROW from centerline to the subject property line.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120: Commercial Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
b. Section 4-6-070: Transportation Concurrency Requirements
5. Chapter 7 Subdivision Regulations
a. Section 4-7-230: Binding Site Plans
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 4 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
6. Chapter 9 Permits – Specific
a. Section 4-9-150: Planned Urban Development Regulations
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
3. Housing and Human Services
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
March 14, 2025 and determined the application complete on March 26, 2025. The project was placed
on hold on May 1, 2025 due to concerns staff had with the constructability of the proposed retaining
wall and stormwater vault (Exhibit 33). The applicant submitted additional documents with an
updated design and the project was taken off hold on November 6, 2025 (Exhibit 34). The project
complies with the 170-day review time period.
2. A neighborhood meeting facilitated by the applicant was held on December 10, 2024, at the Renton
Community Center (1715 Maple Valley Hwy). The meeting consisted of an open house followed by a
formal presentation at 6:30 p.m., as described in the neighborhood meeting notice poster. The sign-
in sheet indicates at least five (5) attendees, including nearby Willowcrest residents and a
representative from the City of Renton. Comments and concerns covered topics such as security,
parking demand, trash collection, planting, and cut-through traffic (Exhibit 22).
3. The project site is located at 1132 Edmonds Ave NE, Renton, WA 98056 (APN 9432800130) (Exhibit 3).
4. The project site is currently vacant.
5. Access to the site will be provided via a new private internal drive connecting to Edmonds Ave NE,
with secondary internal connectivity to the existing Willowcrest I access drive that leads to
Glennwood Ave NE (Exhibit 4).
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Center Village (CV) zoning classification and within Urban Design District
‘D’; however, because the site would be developed with townhomes, the applicant would be exempt
from Design District ‘D’ standards and instead comply with Residential Design and Open Space
Standards for R-10 and R-14 zoning districts per RMC 4-2-080A.6 and RMC 4-4-150B.1.
8. There are approximately 38 trees located on-site, including four (4) landmark trees. The applicant
proposes to remove all 38 trees.
9. The site is mapped with Geologically Hazardous Areas, including moderate and high landslide hazard
areas and both sensitive and protected slopes located near the Edmonds Ave NE street frontage.
10. Approximately 2,000 cubic yards of cut and 500 cubic yards of fill is proposed for the project (Exhibit
2).
11. The applicant is proposing to begin construction in the spring of 2026 and would finish approximately
14 months later (Exhibit 13).
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 5 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
12. Staff received one (1) public comment letter on the application (Exhibit 29). The letter expresses
concerns about the lack of parking and the narrowing of streets.
13. The proposal consists of a single-phase Planned Urban Development, Binding Site Plan modification,
and Master Site Plan modification for 19 fee-simple townhomes and two (2) tracts (Tract C –
access/utilities/common space; Tract D – parking/access). The proposal includes an alteration to the
existing Willowcrest Binding Site Plan (BSP) and a Minor Modification to the Willowcrest Master Site
Plan (MSP) previously approved for the multi-parcel redevelopment effort led by Homestead
Community Land Trust and Renton Housing Authority. The originally approved BSP and MSP
established the development program, access network, utility layout, and phasing structure for
Willowcrest Phase I, while reserving the western portion of the combined properties (now the subject
site at 1132 Edmonds Ave NE) for a future, then-undetermined development phase under separate
review.
14. With the submission of the Willowcrest II application, the applicant now seeks to formally integrate
the Phase II parcel into the existing BSP/MSP framework, which requires modifications to:
a. Establish 19 new fee-simple townhome lots, along with Tract C (access, utilities, and shared
open space) and Tract D (parking and access easements);
b. Revise the access and circulation network to reflect the new internal private drive, required
frontage improvements along Edmonds Ave NE, and the connection between Willowcrest I
and Willowcrest II;
c. Update utility infrastructure diagrams to incorporate the new public water and sewer main
extensions, water easements, and drainage facilities; and
d. Replace the previous “future development” notation on the western portion of the MSP with
a specific development program, site layout, building configuration, and design standards
compliance narrative for Willowcrest Phase II.
15. The applicant has requested the Preliminary Planned Urban Development and Final Planned Urban
Development be combined into a single decision as permitted in RMC 4-9-150H.1.
16. The subject property is referred to as the Edmonds Site (Sites C and 18) within the approved Renton
Sunset Terrace Redevelopment Master Site Plan, originally approved on January 14, 2015 (Exhibit
24). Two (2) minor modifications to the Master Site Plan have since been approved: a 2016
modification that incorporated additional parcels and affirmed the Edmonds Site’s allocation of
attached housing units (Exhibit 25), and a 2019 minor modification that reallocated 43 units from the
Edmonds Site to the Sunset Oaks site (Exhibit 26). Following these adjustments, the Edmonds Site
retained an allocation of 25 units and the total units in the Master Site Plan will increase from 722
units to 728 units.
17. The subject property is located within the Sunset Planned Action Area where a Planned Action
Ordinance (Ordinance No. 5813) (Exhibit 27) was adopted in accordance with the State
Environmental Policy Act (SEPA) for redevelopment of the Highlands Area. The Final EIS document
was issued April 1, 2011 (Exhibit 28).
18. The Environmental Review Committee (ERC) reviewed the Willowcrest Townhomes PUD application
and issued a Concurrence Memo, dated December 8, 2025, designating the proposal a planned
action (Exhibit 1) and therefore the project would not require a SEPA threshold determination,
preparation of an EIS, or be subject to further environmental review pursuant to SEPA.
19. The following modifications to eligible development regulations are incorporated in the PUD
application:
RMC Code Citation Required Standard Modification
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 6 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
RMC 4-2-120A
Minimum Lot Size:
Lots created after November 10, 2004
- 25,000 square feet
Lot sizes for each of the
townhomes will range from 972
square feet to 1,669 square
feet.
RMC 4-2-120A
Setbacks:
Min. Front Yard – 15 feet
Max. Front Yard – 20 feet
Min. Secondary Front Yard – 15 feet
Max. Secondary Front Yard – 20 feet
Min. Rear Yard – None, except 15 feet
if lot abuts a lot zoned residential.
Min. Side Yard – None, except 15 feet
if lot abuts or is adjacent to a lot
zoned residential.
Exceed the 20-foot maximum
setback along Edmonds Ave NE
for Willowcrest Townhomes
Phase 1.
Alter secondary front yard
setback from access driveway
as shown on site plan (Exhibit
3).
RMC 4-2-120A
Building Orientation:
Except for unit lot subdivisions, the
front entry of residential-only uses
shall be oriented to a public street.
Front entries for some units
would be oriented to access
driveway or open spaces.
RMC 4-2-115E.1
Site Design: Lot Configuration – Lots
accessed by easements or pipestems
shall be prohibited.
Lots accessed via woonerf style
access driveway easement.
Realignment through abutting
Glennwood Townhomes would
be necessary.
RMC 4-2-115E.1
Site Design: Garages – One of the
following is required: The front porch
projects in front of the garage a
minimum of five feet (5’) and is a
minimum of 12 feet (12’) wide, or the
garage is detached and set back from
the front of the house and/or porch at
least 6 feet (6’).
The garage is attached and the
front porch does not project in
front of the garage a minimum
of five feet (5’) and is not a
minimum of 12 feet (12’) wide.
RMC 4-2-115E.3
Residential Design: Architectural
Detailing – Three and one-half inches
(3.5”) minimum trim surrounds all
windows and details all doors.
Three and one-half inch (3.5”)
trim on the ground floor.
Trimless windows and doors on
the second and third story is
acceptable.
RMC 4-2-115E.3
Residential Design: Windows and
Doors - Primary entry doors shall face
a street, park, common green, pocket
park, or pedestrian easement and
shall be paneled or have inset
windows.
Primary entry doors on some
units face access driveway, but
additional secondary entries
mimic primary entries providing
entrances on all four (4) sides
of buildings.
RMC 4-2-115E.2
Standards for Common Open Space
for Developments of four (4) or more
units: For each unit in the
The shortfall in common open
space made up via integration
of open space with connection
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 7 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
development, three hundred fifty (350)
square feet of common open space
shall be provided.
to neighboring Glennwood
Townhomes development
through Willowcrest Phase 1
development.
RMC 4-2-115E.2
Sidewalks, Pathways, and Pedestrian
Easements: For all homes that do not
front on a residential access street,
limited residential access street, a
park, or a common green: Pedestrian
entry easements that are at least
fifteen feet (15’) wide plus a five-foot
(5’) wide sidewalk shall be provided.
The townhomes would be
accessed via a woonerf. Each
townhome building would be
activated on all facades.
Homes would appear to front
on the woonerf side, the open
space side, and private yard
side.
RMC 4-2-115E.3
Residential Design: Primary Entry;
Both of the following are required:
• The entry shall take access
from and face a street, park,
common green, pocket park,
pedestrian easement, or open
space, and
• The entry shall include a porch
or stoop with a minimum
depth of five feet (5’) and a
minimum height of twelve
inches (12”) above grade.
Entries to the townhomes
would be accessed from the
woonerf, open space, and
private yard side as referenced
previously and each entry
would contain a stoop varied in
height based on the location.
RMC 4-9-150E.2
Private Open Space: The private open
space shall be well demarcated and
at least eight feet (8’) in every
dimension. The minimum dimensional
standards may be modified provided
that the minimum area requirement is
maintained.
Lots F3, F4, H2, H3, D1, D4, and
G1 do not meet the eight-foot
(8’) dimensional requirement
however the at grade +
patio/deck private open space
provided exceeds the minimum
area requirement.
RMC 4-4-040E.1
Maximum Height: The maximum
height of any fence, hedge or retaining
wall shall be eight feet (8’), subject to
further height limitations as specified
in subsection E2 of this Section,
provided the fence, hedge, or
retaining wall does not pose a traffic
vision hazard.
Proposed wall height maximum
to be 10 feet (10’) to 12 feet
(12’) maximum with average to
be no greater than 10 feet (10')
due to substantial grade
change along Edmonds Ave NE.
RMC 4-4-070F.1
10 feet (10’) of on-site landscaping is
required along all public street
frontages.
Due to the severe grade of the
site, retaining walls are
proposed within 10 feet (10’) of
the front property line, reducing
the on-site landscaping to a
width of approximately three
feet (3’) at the base of the new
retaining wall.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 8 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
RMC 4-4-130H.1
Applicants are required to provide tree
credits based on both the net acreage
of the site (30 credits per net acres) as
well as to make up for not retaining
the amount of trees as required by
code (30% of total significant trees).
Due to the space constraints on
the site, the applicant proposes
a total of 28 tree credits instead
of the 277 required.
20. Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development (Exhibit 31). 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.
21. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the
City’s Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as
part of mixed-use development and supports 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 maximization 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-B: Support the development of Renton as a Regional Growth Center,
consistent with VISION 2050, to foster compact, pedestrian-oriented, mixed-use
development to meet the demands of population and employment growth while
also increasing transportation efficiency and reducing negative environmental
impacts
✓
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;
• Supporting infill development on vacant and underutilized land in established
low- moderate-density residential neighborhoods;
• Allowing development of new detached housing on large tracts of land outside
the City Center.
✓
Policy LU-37: Development in areas subject to flooding, seismic, geologic, and
coal mine hazards should be designed to prevent property damage and
environmental degradation before, during, and after construction.
✓ Goal LU-BB: Ensure new development supports a high quality of life with design
that is 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-49: Encourage the creation and maintenance of places and events
throughout the community where people can gather and interact. Allow for
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 9 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
flexibility in public gathering places to encourage place-making efforts and
activities.
✓
Policy LU-51: Require human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders
to create a distinctive sense of place in neighborhoods, commercial areas, and
centers.
✓ Policy LU-52: Require buildings in developments to be oriented toward the street
or a common area, rather than toward parking lots.
✓
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.
✓ Policy T-28: Ensure provision of safe and convenient storage and parking facilities
for cyclists.
✓ Goal HHS-B: Ensure the availability of a variety of housing types that meet all
housing needs equitably and sustainably.
✓
Policy HHS-1: Work with other jurisdictions and organizations, including the
Renton Housing Authority, the South King County Housing and Homelessness
Partners, and non-profit housing developers, to address the need for housing to be
affordable to extremely low, very low, and moderate-income households. This
housing should focus on accessibility, mobility, and proximity to social services.
✓
Policy HHS-2: Work with local, regional, state, and federal public and private
sector entities to enhance resources and secure financial and other types of
support for housing programs.
✓
Policy HHS-7: Support the development of housing and neighborhoods that are
sited, designed, constructed, and maintained to promote an environment that
supports healthy and safe living.
✓ Policy HHS-14: Promote homeownership opportunities for households of all
incomes.
22. Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) is to
provide an opportunity for concentrated mixed-use residential and commercial redevelopment
designed to urban rather than suburban development standards that supports transit-oriented
development and pedestrian activity. Use allowances promote commercial and retail development
opportunities for residents to shop locally. Uses and standards allow complementary, high-density
residential development, and discourage garden-style, multi-family development. The proposal is
compliant with the following development standards, as outlined in RMC 4-2-120A, if all conditions
of approval are met:
Compliance CV Zone Develop Standards and Analysis
✓
Use: The applicant proposes to subdivide the 41,350-square-foot subject
property into 19 fee-simple townhome lots and two (2) tracts (Tract C for
access/utilities/common space and Tract D for parking/access). The subdivision
would accommodate 19 attached dwelling units (townhouses) along with
associated internal access, common open space, landscaping, pedestrian
circulation, and frontage improvements along Edmonds Ave NE. This proposal
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 10 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
constitutes the full build-out of the Edmonds Site, as identified in the Sunset
Redevelopment Master Site Plan (Exhibit 24).
Staff Comment: Townhouses are a permitted standalone residential use in the CV
zone as the site does not abut NE Sunset Blvd east of Harrington Ave NE.
Complaint if
Binding Site
Plan
Alteration
under FOF 28
and Master
Site Plan
Modification
are approved
Density: The density range required in the CV zone is a minimum of 20.0 dwelling
units per net acre to a maximum 80 dwelling units per net acre. Assisted living
bonus: 1.5 times the maximum density may be allowed subject to conditions of
RMC 4-9-065. Net density is calculated after the deduction of sensitive areas,
areas intended for public right-of-way, and private access easements from the
gross site area.
Staff Comment: The subject property was originally included within the Sunset
Terrace Redevelopment Master Site Plan (LUA14-001475), which established the
overall development program for several publicly owned parcels. Under the
original master plan, the “Edmonds Site” (the subject property) was conceptually
allocated 68 multifamily units as part of a future Phase 2 redevelopment program.
A Minor Modification, approved in 2016 (Exhibit 25), updated the distribution of
units and refined several development blocks within the master plan, but it
continued to reserve the Edmonds Site for a future attached-residential
(multifamily) building consistent with the broader redevelopment framework.
Another modification to the master site plan was approved in 2019 that shifted 43
of the original 68 units allocated to the Edmonds Site to another site in the Master
Site Plan (Exhibit 26). The modification did not establish binding or vested density
entitlements for the parcel, but instead, it maintained a conceptual 21-unit
allocation for future permitting. Development of the Willowcrest Phase I
townhomes on the eastern portion of the Edmonds Site under LUA19-000061
(Exhibit 35) removed 12 units from the 21 allocated, allowing only nine (9) units to
be constructed on the remainder of the site as allocated by the Master Site Plan.
In order to allow for the construction of the 19 units, proposed as part of the
Willowcrest Phase II project, the applicant is requesting a minor modification to
the Sunset Terrace Redevelopment Master Site Plan and an amendment to the
approved Binding Site Plan (Exhibit 35). If approved, the minor modification to the
master site plan would increase the total number of units allocated to the
Edmonds Site to 31, as well as increase the total number of units included in the
Master Site Plan to 728. The proposed binding site plan amendment would
formally replace the prior conceptual multifamily program with the proposed 19-
unit fee-simple townhouse subdivision, establishing the proposed PUD as the
final development phase for the Edmonds Site.
