Loading...
HomeMy WebLinkAboutLUA25-00073 Willowcrest Phase II Decision1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON Willowcrest Townhomes Phase II Planned Unit Development and Binding Site Plan LUA25-000073 FINDINGS OF FACT, CONCLUSIONS OF LAW AND FINAL DECISION SUMMARY The Applicant requests combined preliminary and final Planned Urban Development (PUD) approval and a Binding Site Plan (BSP) alteration to construct 19 affordable townhome units at 1132 Edmonds Avenue NE (APN 9432800130). The project is Phase II of the Willowcrest Project, a phase of the now expired Sunset Terrace Redevelopment Master Site Plan (LUA14-001475 expired January 14, 2025). The project site is a portion of the larger master plan site known as the Edmonds Site or Site C. The only public concern was expressed by Linda Perrine (Ex. 29) where she noted there is a general lack of parking in the area. A condition of approval will require the garage spaces to be used for parking. Additionally, there will be on-street parking provided on Edmonds Avenue. The BSP and preliminary and final PUD are approved subject to conditions. TESTIMONY A computer-generated transcript of the hearing has been prepared to provide an overview of the hearing testimony. The transcript is provided for informational purposes only as Appendix A. EXHIBITS Exhibits 1-35 as shown on the “Exhibits” list presented during the December 16, 2025 hearing were entered into the record during the hearing. Additional exhibits entered into the record were: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 2 Ex. 36 Staff PowerPoint Ex. 37 COR Maps Ex. 38 Google Maps On December 22, 2025 and after the close of the hearing, the City sent the Examiner, the Applicant and all parties of record a letter stating that the Sunset Redevelopment Master Plan, of which this project was a part (LUA14-001475, Ex. 24), has since expired and that all discussion related to it (Ex. 32 Staff Report, Finding of Fact 29) is now moot. This letter is entered into the record as Ex. 39. FINDINGS OF FACT Procedural: 1. Applicant. Poppi Handy, Homestead Community Land Trust, 412 Maynard Avenue S, Suite 201, Seattle, WA 98104. 2. Hearing. A virtual hearing was held on the application on December 16, 2025, at 11 am, Zoom ID No. 946 7233 4580. 3. Project Description. The Applicant is requesting combined preliminary and final PUD approval and BSP to construct a 19-unit affordable townhome project located at 1132 Edmonds Ave NE (APN 9432800130). The subject property is 40,097sf (0.92 acre). The 19 townhomes will be contained within five buildings with three and four units per building. The project is Phase II of the Willowcrest project. Phase I was approved as a combined preliminary and final Planned Unit Development and Binding Site Plan (LUS19-000061).The property is located within the Sunset Terrace Redevelopment Master Site Plan (LUA-14001475, expired January 14, 2025, Ex. 39), identified as the Edmonds Site/Site C, and was been allocated 25 multifamily units as part of the now expired master plan. Site development includes an access drive, surface parking, pedestrian walkways, outdoor common areas, and storm drainage, utility, and landscape improvements. Access to the site is proposed via a new 20-foot (20’) wide access drive that will connect Edmonds Avenue NE with the existing access drive on the Phase 1 portion of the Edmonds Site. The site will include 19 individual townhome lots, an access/parking tract (Tract D), and a common use area/utility tract (Tract C). The access road is designed as a woonerf that will accommodate pedestrians, emergency vehicles and low speed vehicular traffic. The woonerf will connect with the neighboring Phase I development but bollards will prevent through-access except for emergency vehicles and pedestrians. The City’s COR mapping system indicates the presence of moderate and high landslide hazard areas and regulated slopes on the subject site. The applicant has proposed the removal of all 38 trees 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 3 on the site. The applicant submitted a SEPA checklist, geotechnical report, drainage report, arborist report, and traffic memorandum to evaluate the application. The project site is within the Sunset Planned Action Area and the City's Environmental Review Committee has determined the proposal qualifies as a Planned Action. The townhomes will be accessed via a woonerf. 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. Each townhome building will be activated on all facades. Homes will appear to front on the woonerf side, the open space side, and private yard side. Secondary entrances will be placed on the woonerf so that the appearance of entry is maintained on the woonerf. Each unit will contain a private yard and porch on the ground floor. Requested PUD modifications are summarized in the following table copies from the staff report: RMC Code Citation Required Standard Modification 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 4 RMC Code Citation Required Standard Modification 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 development, three hundred fifty (350) square feet of common open space shall be provided. The shortfall in common open space made up via integration of open space with connection to neighboring Glennwood Townhomes development through Willowcrest Phase 1 development. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 5 RMC Code Citation Required Standard Modification 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 Proposed wall height maximum to be 10 feet (10’) to 12 feet (12’) maximum with average to 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 6 RMC Code Citation Required Standard Modification limitations as specified in subsection E2 of this Section, provided the fence, hedge, or retaining wall does not pose a traffic vision hazard. 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. 