The net site area is approximately 40,097 square feet (0.92 acres) for the
Willowcrest Phase II parcel. The applicant’s proposal of 19 townhomes results in
a net density of approximately 40 dwelling units per net acre, which is consistent
with the revised Master Site Plan, if approved as part of the modification request.
If the proposed master site plan modification and binding site amendment are
approved, the density assigned to the Edmonds Site under the earlier Sunset
Terrace planning framework is superseded. The current application establishes
the allowed density and land-use for this parcel moving forward, consistent with
CV zoning and the PUD approval criteria.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 11 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
Modified per
the PUD
Regulations
Lot Dimensions: The minimum lot size required in the CV zone is 25,000 sq. ft.
There are no minimum lot width or depth requirements.
Staff Comment: The proposed Binding Site Plan alteration would reconfigure the
Edmonds Site (Site C) into 19 townhome lots and two (2) tracts (C and D) as part
of Phase II, with the overall parent parcel totaling approximately 40,097 square
feet. The original Willowcrest Townhome PUD approval (LUA19-000061) similarly
established fee-simple townhome lots through a binding site plan under the
Master Site Plan (Exhibit 35). Consistent with that prior approval, the proposed lot
configuration for Willowcrest Phase II resembles a unit lot subdivision, with
individual lots sized between approximately 849 and 1,596 square feet (Exhibit 6).
Although unit lot subdivisions are exempt from minimum lot size requirements,
the Willowcrest Phase II application is processed as a Planned Urban
Development (PUD) and Binding Site Plan alteration, and therefore deviations
from the standard CV zone minimum lot size must be formally approved through
the PUD process. The applicant requests a modification to allow individual lots
smaller than 25,000 square feet, while treating the parent site—the entirety of the
Edmonds Site portion included in this phase—as the lot for purposes of minimum
lot size (Exhibit 6). The parent site exceeds the 25,000 square-foot minimum and
is consistent with the lot size applied during the 2019 Master Site Plan
modification, which allocated 25 dwelling units to the Edmonds Site following the
reallocation of density from Site C to Sites E/14, 16/17.
The proposed lot layout functions in the same manner as a typical fee-simple
townhome or unit lot subdivision, supports efficient use of land, and remains
consistent with the intended development pattern anticipated under both the
original Sunset Terrace Redevelopment Master Site Plan (LUA14-001475) and the
2019 minor modification. For these reasons, staff supports the requested PUD
modification to the minimum lot size standards.
Modified per
the PUD
Regulations
✓
Setbacks: The minimum front yard setback is 15 ft. A maximum front yard
setback of 20 ft. is required. The minimum secondary front 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.
Staff Comment: Willowcrest Phase II townhomes are not sited directly along the
Edmonds Ave NE frontage due to the significant grade change. The primary
access, building orientation, and active facades are internal to the site and
oriented toward the woonerf, common open space, and private yards. As a result,
the 20-foot (20’) maximum front yard setback required along Edmonds Ave NE
cannot be met by the majority of the future townhomes. In addition, the majority
of the units facing Edmonds Ave NE or the woonerf are located inside of the 15-
foot (15’) front yard setback, with encroachments of up to six feet (6’). Staff
supports this modification due to the challenging site topography necessitating
multiple retaining walls and shared access constraints. The PUD allows this
flexibility to achieve a more functional site design, maintain pedestrian-scaled
internal streetscapes, and to preserve developable area along Edmonds Ave NE
for required frontage improvements.
A secondary front yard setback can also be considered applicable as the
townhome structures abut an access easement (the woonerf). Staff supports a
reduced secondary front yard setback as shown on the site plan (Exhibit 3), as no
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 12 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
blank walls would be located within the reduced setback and they would be
articulated with glazing, doors, modulation, and material/color changes. The
reduced setback also allows for greater common open space and private yards
for all buildings.
The Willowcrest Phase II site abuts the existing Willowcrest Phase I townhome
development, which is zoned CV, therefore no rear-yard setback is required.
No side yard setbacks are required along the north and south boundaries
because the abutting parcels are also zoned CV, and the townhome configuration
maintains compatibility with the surrounding development pattern. Overall, staff
supports the requested setback modifications through the PUD as they allow a
more cohesive, connected, and well-designed townhome development while
maintaining compatibility with existing and future development patterns in the
Sunset Area.
✓
Building Standards: The CV 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).
Staff Comment: Each of the 19 townhomes includes parking located within the
building, as well as five (5) surface stalls, which qualifies the development for the
building coverage allowance of up to 65 percent (65%) under the CV zoning
standards. Despite this higher allowable threshold, the overall building coverage
proposed is substantially below the maximum permitted. Based on the submitted
site plan (Exhibit 4), the combined building footprint coverage across the 40,070
square-foot site is approximately 20 percent (20%), or well within CV zone limits.
The project also proposes supplemental surface parking to support guest and
occasional overflow parking needs. A total of four (4) surface parking spaces are
provided within Tract D along the internal driveway, and one (1) additional surface
parking space is located just north of Building G, for a total of five (5)
guest/overflow spaces. These spaces supplement the individual garage parking
provided within each townhouse unit and do not constitute a parking court or
structured parking facility.
Maximum building height requirements are also met. The tallest roof ridgeline,
located on Building G, is approximately 41 feet (41’), which is within the 50-foot
(50’) height limit for residential buildings in the CV zone. Architectural elevations
(Exhibit 9) confirm that all building heights comply with the standard, and no
deviations are requested.
Compliance with the standards would be verified at the time of Building Permit
application review.
Modified per
the PUD
Regulations
Building Orientation: See urban design regulations in RMC 4-3-100. Commercial
and civic uses shall provide entry features on all sides of a building facing a public
right-of-way or parking lot. Except for unit lot subdivisions, the front entry of
residential only uses shall be oriented to a public street.
Staff Comment: The proposed Willowcrest Phase II project consists of only
residential use and while not a unit lot subdivision, the layout is similar to a unit
lot subdivision as each townhome is located on its own lot. The front entries of
units in Buildings E and F would face Edmonds Ave NE. The front entries of units
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 13 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
in Buildings D, G, and H would not be oriented to a public street and therefore the
standard must be modified per the PUD regulations.
Modified per
the PUD
Regulations
and
Complaint if
Condition of
Approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting
strip widths between the curb and sidewalk are established according to the
street development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards shall
be as stipulated by the Department of Community and Economic Development,
provided there shall be a minimum of one street tree planted per address. Any
additional undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator.
All surface parking shall have a perimeter landscaping screen at least 10-feet in
width as measured from the street right-of-way. Surface parking lots with 15 or
more spaces shall provide interior parking lot landscaping.
Projects abutting less intensive zones and use are required to provide a
landscape buffer. When a commercial zoned lot or use is abutting a residential
zone, a 15-foot-wide partially sight-obscuring landscaped visual barrier, or 10-
foot-wide fully sight-obscuring landscaped visual barrier, is required along the
common property line.
Pervious areas, with the exception of critical areas, shall have landscape
treatment. Landscaping may include hardscape such as decorative paving, rock
outcroppings, fountains, plant containers, etc.
Staff Comment: The Willowcrest Phase II site abuts a public street frontage along
Edmonds Ave NE; however, due to the significant grade change between the
project site and the existing roadway elevation, the applicant is unable to provide
the standard 10-foot (10’) wide street frontage landscaping strip required by RMC
4-4-070. Instead, as shown on the conceptual planting plan, the applicant
proposes an approximately three-foot (3’) wide planting strip located at the base
of the new retaining wall along Edmonds Ave NE. This design solution allows the
applicant to incorporate shrubs and groundcover within the available space
despite the elevation constraints. Because the Edmonds Ave NE frontage
improvements (including the full 10-foot-wide planting strip and street trees) will
be constructed and will provide significant landscaping along the frontage
compared to current conditions, staff supports the reduced frontage landscaping
width for Willowcrest Phase II through the PUD modification process.
The development also proposes surface parking areas within Tract D and one (1)
additional guest/overflow space north of Building G. These areas total fewer than
15 spaces; therefore, interior parking lot landscaping is not required. Perimeter
landscaping is provided adjacent to the woonerf and around Buildings F, G, and
H, supplemented by additional vegetation proposed along the northern
boundary.
The eastern edge of the Willowcrest Phase II site abuts Willowcrest Phase I, which
is zoned Center Village (CV). Because both sites share the same zoning
classification, the site-obscuring landscape buffer required between commercial
and residential zones does not apply. In place of a separation buffer, the
applicant proposes to integrate the Willowcrest Phase I and II developments
through shared open space, a pedestrian path connection, and consistent
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 14 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
streetscape/planting design to create a unified, cohesive neighborhood. Staff
supports this approach as it is consistent with the intent of the CV zone to
promote coordinated development patterns, internal pedestrian circulation, and
shared amenities within mixed-use neighborhoods.
The conceptual planting plan (Exhibit 5) includes planting in common areas,
private yards, and along internal circulation routes, including groundcovers,
shrubs, and street trees within the constrained frontage areas. To ensure proper
protection of landscaped areas adjacent to the woonerf, staff recommends as a
condition of approval, that a final detailed landscape plan be submitted with the
Civil Construction Permit. The plan shall include a curb or other physical barrier,
subject to review and approval by the Current Planning Project Manager, to
prevent vehicle encroachment into planting areas. In addition, to ensure safe
pedestrian movement and prevent vehicles from parking within the woonerf, the
final landscape plan should incorporate landscape features and pedestrian-
oriented elements, small planters, bollard lighting, or similar elements, placed in
locations that do not obstruct fire access. The final landscape plan must comply
with all applicable submittal requirements of RMC 4-8-120D.12 (Detailed
Landscape Plan) and must be approved prior to the issuance of construction
permits.
Modified per
PUD
Regulations
Tree Retention: The City’s adopted Tree Retention and Land Clearing
Regulations (RMC 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 based on values for existing or new trees as
provided in RMC 4-4-130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over
sixty feet (60') in height or greater than eighteen inches (18”) caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and other
significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders
and/ or cottonwoods are used as part of an approved enhancement project within
a critical area or its buffer.
Staff Comment: The applicant’s Tree Assessment Report (Exhibit 16) identifies 38
significant trees located on the Willowcrest Phase II project site, including four (4)
trees that qualify as landmark trees. Species identified include Douglas fir,
western redcedar, madrone, willow, cascara, and several ornamental and
deciduous species. The arborist determined that retention feasibility is extremely
limited due to the following reasons: required site grading and retaining wall
installation; building and access/utility placement constraints; proximity of trees
to proposed structures; and the poor or declining condition of several trees. Of
the 38 significant trees, all trees are proposed for removal.
Per RMC 4-4-130, the site is required to provide a minimum of 30 tree credits per
net acre and retain a minimum of 30 percent (30%) of significant trees excluding
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 15 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
those deemed high-risk, located in critical areas, or located in future right-of-way
(ROW) dedication. Based on a site size of 0.92 acres, the applicant would be
required to provide a minimum of 28 tree credits. Based on a total of 34 trees after
deducting four (4) trees located in the future ROW dedication, the applicant would
be required to retain a minimum of 10.2 trees (rounded to 10). As the applicant is
proposing to retain no trees, they are required to provide tree replacement credits
totaling 289 credits (Exhibit 17). The applicant proposes to plant 18 new Persian
ironwood (medium species) and five (5) Douglas fir (large species) for a total of 28
tree credits site-site. The applicant is therefore requesting a PUD modification to
the tree retention standard to allow a reduced credit total in exchange for
comprehensive new planting across the site and the provision of affordable
housing on a topographically challenging site. Staff finds that the PUD
modification process is the appropriate mechanism to evaluate this request, and
that the proposed planting plan shown on the conceptual landscape plan (Exhibit
5) provides substantial replanting, native and drought-tolerant species, increased
long-term canopy coverage, and high-quality site landscaping consistent with the
intent of RMC 4-4-130.
During construction, the trees on neighboring properties shall be protected where
possible in accordance with RMC 4-4-130H.9, which requires (at minimum) a six-
foot (6’) tall chain-link fencing around the dripline, mulching, protection from
grade changes, prohibition of equipment and materials within the fencing,
arborist monitoring, and implementation of any supplemental protection
measures recommended by the certified arborist.
Compliant if
condition of
approval is
met
Parking: Residential Uses: Required parking shall be located underground or
under building (on the first floor of the structure), or in an attached or detached
structure. Any additional parking may not be located between the building and
public street unless located within a structured parking garage.
Parking regulations for attached dwellings for low income residential uses
outside of Center Downtown (CD) zone require that a minimum of one (1) space
for each four (4) dwelling units is required. A maximum of 1.75 per dwelling unit is
allowed.
Standard parking stall dimensions are 8 feet by 20 feet, parallel stall spaces are
20-feet by 8-feet, and compact stall dimensions are 8 ½ feet by 16 feet. Compact
parking spaces shall not account for more than 30-percent of the total number of
spaces.
Staff Comment: The Willowcrest Phase II development proposes 19 fee-simple
townhome units, each of which includes one (1) parking space located within an
enclosed ground-floor garage, consistent with CV-zone requirements that
residential parking be located under-building or within a structure. Each garage
parking space meets the minimum dimension of 8 feet by 20 feet (8’x20’),
satisfying RMC standards.
In addition to the parking within the building, the applicant proposes five (5)
surface parking spaces for guests or overflow parking, consisting of four (4)
perpendicular stalls within Tract D and one (1) additional surface stall located
north of Building G. All five (5) surface stalls meet required parking dimensions;
the stall north of Building G is a compact stall (8.5 feet by 16 feet) and remains
within the maximum 30 percent (30%) allowance for compact spaces. No surface
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 16 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
parking is located between buildings and the public street, and the stalls are
situated behind or internal to the site, consistent with CV zoning requirements.
In total, the project provides 24 parking spaces (19 structured garage spaces and
5 surface stalls), resulting in an overall parking ratio of approximately 1.26 spaces
per dwelling unit, which falls below the maximum of 1.75 spaces per dwelling unit
permitted for attached low-income residential development outside of the Center
Downtown (CD) zone. The amount of parking is appropriate for the site’s location,
unit count, and limited availability of surrounding on-street parking.
Given the limited internal access width and the need to maintain clear fire and
pedestrian circulation areas, staff recommends as a condition of approval that
the applicant include provisions in the Homeowners Association Conditions,
Covenants, and Restrictions (CC&Rs) requiring that garages be used as the
primary parking location for residents, with any remaining garage area only used
for storage after parking needs are met. The CC&Rs shall be submitted to the
Current Planning Project Manager for review and approval prior to recordation
and shall be recorded prior to issuance of the first Temporary Certificate of
Occupancy.
`✓
Bicycle Parking: Bicycle parking shall be provided for all residential
developments that exceed five (5) residential units. One-half (0.5) bicycle parking
space per one dwelling unit is required and each space is required to meet the
bicycle parking standards per RMC 4-4-080F.11.c.
Staff Comment: The proposed development of 19 townhomes exceeds the five (5)
residential unit threshold and therefore is required to provide a minimum of one-
half (1/2) bicycle parking spaces per one (1) dwelling unit or 10 total bicycle
parking spaces (9.5 rounded up to 10). The applicant has identified designated
bicycle parking spaces within 10 of the proposed units as shown on the floor
plans (Exhibit 10). Therefore, the proposal complies with the bicycle parking
requirements for residential units.
Compliant if
Modified
through PUD
regulations
and
recommended
condition of
approval is
met.