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. 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate and appropriate infrastructure and public services. Infrastructure and public services are more directly addressed as follows: A. Water and Sewer Service. Water and sewer service are provided by the City of Renton and are adequate to serve the development. 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. Staff indicate there is sufficient water to provide both domestic and fire flow capacity for the project. 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. 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 7 Municipal Code, and all comments contained in the Engineering Advisory Notes, including but not limited to hydrant spacing and placement, main extension and looping, meter sizing, and service connection requirements. The final water design shall be reviewed and approved by the City prior to permit issuance. B. Fire and Police. The City of Renton will provide police service. Renton Regional Fire Authority will provide fire service. 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. C. Drainage. In conjunction with the City's stormwater regulations, the proposal mitigates all significant drainage impacts and provides for adequate and appropriate stormwater facilities. Public works staff has reviewed the Applicant's preliminary drainage design and found it to conform to the City's design standards. The Applicant submitted a Technical Information Report (TIR) prepared by prepared by Coterra Engineering PLLC, dated December 13, 2024 (Ex. 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. All nine (9) Core Requirements and six (6) Special Requirement are addressed in the TIR. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 8 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. D. Parks/Open Space. Through the payment of impact fees and thoughtful design, the proposal will provide for adequate parks and open space. The proposal will not provide park space but will provide open space. The Applicant will pay park impact fees prior to the issuance of building permits. Park impact fees are currently $2,531.21 for multi- family dwelling units. 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 open space distributed across the central open-space corridor between Buildings D, E, F, G, and H, exceeding the 10 percent requirement (Ex. 21). A substantial portion, over 3,000 square feet, is provided in one 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. 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 project provides pedestrian connectivity by integrating with the Phase 1 of the Willowcrest development and the Glennwood Townhomes development and the open space amenities within those communities. Each townhome will have private open space and a porch. The challenging topography required reduced secondary setbacks (private open space), which subsequently allows for more common open space. The area above the stormwater vault will be common open space. The project provides both private yard spaces and meaningful common open 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 9 space, including raised planters, flexible gathering areas, and enhanced pedestrian routes. E. Transportation and Circulation. As conditioned, the proposal is served by adequate and appropriate transportation facilities and provides safe and efficient vehicle and pedestrian circulation. No impacts to the City’s transportation system are anticipated. Willowcrest Phase II will access Edmonds Ave NE via an internal 20-foot wide private woonerf that continues the same shared-space design established in Willowcrest Phase I. The Phase I and II sections will create one continuous woonerf. A condition of approval will require the woonerf to contain removable bollards between the two phases to allow for safe pedestrian circulation and to prevent through-traffic from Edmonds Avenue NE to Glennwood Avenue. However, emergency vehicles will have through access. 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. A condition of approval will require placement of a sign at the Edmonds Avenue NE entrance of Phase II noting no through access. 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. A condition of approval will require the homeowners’ association to perform regular maintenance and painting of the woonerf to ensure continued pedestrian safety. 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 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-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 (Ex. 20) indicates that Willowcrest Phase II is expected to generate approximately nine (9) weekday AM peak-hour trips and 11 weekday PM 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 10 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 (Ex. 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. F. Schools. The proposal provides for adequate and appropriate schools. The City anticipates the Renton School District can accommodate additional students generated by this development. The project will be served by Kennydale Elementary, McKnight Middle School, and Hazen High School. Students can walk directly to McKnight Middle School which is located approximately 900 feet north from the Harrington Ave NE and NE 12th St intersection and accessible via sidewalk for the entire route. For the elementary and high schools, students will walk to the school bus stop located approximately 0.11 miles from the project site at Harrington Ave NE and NE 12th St. Students will walk along a sidewalk on Glennwood Ave NE to Harrington Ave NE and turn north to NE 12th St. The project will also pay the school impact fee which is currently assessed at $3,268 per multifamily residence. G. Refuse and Recycling. As conditioned, the proposal complies with applicable refuse and recycling regulations and thus provides for adequate and appropriate facilities to address solid waste impacts. The site and planting plans (Ex. 3 and 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 of all unit entrances, ensuring compliance with access standards. Because the development contains fewer than 30 dwelling units, only one 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 compliance with RMC 4-4- 090D.2. A condition of approval will require the Applicant to submit a revised enclosure detail showing a fully sight-obscuring fence or wall at least six feet in height, constructed of durable materials compatible with the architectural character of the development; and 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 11 Construction Permit and approved by the Current Planning Project Manager prior to permit issuance. H. Parking. As conditioned, the proposal provides for adequate and appropriate parking compliant with the City’s parking standards. Adequacy of vehicle parking was the only subject of public concern. Linda Perrine (Ex. 29) noted there is a general lack of parking in the area. She stated there is already inadequate on-street parking in the area. Each of the 19 townhomes includes a single parking space located within the building, consistent with the requirements of the zone and the form of housing. There are also five surface stalls. The applicant proposes five surface parking spaces for guests or overflow parking, consisting of four perpendicular stalls within Tract D and one additional surface stall located north of Building G. All five surface stalls meet required parking dimensions. No surface 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. Additionally, there will be on-street parking provided on the project side of Edmonds Avenue. A condition of approval will require the garage spaces to be used primarily for parking. The proposed development is required to provide a minimum of one-half bicycle parking spaces per dwelling unit or 10 total bicycle parking spaces. The Applicant has identified designated bicycle parking spaces within 10 of the proposed units as shown on the floor plans (Ex. 10). Therefore, the proposal complies with the bicycle parking requirements for residential units. I. Landscaping and Fencing. As conditioned, adequate landscaping and fencing will be provided. 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-wide street frontage landscaping strip required by RMC 4-4-070. Instead, as shown on the conceptual planting plan (Ex. 5), the Applicant proposes an approximately three-foot- wide planting strip located at the base of the new retaining wall along Edmonds Ave. NE with additional plantings along the top of the wall. This design solution allows the Applicant to incorporate shrubs and groundcover within the available space adjacent to the public street despite the elevation constraints. The development also proposes surface parking areas within Tract D and one 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 12 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 streetscape/planting design to create a unified, cohesive neighborhood. This approach 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 (Ex. 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, a condition of approval will require the applicant to submit a detailed landscape plan with the Civil Construction Permit. In addition, to ensure safe pedestrian movement and prevent vehicles from parking within the woonerf, the final landscape plan shall 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. J. Transit. According to staff testimony, transit is nearby and within easy walking distance via continuous sidewalks. 5. Adverse Impacts. As conditioned, there are no significant adverse impacts associated with the proposal. 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 (Ex. 2), the project falls within the range of impacts evaluated in the Sunset Area Planned Action EIS (Ex. 24), including the anticipated residential density, infrastructure improvements, and transportation- related impacts for Subarea 3 of the Sunset Neighborhood. The contemplated density for this site in the Planned Action was a 68-unit multifamily building. The project as proposed is a 19-unit townhome development in several three- and four-unit buildings. Impacts are more specifically addressed as follows: A. Critical Areas. The project site is located in moderate and high landslide hazard areas and contains regulated slopes. The City’s COR mapping system identifies potential 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 13 moderate and high landslide hazard areas and slopes exceeding 40 percent 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 (Ex. 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, 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. B. Compatibility. The proposal is compatible with surrounding uses. The surrounding neighborhood features a mixture of single family, duplex, multifamily, and professional office buildings. The Phase II Willowcrest Townhomes buildings will be similar in size and scale to both Willowcrest Phase I and the Glennwood Townhomes to the east. The townhome configuration maintains compatibility with the surrounding development pattern. Interior compatibility is also assured. The townhouse buildings are related to each other in their massing, materials, and color palette. As a second phase, the project is a well-designed townhome development while maintaining compatibility with existing and future development patterns in the Sunset Area. As noted in the staff report, the project is fully consistent with the Renton Comprehensive Plan (Staff Report, Finding of Fact No. 21) and the Sunset Area Master Plan (expired January 2025) (Staff Report Finding of Fact. No. 29). C. Walls. As conditioned, the proposal will provide for adequate safety and aesthetic compatibility for all retaining walls. The Utilities Plan (Ex. 12) identifies multiple 