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 Utilities Plan (Exhibit 12) identifies multiple retaining walls
throughout the Willowcrest Phase II site, including along both the north and south
property lines and along Edmonds Ave NE where two (2) stepped wall segments
are proposed to support the common open space area and the below-grade
stormwater vault. The walls range from approximately six feet (6’) to a maximum
height of 12 feet (12’), with an average height of 10 feet (10’); therefore, the
applicant requests a modification through the PUD to exceed the maximum eight-
foot (8’) tall wall height permitted in commercial zones. Staff supports this
modification because the additional wall height allows the project to maximize
buildable area, establish functional private yards, and create large, usable
common open space terraces otherwise infeasible due to existing grade
conditions. While the steep frontage conditions prevent full compliance with the
minimum three-foot (3’) landscaped setback along the Edmonds frontage,
planting strips are proposed where feasible and staff finds the overall landscape
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 17 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
plan to reasonably soften the wall interface, though additional treatments will be
necessary. Therefore, staff recommends, as a condition of approval, the
applicant shall submit a wall exhibit with the civil construction permit identifying
final wall elevations, locations, material treatments or color variation, and
screening elements (such as metals panels, murals, or other artwork) that
minimize perceived height and discourage graffiti and vandalism. The exhibit shall
be reviewed and approved by the Current Planning Project Manager prior to
permit issuance. In addition, the final civil construction drawings shall include all
fence locations and wall details where applicable, ensuring compliance with
height limits and sight-distance requirements. Any proposed artwork, including
but not limited to, painted murals, cut-out metal art panels, mounted sculptures,
etc, on the walls shall be reviewed and approved by the City of Renton Arts
Commission prior to installation.
Complaint if
Condition of
Approval is
met
Refuse and Recycling: A minimum of one and one-half (1-1/2) square feet per
dwelling unit in multi-family residences shall be provided for recyclables deposit
areas, except where the development is participating in a City-sponsored
program in which individual recycling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling unit shall be provided for refuse
deposit areas. A total minimum area of eighty (80) square feet shall be provided
for refuse and recyclables deposit areas.
Each residential project must provide at least one refuse/recycling/compostable
deposit area, and one collection point is required for every 30 dwelling units.
Deposit areas must be distributed throughout the site when multiple buildings
are present and may be located outdoors or within buildings, provided they
remain accessible to service vehicles, meet Fire Code requirements, and are not
placed within required setbacks or landscape areas. All outdoor deposit areas
must be fully screened with a six-foot enclosure, so they are not visible to the
public. Enclosures must be located within 200 feet of a common building
entrance and refuse or recycling containers—and the vehicles that service
them—may not obstruct or be stored within required parking spaces at any time.
Multi-family residences using 35-gallon garbage carts or smaller, when allowed,
shall meet the storage space, screening, and location requirements of RMC 4-4-
090D.2.
Staff Comment: The site and planting plans (Exhibit 3 and Exhibit 4, respectively)
identify a consolidated refuse and recycling enclosure located between Buildings
G and H adjacent to the access drive. The enclosure footprint is approximately 90
square feet, exceeding the minimum 80 square-foot requirement for deposit
areas serving multi-family and attached dwelling developments. Its location is
centralized, not within a required setback or landscape strip, and is positioned
within 200 feet (200’) of all unit entrances, ensuring compliance with access
standards. Because the development contains fewer than 30 dwelling units, only
one (1) collection point is required, and the proposed single enclosure satisfies
this standard. The enclosure does not obstruct required parking stalls and is
situated so that hauling trucks can access the area without interfering with
circulation or the woonerf.
Shrubs and trees are shown along the perimeter of the enclosure fence,
contributing to required visual screening; however, the materials, opacity, and
final design of the enclosure screening require confirmation to ensure full
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 18 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
compliance with RMC 4-4-090D.2. Staff recommends, as a condition of approval,
that the applicant submit a revised enclosure detail showing: 1) a fully sight-
obscuring fence or wall at least six feet (6’) in height, constructed of durable
materials compatible with the architectural character of the development; and 2)
a roof structure that fully covers the deposit area to meet best practices for refuse
and recycling enclosures. The detailed enclosure design shall be submitted with
the Civil Construction Permit and approved by the Current Planning Project
Manager prior to permit issuance.
Compliant if
condition of
approval is
met
Screening: All onsite 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 Utility Plan (Exhibit 12) does not identify any surface mounted
utility equipment for the development. Therefore, staff recommends, as a
condition of approval, the applicant submit a revised utility plan with the Civil
Construction Permit application and identify all surface mounted utility
equipment. Surface mounted equipment should not be located within the
common open space amenity areas. The screening of the equipment shall be
shown on the detailed landscape plan submitted with the Civil Construction
Permit application for review and approval by the Current Planning Project
Manager prior to permit issuance.
✓
Planned Action Ordinance and Master Plan Consistency:
Staff Comment: The City’s Environmental Review Committee determined that the
Willowcrest Phase II proposal qualifies as a Planned Action under the Sunset
Area Planned Action Ordinance (Ordinance No. 5813). As documented in the
Planned Action Concurrence Review (Exhibit 2), the project falls within the range
of impacts evaluated in the Sunset Area Planned Action EIS (Exhibit 24), including
the anticipated residential density, infrastructure improvements, and
transportation-related impacts for Subarea 3 of the Sunset Neighborhood.
The subject property—referred to as Site 18 / Site “C” in the Renton Sunset
Terrace Redevelopment Master Plan (LUA14-001475)—was previously
designated for a 68-unit multifamily building as part of the master planning effort.
The most recent update to that plan occurred through the 2019 Minor
Modification (Exhibit 21), which reaffirmed the intent for a multifamily
development fronting Edmonds Ave NE while adjusting internal circulation,
access, and density allocations within the larger Willowcrest redevelopment
area.
The current Willowcrest Phase II application proposes to modify both the Master
Site Plan and the Binding Site Plan to replace the previously anticipated 68-unit
multifamily building with a 19-unit fee-simple townhome development. The
requested modification updates the development program, circulation plan,
utility layout, and lot/tract configuration for the Edmonds Site. With this
modification, the development remains consistent with the overall land-use
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 19 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
intent of the Sunset Area Planned Action and the Sunset Terrace Master Plan,
including the provision of new housing units, integration with established
Willowcrest Phase I infrastructure, and compliance with the planned residential
density range for the CMU/CV-designated area.
Because the applicant is requesting an MSP/BSP modification as part of this land
use application, no separate modification permit is necessary. The updated site
plan, unit count, and lot configuration reviewed under this PUD will supersede the
prior 2016/2019 master plan assumptions for the Edmonds Site once approved.
23. PUD Applicability Standards: Pursuant to RMC 4-9-150B, any applicant seeking to permit
development which is not limited by the strict application of the City’s zoning, parking, street, and
subdivision regulations in a comprehensive manner shall be subject to applicability standards. The
following table contains project elements intended to comply with applicability standards, as
outlined in RMC 4-9-150B:
Compliance PUD Applicability Criteria and Analysis
Compliant if
conditions
of approval
are met
In approving a planned urban development, the City may modify any of the
standards of RMC 4-2, RMC 4-3-100, RMC 4-4, RMC 4-6-060, and RMC 4-7. All
modifications shall be considered simultaneously as part of the planned urban
development.
Staff Comment: All standards requested to be modified are contained within the
Chapters listed above in FOF 22. Specific modifications are noted in FOF 19.
Compliant if
conditions
of approval
are met
An applicant may request additional modifications from the requirements of the
Renton Municipal Code. Approval for modifications other than those specifically
described in subsection RMC 4-9-150B.2.a shall be approved prior to submittal
of a preliminary planned urban development plan.
Staff Comment: All eligible modifications are outlined above under FOF 19. Staff
is in support of all requested modifications if all conditions of approval are met.
✓
A planned urban development may not authorize uses that are inconsistent with
those uses allowed by the underlying zone, or overlay district, or other location
restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080,
4-3-010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010.
Staff Comment: Pursuant to RMC 4-2-060 Zoning Use Table and RMC 4-1-
080A.6 Conditions associated with Zoning Use Tables; Townhouses are a
permitted standalone residential use in the CV zone as the site does not abut NE
Sunset Blvd east of Harrington Ave NE.
Compliant if
Modification
to Master
Site Plan is
approved
The number of dwelling units shall not exceed the density allowances of the
applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC;
however, averaging density across a site with multiple zoning classifications
may be allowed if approved by the Community and Economic Development
Administrator.
Staff Comment: The proposed density does not exceed the maximum 80
dwelling units per net acre permitted in the CV zone. Under the 2019 minor
modification to the Renton Sunset Terrace Redevelopment Master Site Plan
(LUA14-001475), the Edmonds Site (Willowcrest Phase II) was allocated 25
dwelling units. As part of the current Willowcrest Phase II PUD and Binding Site
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 20 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
Plan application, the applicant is requesting an additional Master Site Plan
modification to increase the total combined unit allocation for the Willowcrest
Phase I and Phase II properties from 25 units to 31 units. The proposed 19-unit
townhome development would remain consistent with this revised allocation
pending approval of the requested modification and would not exceed the
density allowances of the CV zone or the limits established through the master
planning framework.
24. PUD Decision Criteria Analysis:
Compliance PUD Decision Criteria and Analysis
✓
Demonstration of Compliance and Superiority Required: Applicants must
demonstrate that a proposed development is in compliance with the purposes of
this Section and with the Comprehensive Plan, that the proposed development
will be superior to that which would result without a planned urban development,
and that the development will not be unduly detrimental to surrounding
properties.
Staff Comment: The proposal is in compliance with the following Renton
Comprehensive Goals and Policies:
Policy HHS-14: Promote homeownership opportunities for households of all
incomes.
The proposed Willowcrest Townhomes project will create new opportunities for
sustainable and affordable home ownership for residents in the Sunset
neighborhood.
Goal HHS-B: Ensure the availability of a variety of housing types that meet all
housing needs equitably and sustainably.
Staff Response: The proposal supports Goal HHS-B by providing permanently
affordable, fee-simple townhomes in an established mixed-use neighborhood,
expanding affordable homeownership opportunities in an area historically
characterized by rental housing. The Willowcrest Phase II homes continue the
community land-trust model established with the Willowcrest Phase I
development and contribute toward a diverse and equitable housing stock within
the Sunset Area by offering long-term affordability, accessibility, and
neighborhood stability. The project also incorporates sustainable site design
practices, including compact building footprints, preserved open space, and
multimodal connectivity, consistent with the Comprehensive Plan’s emphasis on
equitable and sustainable growth.
Use of the PUD regulations enables a superior design outcome for the
Willowcrest Phase II project by allowing flexibility from certain dimensional and
design standards that would otherwise limit the feasibility of affordable
homeownership housing on this constrained site. The PUD allows building
placement and facade orientation that incorporates activated frontages on
multiple sides of each structure—porches, balconies, and glazing—rather than
forcing conventional single-front-facing units. This creates a more walkable,
socially connected development and provides improved passive surveillance
and safety. Flexibility through the PUD also allows the use of taller retaining walls
along Edmonds Ave NE to respond to the significant topographic grade change.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 21 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
Without this modification, usable open space areas would be substantially
reduced, and private yards would be compromised, limiting livability for future
residents. By allowing the walls to support elevated building pads and open
space, the project is able to provide both private yard spaces and meaningful
common open space, including raised planters, flexible gathering areas, and
enhanced pedestrian routes. Finally, the PUD enables continuity with
Willowcrest Phase I, reinforcing the original design intent of a unified townhome
neighborhood with shared pedestrian circulation, complementary architectural
vocabulary, and coordinated open space amenities. These outcomes would not
be achievable under strict, standard zoning and setback provisions.
The development pattern is also compatible with the surrounding neighborhood
and functions as an appropriate transition between higher-intensity mixed-use
development to the south and the smaller-scale townhomes and duplexes west
and north of the site. By reinforcing a range of housing types, including affordable
ownership units, future multifamily housing, and the existing Willowcrest Phase I
townhomes, the proposal advances the Comprehensive Plan’s direction to
create complete, mixed-density neighborhoods that meet a broad spectrum of
housing needs in an equitable, sustainable manner.
Policy HHS-7: Support the development of housing and neighborhoods that are
sited, designed, constructed, and maintained to promote an environment that
supports healthy and safe living.
Staff Response: The Willowcrest Townhomes support Policy HHS-7 by providing
high-quality, durable, and energy-efficient homes within a walkable mixed-use
neighborhood, thereby promoting healthy and safe living environments. The
homes will be developed and sold through Homestead Community Land Trust,
ensuring long-term affordability while maintaining construction quality and
ongoing stewardship. This model not only supports stable, healthy households at
60–80% AMI, but also allows multiple families over time to benefit from
permanently affordable ownership opportunities. By combining thoughtful site
design, permanent affordability, and integrated neighborhood amenities, the
proposal meaningfully advances the City’s goals for safe, equitable, and
sustainable housing.
Public Benefit Required: Applicants shall demonstrate that a proposed development will
provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable
effects of the proposed planned urban development, particularly those adverse and undesirable
impacts to surrounding properties, and that the proposed development will provide one or more
of the following benefits than would result from the development of the subject site without the
proposed planned urban development:
Staff Comment: Although affordable homeownership is not expressly listed among the
enumerated public benefits in the PUD code, the Willowcrest Townhomes project provides a
significant and exceptional public benefit by delivering permanently affordable, energy-efficient
ownership housing within the Sunset Area. The homes will be sold through Homestead
Community Land Trust, ensuring long-term affordability for both the initial buyers and
subsequent owners through the community land-trust ground lease structure. This model allows
households to purchase homes below market value, maintain an affordable monthly housing
cost, and build equity while the land trust preserves affordability at resale.
The homes are targeted to households earning 60–80% of AMI, and the land trust estimates that
each home may serve up to seven (7) families over a 50-year period through successive resales.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 22 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
For the 19 homes in Willowcrest Phase II, this could yield affordable homeownership
opportunities for up to 133 families across the next five (5) decades. The scale and permanence
of this affordability, combined with the project’s integration into an existing mixed-use, walkable
neighborhood, represent a substantial public benefit that would not be achievable under the
current development standards without the PUD.
N/A a. Critical Areas: Protects critical areas that would not be protected otherwise
to the same degree as without a planned urban development.
N/A
b. Natural Features: Preserves, enhances, or rehabilitates natural features of
the subject property, such as significant woodlands, native vegetation,
topography, or noncritical area wildlife habitats, not otherwise required by
other City regulations.
N/A
c. Public Facilities: Provides public facilities that could not be required by the
City for development of the subject property without a planned urban
development.
✓
Use of Sustainable Development Techniques: Design which results in a
sustainable development; such as LEED certification, energy efficiency, use of
alternative energy resources, low impact development techniques, etc.
Staff Comment: Sustainable features at the site and building level are included in
the design. The building envelopes would exceed code required insulation and
provide high efficiency mechanical systems as well as passive ventilation and
daylighting. Features include south-oriented roofs where possible, fiber cement
siding, highly insulated walls, super insulation, exceptional air sealing, energy
recovery ventilation, Energy Star roofing, efficient electric heat pumps, and heat
pump water heaters. Each home will be solar-ready to enable individual roof-
mounted photovoltaic arrays. Due to the specific financing of affordable housing
development, some of these features are pending funding availability.
✓
d. Overall Design: Provides a planned urban development design that is
superior to the design that would result from development of the subject
property without a planned urban development. A superior design may
include the following:
i. Open Space/Recreation:
(a) Provides increased open space or recreational facilities beyond standard
code requirements and considered equivalent to features that would offset park
mitigation fees in Resolution 3082; and
(b) Provides a quality environment through either passive or active recreation
facilities and attractive common areas, including accessibility to buildings from
parking areas and public walkways; or
Staff Comment: Not applicable. The project’s primary public benefit arises from
its affordable homeownership model and the superior site, circulation, and
building design enabled by the PUD rather than expanded recreational
improvements beyond code.
ii. Circulation/Screening: Provides superior circulation patterns or location or
screening of parking facilities; or
Staff Comment: The Willowcrest Phase II project provides superior circulation
and access patterns compared to what would result without the PUD. The
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 23 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
proposed access network completes an east–west connection from Glennwood
Ave NE through Willowcrest Phase I and II to Edmonds Ave NE. This creates a
cohesive internal circulation system across all three (3) properties—Glennwood,
Willowcrest Phase I, and Willowcrest Phase II, supporting both neighborhood
mobility and continuous Fire Department access.
The access drive within Willowcrest Phase I, as well as the drive proposed as part
of Willowcrest Phase II, are designed as woonerfs, or “living streets,” which
function as shared, curb-less pedestrian-cyclist-vehicle environments. They
typically use flush surfacing, varied paving materials, color changes, and pattern
cues to calm traffic and promote pedestrian safety. These design elements
ensure uninterrupted pedestrian travel, eliminate curb cuts at driveways, and
provide a more accessible route throughout the site.
Surface parking on the Willowcrest Phase II property is minimized, limited to
small groupings along the woonerf and at the terminus of the Phase I driveway.
These spaces are generally screened by trees and shrubs, reducing visual
impacts and maintaining the residential character of the development. The
combined circulation, woonerf design, and sensitive placement of small-scale
surface parking produce a circulation system that is demonstrably superior to the
conventional driveway-and-parking-lot configuration required without a PUD.
iii. Landscaping/Screening: Provides superior landscaping, buffering, or
screening in or around the proposed planned urban development; or
Staff Comment: Not applicable. Landscaping enhancements occur as part of the
integrated site and building design but do not independently constitute the
primary public benefit requested under this criterion.
iv. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
Staff Comment: The Willowcrest Phase II project provides superior architectural
placement, orientation, and facade activation that would not be achievable
without a PUD. The buildings fronting Edmonds Ave NE (Buildings E and F) orient
toward both the public street and the woonerf, and include a dedicated
pedestrian connection from the frontage into the central part of the site as well as
to individual entries of the units in the two (2) buildings. Buildings that do not face
Edmonds Ave NE are intentionally designed with active facades on all sides,
including main entries, porches, balconies, and visible pedestrian pathways. This
approach strengthens the relationship between Willowcrest Phase II and the
adjacent Willowcrest Phase I townhomes, promoting social interaction and
neighborhood cohesion rather than segregating the sites behind a required
landscape buffer.
The design establishes a central amenity axis shared between Willowcrest Phase
I and II, anchored by the existing playground, common green, and a looped
pedestrian path connecting all residential units. This configuration creates a
highly walkable, interconnected open space environment that improves access
and visibility for all residents.
The building orientation also enables a broader range of site and architectural
typologies, maximizing sunlight, privacy, and natural views. Roof forms shift to
ensure south-facing slopes for solar readiness, and the architectural massing
creates varied outdoor spaces between buildings. The project incorporates
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 24 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
sustainable features, including super-insulated envelopes, passive ventilation
strategies, daylighting, drought-tolerant and edible landscape species, and
strategic tree placement for seasonal shading and heat-island reduction. Each
townhome is solar-ready, enabling future rooftop photovoltaic systems.
Together, these elements result in an architectural and site design that far
exceeds the quality and neighborhood integration that could be achieved under
the current zoning and design standards. The PUD mechanism directly enables
this superior outcome by allowing orientation flexibility and deeper integration
with Willowcrest Phase I.
v. Alleys: Provides alleys for proposed detached or attached units with individual,
private ground related entries.
Staff Comment: Not applicable. No alleys are proposed.
✓
Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the
planned urban development perimeter provide a suitable transition to adjacent
or abutting lower density/intensity zones. Materials shall reduce the potential for
light and glare.
Staff Comment: The surrounding area includes a mix of single-family homes,
duplexes, multifamily buildings, and neighborhood-serving commercial uses.
The proposed Willowcrest Phase II townhomes are similar in size, scale, and
residential character to the adjacent Willowcrest I development immediately to
the east, creating a compatible relationship along the shared perimeter. The
buildings are deliberately scaled with pedestrians in mind, incorporating
porches, balconies, and a consistent two- to three-story massing that reduces
bulk and avoids large blank facades. The contemporary architectural aesthetic,
combined with durable, non-reflective materials such as fiber-cement siding with
composite wood and metal accents, reduces potential for glare and contributes
to a cohesive yet refreshed character as the Sunset Area continues to revitalize.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in
groups should be related by coordinated materials and roof styles, but contrast
should be provided throughout a site by the use of varied materials, architectural
detailing, building orientation or housing type; e.g., single family, townhouses,
flats, etc.
Staff Comment: The proposed five (5) townhome buildings share a coordinated
architectural theme characterized by similar massing, materials, and a
contemporary aesthetic, while also providing visual contrast that helps create a
dynamic internal streetscape. All buildings employ shed roof forms that slope
north-to-south; however, because each building is rotated and positioned
differently within the site, the rooflines and the resulting massing compositions
create unique identities. Vertical fins extending from the roof overhangs to the
ground provide modulation and articulate each facade, with the fin locations
intentionally varied among buildings to avoid repetition. Downspouts are
incorporated into these fins to maintain a clean, integrated appearance. The use
of fiber-cement siding with composite wood and metal accents creates a durable
and cohesive material palette across the site, while subtle shifts in orientation,
balcony placement, porches, and pedestrian connections give each building
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 25 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
distinction. This approach results in a coordinated but non-uniform architectural
environment, consistent with PUD expectations for superior design integration.
Compliant
if
Conditions
of Approval
are Met
Circulation:
i. Provides sufficient streets and pedestrian facilities. The planned urban
development shall have sufficient pedestrian and vehicle access commensurate
with the location, size and density of the proposed development. All public and
private streets shall accommodate emergency vehicle access and the traffic
demand created by the development as documented in a traffic and circulation
report approved by the City. Vehicle access shall not be unduly detrimental to
adjacent areas.
ii. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning
patterns, and minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreational
areas, transit, public walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
Staff Comment: The proposed Willowcrest Phase II development provides
adequate pedestrian and vehicle access consistent with the size, configuration,
and density of the project. Access for Willowcrest Phase II would occur from
Edmonds Ave NE, with an internal 20-foot (20’) wide private woonerf that
continues the same shared-space design established in Willowcrest Phase I. This
woonerf would directly connect with the existing Phase I woonerf, creating a
unified east-to-west circulation system through both Willowcrest phases and
supporting continuous fire access across the sites. The combined circulation
layout limits curb cuts to one (1) point on Edmonds Ave NE for Willowcrest Phase
II (and one existing driveway serving Willowcrest Phase I), reducing turning
conflicts and minimizing impacts on the surrounding neighborhood.
The woonerf is designed as a shared multimodal facility with a single flush surface
where sidewalks and the drive lane are differentiated by changes in paving color,
material, and pattern rather than curbs. This treatment promotes lower vehicle
speeds, mutual awareness between drivers and pedestrians, and improved
accessibility by eliminating the need for curb ramps at driveways or building
entrances. The drive follows existing topography with gradual grades and a level
central portion, ensuring safe maneuvering, adequate sight distance, and fire
apparatus access. To maintain safe multimodal circulation while preventing cut-
through vehicular traffic between Willowcrest Phase I and Phase II, staff
recommends, as a condition of approval, that removable bollards be installed at
the connecting point between the two (2) sites. The bollards shall be designed to
prohibit vehicle access while still allowing passage of pedestrians, bicyclists, and
emergency responders as needed. Final bollard placement, design, and spacing
shall be reviewed and approved with the Civil Construction Permit.
A system of internal pedestrian paths connects each building to the woonerf and
to the central shared open space, allowing direct and accessible pedestrian
connections to amenities within Willowcrest Phase II and to the existing
pedestrian network in Willowcrest Phase I. The project therefore strengthens
neighborhood walkability by completing a continuous pedestrian linkage from
Edmonds Ave NE through both Willowcrest developments. From Edmonds Ave
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 26 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
NE, residents can access public sidewalks, transit stops, Sunset Neighborhood
Park, the Highlands Library, nearby schools, and commercial services.
Emergency access requirements are achieved through the 20-foot (20’) wide
travel lane, hammerhead turnaround, and the unified circulation spine that
extends through both Willowcrest phases, ensuring safe and efficient response
routes. A Trip Generation Study, prepared by Transpo Group, dated October 23,
2024, indicates that Willowcrest Phase II is expected to generate approximately
nine (9) weekday AM peak-hour trips and 11 weekday PM peak-hour trips, which
is well below the threshold requiring a Transportation Impact Analysis.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070D
(Exhibit 23), which is based upon a test of the citywide Transportation Plan,
consideration of growth levels included in the LOS-tested Transportation Plan,
payment of Transportation Impacts Fees, and application of site-specific
mitigation.
✓
Infrastructure and Services: Provides utility services, emergency services, and
other improvements, existing and proposed, which are sufficient to serve the
development.
Staff Comment: Adequate infrastructure and essential services are available to
serve the proposed development. The project will connect to the existing 12-inch
(12”) public water main located in Willowcrest Phase I, which provides sufficient
domestic and fire flow capacity for the townhomes. Sanitary sewer service will be
provided through an existing eight-inch (8”) public sewer main constructed as
part of the Willowcrest Phase I improvements, with additional sewer
infrastructure extended through Tract C to serve the new units. Stormwater will
be conveyed to the City’s system in Edmonds Ave NE following on-site flow
control and treatment consistent with the adopted stormwater standards.
Emergency vehicle access is provided through the continuous private woonerf
connection extending from Willowcrest Phase I and designed to maintain
required widths and turning movements. Other public services, including police,
fire, schools, and utilities, are available and capable of accommodating the
additional demand generated by the 19-unit development. Overall, the proposal
is supported by adequate infrastructure and services and meets this criterion.
✓
Clusters or Building Groups and Open Space: An appearance of openness
created by clustering, separation of building groups, and through the use of well-
designed open space and landscaping, or a reduction in the amount of
impervious surfaces not otherwise required.
Staff Comment: The proposed townhomes are grouped into four (4) buildings of
four (4) units and one (1) building of three (3) units, with units ranging in square
footage and bedroom count. The variation in unit and building size, as well as the
natural topography of the site, creates a balance between the mass and scale of
the buildings and the amount of open space provided on the site. Impervious
surfaces are limited to the main drive aisle, sidewalks, and porches, and portions
of the common open space area.
✓
Privacy and Building Separation: Provides internal privacy between dwelling
units, and external privacy for adjacent and abutting dwelling units. Each
residential or mixed use development shall provide visual and acoustical privacy
for dwelling units and surrounding properties. Fences, insulation, walks, barriers,
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 27 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
and landscaping are used, as appropriate, for the protection and aesthetic
enhancement of the property, the privacy of site occupants and surrounding
properties, and for screening of storage, mechanical or other appropriate areas,
and for the reduction of noise. Windows are placed at such a height or location
or screened to provide sufficient privacy. Sufficient light and air are provided to
each dwelling unit.
Staff Comment: The proposed building and site layout provides strong internal
and external privacy through a combination of architectural orientation, varied
entry locations, and thoughtful unit design. Each townhome includes a private
ground-floor yard and porch, and the placement of entries varies so that corner
units face the sides of buildings while interior units enter from alternating front
and rear elevations. This staggered entry pattern reduces the clustering of doors
on a single facade and enhances privacy for both residents and neighboring units.
Second-floor balconies alternate between front- and rear-facing orientations,
further distributing activity areas and minimizing direct overlook between units.
The buildings are designed to ensure sufficient daylight and natural ventilation,
and windows are located to avoid unnecessary views into adjacent units or
properties. Shared walls between townhomes are constructed as two separate
insulated stud walls with an air gap, providing both fire separation and enhanced
acoustic privacy. Overall, the project provides adequate light, air, and noise
mitigation, and incorporates appropriate design features to maintain privacy for
residents and surrounding properties.
✓
Building Orientation: Provides buildings oriented to enhance views from within
the site by taking advantage of topography, building location and style.
Staff Comment: The townhome units would have views of green space. The
spacing and changes in the orientation between the buildings would avoid
conditions where residents have views into other units.
✓
Parking Area Design: Provides parking areas that are complemented by
landscaping and not designed in long rows. The size of parking areas is minimized
in comparison to typical designs, and each area related to the group of buildings
served. The design provides for efficient use of parking, and shared parking
facilities where appropriate.
Staff Comment: Each unit would have a private single-car garage, with some units
also incorporating a separate carport under the building. Four (4) compact
surface parking spaces would be provided within Tract D, with one (1) compact
parking space proposed to the north of Building G. The spaces would have trees
and shrubs planted along their north sides for screening and shade.
✓
Phasing: Each phase of the proposed development contains the required parking
spaces, open space, recreation spaces, landscaping, and utilities necessary for
creating and sustaining a desirable and stable environment, so that each phase,
together with previous phases, can stand alone.
Staff Comment: The Willowcrest Phase II Planned Urban Development
represents the final phase of development for the Edmonds Site, completing the
build-out originally envisioned under the Sunset Terrace Redevelopment Master
Site Plan and its 2019 modification. The proposed townhouse buildings, parking
areas, utilities, pedestrian connections, and common open space are all fully
contained within this application and are designed to function as a complete and
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 28 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
independent development. All required infrastructure, including emergency
access, refuse and recycling facilities, utility connections, stormwater
management, private open space, and common amenity areas, is provided as
part of this single phase.
Because Willowcrest Phase II constitutes the concluding phase on the Edmonds
Site, there are no subsequent phases that rely on shared infrastructure or
deferred improvements. The project includes the access, utilities, and
development framework necessary to stand alone and to integrate cohesively
with the previously constructed Willowcrest Phase I townhome development to
the east. Any future development adjacent to the site would be subject to its own
applications and review under the codes in effect at that time; however, no
additional phases are planned or required for the Edmonds parcel as part of the
Willowcrest PUD.
25. PUD Development Standards: Pursuant to RMC 4-9-150D.4, each planned urban development shall
demonstrate compliance with the development standards for the Planned Urban Development
regulations. The following table contains project elements intended to comply with the development
standards of the Planned Urban Development regulations, as outlined in RMC 4-9-150E:
Compliance PUD Development Standard Analysis
1. COMMON OPEN SPACE STANDARD: Open space shall be concentrated in large usable areas
and may be designed to provide either active or passive recreation. Requirements for residential,
mixed use, commercial, and industrial developments are described below.
✓
Standard: For residential developments open space must equal at least ten
percent (10%) of the development site’s gross land area.
i. Open space may include, but is not limited to, the following:
(a) A trail that allows opportunity for passive recreation within a critical area
buffer (only the square footage of the trail shall be included in the open space
area calculation), or
(b) A sidewalk and its associated landscape strip, when abutting the edge of a
critical area buffer and when a part of a new public or private road, or
(c) A similar proposal as approved by the Hearing Examiner.
ii. Additionally, a minimum area equal to fifty (50) square feet per unit of common
space or recreation area shall be provided in a concentrated space.
iii. Stormwater facilities may be incorporated with the open space, common
space or recreation area on a case-by-case basis if the Hearing Examiner finds:
(a) The stormwater facility utilizes the techniques and landscape requirements
set forth in The Integrated Pond, King County Water and Land Resources
Division, or an equivalent manual, or
(b) The surface water feature serves areas outside of the planned urban
development and is appropriate in size and creates a benefit.