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 14 retaining walls throughout the Willowcrest Phase II site, including along both the north and south property lines and along Edmonds Ave. NE where two 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 to a maximum height of 12 feet, with an average height of 10 feet. The Applicant requests a modification through the PUD to exceed the maximum eight-foot-tall wall height permitted in commercial zones. This 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 landscaped setback along the Edmonds frontage, planting strips are proposed where feasible. A condition of approval will require the Applicant to 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. D. Tree Retention. Beyond the City’s critical area regulations, the only regulations requiring protection of vegetation are the City’s tree retention standards. The proposal meets the City’s tree retention standards and thus is found to adequately protect and retain site trees. The applicant’s Tree Assessment Report (Ex. 16) identifies 38 significant trees located on the Willowcrest Phase II project site, including four trees that qualify as landmark trees. Species identified include Douglas fir, western red cedar, madrone, willow, cascara, and several ornamental and deciduous species. The arborist determined that retention feasibility is extremely limited because of 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 of significant trees excluding 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 must provide tree replacement credits totaling 289 credits (Ex. 17). The applicant proposes to plant 18 new Persian ironwood (medium species) and five Douglas fir (large species) for a total of 28 tree credits on- site. The Applicant is requesting a PUD modification to the tree retention standard to allow a reduced credit total in exchange for comprehensive new planting across the site 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 15 and the provision of affordable housing on a topographically challenging site. The proposed planting plan shown on the conceptual landscape plan (Ex. 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 with modifications as permitted in the PUD approval process. During construction, the trees on neighboring properties will be protected where possible in accordance with RMC 4-4-130H.9, which requires (at minimum) a six-foot 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. 6. Superiority in Design. The proposed Willowcrest Townhomes Phase II would be superior to that which would result without using the PUD regulations. 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. Because of the flexibility of the PUD, the project is able to have higher, but more ornamented and visually interesting walls and shorter but better landscaped setbacks. This increases the number and accessibility of units while also providing for enhanced private and common open space. The PUD allows the project to trade tree retention credits for the provision of desperately needed fee-simple affordable housing in a location well suited to this use. The PUD allows for the extension of a woonerf that creates attractive, safe and space-saving access shared by pedestrians, bicyclists and vehicles while still allowing for emergency access. 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. 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. 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. 7. Public Benefit. 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 16 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. 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. Other public benefits include reduced impervious surfaces due to the use of the woonerf and enhanced pedestrian, open space and recreational connectivity between Willowcrest Phases I and II and the Glennwood Development. 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. Building orientation and the location of entrances enhance privacy and allow for increased private open space. CONCLUSIONS OF LAW 1. Authority. RMC 4-9-150(F)(8)(b) authorizes the Examiner to conduct hearings and make final decisions on preliminary PUD applications that are consolidated with BSP applications. RMC 4-9-150(G)(6) authorizes the consolidation of final PUD review with the preliminary PUD and BSP review before the examiner for final decision. 2. Zoning/Design District/Comprehensive Plan Designations. The subject property is zoned Center Village (CV) and has a comprehensive plan land use designation of Commercial Mixed Use (CMU). 3. Review Criteria. RMC 4-9-150 governs preliminary and final PUD review criteria and RMC 4-7-230(C) governs BSP review criteria. Applicable criteria are quoted below in italics and applied through corresponding conclusions of law. PRELIMINARY PUD The Administrator or designee or the Hearing Examiner shall consider, as applicable, the following factors for all applications: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 17 RMC 4-9-150(B)(2) and (3): Code Provisions That May Be Modified: a. In approving a planned urban development, the City may modify any of the standards of chapter 4-2 RMC, RMC 4-3-100, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except as listed in subsection B3 of this Section. All modifications shall be considered simultaneously as part of the planned urban development. b. An applicant may request additional modifications from the requirements of this Title, except those listed in subsection B3 of this Section. All modifications shall be considered simultaneously as part of the planned urban development. 4. As shown in Finding of Fact No. 3, the requested revisions are limited to Chapters 4-2 and 4- 4 as authorized above except for the private open space requirements of RMC 4-9-150(E)(2). However, RMC 4-9-150(E)(2) itself provides that “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”. Since modifications to private open space are limited to dimensions and minimum required area is maintained, the private open space modifications are also appropriately subject to modification in this PUD review. RMC 4-9-150(D)(1): 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. 5. This criterion is met. The purposes of the PUD regulations, as outlined in RMC 4-9-150(A), are to preserve and protect natural features of the land and to encourage innovation and creativity in the development of residential uses. There are no natural features at the project site in need of protection. More importantly, the proposal succeeds in innovative and creative design for the reasons identified in Findings of Fact No. 6 and 7. As determined in Finding of Fact No. 5, the proposal will not create any significant adverse impacts, so it will not be unduly detrimental to surrounding properties. RMC 4-9-150(D)(2): Public Benefit Required: In addition, 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: a. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 18 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; or 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; or d. 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 beyond that required by the Surface Water Design Manual, etc.; or e. 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: .... 6. The proposal provides for public benefit for the elements quoted as determined in Finding of Fact No. 7. RMC 4-9-150(D)(3): Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: a. 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. 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. 7. This criterion is met for the reasons identified in Finding of Fact No. 5B. b. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 19 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. 8. This criterion is met for the reasons identified in Finding of Fact No. 4E. c. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. 9. This criterion is met for the reasons identified in Finding of Fact No. 4A-C. d. 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 amount of impervious surfaces not otherwise required. 10. This criterion is met. The proposed townhomes are grouped into several buildings of three and four units each creating 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 woonerf, guest parking and porches. e. 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, 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. (Ord. 5676, 12-3-2012) 11. This proposal is designed to provide for privacy and adequate building separation. The provision of walls allows for the development to be largely level, increasing both accessible private and common open space. Each unit will contain a private yard and porch on the ground floor. Secondary entrances allow primary entrances to be placed on all sides of buildings, thereby increasing privacy for each unit. The common wall separating the townhomes provides for fire and acoustical separation. 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 sustainable features, including super-insulated envelopes, passive ventilation strategies, daylighting, drought-tolerant and edible landscape 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 20 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. f. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. 12. This criterion is met. As noted above, the building orientation and entrance design allows each unit to look out onto open space. g. 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. (Ord. 5571, 11- 15-2010) 13. This criterion is met. No parking areas are greater than four vehicles and therefore the appearance of parking is minimized. Each unit will be required to utilize its garage space primarily for parking which minimizes the presence of cars and emphasizes the entrances at the pedestrian scale. h. 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. 14. This criterion is met. This phase of the development is integrated with and compliments the earlier phase. Access, pedestrian paths and open space are shared and contiguous. Each phase stands alone while seamlessly blending. RMC 4-9-150(D)(4): Compliance with Development Standards: Each planned urban development shall demonstrate compliance with the development standards contained in subsection E of this Section, the underlying zone, and any overlay districts; unless a modification for a specific development standard has been requested pursuant to subsection B2 of this Section. 15. As discussed below, the proposal complies with all development standards imposed by RMC 4-9-150(E). The proposal is compliant with the standards of the underlying CV zone for the reasons identified in Finding of Fact No. 22 of the staff report. No overlay districts apply. RMC 4-9-150(E)(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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 21 a. Residential: 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 as illustrated in Figure 1. 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. 16. These criteria are met as described in Finding of Fact No. 4D. The stormwater facilities are vaulted. Common open space is located above the stormwater facilities as described in Finding of Fact No. 4C. RMC 4-9-150(E)(2): 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 contiguous to the unit. 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). For dwelling units that 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'). For dwelling units located above the sixth story, private open space may be provided by a shallow balcony accessed by a door with at least fifty percent (50%) glazing; any required private open space not provided by the balcony shall be added to the required common open space, pursuant to subsection E1 of this Section. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 22 17. As conditioned, this criterion is satisfied. Each of the proposed townhome units in Willowcrest Phase II includes ground-level private open space directly contiguous to the unit, consistent with the standard. The site plan and landscape plan (Ex. 4 and 5, respectively) show that each unit is provided with a combination of a private yard, porch, or patio space designed for exclusive use by the residents. Building groupings D, E, F, G, and H each 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 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 dimensional guideline; however, several end units have slightly shallower depths (typically in the 10–12-foot range). These shallower yards are compensated for 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 225sf area requirement. While the conceptual landscape plan shows yard boundaries and adjacent planting, additional internal delineation between private yards is necessary for full compliance. Therefore, a condition of approval will require the Applicant to 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, and the proposed PUD-based modifications allow for flexibility while still providing high-quality, usable private outdoor areas for all residents. RMC 4-9-150(E)(3): Installation and Maintenance of Common Open Space: a. Installation: All common area and open space shall be landscaped within one year of the date of final approval of the planned urban development, and in accordance with RMC 4- 4-070, Landscaping; provided, that the landscaping plan submitted by the applicant and approved by the City shall govern in the event of any conflict between RMC 4-4-070 and the approved landscaping plan. b. Maintenance: Landscaping shall be maintained pursuant to requirements of RMC 4-4-070, Landscaping. 18. As conditioned, these criteria are met. A condition of approval requires that 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 23 RMC 4-9-150(E)(3): Installation and Maintenance of Common Facilities: a. Installation: Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, 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. b. Maintenance: 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. 19. As conditioned, these criteria are met. No dedication of common facilities is proposed. All common facilities will be maintained by the property owner within the Willowcrest Townhomes parent lot. As described in Finding of Fact No. 4E, a condition of approval will require the homeowners’ association to perform regular maintenance on the woonerf. FINAL PUD RMC 4-9-150(G)(6): Review and Approval of Final Plan: The final plan shall be reviewed by the applicable City departments, in the manner prescribed for preliminary plans, to determine if the final plan is in substantial conformance with the approved preliminary plan and is consistent with the purposes and review criteria of this Section. The Community and Economic Development Administrator shall make a decision to approve, approve with conditions or deny the final plan. The decision shall include a description of the elements of the approved planned urban development, including land uses, number of units, phasing, the effective date of approval and of expiration, time limits, required improvements and the schedule for implementation, and any conditions that may apply to the planned urban development. 20. The final PUD is approved by this decision, with the information required above more particularly described as follows: A. Authorized land uses, number of units and conditions of approval. As outlined in the Decision section of this Decision, the final PUD is approved as depicted in Ex. 4 and as described in Finding of Fact No. 3, subject to the conditions listed in the Decision section. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 24 B. Phasing. The project PUD represents the second and final phase of the Willowcrest Townhome development. The two phases are contiguous and share common access, pedestrian and open space facilities. C. Effective date. The effective date of approval is the signature date in the Decision section. D. Time limits. The Applicant shall, within two years of the signature date of this Decision, submit complete building permit applications to the Department of Community and Economic Development. E. Expiration. Expiration of an approved final plan planned urban development shall be defined as failure to initiate construction of a planned urban development or failure to submit a complete building permit application within the approved final plan time limits. Expiration can only occur if no on-site construction has begun or the expiration of building permits has occurred. F. Required Improvements. Required improvements and the implementation schedule thereof is as depicted in Ex. 4 and outlined at pages 48-49 of the staff report under “Required Improvements”. BINDING SITE PLAN RMC 4-7-230(C): Approval of a binding site plan or a condominium site shall take place only after the following criteria are met: 1. 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. 21. This criterion is met. The subject property consists of one legally created lot that was legally created through the Willocrest Phase I Binding Site Plan (LUA19-000061, Ex. 35). With this application, the Applicant proposes to alter that approved Binding Site Plan to reconfigure the western remainder parcel and subdivide it into 19 new lots and two 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 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 25 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. 2. If minimum lot dimensions and building setbacks for each newly created lot cannot be met, the binding site plan shall be processed as a condominium site per subsection D of this Section or merged with a planned urban development application per RMC 4-9-150. 22. The criterion is met. The BSP is merged with a PUD application and all proposed substandard lot dimensions and setbacks have been approved via the PUD process. 