Staff Comment: The Willowcrest Phase II PUD site totals 40,097 square feet,
resulting in a required common open space minimum of 4,009 square feet. The
architectural site plan identifies approximately 4,219 square feet of common
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 29 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
open space distributed across the central open-space corridor between
Buildings D, E, F,G, and H, exceeding the 10 perecent (10%) requirement.
A substantial portion, over 3,000 square feet, is provided in one (1) concentrated,
centrally located open-space area between Buildings E and F, satisfying and
exceeding the requirement for 50 square feet per unit in a concentrated form.
This space includes the primary pedestrian spine, shared green space, and
landscaped gathering areas that function as a unifying amenity for Phase II
residents.
Phase II residents will also have access to the existing children’s play area
constructed under Willowcrest Phase I. This offers additional recreational
opportunities while keeping new development safely separated from the
playground’s highest activity zones.
✓
Standard: Required landscaping, driveways, parking, or other vehicular use
areas shall not be counted toward the common space requirement or be located
in dedicated outdoor recreation or common use areas.
Staff Comment: All designated common open space areas are separate from
vehicular areas, drive aisles, the woonerf, and required landscape strips. See
FOF 23: Zoning and Development Standard Compliance: Landscaping
✓
Standard: Required yard setback areas shall not count toward outdoor
recreation and common space unless such areas 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.
Staff Comment: The required setbacks are not included in the open-space
calculations.
✓
Standard: Private decks, balconies, and private ground floor open space shall
not count toward the common space/recreation area requirement.
Staff Comment: Fenced private yards are not included in the common open
space.
✓
Standard: Other required landscaping, and sensitive area buffers without
common access links, such as pedestrian trails, shall not be included toward the
required recreation and common space requirement.
Staff Comment: No required landscaping or sensitive area buffers are on-site.
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 according to the following formula:
1% of the lot area + 1% of the building area = Minimum amount of pedestrian-
oriented space.
Staff Comment: No nonresidential uses are proposed.
✓
Standard: The location of public open space shall be considered in relation to
building orientation, sun and light exposure, and local micro-climatic conditions.
Staff Comment: The primary common open space receives strong morning and
afternoon sun due to Phase II’s three-story building heights and east–west
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 30 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
alignment. Landscaping shown on the planting plan provides shade, seasonal
interest, and long-term canopy.
✓
Standard: Common space areas in mixed use residential and attached
residential projects should be centrally located so they are near a majority of
dwelling units, accessible and usable to residents, and visible from surrounding
units.
Staff Comment: The primary open-space corridor is centrally located between
Buildings E and F, directly accessible to the majority of Phase II units and visually
framed by porches, balconies, and building entries.
✓
Standard: Common space areas should be located to take advantage of
surrounding features such as building entrances, significant landscaping,
unique topography or architecture, and solar exposure.
Staff Comment: The primary common open space receives strong morning and
afternoon sun due to Phase II’s three-story building heights and east–west
alignment. Landscaping shown on the planting plan provides shade, seasonal
interest, and long-term canopy.
✓
Standard: In mixed use residential and attached residential projects children’s
play space should be centrally located, visible from the dwellings, and away from
hazardous areas like garbage dumpsters, drainage facilities, streets, and parking
areas.
Staff Comment: No children’s play space is proposed on the Willowcrest
Townhomes site; however, the neighboring Glennwood Townhomes site
contains a children’s play area that will be accessible to Willowcrest
homeowners (see FOF 26 Design Standards: Standards for Common Open
Space).
b. Private Open Space: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the
exclusive use of the occupants of that unit. Each ground floor unit, whether attached or
detached, shall have private open space which is contiguous to the unit.
✓
Standard: Each residential unit in a planned urban development shall have
usable private open space (in addition to parking, storage space, lobbies, and
corridors) for the exclusive use of the occupants of that unit.
Staff Comment: Each unit contains a private yard and porch spaces on the
ground floor.
Compliant if
condition of
approval is
met
Modified per
the PUD
Regulations
Standard: The private open space shall be well demarcated and at least fifteen
feet (15’) in every dimension (decks on upper floors can substitute for the
required private open space). The minimum dimensional standards of this
Section may be modified through the planned urban development review
process; provided, that the minimum area requirement is maintained
Staff Comment: Each of the proposed townhome units in Willowcrest Phase II
includes ground-level private open space directly contiguous to the unit,
consistent with RMC 4-9-150E. The site plan and landscape plan show that each
unit is provided a combination of a private yard, porch, or patio space designed
for exclusive use by the resident. Building groupings D, E, F, G, and H each
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 31 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
include units with clearly defined outdoor areas that are usable, accessible, and
separate from common open space areas.
The PUD regulations allow modification of the required 15-foot (15’) minimum
dimension, provided that the minimum area requirement is satisfied. In
Willowcrest Phase II, most units meet or exceed the 15 feet by 15 feet (15’ x 15’)
dimensional guideline; however, several end units have slightly shallower
depths—typically in the 10–12 foot (10-12’) range—but compensate with
substantially greater overall private-open-space area due to wider yard
configurations, side-yard extensions, and included porch or patio zones. These
units exceed the minimum 225-square-foot area requirement, and staff supports
this dimensional modification under the PUD criteria.
While the conceptual landscape plan shows yard boundaries and adjacent
planting, additional internal delineation between private yards is necessary for
full compliance. Therefore, staff recommends, as a condition of approval, that
the applicant provide a final detailed landscape plan showing fencing,
landscaping, or other acceptable demarcation separating individual private
yards from one another and from adjacent common spaces. This plan must be
submitted with the Civil Construction Permit and approved by the Current
Planning Project Manager prior to permit issuance.
Consistent with code, private open space areas are not counted toward the
common open space requirement. All units meet or exceed the functional
private open space requirement per RMC 4-9-150E, and the proposed PUD-
based modifications allow for flexibility while still providing high-quality, usable
private outdoor areas for all residents.
N/A
Standard: For dwelling units which are exclusively upper story units, there shall
be deck areas totaling at least sixty (60) square feet in size with no dimension
less than five feet (5’).
Staff Comment: Not applicable. No upper story units are proposed, however
some units would contain a second-floor exterior balcony. Dimensions of the
balconies would be 110 square feet (19’ x 5.75’).
c. Installation and Maintenance of Common Open Space:
✓
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner,
or by the property owners’ association, or the agent(s) thereof. In the event that
such facilities are not maintained in a responsible manner, as determined by the
City, the City shall have the right to provide for the maintenance thereof and bill
the owner or property owners’ association accordingly. Such bill, if unpaid, shall
become a lien against each individual property.
Staff Comment: Prior to the issuance of any occupancy permit, the developer
shall furnish a security device to the City in an amount equal to the provisions of
RMC 4-9-060. Landscaping shall be planted within one (1) year of the date of final
approval of the planned urban development and maintained for a period of five
(5) years thereafter prior to the release of the security device.
d. Installation and Maintenance of Common Facilities:
✓ Standard: Prior to the issuance of any occupancy permits, all common facilities,
including but not limited to utilities, storm drainage, streets, recreation facilities,
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 32 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
etc., shall be completed by the developer or, if deferred by the Administrator,
assured through a security device to the City equal to the provisions of RMC 4-9-
060, except for such common facilities that are intended to serve only future
phases of a planned urban development. Any common facilities that are
intended to serve both the present and future phases of a planned urban
development shall be installed or secured with a security instrument as
specified above before occupancy of the earliest phase that will be served. At the
time of such security and deferral, the City shall determine what portion of the
costs of improvements is attributable to each phase of a planned urban
development.
✓
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner,
or by the property owners’ association, or the agent(s) thereof. In the event that
such facilities are not maintained in a responsible manner, as determined by the
City, the City shall have the right to provide for the maintenance thereof and bill
the owner or property owners’ association accordingly. Such bill, if unpaid, shall
become a lien against each individual property.
Staff Comment: No dedication of common facilities is proposed. All common
facilities will be maintained by the property owner within the Willowcrest
Townhomes parent lot.
26. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) as applied to the
R-10 and R-14 zones are applicable in the CV zone for townhomes per RMC 4-2-060 Zoning Use Table
for Townhouses located in the CV zone, RMC 4-2-080A.6, and RMC 4-4-150B.Design:1. The standards
implement policies established in the Land Use Element of the Comprehensive Plan. The standards
of the Site Design subsection are required to be addressed at the time of subdivision application. The
standards of the Residential Design subsection are required to be addressed at the time of
application for building permits. The standards of Residential Design are required to be addressed for
the building for which the building permit is being issued. The proposal is consistent with the following
design standards, unless noted otherwise:
Compliance Design Standards R-10 and R-14 Zones and Analysis
✓ and
Modified with
the PUD
regulations
Lot Configuration: Developments of more than four (4) structures shall
incorporate a variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side
yards (or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The Phase II proposal consists of five (5) buildings (Buildings D,
E, F, G, and H) containing a total of 12 attached townhouse units. The building
arrangement provides variation in home size and unit clustering across the slope
of the site, consistent with the intent of the standard. The layout ensures that side
yards of the end units abut either the internal woonerf, landscaped common
areas, or rights-of-way within the Binding Site Plan, rather than creating direct
front-to-rear yard adjacencies between units.
The applicant has requested a modification to the prohibition on accessing lots
via easement in order to continue the shared woonerf access system established
with Willowcrest Phase I. This woonerf functions as a pedestrian-prioritized
shared street and is designed with a single surface, traffic-calming geometry, and
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 33 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
a cohesive paving pattern to reinforce multimodal use. Extending this established
shared street through Phase II provides a unified internal circulation network and
supports the integrated design of the Sunset Area redevelopment. A conventional
public street section would not be feasible due to the steep grades and the
existing Phase I configuration; therefore, the woonerf easement provides an
appropriate and superior alternative to meet access needs while enhancing
pedestrian comfort and community cohesion.
Staff supports the requested modification because the woonerf design creates a
cohesive neighborhood fabric between Phases I and II, maintains appropriate
access for residents and emergency vehicles, and is consistent with the design
intent of the overall master-planned redevelopment of the Edmonds Site.
✓
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized,
consistent with the Surface Water Design Manual. Building and property
line setbacks are specified in the Surface Water Design Manual for
infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface
Water Design Manual.
Staff Comment: The configuration of the Phase II lots has been designed in
consideration of the site’s documented geotechnical and hydrologic constraints.
According to the geotechnical report prepared for the project, the majority of soils
across the Edmonds Site consist of fine-grained material with low permeability,
which significantly limits the feasibility of employing infiltration-based LID
facilities. As a result, the applicant has proposed a stormwater approach that
relies on limited on-site best management practices, including perforated roof
drains for dispersion, consistent with the Surface Water Design Manual
allowances when infiltration potential is poor.
Modified with
the PUD
Regulations
Garages: Garages may be attached or detached. Shared garages are also
allowed, provided the regulations of RMC 4-4-080 are met. Carports are not
allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’),
and is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or
porch at least six feet (6’).
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways,
trails, or other homes, architectural details shall be incorporated in
the design.
If shared garages are allowed, they may share the structure with other homes and
all of the following is required:
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 34 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet
(160’) from any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44’) in width, and shall
maintain an eight foot (8’) separation from any dwellings.
Staff Comment: Each Phase II townhome is designed with an attached, ground-
floor garage that provides one (1) enclosed parking space per unit. While the
porches for Phase II units do not project at least five feet (5’) in front of the garage
as required by the prescriptive standard, the project incorporates several design
strategies that effectively minimize the visual prominence of garage doors. These
include single-bay garage widths, incorporation of glazing and architectural
detailing on the garage facade, and consistent material and color treatments that
integrate the garages into the overall building design.
Furthermore, the buildings are oriented so that active spaces, including entry
porches, balconies, and pedestrian-oriented facades, are located on multiple
sides of each structure, reducing the functional and visual dominance of garage
doors along the woonerf. These design features, combined with the shared-space
street treatment, ensure the garages do not detract from the pedestrian character
of the development. For these reasons, staff supports the applicant’s requested
modification to the garage placement standard.
N/A
Standards for Parks: For developments that are less than ten (10) net acres:
No park is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one
one-half (.5) acre park, in addition to the common open space requirement, is
required.
Staff Comment: The subject property is less than 10 acres and the applicant has
not proposed a park.
Modified with
the PUD
Regulations
and
Compliant if
Condition of
Approval is
met
Standards for Common Open Space: Developments of three (3) or fewer
dwelling units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open
space as outlined below. Above ground drainage facilities (i.e., ponds, swales,
ditches, rain gardens, etc.) shall not be counted towards the common open
space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch,
pocket park, or pedestrian entry easement in the development and shall
include picnic areas, space for recreational activities, and other activities
as appropriate.
3. Open space shall be located in a highly visible area and be easily
accessible to the neighborhood.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 35 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty
feet (20') wide.
5. A pedestrian entry easement can be used to meet the access
requirements if it has a minimum width of twenty feet (20') with a
minimum five feet (5') of sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area
with space for compost bins. Water shall be provided to the pea-patch.
Fencing that meets the standards for front yard fencing shall surround the
pea-patch with a one foot (1') landscape area on the outside of the fence.
This area is to be landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open
space for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for
personal vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent
(5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in
common open spaces.
Staff Comment: The Willowcrest Phase II project proposes 19 townhome units,
resulting in a requirement to provide 6,650 square feet of common open space
under the Residential Design and Open Space Standards (350 square feet per
unit). The applicant is providing approximately 5,926 square feet of common open
space as identified on the Open Space Plan (Exhibit 21), which exceeds the PUD-
required minimum of 10 percent (10%) of the gross site area (40,097 square feet),
or 4,010 square feet. While the proposal falls short of the 6,650-square-foot
requirement that would apply outside of a PUD, staff finds the amount,
distribution, and usability of open space acceptable with a PUD modification, as
discussed below.
The largest and most functional open space areas meeting the maximum five
percent (5%) slope requirement are located:
- Along the south side of Building D, totaling approximately 1,175 square
feet, with a minimum width of approximately 16 feet (16’). This space
includes a four-foot (4’) wide concrete pathway that provides an
accessible connection between the 1,947-square-foot open space east
of Building D and the larger open space area adjacent to Buildings D and
E.
- Between Buildings D and E, totaling approximately 2,205 square feet,
which is proposed to contain raised planting beds intended for a pea-
patch or community gardening area available to residents.
Additional common open space areas are dispersed throughout the site,
including:
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 36 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
- Open space areas adjacent to the private yards of Buildings F and E,
ranging in widths from 5.5 feet (5.5’) to 22.5 feet (22.5’); and
- A pedestrian pathway running east–west from Edmonds Ave NE toward
the Willowcrest Phase I townhomes, which provides functional
pedestrian connectivity and contributes to the overall open space
network but does not meet dimensional criteria to qualify as primary
common open space.
Staff acknowledges that not all of these open space areas meet the minimum 20-
foot (20’) width or maximum slope criteria required by the Residential Design and
Open Space Standards. However, the Willowcrest Phase II site presents
significant topographic constraints, including steep grade transitions between
Edmonds Ave NE and the interior of the site, as well as the need to integrate
circulation, utilities, retaining walls, and building pads within a compact
development footprint. The applicant has demonstrated that, even with these
constraints, the project provides highly usable, well-designed open spaces that
serve a variety of functions, including passive recreation, urban agriculture, and
pedestrian connectivity.
For these reasons, staff supports a modification through the Planned Urban
Development process to allow portions of the required common open space to
deviate from strict width and slope requirements. The proposal provides
appropriately located and functional open spaces that enhance livability for
future residents and that exceed the minimum open space required under the
PUD provisions.
Staff recommends, as a condition of approval, that the applicant submit a
detailed Open Space Programming Plan identifying the intended use and
furnishings within each designated open space area. The plan shall include, at
minimum, locations and specifications for proposed seating, pathways, raised
planters or garden beds, surface treatments, lighting (if applicable), and other site
furnishings that support usability, comfort, and long-term maintenance. The
Open Space Programming Plan shall be reviewed and approved by the Current
Planning Project Manager prior to civil permit issuance.
Modified with
the PUD
Regulations
and
Compliant if
Condition of
Approval is
met
Standards for Private Yards: Developments of three (3) or fewer dwelling
units: Each individual dwelling shall have a private yard that is at minimum six
hundred (600) square feet in size. Backyard patios and reciprocal use easements
may be included in the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling
shall have a private yard that is at least two hundred fifty (250) square feet in size
with no dimension less than eight feet (8’) in width.
An additional two hundred fifty (250) square feet of open space per unit shall be
added to the required amount of common open space for each unit that is not
ground related.
Staff Comment: Private open space is provided for each of the 19 proposed units
in the form of ground-level yards, patios, and/or porches. The ground-related
private yard areas range from approximately 80 square feet to 350 square feet,
with widths generally meeting or exceeding the minimum eight-foot (8’)
dimension required by code. However, seven (7) units do not meet the minimum
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 37 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
250 square feet of ground-related private yard area: two (2) units in Building F, one
(1) unit in Building G, two (2) units in Building D, and two (2) units in Building H.
To address this deficiency, the applicant is requesting a modification through the
Planned Urban Development process to allow a combination of ground-related
yard area and usable porch/patio space to meet the minimum 250 square feet of
required private open space per unit. The provided porches and patios are directly
accessible from the living areas, are of functional size, and support outdoor use
consistent with the purpose of private open space.
Staff supports this modification, as the combination of private yard and
porch/patio area ensures that each unit will have at least 250 square feet of
usable, private open space. The intent of the standard, which is to provide
residents with adequate outdoor area for privacy, light, and air, is satisfied given
the site’s topographic constraints and the overall distribution of outdoor spaces
across the development.
Compliance
met with the
guidelines
Sidewalks, Pathways, and Pedestrian Easements: All of the following are
required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk
may disconnect from the road, provided it continues in a logical route
throughout the development. Permeable pavement sidewalks shall be
used where feasible, consistent with the Surface Water Desi n Manual.
2. Front yards shall have entry walks that are a minimum width of three feet
(3’) and a maximum width of four feet (4’).
3. Pathways shall be used to connect common parks, green areas, and
pocket parks to residential access streets, limited residential access
streets, or other pedestrian connections. They may be used to provide
access to homes and common open space. They shall be a minimum
three feet (3’) in width and made of paved asphalt, concrete, or porous
material such as: porous paving stones, crushed gravel with soil
stabilizers, or paving blocks with planted joints. Sidewalks or pathways
for parks and green spaces shall be located at the edge of the common
space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees.
Trees are required along all pedestrian easements to provide shade and
spaced twenty feet (20’) on center. Shrubs shall be planted in at least
fifteen percent (15%) of the easement and shall be spaced no further than
thirty six inches (36”) on center.
5. For all homes that do not front on a residential access street, limited
residential access street, a park, or a common green: Pedestrian entry
easements that are at least fifteen feet (15’) wide plus a five-foot (5’)
sidewalk shall be provided.
Staff Comment: The proposed sidewalk and pathway system for Willowcrest
Phase II creates a coordinated internal pedestrian network that connects the
public sidewalk on Edmonds Ave NE to the existing woonerf and pedestrian
circulation system constructed as part of Willowcrest Phase I. A continuous east–
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 38 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
west pathway is proposed between Buildings E and F, and then through Buildings
G and H, linking Edmonds Ave NE with the shared circulation spine between
Phases I and II. This system provides direct, accessible pedestrian routes to unit
entries, private yards, shared open space areas, and the larger neighborhood.
The primary access drive through Phase II is designed as a woonerf, a shared
multimodal space with flush pedestrian surfaces, varied paving materials, and
traffic-calming features intended to support safe interaction among pedestrians,
cyclists, and vehicles. The woonerf functions as an internal pedestrian connector
and provides direct access to building entries and common open space areas.
Pathways adjacent to Buildings D and E are located along the edges of open
space areas to maximize usable green area, consistent with Residential Design
and Open Space Standards.
Sidewalks and pathways meet minimum width requirements, provide logical
pedestrian routing throughout the site, and connect to open space areas, raised
planters/pea-patch spaces, and the common circulation system shared with
Phase I. Required pedestrian easement plantings are met conceptually: trees are
proposed along the woonerf and pathways, and shrub planting areas are
incorporated throughout the pedestrian corridors.
Because several units do not front a public or private street, the pedestrian
system functions as the required pedestrian entry easement. Staff supports this
approach, as the buildings are designed with active facades on multiple sides and
entries oriented toward both the woonerf and the internal pedestrian network. The
design provides a safe, connected, and pedestrian-oriented internal circulation
system consistent with the intent of the code.
Overall, Standards 1–4 are satisfied, and the intent of Standard 5 is met by the
woonerf-based internal pedestrian entry system. Staff supports the modification
requested through the PUD to recognize this multimodal shared-access
configuration as meeting pedestrian fronting requirements.
Modified with
the PUD
Regulations
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green,
pocket park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet
(5’) and minimum height twelve inches (12”) above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route
may be taken from a front driveway.
Staff Comment: The Phase II townhomes are designed with four-sided activation,
and primary entries for all units face a qualifying pedestrian-oriented space—
either the woonerf shared street, common open space areas, or pedestrian
pathways. Each unit includes a defined entry feature in the form of a porch or
stoop, and while the porch heights vary in response to grading and adjacent open
spaces, they are appropriately scaled and clearly identifiable as primary entries.
Because of the site's grade constraints and the architectural strategy of
distributing entries to multiple facades, several primary entries do not face a
public street but instead front the woonerf, internal pedestrian connections, or
common open space. Staff supports this modification through the PUD process,
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 39 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
as the design provides strong pedestrian orientation, enhances opportunities for
social interaction, and reduces perceived building bulk by activating multiple
sides of each structure. The arrangement maintains the intent of the standard by
ensuring that every unit fronts onto a pedestrian-focused realm.
✓
Facade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common
green shall have at least one articulation or change in plane of at least two
feet (2’) in depth; and
2. A minimum one side articulation that measures at least one foot (1’) in
depth shall occur for all facades facing streets or public spaces.
Staff Comment: The buildings contain modulations in excess of two feet (2’) along
all four (4) sides of each building. Porches and seating walls connect the units to
public spaces.
Modified with
the PUD
Regulations
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than
horizontally, and
2. Vertical windows may be combined together to create a larger window
area, and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed
with three and one-half inches (3 1/2”) minimum head and jamb trim
around the door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park,
or pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an
elevation facing a pedestrian easement.
Staff Comment: The proposed window and door designs generally meet the intent
of the Residential Design and Open Space Standards. Primary windows are
proportioned vertically, and vertical groupings are used throughout the building
elevations to reinforce a contemporary townhouse form. The project incorporates
transom-style upper windows in lieu of traditional inset window treatments; this
approach is consistent with the more contemporary architectural character
established in Willowcrest Phase II and maintains a cohesive visual identity
across the Edmonds ite.S
The applicant is requesting a modification through the PUD process to allow
trimless detailing at primary entry doors rather than the minimum three and one-
half-inch (3.5”) head and jamb trim required by code. The applicant notes that this
trimless treatment is a defining contemporary design element of the Phase I
townhomes and helps visually unify the two (2) phases. Staff supports this
modification through the PUD process because the absence of trim does not
significantly diminish overall architectural quality, is consistent with the
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 40 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
established design vocabulary, and contributes to a cohesive, modern aesthetic
for the development.
Primary entry doors are oriented toward the woonerf, common open space areas,
and private yards, depending on unit location, and all elevations include
activation through porches, doors, glazing, lighting, and pedestrian connections.
Although not all doors face a public street or traditional common green, staff
supports this modification through the PUD process because the 360-degree
activation strategy is intentional, creates a unique and engaging pedestrian
environment, and strengthens the integration of Willowcrest Phase II with the
surrounding neighborhood and Phase I development. Sliding doors are not placed
on frontage elevations or along pedestrian easements, consistent with code
requirements.
Modified with
the PUD
Regulations
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements
such as porches, principal dormers, or other significant features shall not
dominate, and
2. Primary porch plate heights shall be one story. Stacked porches are
allowed, and
3. To differentiate the same models and elevations, different colors shall be
used, and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model
and elevation shall not be abutting.
Staff Comment: The primary building forms will be the dominant architectural
elements, with porches, balconies, roof overhangs, and vertical modulation
designed as secondary features that support rather than overwhelm the building
massing. Porch plates are limited to one story, consistent with the standard. The
buildings are differentiated through shifts in massing, material changes, window
placement, and architectural detailing, which collectively provide visual interest
and variety within the development.
The applicant is requesting a modification through the PUD process to allow the
same cohesive color palette to be used across all buildings in Phase II, rather than
applying distinctly different colors to each building. The applicant’s rationale is
that each townhome cluster is architecturally designed as a cohesive whole, with
variation in building mass, materials, and fenestration already providing adequate
differentiation between units. The shared palette also aligns the Phase II
development with the existing Willowcrest Phase I aesthetic, helping to create a
unified visual identity across the combined site.
Staff supports the requested PUD modification. The proposed color approach
effectively maintains project cohesion while still achieving building differentiation
through form, materiality, and detailing. Given the complexity of the site layout,
the varied unit orientations, and the architectural variety already incorporated
into the design, the modification meets the intent of the standard and results in a
well-integrated neighborhood character.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 41 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
Compliant if
condition of
approval is
met
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all
roof material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The submitted architectural elevations do not provide the level of
detail to determine whether a variety of roofing colors and fire retardant material
is used. Therefore, staff recommends as a condition of approval, that the
applicant submit roof plans with the building permit application that provide a
variety of roofing colors and verify the material is fire retardant. The roof plans
shall be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
Compliance
met via
guidelines
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all
eaves.
Staff Comment: The applicant roof profile is contemporary and while the standard
is met on the upper ridge of the shed roof, a similar eave on the low sides, or where
common walls require a roof step down, would not be consistent with this style of
roof. The wide exposed fascia board provides architectural interest and
articulation. Staff finds the eaves comply with guidelines which state: “Eaves
should be detailed and proportioned to complement the architectural style of the
home.”
Modified per
the PUD
Regulations
and
Compliant if
Conditions of
Approval are
met.
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows
and details all doors, and
2. At least one of the following architectural details shall be provided on
each home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used
and shall be at minimum two and one-half inches (2 1/2") in width and
painted. If shutters are used, they shall be proportioned to the window
size to simulate the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches
(4" x 4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: The applicant has requested to modify the trim standards
surrounding all windows and doors and instead incorporate trimless detailing to
provide a more contemporary aesthetic. Staff supports this modification in part,
per the following. The fiber cement lap siding provided on the ground floor is of a
typical cladding style for townhome housing in the region and therefore the trim
standards for doors and windows along this ground level should contain the
minimum 3.5-inch trim. Staff would support the modification for trimless
windows and doors on the second and third story where fiber panels are the
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 42 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
prevailing exterior material and is a contemporary exterior surface for townhomes
in the region. Therefore, staff recommends as a condition of approval, the
applicant submit revised architectural elevations with the building permit
application that provides the 3.5-inch minimum trim surrounding all windows and
doors on the buildings first story. The revised plans shall be reviewed and
approved by the Current Planning Project Manager prior to building permit
issuance.
Siding corner clips or corner boards are not readily visible on the architectural
elevations (Exhibit 9). Therefore, staff recommends, as a condition of approval,
the applicant submit revised architectural elevations with the building permit
application and provide either painted metal corner clips or corner boards on the
buildings. The revised elevations shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
The applicant has indicated columns would be used to satisfy the architectural
detail requirement. It appears from the architectural elevations (Exhibit 9) and
renderings (Exhibit 8) that six-inch posts would be utilized. No chamfer or banding
detail is provided on any of the submitted materials. Therefore, staff recommends
as a condition of approval, the applicant submit revised architectural elevations
with the building permit application that clearly identify the required column
details of a chamfer, band, or similar detail or provide another detailing standard
option as approved by the Current Planning Project Manager. The revised
elevations shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
✓
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and
one-half inches (3 1/2” x 7 1/2”) or three and five eighths inches by seven
and five-eighths inches (3 5/8” x 7 5/8”). Simulated stone, wood, stone, or
brick may be used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as
from wood to brick, shall wrap the corners no less than twenty four inches
(24”). The material change shall occur at an internal corner or a logical
transition such as aligning with a window edge or chimney. Material
transition shall not occur at an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color
palettes for all new structures, coded to the home elevations, shall be
submitted for approval.
4. Gutters and downspouts shall be integrated into the color scheme of the
home and be painted, or of an integral color, to match the trim color.
Staff Comment: The five (5) townhome buildings are proposed to be cladded with
fiber cement and wood composite siding. Lap siding would provide the ground
floor base with the panel fiber cement providing the majority of the upper story
exterior with some wood composite lap providing transitions in the middle and
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 43 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
ends of the buildings. This proposed design is consistent with the architectural
character of the Willowcrest Phase I buildings. Colors consist of shades of blue
lap, panel, and fascia along with the brown wood composite lap and exposed
wood beams. Downspouts are a dark gray aligned with the dark blue color of the
fascia and trim.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS
while not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details
typical of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the
home.
Staff Comment: Compliance for this standard would be verified at the time of
building permit review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be
located in back yards and designed to minimize sight and sound impacts to
adjoining property. Pool heaters and pumps shall be screened from view and
sound insulated. Pool equipment must comply with codes regarding fencing.
Staff Comment: The applicant does not intend to provide hot tubs or pools.
See FOF 22
Zoning and
Development
Standard
Compliance:
Screening
Utilities: Utility boxes that are not located in alleyways or away from public
gathering spaces shall be screened with landscaping or berms.
Staff Comment: Surface mounted utilities are not shown on the Utility Plan
(Exhibit 12). Discussion and recommend condition of approval is noted in FOF 24,
Screening.
See FOF 22
Zoning and
Development
Standard
Compliance:
Refuse and
Recycling for
recommended
condition of
approval.
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to
the general public; and
2. A screened enclosure in which to keep containers shall be provided or
garages shall be built with adequate space to keep containers. Screened
enclosures shall not be located within front yards.
Staff Comment: The refuse and recycling enclosure for Willowcrest Phase II is
proposed along the access drive between Buildings G and H, outside of required
front yard areas and oriented so that the gate faces away from private yards and
common open spaces. The location minimizes impacts on residents and
neighbors and would not be visible from Edmonds Ave NE or other public
viewpoints due to its interior placement within the development and screening
provided by adjacent buildings and landscaping.
The enclosure is approximately 90 square feet, meeting minimum size
requirements for refuse and recycling deposit areas serving a 19-unit townhome
project. The site plans show perimeter plantings that further reduce visibility and
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 44 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
help integrate the structure into the surrounding landscape. Based on the
submitted configuration, the enclosure meets City standards for accessibility by
hauling vehicles, maintains required clearances, and does not obstruct required
parking or pedestrian circulation.
However, confirmation of compliant screening materials is needed. Therefore,
staff recommended a condition of approval related to the provision of screening
under FOF 22 Zoning Development Standard Compliance: Refuse and Recycling.
With incorporation of this condition, the proposal anticipates future compliance
with the refuse and recycling enclosure requirements and is supported by staff.
27. 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 system identifies potential moderate and
high landslide hazard areas and slopes exceeding 40 percent (40%) along the
western edge of the Edmonds Site, generally associated with the existing steep
topographic drop toward Edmonds Avenue NE. As documented in the
Geotechnical Engineering Report, prepared by GeoEngineers, prepared by
November 18, 2024 (Exhibit 19) these steep areas and associated hazard
designations are confined to the westernmost portion of Lot 1 and outside the
proposed building footprints for Willowcrest Phase II (Buildings D, E, F, G, and H).
The Phase II development area itself—located east of the slope break—is
characterized by gentle grades, engineered fill, and no mapped or observed
protected slopes, consistent with the exploratory borings completed by
GeoEngineers.
The geotechnical evaluation concludes that no very high landslide hazard areas or
protected slopes are present within or immediately adjacent to the proposed
building envelopes or common open space areas for Phase II. The study further
confirms that standard foundation systems (e.g., conventional spread footings) are
suitable, and that the proposed improvements, including grading, utilities, and new
building loads, will not adversely affect slope stability when constructed per the
report's recommendations. Where utility extensions or frontage improvements
may fall near the slope break, the geotechnical engineer provides construction
recommendations to avoid surcharging or destabilizing the slope, including
temporary excavation controls, setbacks for heavy equipment, and management
of stormwater during construction.
Based on the information provided, the Willowcrest II development complies with
the geologic hazard provisions of RMC 4-3-050. A revised geotechnical memo will
be required at civil permit to incorporate final grading, utility, and wall locations,
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 45 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
and to confirm that recommendations remain applicable to the final design. The
updated memo shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit issuance.
28. Binding Site Plan Alteration: A Binding Site Plan (BSP) is an optional method for the division and
coordinated development of land within commercial and mixed-use zoning districts, including the
Center Village (CV) zone, as authorized in Chapters 58.17 and 64.34 RCW and implemented through
RMC 4-7-230. A BSP may be used as an alternative to a standard subdivision when a coordinated site
plan is desired for phased or integrated development.
The Edmonds site is presently subject to a recorded Binding Site Plan approved under the Willowcrest
Phase I (Willowcrest I) development (Exhibit 35), which established lot configuration, access, and
shared open space for the eastern portion of the property. The current Willowcrest Phase II proposal
(Willowcrest II) requires an alteration of that previously approved BSP to:
(1) revise the lot and tract layout to accommodate five (5) new townhome buildings (Buildings
D, E, F, G, and H),
(2) adjust shared access, utility easements, and common open space areas, and
(3) integrate Phase I and Phase II into a unified site plan consistent with the requirements of
a Planned Urban Development.
The applicant has therefore applied for a combined Preliminary and Final PUD with a Binding Site Plan
alteration pursuant to RMC 4-7-230B.1.c. A Binding Site Plan merged with a PUD allows flexibility in
lot configuration, circulation, open space design, and development phasing when the project
demonstrates compliance with the PUD criteria, including provision of public benefits that outweigh
requested modifications. The proposal, as conditioned, complies with the applicable BSP
requirements or is authorized for modification through the PUD process.
Compliance Binding Site Plan Regulations and Analysis
Modified per
the PUD
Regulations
Legal Lots: The site that is subject to the binding site plan shall consist of one or
more contiguous, legally created lots. Lots, parcels, or tracts created through the
binding site plan procedure shall be legal lots of record. The number of lots, tracts,
parcels, sites, or divisions shall not exceed the number of lots allowed in the
applicable zoning district. New nonconforming lots shall not be created through
the binding site plan process.
If minimum lot dimensions and building setbacks for each newly created lot
cannot be met, the binding site plan shall be processed as a commercial
condominium site per subsection D of this Section or merged with a planned
urban development application per RMC 4-9-150.
Staff Comment: The subject property consists of a single, legally created lot that
was previously subdivided through the Willowcrest Phase I Binding Site Plan
(LUA19-000061) (Exhibit 35), which established 21 individual lots and associated
tracts on the eastern portion of the original Edmonds parcel, with one parcel on
the western portion of the site. The applicant now proposes to alter that approved
Binding Site Plan to reconfigure the western remainder parcel and subdivide it into
19 new lots and two (2) associated tracts. Upon recording of this amended Binding
Site Plan, all newly created lots and tracts shall become legal lots of record.
The number of proposed lots does not exceed what is permissible in the CV zoning
district, as townhouses are permitted and there are no minimum lot-width or
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 46 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
depth requirements. Several of the new lots will not meet the minimum lot-area
and setback standards of the underlying CV zone; however, these dimensional
standards are proposed to be modified through the Planned Urban Development
(PUD) process as authorized by RMC 4-9-150. With approval of these
modifications, the amended Binding Site Plan will not result in the creation of any
nonconforming lots. The reconfigured Lot 1 (Phase II development area) maintains
compliance with the minimum 25,000 square feet lot-size requirement of the CV
zone.
Accordingly, the proposal meets, or will meet through PUD modification, the
requirements of the Binding Site Plan regulations. The alteration is therefore
supportable provided all PUD conditions of approval are met and the amended
Binding Site Plan is recorded with King County prior to building permit issuance.
See FOF 22 Zoning Development Standard Compliance: Lot Dimensions and
Setbacks.
✓
Commercial or Industrial Property: The site is located within a commercial,
industrial, or mixed-use zone.
Staff Comment: The subject property is located in the Center Village (CV) zone.
Center Village is a commercial zone that implements the Commercial and Mixed
Use Comprehensive Plan designation.
Modified per
the PUD
Regulations
Zoning Code Requirements: Individual lots created through the binding site plan
shall comply with all of the zoning code requirements and development standards
of the underlying zoning district.
Staff Comment: As permitted by RMC 4-7-230B.1.c and RMC 4-9-150B.2, a
Binding Site Plan may be merged with a PUD in order to modify zoning code and
development standards provided the PUD criteria are met including the provision
of a public benefit. See FOF 18 PUD modifications and FOF 23 PUD Decision
Criteria Analysis.
Compliance
not yet
demonstrated
Building Code Requirements: All building code requirements have been met per
RMC 4-5-010.
Staff Comment: Building permits would be submitted following the approval of the
Binding Site Plan and combined preliminary/final PUD application. Compliance
for this standard would be verified at the time of building permit review.
✓
Infrastructure Provisions: Adequate provisions, either on the face of the binding
site plan or in a supporting document, have been made for drainage ways, alleys,
streets, other public ways, water supplies, open space, solid waste, and sanitary
wastes, for the entire property covered by the binding site plan.
Staff Comment: The applicant would be required to provide infrastructure
improvements with the Willowcrest II project that includes stormwater
conveyance, flow control, and water quality, sewer and water extensions and
connections, open space, and private vehicle driveway access connection
through the abutting Willowcrest Phase I. See FOF 30, Availability of Public
Services.
✓ Access to Public Rights-of-Way and Utilities: Each parcel created by the binding
site plan shall have access to a public street, water supply, sanitary sewer, and
utilities by means of direct access or access easement approved by the City.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 47 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
Staff Comment: Each parcel created through the amended Binding Site Plan
would have adequate legal and physical access to a public right-of-way and public
utilities. Access to the Willowcrest II parcels (Buildings D, E, F, G, and H) would be
provided via the new private woonerf proposed, as well as the existing private
roadway (woonerf) constructed as part of the approved Willowcrest Phase I
development. This woonerf extends from Glennwood Ave NE through the Phase I
site and will continue west into Phase II, where it will ultimately connect to
Edmonds Ave NE upon development of the new driveway and frontage
improvements proposed as part of Willowcrest II. This circulation pattern provides
continuous emergency vehicle access, pedestrian access, and residential access
through the full length of the Edmonds Site.
Water, sanitary sewer, stormwater, and franchise utilities are available and will be
extended into the Willowcrest II site consistent with the utility easements and
infrastructure corridors shown on the revised Binding Site Plan. The civil
construction plans will further refine the easement dimensions and exact utility
locations for consistency with City standards.
All lots created through the Willowcrest II Binding Site Plan alteration will therefore
have access to a public street (via the woonerf connection to Glennwood Ave NE
and Edmonds Ave NE connection), as well as water, sewer, stormwater, and
franchise utilities, in compliance with RMC 4-7-230.
Compliant if
condition of
approval is
met
Shared Conditions: The Administrator may authorize sharing of open space,
parking, access, signage and other improvements among contiguous properties
subject to the binding site plan and the provisions of RMC 4-4-080E.3, 4-4-080I.7,
and 4-4-100E.5. Conditions of use, maintenance, and restrictions on
redevelopment of shared open space, parking, access, signage and other
improvements shall be identified on the binding site plan and enforced by
covenants, easements or other similar properly recorded mechanism.
Staff Comment: The Willowcrest Phase II development will share certain
improvements with the previously approved Willowcrest Phase I project as part of
the consolidated Binding Site Plan. Shared facilities will include vehicular and
pedestrian access, emergency vehicle circulation, and a limited amount of shared
parking located along the internal woonerf access drive. The access connection
constructed with Phase I will function as the eastern ingress/egress point for
Phase II residents until the Edmonds Ave NE frontage improvements and new
western access are constructed with the Phase II building permit.
Common open space used by Phase II residents will primarily be provided on-site
within the Phase II portion of the Edmonds Site; however, residents will continue
to be able to use the improved pedestrian system and shared internal walkways
constructed with Phase I. All shared access, circulation, and parking areas will be
formalized through recorded reciprocal access and parking easements and
detailed on the Binding Site Plan. The covenants and easements will assign
maintenance responsibilities to the appropriate ownership entities for both
phases and ensure that all shared facilities remain accessible and functional for
the life of the project.
Phase II density remains limited by the allocations of the adopted Sunset Area
Redevelopment Master Plan as amended. The applicant is requesting a
modification to increase the total number of units allocated to the Edmonds Site
from 25 units to 31 units, which would allow Phase II to construct 12 units while
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 48 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
Phase I accounts for 19 units. The total site density will continue to comply with
the CV zoning district and the amended master plan.
Compliant if
condition of
approval is
met
Future Development: The binding site plan shall contain a provision requiring
that any subsequent development of the site shall be in conformance with the
approved and recorded binding site plan.
Staff Comment: Staff recommends, as a condition of approval, the applicant
submit a final Binding Site Plan document that clearly states that future
development on Lot 1 of the Binding Site Plan shall be in conformance with the
approved and recorded Binding Site Plan, unless altered. The final Binding Site
Plan shall be reviewed and approved by the Current Planning Project Manager
prior to recording.
✓
Dedication Statement: Where lands are required or proposed for dedication, the
applicant shall provide a dedication statement and acknowledgement on the
binding site plan
Staff Comment: The applicant would be required to dedicate one and one-half feet
(1.5’) of right of way (subject to final survey) along Edmonds Ave NE. The applicant
has provided this dedication on the Binding Site Plan map and as a dedication
statement on the cover page of the document. Any adjustments to the width of the
dedication would occur during Civil Construction Permit review and provided on
the final Binding Site Plan document for recording.
N/A
Suitable Physical Characteristics: A proposed binding site plan may be denied
because of flood, inundation, or wetland conditions, or construction of protective
improvements may be required as condition of approval.
Staff Comment: The subject property does not contain flood, inundation, or
wetland conditions.
Compliant if
conditions
of approval
are met
REQUIRED IMPROVEMENTS:
1. Improvements: The following tangible improvements shall be provided
for, either by actual construction or a construction schedule approved by
the City and bonded by the applicant, before a binding site plan may be
recorded: grading and paving of streets and alleys, installation of curbs,
gutters, sidewalks, monuments, sanitary and storm sewers, street lights,
water mains and street name signs, together with all appurtenances
thereto to specifications and standards of this Code, approved by the
Department and in accordance with other standards of the City. A
separate construction permit will be required for any such improvements,
along with associated engineering plans prepared per the City Drafting
Standards.
2. Phasing of Improvements: To satisfy these requirements, the
Administrator is authorized to impose conditions and limitations on the
binding site plan. If the Administrator determines that any delay in
satisfying requirements will not adversely impact the public health, safety
or welfare, the Administrator may allow requirements to be satisfied prior
to issuing the first building permit for the site, or prior to issuing the first
building permit for any phase, or prior to issuing a specific building’s
certificate of occupancy, or in accordance with an approved phasing plan,
or in accordance with plans established by a development agreement or
as otherwise permitted or required under City Code.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 49 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
Staff Comment: As part of the Binding Site Plan alteration and Phase II
development, the applicant is required to construct all necessary frontage and
utility improvements associated with Lot 1, including but not limited to
stormwater, sewer, water, and access improvements, consistent with the
requirements of RMC Title 4, the City’s street standards, and the engineering
advisory comments. A separate construction permit will be required for these
improvements, along with engineering plans prepared in accordance with City
drafting standards.
Under the original Willowcrest Phase I Binding Site Plan approval, the applicant
received approval for an alternative construction schedule that allowed
postponement of the Edmonds Ave NE frontage improvements until development
of Phase II. Because this application represents the Phase II development, the
deferred improvements must now be completed before the City records the
revised Binding Site Plan.
Required improvements along Edmonds Ave NE include the frontage elements
established in the Sunset Area Green Connection Plan and RMC 4-6-060C for a
minor arterial, including:
Dedication of sufficient right-of-way to achieve the minimum half-street width
(approximately one and one-half feet [1.5’]);
Twenty-four feet (24’) of pavement width from centerline, curb and gutter, a nine-
foot (9’) wide bio-swale/green stormwater infrastructure, an eight-foot (8’) wide
sidewalk, street lighting; and associated storm drainage improvements.
Because the applicant is now proposing development on Lot 1, staff does not
support a second deferral of the frontage work. Instead, all Edmonds Ave NE
frontage improvements must be fully constructed and accepted by the City prior
to recording the revised Binding Site Plan.
To ensure that Phase II provides the necessary public infrastructure proportional
to its impacts, aligns with the Phase I approval conditions, and brings the full
frontage up to current City standards, staff recommends, as a condition of
approval, that the applicant dedicate all required right-of-way along the Edmonds
Ave NE frontage prior to recording the Binding Site Plan. In addition, the applicant
shall submit construction plans and complete the construction of all Edmonds
Ave NE frontage improvements prior to the City’s approval and recording of the
revised Binding Site Plan for Phase II.
✓
Access Requirements: Access requirements and street design and development
standards shall be provided in accordance with RMC 4-6-060, unless superseded
by the terms of a development agreement. New public roads shall be provided for
lot access where determined by the Administrator to be reasonably necessary as
a result of the proposed development or to make appropriate provisions for public
roads. Establishment of public roads may also be proposed by the applicant.
Staff Comment: As mentioned previously, access to the Willowcrest II
development would occur via a shared access drive designed as a woonerf. This
access would be permitted via PUD modification criteria.
29. Master Site Plan Review (Minor Modification): The Renton Sunset Terrace Redevelopment Master
Site Plan (LUA14-001475) was originally approved by the Hearing Examiner on January 14, 2015
(Exhibit 24). The Master Site Plan established the overall development framework for multiple Renton
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 50 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
Housing Authority (RHA) redevelopment blocks, including unit allocations, circulation concepts, and
open space relationships among the various sites. Since approval, two (2) minor modifications have
been granted:
2016 Minor Modification – incorporated additional RHA-owned parcels into the Master Site
Plan boundary (Exhibit 25).
2019 Minor Modification – reallocated 43 dwelling units from the Edmonds Site to the Sunset
Oaks Site, resulting in a reduced unit allocation for the Edmonds Site. Following this
modification, the Edmonds Site (Willowcrest Phases I and II) retained an allocation of 25 total
units (Exhibit 26).
The 2019 minor modification did not alter the overall permitted density for the Master Site Plan, only
the internal distribution of units between the redevelopment areas.
The applicant now requests a minor modification to the Master Site Plan to adjust unit allocations
again, increasing the total allocation for the Edmonds Site from 25 units to 31 units (across
Willowcrest Phase I and Phase II). The modification would result in total increase to the overall
number of dwelling units permitted under the adopted Master Plan from 722 to 728 units.
Pursuant to RMC 4-9-190(5), a modification to a previously approved Master Site Plan may be
processed as a minor modification when the proposal:
1) Does not involve more than a ten percent (10%) increase in area or scale of the
development in the approved plan;
2) Does not have a significantly greater impact on the environment and/or public facilities
than the approved plan; and
3) Does not result in significant adverse impacts beyond those analyzed in the original
approval;
Because the request satisfies the threshold criteria for a minor modification, the revision to the unit
allocation may be approved concurrently with this PUD/Binding Site Plan application. Approval of the
modification would formally update the Master Site Plan unit allocation table to reflect 31 units for
the Edmonds Site (Willowcrest Phases 1 and 2), as well as the total unit count for all sites to 728, an
increase of six (6) units over the amount currently approved, 722.
Staff finds that the requested change meets the criteria, as outlined below in the analysis table. The
redistribution of units remains internal to the Master Site Plan area, does not alter the planned street
or open space framework, does not increase the total number of units previously authorized, and
does not result in new or different external impacts. The adjustment allows the Edmonds Site to
support a cohesive, phased redevelopment that includes permanently affordable townhomes
delivered through Homestead Community Land Trust, consistent with the plan’s long-term housing
objectives. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-
200H.2, provided the condition of approval is met. Therefore, staff is recommending approval of the
requested modification, subject to the condition noted in the Decision section below:
Compliance Modification Criteria and Analysis
✓
a. Involve more than a ten percent (10%) increase in area or scale of the
development in the approved plan.
Staff Comment: There would be no increase in the scale of the development. No
new units to the master plan are proposed. Any administrative site plan review
applications submitted for review on a master plan site would be required to
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 51 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
comply with the building heights and coverage standards that were adopted as
part of the master site plan decision.
✓
b. Have a significantly greater impact on the environment and/or public facilities
than the approved plan; or
Staff Comment: The proposed modification would not alter the geographic extent
of the Master Site Plan area and would not increase the scale of development by
more than 10 percent (10%). The request would shift unit allocations within the
Master Plan, resulting in an increase in the total number of units from 722 to 728—
a net change of six (6) units, which represents less than a one percent (1%)
increase and is therefore below the 10 percent (10%) threshold established in RMC
4-9-200. No new development area is added, and all future development on Master
Plan parcels would continue to be subject to the building height, coverage limits,
and other development standards adopted through the original Master Site Plan
approval.
✓
c. Change the boundaries of the originally approved plan.
Staff Comment: The proposed minor modification would not result in changes to
the boundaries of the approved Renton Sunset Terrace Redevelopment Master Site
Plan (Exhibit 24).
30. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources
exist to furnish services to the proposed development; subject to the condition
that the applicant provides Code required improvements and fees. Based on the
2025 City of Renton Fee Schedule, a Fire Impact Fee of $579.41 per townhome unit
would be applicable to the proposal if the Building Permit was issued in 2025.
Impact fees would be assessed at the rate in effect at time of Building Permit
issuance.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, McKnight Middle School, and Hazen High School. With the exception
of McKnight Middle School, any new students from the proposed development
would be bussed to their schools. The stop is located approximately 0.11 miles
from the project site at Harrington Ave NE and NE 12th St. Students would walk
along a sidewalk on Glennwood Ave NE to Harrington Ave NE and turn north to NE
12th St. McKnight Middle School is located approximately 900 feet (900’) north
from the Harrington Ave NE and NE 12th St intersection and students would walk
to school along the sidewalk on Harrington Ave NE.
Currently the fee is assessed at $3,268 per multifamily residence.
✓
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,531.21 for multi-family dwelling units with three (3) or four (4)
units. The fee in effect at the time of Building Permit application is applicable to
this project and is payable at the time of Building Permit issuance.
✓ Storm Water: An adequate drainage system shall be provided for the proper
drainage of all surface water.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 52 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
Staff Comment: The applicant submitted a Technical Information Report (TIR)
prepared by prepared by Coterra Engineering PLLC, dated December 13, 2024
(Exhibit 18), along with updated civil and utility plans. The site is located within the
Peak Rate Flow Control – Matching Existing Conditions area and drains to the East
Lake Washington Basin. Consistent with the 2022 Renton Surface Water Design
Manual (RSWDM), the proposal is subject to Full Drainage Review, and the TIR
addresses all nine (9) Core Requirements and six (6) Special Requirements.
Phase II drainage improvements for Buildings D, E, F, G, and H include a
combination of infiltration BMPs, tightline conveyance, and detention/water
quality treatment consistent with City standards. The applicant proposes:
• A below-grade detention vault located beneath the Phase II access drive to
provide peak-flow control required under Core Requirement #3.
• On-site water quality treatment, likely using a cartridge filter system or
equivalent approved facility prior to discharge to the public storm system.
• Roof downspouts connected to tightlined conveyance, with infiltration
opportunities limited due to site soils containing significant fines, as
documented in the geotechnical report.
• Discharge to the existing public storm system in Edmonds Ave NE,
consistent with the downstream capacity analysis and the City’s storm
system configuration.
Engineering advisory review notes also identify the need to finalize the stormwater
pipe alignments, confirm detention sizing, demonstrate compliance with Minimum
Requirements #5–#9, and ensure the design meets all Sunset Area Green
Connection Plan frontage requirements.
A Final TIR will be required at the Civil Construction Permit stage. The final report
must fully address the RSWDM, incorporate City plan-review comments, and
demonstrate code compliance prior to permit issuance.
✓
Water: The development is located within the City of Renton’s water service area
and will be served by the City’s water utility. Potable water and fire protection
service for Willowcrest II will be provided by extending the existing water
infrastructure located within the Glennwood/Willowcrest Phase I development
and by connecting to the public water system in Edmonds Ave NE. As noted in the
Engineering Plan Review Comments, a public eight-inch (8”) water main is
required to be extended through the site to Edmonds Ave NE to ensure adequate
looping, reliability, and fire flow availability for Willowcrest II.
Preliminary fire flow calculations for the proposed buildings indicate that
adequate fire flow can be achieved from the City’s system with the installation of
the required water main improvements and the use of automatic fire sprinkler
systems for each townhouse unit, consistent with the Fire Authority’s
requirements. Final fire flow demands will be verified at the construction permit
stage.
The applicant will be required to submit a final utility plan with the civil
construction permit that complies with the City’s Design Standards, the Renton
Municipal Code, and all comments contained in the Engineering Advisory Notes,
including but not limited to hydrant spacing and placement, main extension and
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 53 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
looping, meter sizing, and service connection requirements. The final water design
shall be reviewed and approved by the City prior to permit issuance.
✓
Sanitary Sewer: The development is located within the City’s sewer service area.
Phase II proposes to extend a new gravity sanitary sewer system through the site,
connecting to the existing public eight-inch sewer main located in Edmonds Ave
NE. The applicant has preliminarily identified an eight-inch diameter gravity main
to serve the proposed buildings, with individual side sewers extended to each unit.
Additional downstream capacity analysis, manhole connection details, and
construction sequencing will be required to ensure the system meets City
standards.
A final utility plan shall be submitted with the civil construction permit application
demonstrating compliance with the City of Renton’s wastewater standards and
addressing all requirements and comments contained in the Engineering Plan
Review Advisory Notes. The final design shall be reviewed and approved by
Development Engineering prior to permit issuance.
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 21.
2. The subject site is located in the Center Village (CV) zoning designation and complies with the zoning
and development standards, unless modified under the PUD, established with this designation
provided the applicant complies with City Code and conditions of approval, see FOF 22.
3. The proposed Binding Site Plan amendment, Planned Urban Development, and Master Site Plan
modification comply with the PUD Applicability Standards provided the applicant complies with City
Code and conditions of approval, see FOF 23.
4. The proposed Binding Site Plan amendment, Planned Urban Development, and Master Site Plan
modification comply with the PUD Decision Criteria provided the applicant complies with City Code
and conditions of approval, see FOF 24.
5. The proposed Binding Site Plan amendment, Planned Urban Development, and Master Site Plan
modification comply with PUD Development Standards provided the applicant complies with City
Code and conditions of approval, see FOF 25.
6. The proposed Binding Site Plan amendment, Planned Urban Development, and Master Site Plan
modification complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 26.
7. The proposed Binding Site Plan amendment, Planned Urban Development, and Master Site Plan
modification complies with the Critical Areas Regulations provided the applicant complies with City
Code and conditions of approval, see FOF 27.
8. The proposed Binding Site Plan amendment, Planned Urban Development, and Master Site Plan
modification complies with the binding site plan criteria as established by City Code and state law
provided all advisory notes and conditions are complied with, see FOF 28.
9. The proposed Binding Site Plan amendment, Planned Urban Development, and Master Site Plan
modification complies with master site plan modification criteria as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein,
see FOF 29.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 54 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
10. There are safe walking routes to the school bus stop, see FOF 30.
11. There are adequate public services and facilities to accommodate the proposed Error! Reference
source not found., see FOF 30.
12. Key features of the proposal include development of 19 permanently affordable, for-sale townhouse
units arranged in five (5) separate buildings with contemporary architecture and four-sided facade
activation. The project extends the woonerf established in Willowcrest Phase I to create a shared,
pedestrian-oriented access spine with varied paving, landscaping, and integrated pedestrian
connections. Common open space is distributed throughout the site, including a large central open
space with raised planters/pea-patch elements and additional usable areas adjacent to Buildings D
and E. Private open space is provided through a combination of ground-related yards and second-
floor decks. The site is designed to allow continued pedestrian and emergency access connectivity
between Edmonds Ave NE and the Phase I development.
J. RECOMMENDATION:
Staff recommends approval of the Willowcrest Townhomes combined Preliminary Planned Urban
Development and Final Planned Urban Development, Binding Site Plan amendment, Master Site Plan
Modification, File No. LUA25-000073, PUD, BSP, MOD, as depicted in the Site Plan, Willowcrest Phase II
Binding Site Plan and Edmonds Site Binding Site Plan (Exhibit 4, 6, and 7), subject to the following
conditions:
1. A final detailed landscape plan be submitted with the Civil Construction Permit. The plan shall
include a curb or other physical barrier, subject to review and approval by the Current Planning
Project Manager, to prevent vehicle encroachment into planting areas. In addition, to ensure safe
pedestrian movement and prevent vehicles from parking within the woonerf, the final landscape plan
should incorporate landscape features and pedestrian-oriented elements, small planters, bollard
lighting, or similar elements, placed in locations that do not obstruct fire access. The final landscape
plan must comply with all applicable submittal requirements of RMC 4-8-120D.12 (Detailed
Landscape Plan) and must be approved prior to the issuance of construction permits.
2. The applicant shall include provisions in the Homeowners Association Conditions, Covenants, and
Restrictions (CC&Rs) requiring that garages be used as the primary parking location for residents,
with any remaining garage area only used for storage after parking needs are met. The CC&Rs shall
be submitted to the Current Planning Project Manager for review and approval prior to recordation
and shall be recorded prior to issuance of the first Temporary Certificate of Occupancy.
3. The applicant shall submit a wall exhibit with the civil construction permit identifying final wall
elevations, locations, material treatments or color variation, and screening elements (such as
metals panels, murals, or other artwork) that minimize perceived height and discourage graffiti and
vandalism. The exhibit shall be reviewed and approved by the Current Planning Project Manager prior
to permit issuance. In addition, the final civil construction drawings shall include all fence locations
and wall details where applicable, ensuring compliance with height limits and sight-distance
requirements. Any proposed artwork, including but not limited to, painted murals, cut-out metal art
panels, mounted sculptures, etc, on the walls shall be reviewed and approved by the City of Renton
Arts Commission prior to installation.
4. The applicant shall submit a revised enclosure detail showing: 1) a fully sight-obscuring fence or wall
at least six feet (6’) in height constructed of durable materials compatible with the architectural
character of the development, and 2) a roof structure that fully covers the deposit area to meet best
practices for refuse/recycling enclosures. The detailed enclosure design shall be submitted with the
Civil Construction Permit and approved by the Current Planning Project Manager prior to permit
issuance.
City of Renton Department of Community & Economic Development
Willowcrest Phase II
Staff Report to the Hearing Examiner
LUA25-000073, PUD, BSP, MOD
Report of December 16, 2025 Page 55 of 55
SR_Willowcrest_HEX Report_251216_v3_FINAL
5. The applicant shall submit a revised utility plan with the Civil Construction Permit application and
identify all surface mounted utility equipment. Surface mounted equipment should not be located
within the common open space amenity areas. The screening of the equipment shall be shown on
the detailed landscape plan submitted with the Civil Construction Permit application for review and
approval by the Current Planning Project Manager prior to permit issuance.
6. Removable bollards shall be installed at the connecting point between the two (2) sites. The bollards
shall be designed to prohibit vehicle access while still allowing passage of pedestrians, bicyclists,
and emergency responders as needed. Final bollard placement, design, and spacing shall be
reviewed and approved with the Civil Construction Permit.
7. The applicant shall provide a final detailed landscape plan showing fencing, landscaping, or other
acceptable demarcation separating individual private yards from one another and from adjacent
common spaces. This plan must be submitted with the Civil Construction Permit and approved by
the Current Planning Project Manager prior to permit issuance.
8. The applicant shall submit a detailed Open Space Programming Plan identifying the intended use
and furnishings within each designated open space area. The plan shall include, at minimum,
locations and specifications for proposed seating, pathways, raised planters or garden beds,
surface treatments, lighting (if applicable), and other site furnishings that support usability, comfort,
and long-term maintenance. The Open Space Programming Plan shall be reviewed and approved by
the Current Planning Project Manager prior to civil permit issuance.
9. The applicant shall submit roof plans with the Building Permit application that provide a variety of
roofing colors and verify the material is fire retardant. The roof plans shall be reviewed and approved
by the Current Planning Project Manager prior to Building Permit issuance.
10. The applicant shall submit revised architectural elevations with the Building Permit application that
provides the three and one-half inch (3.5”) minimum trim surrounding all windows and doors on the
buildings first story. The revised plans shall be reviewed and approved by the Current Planning
Project Manager prior to Building Permit issuance.
11. The applicant submit revised architectural elevations with the building permit application and
provide either painted metal corner clips or corner boards on the buildings. The revised elevations
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
12. The applicant shall submit revised architectural elevations with the Building Permit application that
clearly identify the required column details of a chamfer, band, or similar detail or provide another
detailing standard option as approved by the Current Planning Project Manager. The revised
elevations shall be reviewed and approved by the Current Planning Project Manager prior to Building
Permit issuance.
13. The applicant shall submit a final Binding Site Plan document that clearly states that future
development on Lot 1 (the subject lot) of the Binding Site Plan shall be in conformance with the
approved and recorded Binding Site Plan, unless altered. The final Binding Site Plan shall be reviewed
and approved by the Current Planning Project Manager prior to recording.
14. The applicant shall dedicate all required right-of-way along the Edmonds Ave NE frontage prior to
recording the Binding Site Plan amendment. In addition, the applicant shall submit construction
plans and complete the construction of all Edmonds Ave NE frontage improvements prior to the
City’s approval and recording of the revised Binding Site Plan for Phase II.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Willowcrest Phase II
Land Use File Number:
LUA25-000073, PUD, BSP, MOD
Date of Hearing
December 16, 2025
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Caitlyn Salters
Third Place Design Co-
operative, Inc.
304 Alaskan Way S, Ste 301,
Seattle, WA 98104
Project Location
1132 Edmonds Ave NE
(APN 9432800130)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-31: As shown in the Environmental Review Committee (ERC) Memorandum
Exhibit 32: Staff Report to the Hearing Examiner
Exhibit 33: On-hold Letter, dated May 1, 2025
Exhibit 34: Off-hold Letter, dated November 6, 2025
Exhibit 35: Willowcrest Phase I (LUA19-000061)