3. Commercial or Industrial Property: The site is located within a commercial, industrial, or mixed-use zone. 23. The site is located within the Commercial Village (CV) zone. It is eligible for binding site plan approval. 4. 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. Where minimum lot dimensions or setbacks cannot be met, the binding site plan shall be processed as a condominium site per subsection D of this Section. a. New Construction: The site shall be in conformance with the zoning code requirements and development standards of the underlying zoning district at the time the application is submitted. b. Existing Development: If the site is nonconforming prior to a binding site plan application, the site shall be brought into conformance with the development standards of the underlying zoning district at the time the application is submitted. In situations where the site cannot be brought into conformance due to physical limitations or other circumstances, the binding site plan shall not make the site more nonconforming than at the time a completed application is submitted. c. Under either new construction or existing development, applicants for binding site plan may propose shared signage, parking, and access if they are specifically authorized per RMC 4-4-080 and 4-4-100, and other shared improvements as authorized in other sections of the City’s development standards. 24. The criterion is met. As identified in Finding of Fact No. 22 of the staff report, the proposal conforms to all applicable zoning requirements, with modifications as authorized through the PUD process. As permitted by RMC 4-7-230(B)(1)(c) and RMC 4-9-150(B)(2), a Binding Site Plan may 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 26 be merged with a PUD in order to modify zoning code and development standards provided the PUD criteria are met. 5. Building Code Requirements: All building code requirements have been met per RMC 4- 5-010. 25. This criterion is met. All building code requirements will be reviewed at the time of building permit approval. 6. Infrastructure Provisions: Adequate provisions, either on the face of the binding site plan or in a supporting document, have been made for drainageways, alleys, streets, other public ways, water supplies, open space, solid waste, and sanitary wastes, for the entire property covered by the binding site plan. 26. This criterion is met. As described in Finding of Fact No. 4, the Applicant has made adequate provisions for all drainageways, streets, water supplies, open space, solid waste and sanitary waste. 7. 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. 27. This criterion is met. The project has direct access to Edmonds Avenue NE and all municipal utility infrastructure contained therein. 8. 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 4-4-080 and 4-4-100. 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. 28. This criteria is met. The project is Phase II of a two phase Willowcrest townhome project. Together the phases share common open space with each other and the abutting Glennwood Townhomes as agreed by the Renton Housing Authority (See Ex. 27 of Ex. 35 PUD Phase I Decision). Each phase provides its own parking. However, they are linked via a shared woonerf providing pedestrian and emergency access between the phases and to Glennwood Avenue NE through the Glennwood Townhome site. Phase II will have conditions, covenants and restrictions and a homeowners’ association. 9. 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 27 29. As conditioned, this criterion is met. A condition of approval requires the Applicant to 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. 10. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the binding site plan. 30. As conditioned, this criterion is met. A condition of approval requires the Applicant to 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. 11. 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. 31. The criterion is met. The physical characteristics identified in the criterion are regulated by the City’s critical areas regulations. As noted in Finding of Fact No. 5A, the proposal complies with the City’s critical areas regulations. DECISION The proposed preliminary and final PUD1 and BSP as depicted in Ex. 4, 6 and 7 and described in Finding of Fact No. 3 meets all applicable criteria quoted in this decision for the reasons identified in associated conclusions of law and for that reason is APPROVED subject to the following conditions of approval below. 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. 1 See Conclusion of Law No. 20 for terms specifically applicable to the final PUD. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 28 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. 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, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 29 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. 15. The Conditions, Covenants and Restriction (CC&R) shall include a clause that requires regular repainting and maintenance of the woonerf by the Homeowners Association. 16. The Applicant shall erect a sign at the project entrance on Edmonds Avenue NE that states “No Through Access Except for Emergency Vehicles”. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Preliminary and Final PUD and BSP- 30 DATED this 30th day of December, 2025. Emily Terrell City of Renton Hearing Examiner APPEAL RIGHT AND VALUATION NOTICES As consolidated, RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III applications subject to closed record appeal to the City of Renton City Council. Appeals of the hearing examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision. A request for reconsideration to the hearing examiner may also be filed within this 14- day appeal period. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation.