HomeMy WebLinkAbout12-30-2025 - Willowcrest Phase II Decision & Appendix A - LUA-25-0000731
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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:
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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
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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.
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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.
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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
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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
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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.
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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
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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
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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
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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
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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
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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
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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
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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
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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:
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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
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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.
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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
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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.
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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.
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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.
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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.
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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
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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
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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.
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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.
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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,
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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”.
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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.
LUA25-00073 Willowcrest Ph II PUD and BSP Page 1 of 20
Appendix A
Willowcrest Phase II PUD and BSP
LUA25-00073
December 16, 2025 Hearing Transcript
Note: This is a computer-generated transcript provided for informational purposes only. The reader
should not take this document as 100% accurate or take offense at errors created by the limitations of
the programming in transcribing speech. For those in need of an accurate rendition of the hearing
testimony, a hearing recording can be acquired from the City of Renton.
Speaker 1 (00:00):
Excellent. There we go. Hello, everyone. Thank you for joining us today. We are holding two hearings
today. The first one will be the Willowcrest Phase two PUD binding site plan modification, et cetera. The
second one will be WASHDOT for a noise variance. So we'll do that one at noon. Do this first one from
11:00 to noon or whenever we get done, and then we will commence directly with WASHDOT at noon. If
this one does not finish in time, we'll continue it and come back. My name is Emily Terrell. I am your
hearing examiner today. It is December 16th, 2025 at about 11:00 in the morning. The first hearing is
LUA25-00073 PUD BSP and modification for a 19-unit townhome complex located at 1132 Edmonds
Avenue Northeast. As we have members of the public present, we'll run the full hearing today. So the
order of operations is that I enter the exhibits into the record, and then the staff gives a presentation,
and then the applicant gives a presentation.
(01:13):
And then any members of the public may ask questions back and forth. This is our first time I've had to
do any talking today. Sorry, except a dog. And the applicant has the last word because they have the
burden of proof that they have in fact met the city's codes. So I'll begin by entering exhibits one through
35 on page 56 of the very long 56-page staff report. I assume there may be a few others. We usually
have the City of Renton maps and the PowerPoint involved. So let me know. Are there others?
Speaker 2 (01:46):
There are. Exhibits one through 35 as well as Exhibit 36 staff, PowerPoint, Exhibit 37, the CoreMaps link,
and Exhibit 38, Google Earth. All right.
Speaker 1 (02:00):
Oh, Google Earth, of course. 37 and 38 is Google Earth. Thank you. It is always nice to be able to look at
Google Earth. In that case, Exhibits one through 38 are entered into the record. If others come up along
the lines, let us know. Everyone who speaks today will need to be sworn in. So we will begin with that
for each person that speaks so that we ensure that this legal proceeding is in fact true to the best of our
abilities. So we will begin with staff. Is that you, Alex?
LUA25-00073 Willowcrest Ph II PUD and BSP Page 2 of 20
Speaker 3 (02:39):
That's correct.
Speaker 1 (02:40):
Okay. Mr. Morganroth, do you swear or affirm that your testimony today is the truth?
Speaker 3 (02:45):
I do.
Speaker 1 (02:47):
What do we need to know, sir?
Speaker 3 (02:48):
And then we just got Heather Bray as well. She's the engineer who reviewed this who may need to
speak as well. Yes,
Speaker 1 (02:56):
It's totally fine. Cool. I may ask a couple questions anyway. Well, I'm going to ...
Speaker 3 (03:01):
Awesome. I will get started here. Let me just get my PowerPoint going and share my screen.
Speaker 1 (03:11):
One of the questions that maybe you can answer during your presentation is how is this formally
guaranteed to be affordable since you used the term affordable housing, which is a rather term of art as
opposed to a market thinker along with-
Speaker 3 (03:25):
Of course. And we've got the applicant here too, so I'll probably let them answer that a little. I know
what they're doing, but they're in the affordable housing space and probably can provide a better
answer than I can, but certainly can get into that.
Speaker 1 (03:37):
Thank you. I kind of figured with the name Homestead Community Land Trust that we were in the
affordable housing space.
Speaker 3 (03:43):
Yep, exactly. Exactly. Cool. So I got it here, so I'm going to share. And please let me know when.
LUA25-00073 Willowcrest Ph II PUD and BSP Page 3 of 20
Speaker 1 (03:53):
Yep, that's good.
Speaker 3 (03:54):
Coming through all right? Yep,
Speaker 1 (03:55):
Just fine. We can
Speaker 3 (03:56):
See. Okay, awesome. Thank you. Well, I'm Alex Morgenrat, the principal planner with the city. Here to
make a recommendation for the Willowcrest Phase two project. That's LUA25000073. A little bit about
the project site and got a map down on the bottom of the slide there. It's 1132 Edmonds Avenue
Northeast, so that's on the east side of Edmonds, just north of Northeast Sunset Boulevard there. Site is
a little under an acre, about 0.92 acres. And it is in our CV, which is Center Village Zone, as well as the
Urban Design District D, which means there's a set of urban design standards that are applicable to
development on this site. It's in the commercial mixed use comprehensive plan land use designation. It's
also also be talking about a little bit more, but it's within the sunset planned action area. And also it is
within the boundaries of the Sunset Terrace and Redevelopment Master Site Plan area, which is a subset
of the sunset planned action area.
(05:02):
So this whole area went through the EIS process a while back. Critical areas on the site, moderate and
high landslide hazard areas and steep slopes.
(05:17):
So the project proposal, so the applicant, Homestead Community Land Trust, they're requesting
preliminary and final planned urban development, so doing a combined PUD, a binding site plan
amendment, and then a master site plan minor modification, which I'll get into a little more. Proposing
19 owner-occupied affordable town home units within five buildings as part of phase two. Phase one,
which will be a site plan coming up next, but phase one is to the east of the site, and that was known as
Willowcrest Phase one, and that was entitled in 2019 constructed within the years after that. And that
includes 12 affordable town home units that are in a very similar style as the ones being proposed. For
this project, for phase two, the lots range in size between 849 to 1,595 square feet. Other improvements
proposed 25-foot wide winer, which is basically a shared access private street that's going to be
connected.
(06:22):
I'll show you in the site plan, going to connect up to phase two used for vehicular and then pedestrian
access designed to be almost like an alley, but a low speed, multifunctional private street that goes
through development. That's the same type of street that's in phase one. So there'll be that connection
LUA25-00073 Willowcrest Ph II PUD and BSP Page 4 of 20
there, which I'll talk about a little more here. There was a neighborhood meeting held at the Renton
Community Center, which I attended as well as some representatives from Homestead. And then I think
the architect was there as well. Most of the folks there from the public were from phase one actually,
and just had some comments and questions about what the development next to their homes is going
to look like. So there were some questions and concerns related to security, parking, trash collection,
landscaping, cut through traffic with this new street connection that's private street connection that's
being proposed.
(07:20):
And that was included as an exhibit to the staff report. And then we did receive one public comment
from a resident property owner nearby regarding parking in the area and the limited parking, or there's
been a lot of new development in this area, and so just expressing some frustration with just the lack of
parking available.
(07:45):
So just about the zoning here, again, we're in the center village here. I've got the site highlighted in the
dark pink. So surrounding it to the northeast and south, you've got other center village zone properties.
You've got R10 across the street to the west, across Edmonds, and that's mostly single family with some
duplexes as well. To the south, there's a medical office. And then to the north and east, there's
multifamily. So to the east, you've got the town homes, and north you've got some other multifamily
there, the phase one townhomes. Here is just looking at some of the critical areas on the site. So there's
a lot of colors, but basically the red and the orange that are together, that is the landslide hazard that's
mapped. And then under that is some sensitive slopes, which is 15 to 40% grade, and then detected
slopes which are 40 and greater.
(08:43):
Their geotechnical engineer found basically that there are no ... So this is just what we have mapped and
core maps in our city rent and mapping system is based on LIDAR mostly, and so it's not exactly
accurate. And so we do rely on the geotech to actually go out there and see what's on the ground. So
they did find that there's actually no geohazards on the site that this was ... Some of it for a couple of
reasons. One is that the slope doesn't reach the threshold for being a protected slope. It's manmade and
also found that the landslide hazard, which again is just an approximate area. You can see obviously it
goes across the street. The flat street of Edmonds is probably not a landslide hazard. So basically found
that there were no geohazards on the site. Again, our mapping is showing that, but that's again, based
on the more inaccurate LIDAR.
(09:34):
So to conclude, really, no critical areas on the site. So this is the site plan. I want to give a broader
context of how this project fits in with the phase one. So phase two we're talking about for this is in the
orange highlight there. And then you can see the 12 units that are part of phase one to the east. So for
this site, we're talking about 19 units, five buildings, two tracks. You've got track D up in the northeast
corner there, which is going to be some extra parking. And then you've got tract C, which is the open
space tract, which is mainly on the southwest side of the site. You've got vehicular access to Edmonds
LUA25-00073 Willowcrest Ph II PUD and BSP Page 5 of 20
via, again, calling it a Woonerf, but basically a private driveway or sorry, private road that is going to ...
It's 25 feet wide. It's going to connect up to the same style private road for phase one.
(10:32):
Important to note that it is pedestrian and emergency access only, and that's a recommended condition
of approval. Because this is a substandard private road, we really don't want cut-through traffic going
from ... And I'll back up here really quick, going from Edmonds all the way over to Glenwood. So these
are the Glenwood Town homes. So you have three projects in a row here. You got Glenwood town
homes, which are an affordable town home project. You've got phase one and phase two. This, again,
substandard street, which is mainly for access to residents that live on this. They're going to live in these
19 units as well as pedestrian access and emergency access. That's kind of the only things we want
cutting through there we don't want to see. And that was something the residents on phase one and
some of the Glenwood residents had concerns about as well as having cut through traffic, people kind of
speeding through this little substandard private street.
(11:21):
So there is a recommended condition of approval for bollards that would only allow emergency access
and then pedestrians to access phase one from the Edmond side of the site. There is, again, various
common open space proposed, kind of mainly concentrated down at the southeast corner, but there are
a number of pedestrian, and I'll get into the open space plan a little bit more later, but pedestrian
walkways proposed throughout the site as well. Even though there's no critical areas, it is a fairly ... And
I tried to get a good picture, but it's hard to see from the street. There's some topographical challenges
to put it lightly where it slopes up from the street up into the property pretty significantly. And so that's
some challenges they had to work around as well. Five surface parking stalls proposed, again, four in
track D, and then one right here to the north of ... I think that's building G here on the north side of the
site.
(12:18):
Building design, you can see here, we've got some fiber cement, horizontal lap siding, and then the
panels. You've got some of the fake wood Hardy siding there as well. Very similar to what phase one,
what it phase one town homes look like. So three stories parking on the first floor, most usually just one
spot for each unit. And then you've got the living space above that includes some private deck space,
patio space. Again, this is going through, they're requesting a planned urban development, which means
they are seeking relief from some of our standards in return for providing a public benefit. In this case,
the public benefit is some permanent affordable housing. And so some of the things they're asking for
relief from, that's all obviously outlined in the staff report, each standard, but are things for design of
the building, wall heights on the site, some landscaping.
(13:24):
Private open space is one of the ones they're requesting some relief from. And essentially they're not
providing the full 250 square feet of ground private open space. So where you can walk out your door
and it's 250 square feet of private open space. Some of these, they are asking to basically sub in some
patio, some above grade, above ground space for that private open space. But when you add that all
LUA25-00073 Willowcrest Ph II PUD and BSP Page 6 of 20
together, the patios with the ground private open space, they all do meet this 250 square foot standard
there. So you can see a few of those patios here on buildings D and E.
Speaker 1 (14:04):
Alex, can I ask you a question?
Speaker 3 (14:06):
For sure.
Speaker 1 (14:07):
So I'm looking at the exhibit four, the site plan, and you had it on the prior slide. What's going on
between buildings D and E, that gravel space? Is that stormwater? What is that?
Speaker 3 (14:23):
So right in the corner there. So they are going to be having, yes, a vault essentially below. I'll have a
better plan coming up here below this area. They're proposing raised planters. So that's kind of what
you're seeing here. That's why it looks funny. So gravel with raised planters, so a P patch essentially, a
community garden space.
Speaker 1 (14:46):
Okay. I couldn't tell if I was looking at a community garden, that was my first guess. My second guess
was that it was underground cisterns.
Speaker 3 (14:54):
This is the community garden that you're seeing here. Yeah. Yep. And then you had a pathway coming
over
Speaker 1 (14:59):
There.That's cool. Okay. Thank you very much. While you're talking about outdoor space, I'm like, that's
probably an outdoor space.
Speaker 3 (15:06):
Yeah, yeah, no problem. I've got the open space plan coming up here too, which will be a little easier to
see what's going on.
Speaker 1 (15:12):
Well, thank you. I'm sorry to interrupt.
Speaker 3 (15:14):
LUA25-00073 Willowcrest Ph II PUD and BSP Page 7 of 20
Oh, no, no. All good. All good. So this is just obviously a rendering just showing, this is from Edmonds
showing roughly what it's going to look like. So our code does require, we want the building to be
oriented towards Edmonds, towards the public street. So in this case, obviously not all the buildings are
going to be able to because some of the buildings are behind the private street and the other side.
Again, that's one of the things they're asking for relief from as part of the planned urban development.
But the buildings along, I can't remember which numbers, but the ones that are along Edmonds, there's
two buildings. They're going to have basically their front door space, a pedestrian pathway that's going
to connect then to the stairs. It's going to be one kind of central stair spine. And I'm just going to jump
back really quick to the site plan.
(16:02):
You can kind of see it here. There's one central stairs that go between buildings E and F, and then
between buildings G and H that kind of connect up to the parking area and phase one up there. So these
buildings, the units, buildings E and F will all, because it's so steep, we didn't want to have stairs just
going down to Edmunds for each one. So instead they kind of all go to this, there's a sidewalk or
pathway in front of both buildings, and the front doors will have pathways connecting to those
sidewalks, and then those sidewalks both connect to that center spine there. So all of them do have
pedestrian access to Edmonds, just I guess not direct in the sense that the pathways from the front door
connect right down. They don't each have their own individual stairway down there. And that's
primarily, again, because of the retaining walls and the grades that they're faced with on the site.
(16:55):
So the big wall there, you can see that it is going to be set back. It's another standard they're requesting
from relief from. Normally, we'd only require a four-foot wall in the front yard setback. That was
basically impossible with the topography of the site. So they do have a wall that ranges from six to 10
feet right along the sidewalk there. And then there's actually another wall kind of terraced back once
you get a little out of frame here. They are proposing a roughly three-foot space between the sidewalk
and the wall that they're going to landscape to provide some visual interest in front of the wall. There's
also a recommended condition of approval that they need to submit a wall treatment plan because we
really want to try to two things. One, make the wall look as blended in as much as possible and look as
nice as possible, but also we don't want, and I know they don't want either.
(17:48):
Homestead doesn't graffiti. So we're kind of looking to see maybe there's some options for public art or
other kind of treatments that will reduce the chances of that. They're obviously showing some plantings
there, which may or may not work, but we left the recommended condition of approval fairly open. I
know they've expressed interest with working with us on how can we best treat the wall to, again,
reduce the chances of vandalism, but also make it look as good as possible. So here's the open space
plan, which shows a little, I know it doesn't show the planner beds here, but that's basically what you
were seeing in that previous site plan there. So the PUD common open space requirement is 10% of the
site area reserved for common open space. They do meet that. The residential design and open space
requirement is 350 square feet per unit, and so that kind of supersedes the PUD requirement.
(18:44):
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It's actually more, I think it's like 6,500 square feet. They're proposing, again, over the amount of PUD,
so they're proposing more than 10%, but less than 350 square feet per unit as part of the PUD. So that's
one of their modifications in which we do support. There are other areas on this. There's a park nearby
and there's other open space that they'll be able to use on the phase one site as well, which get to offset
that they're not getting the full 350 per unit. And we worked with them a lot. There was just, you can
see they do have a lot of common open space, but again, not quite meeting that 350 square feet per
unit. It was just really challenging to fit that amount of units and then the 350 square feet per unit.
(19:37):
So private open space touched on this a little bit already, but basically they're required to provide 250
square feet per unit with some dimensional requirements. 12 out of 19 comply with the ground with the
requirement that's got to be 250 square feet, get the ground level, seven do not, but to offset that, they
are proposing, again, patio and deck space on the upper levels to achieve that. So not necessarily
meeting the exact code with the 250 per ground on the ground level, but they are meeting the intent of
it and that everyone will have at least 250 square feet of private open space. And again, that's really just
because of the topography was challenging on some of these buildings that were oriented a little, like
you can see buildings H, it's just hard to get the ground space required while also providing enough
space for utilities in the road.
(20:29):
There's other setbacks for the buildings, which they're already really tight as far as separation from
utilities there. So we did work with them a lot on this to see, and they actually did, I think, end up
getting a few more than they originally had that would meet the code, but they weren't able to get all
19. But SAF, we do support their modification requests because again, they are still meeting the intent
of providing the 250 square feet of private space that's outdoor space that people can use.
(21:00):
So again, access and transportation talked about this a little bit, but again, we got a single driveway off
of Edmonds, 25-foot wide private road for vehicles, calling it the wound, which is the fun planning word,
but really it's just a private road that allows for slow vehicle speeds, access only for the residents,
emergency access. Again, we have a recommended condition of approval for bollards up here so that
emergency responders could get through there if need be. And then also obviously pedestrians, bikers
are able to walk through there and get over to Glenwood Avenue or to some of the amenities in the
phase one part of the site.
(21:44):
One or two car garage/carport for each unit, which complies with the parking standards for affordable
housing units. They are proposing five surface stalls. A little easier to see here now. So you got four of
them up top here. These are part of this project. There's another four that are part of the phase one
project here. And then there's one, another guest or parking space over here just north of Building H, I
think that is right there. And I'll let the applicant, if they want, speak a little bit more to what their intent
is for this parking, if it's more for guests or for overflow for residents, I'll let them speak to that a bit
more. It's not required. It's something they're proposing. They did submit a traffic memo, found that
LUA25-00073 Willowcrest Ph II PUD and BSP Page 9 of 20
there was nine new AM peak hour trips, 11 new PM peak hour trips, so that wasn't enough to require a
full traffic impact analysis.
(22:40):
That's a pretty low amount of new trips. Our threshold is 20 new AM or PM peak hour trips. And then
they did pass the transportation concurrency test.
(22:54):
Vegetation on the site, so I know, sorry, a little blurry here. If you look at the exhibits, part of the staff
report, you can see there's some more pages. It makes it easier to see. But you can see proposing street
trees and along Edmonds there and a nine foot, I think there's a bioswale there. They've got obviously a
lot of onsite landscaping in the common open space areas. You got the P patch there or community
garden space there. They're going to be submitting a final landscape plan as part of the civil construction
plan and the building permits as well. So we'll take a little closer look at what they're proposing and
making sure all the plants are in good spaces, not too big. It's something we run into sometimes with
these tight town home projects is we want to make sure that there's not going to be a tree in 20 years
that's way too big for the space.
(23:47):
So that is something we do look closely at and that we'll look a little bit more at when we do get those
final plans in, but conceptually supportive of their landscape plan.
(23:58):
Okay, I won't read through each one of these. I know it's a little text heavy slide here, but they are
requesting these 14 modifications, which I'll go through and there's analysis for each one in the staff
report, again, as part of that PUD process. Public benefit provided, so permanently affordable ownership
housing provided through the Homestead Community Land Trust, which I'll let them again talk a little
more about. Obviously allows people to build equity, which is a huge benefit, especially with the kind of
income levels that they're going to be marketing towards. So targeted to 60 to 80% AMI households,
which will expand access to home ownership in the Sunset area, long-term community benefits. So this
comes right from Homestead. So each home SMA just served up to seven households over 50 years,
creating up to 133 affordable ownership opportunities across the 19 homes. And again, the applicant
can speak a little bit more to that, get questions on how they calculate that out.
(24:57):
But certainly there's no, I mean, regardless of the exact number, providing homeownership
opportunities, especially in this area and especially at this income level is super important and is no
doubt a public benefit considering we see a lot of our new market rate, homeownership opportunities
are for people that make a lot more money and that are in the high up to a million or more for homes.
(25:26):
LUA25-00073 Willowcrest Ph II PUD and BSP Page 10 of 20
And let's see here. So affordable housing obviously is one of the main public benefits that we see. It's
not explicitly stated in our code. It is one that we've used for phase one, one of the reasons that we
support a PUD like this. Other benefits on this site because of the challenging topography is the high
quality nature of the proposal. So we've all seen affordable housing projects that you can maybe tell our
affordable housing projects and don't use the same materials or don't use the same design language
that you'd see in market rate. In this case, again, one of the other public benefits is that they are
providing a pretty high quality product, whether that's with the design of the buildings or the design of
the site or providing the wound earth connection, which is going to provide pedestrian access, not only
for the residents, but for other folks in the neighborhood that want to use it.
(26:36):
And so again, the only public benefit is not affordable housing. That's one of the big ones, but there
certainly are other benefits being provided here with the overall design of a currently vacant site, which
will have, again, a lot of, we'll add new street trees, new stormwater infrastructure, new public sidewalk,
the bioswale, and it'll, again, be a pretty well-designed site, especially considering, again, the challenges
with the topography and just the size of the site.
(27:17):
So that was the PUD. So looking at the binding site plan alteration, and there's a lot more, again, analysis
on this in the staff report, but binding site plan, the tool that we use for commercial and mixed use
zones is an alternative to the standard platting process. So Willowcrest phase one, one of the
entitlements through that project was a binding site plan that created essentially the 12 lots that you
saw that are part of phase one and all the common open space, the tracks, and then it basically
segmented off this Willowcrest phase two, the site they're talking about right now into a separate, just
one large parcel. Back a long time ago, the intent was for RHA to develop some multifamily in one
building that those plans changed. Now Homestead owns it and they wanted to develop individual town
homes that could be sold off to individual owners.
(28:16):
And so that required basically amending or altering that previously approved binding site plan. So
instead of having just the one big lot, you're looking at the plan we see here, which is the 19 separate
lots with the two tracks. So that's basically, again, an alteration to an approved binding site plan. So the
new binding site plan will obviously establish the new lots, the access going through there, the shared
spaces, it'll update things like the utilities, the open space layouts. And so they basically requested that
in order to create these 19 new lots, and it is something that we are supportive of with the
recommended conditions in the staff report.
(29:04):
So the second piece of the, or say the third piece, got the PUD, the binding site plan, and then the
master site plan minor modification. So the Sunset Terrace Master Site Plan proved in 2015, and that's
kind of a master site plan, and there's an exhibit. You can see the boundaries of that, but this site falls
within that sunset master plan, site plan area. There's already been two minor modifications. There was
a slight boundary expansion in 2019, and then in 2016, and then 2019, there was a unit allocation. So
LUA25-00073 Willowcrest Ph II PUD and BSP Page 11 of 20
within the plan, there was the original Sunset Terrace Master Site Plan. There was a total of 722 units
allocated on different portions or different sites within the boundaries of that master site plan.
(29:50):
The Edmund site, which is, I know there's a lot of names at the Edmond site, was what this entire phase
one and phase two site was called that had 25 units Allocated under the master site plan. So if you do
the math, if they had 25 units, they already built 12. That meant that they only had 13 units left per the
allocation in that site plan. Homestead wanted to do 19 units, not 13. So this requires a minor
modification to allow those extra six units. So essentially increasing the allocation to 31 units on the
admin site and then increasing the total number of units under the master site plan by six units. So from
722 to 728, and that does fall under a minor modification under our 10% threshold. So there is analysis
related to that in the staff report. Basically, we found that there's really no new external impacts.
(30:46):
All the aspect circulation, open space, overall development pattern is still consistent with what was in
the originally adopted master site plan. It supports goals in the master site plan, like providing long-term
permanent affordable housing, supports goals on our comprehensive plan. And so we are
recommending approval of the minor modification of the Sunset Terrace Master Site Plan to increase
the allocation on the site to six and then increase the total number of units from 722 to 728.
(31:21):
And this would be, again, the third modification to this master site plan. The city's environment review
committee did review the proposal and issued a planned action concurrence memo and basically found
that the project is covered under the Sunset Area Planned Action EIS. There's not a threshold
determination. They just basically issue a memo saying, yes, this project falls under that EIS. And that
was on December 8th, 2025. So just a few, just wrap up a few integral project features. So you've got 19
permanently affordable for sale town homes. You've got five buildings with contemporary design, street
facade activation. Again, that's another one of the public benefits is just getting this high quality
affordable housing here. You've got extension of the wound earth, the private street to create a shared
pedestrian focused access spine with emergency vehicular access allowed. Of course, you've got a
common open space network on the site that provides a number of different opportunities for both
passive and active common open space.
(32:34):
And then we've got some private open space via both the ground, the yards on the ground, and then the
second floor decks or patios. And again, you got the continuous access between Edmonds and then
actually all the way over to Glenwood, which is a great connection for pedestrians to have. I'm not going
to read through all these. I know my grad school professor would not be happy with how much Texas on
this slide, but we've got all the conditions here. There's 14 recommended conditions of approval related
to the open space plan, to getting updated landscaping plans, to some little architectural issues that we
spotted that we just want to make sure are addressed. And so if there's any questions on those, I can go
back to this, but I won't go through each one. So to wrap up, we are recommending approval of the
Willowcrest Phase two combined PUD, the Binding Site Plan Amendment, and the master site plan
modification subject to the 14 conditions in the staff report.
LUA25-00073 Willowcrest Ph II PUD and BSP Page 12 of 20
(33:39):
And I'm happy to answer any questions.
Speaker 1 (33:42):
Excellent. Thank you very much. At 56 pages, that's the longest staff report I have so far received as a
hearing examiner, but I've only been doing it 20 years. So bigger might come. I did a 40-page once as a
planner to a hearing examiner, and he barked at me and told me to figure out how to make it shorter.
Speaker 3 (34:03):
Well, some good reading. Yeah.
Speaker 1 (34:04):
Well, no, and I've read it. And given the many layers and things in history, this needed to be exactly the
way it was, and I appreciate that the hearing decision will sum up a lot. Good. And what he said. I do
have several questions before we get onto the applicant's presentation, and I will note that the hearing
notice gave a time certain for the WASHDOT hearing next. I expect that will be likely short unless there
were lots and lots of comments. So we'll need to discuss in approximately 25 minutes whether we're
going to break this hearing up a little bit with a short break for a washed out hearing for a noise
variance, or if we'll push the noise variance one out a little bit. Okay.
Speaker 4 (34:49):
Okay. Our presentation is relatively short. This is the applicant.
Speaker 1 (34:55):
Okay. Thank you very much. I thought it might be. And I'm going to ask some questions that maybe go to
the applicant, but maybe go to Alex. So let me start with one of the conditions of approval that I would
hope to see that I may add, and this is when it's the applicant's turn, you can let me know if this is a
problem, but one of which are great. Cool. Netherlands style word, but we rely, and Poppy, I'm going to
need to stay with Alex until we get to the year apart, but I promise we'll get there.
(35:31):
Fine. Because there's no curbs and that kind of thing, and it's done largely with paint, I'm going to
probably add a condition of approval requiring regular repainting and maintenance of the Walnuff by
the HOA so that we know where we're supposed to be walking and where we're not supposed to be
walking because paint colors go away. If you've been driving around at all lately, you'll notice there
doesn't appear to be a whole lot of paint left anywhere because it's been too rainy, I think. The second
one is I would like to probably add another condition of approval, a simple sign that says no through
access on the Edmunds Avenue side, because people are going to try it anyway, and if they try it
anyway, there's not a great deal of places that they can turn around easily and go backwards. So even
with a sign, they're going to try it anyway, but I think that probably a simple sign at the front that says
no vehicular through access might discourage some traffic.
LUA25-00073 Willowcrest Ph II PUD and BSP Page 13 of 20
(36:33):
So those are the two that I'm thinking about just in terms of conditions of approval. With respect to
parking, and this may be a question that comes in the next part, did you do a survey of the parking from
phase one? Because it's a reasonable concern that there's not a lot of parking and an ancillary follow-up
to, did you do a look at how it's functioning in the companion project that is very similar? And then also,
will there be driveway parking? I know primary parking is supposed to happen in the garage, but the
CC&Rs will prohibit driveway parking, not prohibit driveway parking. Those are two concerns for me. I
want to talk about parking. And then also the staff report is pretty thin on the ground with relation to
where transit is for this project. So with limited parking and affordable housing, the next big question is
transit.
(37:35):
So Alex, can you answer any of the parking and transit questions?
Speaker 3 (37:39):
Yes, I can. So I guess I'll start with the driveway first. So there's really not going to be space in the ...
There's not really any driveways because they're so close to the wound. So I don't think there'll be ...
And again, I'll let if Poppy wants to jump in or Homes wants to jump in when they go to talk a little bit
more about parking. I will say that is one concern we did hear from some residents that came to the
neighborhood meeting. I think parking comes up all the time really with affordable housing projects. We
do require less parking than we do for market rate in this case, and again, and we did get a public
comment regarding just some of the parking challenges in the area. In this case, so I'll just say
availability of parking. There is street parking along Edmonds.
(38:29):
They are going to be doing installing street. There'll be parallel parking in front of the site, and there's
street parking on Edmonds, both to the north and the south of the site. As far, I think Ellit Homestead
speak a little bit more about what's happened on the adjacent site and parking behavior there. But that
is one of the reasons why they are proposing some extra parking, the five extra stalls there. But yeah, so
as far as behavior or what happens on the phase one portion of the site, we didn't do any kind of formal
study on it. It was basically anecdotal from the residence and from the applicant. So I'll let the applicant
speak a little bit more to how they control that and how they designate where people can park and the
guest parking and all that. But again, that being said, it is in an area that's becoming more and more
urbanized.
(39:24):
There is multiple bus lines that connect up downtown that are on Sunset Boulevard there. So a short
walk away. I can look up and find exactly where the bus stops are, but definitely within walking distance
there. And so I think that's in this area, there's a lot less parking than there was 10, 15, 20 years ago.
We've seen a lot of new units come online.
(39:55):
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But yeah, so again, I'll let the applicant speak more about parking on the phase one site and what that
looks like. But they are providing more than the minimum amount of parking for affordable units by a
decent amount. There's street parking on Edmonds, but some of it is controlled by the HOA and how
they enforce it and making sure people aren't parking, partially hanging off into the wound and blocking
emergency access, things like that. Like I said, there are bus stops, I believe, right at Edmonds and
Sunset, so just a short two-minute walk away to the south there. But also understanding that not
everyone is going to be able to take the bus to their job, but it is another option. And I think in an area of
the city that we hope becomes more high density, King County will continue to add more bus service
through there, and that will hopefully offset some of the, not all of it, but some of the parking challenges
you see over there.
(40:56):
And I'm sorry, I might've missed, I think there was one other thing.
Speaker 1 (41:00):
No, I think that-
Speaker 3 (41:01):
Or maybe that was it. Okay.
Speaker 1 (41:01):
That actually covered it, although I thought of another question. I know this is a binding site plan, master
plan, PUD, not a subdivision. It could be a unit lot subdivision as part of, but it's not. So RCW 5817
doesn't apply, but I always ask about schools. Are there safe routes to schools, bus stops nearby?
Speaker 3 (41:25):
Yes. So there is a section we talk about schools in the staff report there. We do notice it to rent in school
district to make sure there's adequate space for those students. And then I don't remember where their
stops are, but yes, there are bus stops nearby where students will be bused.
Speaker 1 (41:47):
Right. It's not strictly required because this isn't a subdivision, but
Speaker 3 (41:51):
We've got- We still put it in there just because it's something that we think that's important. So there is
still some analysis under, I think it's under the public services infrastructure section in there.
Speaker 1 (42:03):
Okay. Those are the questions that I had. Do you have anything else to add before I move to the
applicant?
LUA25-00073 Willowcrest Ph II PUD and BSP Page 15 of 20
Speaker 3 (42:08):
I do not. Thank you.
Speaker 1 (42:09):
Thank you, sir. All right. Ms. Handy, are you the one who plans to do for the applicant?
Speaker 4 (42:19):
I am.
Speaker 1 (42:20):
Okay. And do you swear or affirm that your testimony today is the truth? That would be- I do. Okay,
great. Excellent. So what do I need to know? What does the public need to know?
Speaker 4 (42:37):
Alex, thank you. You did a great job of giving us a good context for the site. This project is a culmination
years and years of work from homestead and then open authority. I think we started the original
project, the phase one in 2018 or. So it's been ongoing for quite some time. We've worked with Grant
Housing Authority throughout the process, really trying to emphasize neighborhood outreach,
neighborhood commitment, and integrating underserved communities into the network so that they
could help impact some of the-
Speaker 1 (43:41):
Design?
Speaker 4 (43:43):
No, not the design. I'm sorry. So that they could impact the long-term identified in redlining and things
like that. So that's really the intent of homestead. And the phase two is an intentional connection and
iteration of phase one. We really want one of phase two to fill out town homes, not with phase one,
phase two. They will have separate HOAs that they'll do together and they'll have community events
and their open space will be open to one another. So the PPACH that's shown on the site plan to both
sides of the world development and forming ... Go ahead. Did somebody say something? I'm sorry. I
heard something.
Speaker 2 (44:58):
Ms. Handy, is there a microphone or something that you can get close to? It's a little bit muffled.
Speaker 4 (45:03):
Is it?
LUA25-00073 Willowcrest Ph II PUD and BSP Page 16 of 20
Speaker 2 (45:04):
Yeah.
Speaker 4 (45:04):
Okay. I'm sorry. Is that better?
Speaker 2 (45:06):
Yeah,
Speaker 4 (45:07):
Much. Okay. My headphones sometimes, I don't know. I think I might point them out more comfortable.
Is that okay?
Speaker 1 (45:17):
It went back to not as great as soon as you fixed it to where it was comfortable. Sorry.
Speaker 5 (45:23):
Okay. How about that? Oh yes, perfect. How about no headphones? That's great. Yeah, sorry about that.
That's okay. The little microphone doesn't work very well, I guess, for me.
Speaker 1 (45:34):
Thank you, Jenny.
Speaker 5 (45:38):
So we looked at many different alternatives, both during phase one and phase two of what this entire
community would look like. Alex didn't go into it very much, but we also have a through connection with
the Glenwood Townhomes. That is the third project that is on the Glenwood side. That was done a long
time ago. It's rented a housing authority project. They allowed us access through their site so that we
wouldn't have to create a new access way. So these three projects are very interconnected, but all three
will share open space. One of our pieces from Lowcrest One was to share open space with the Rent
Housing Authority, Glenwood Apartments. And so really thinking holistically about this through block
connection. It was our preference to do a voener through the center, as Alex had indicated, or a private
drive. And we worked in conjunction with the fire department and Alex quite significantly to get that to
meet the standard.
(46:51):
It is a steep grade change between phase one and Edmunds. And we looked at bringing the road straight
down, we looked at all the different ways and just curbing it and making it go alongside the parallel to
the grade made a lot more sense just to get the slope of that road less. So that's kind of the theory
behind that piece of that related to parking. Did Alex answer your parking questions or do you ...
LUA25-00073 Willowcrest Ph II PUD and BSP Page 17 of 20
Speaker 1 (47:31):
I think so, but stick around because the public may want to ask more specific questions to you.
Speaker 5 (47:37):
Okay. Okay. And then I think that the ownership would be fine with the know- through access sign and
the maintenance painting that you had mentioned earlier. Yeah. Okay. I don't feel like I need to go
through the site plan or anything like that because Alex did such a good job. I just wanted to really just
say that this has been a long time coming. The Willowcrest one has been very successful. It's net zero
energy homes. We've had a lot of support from the City of Renton and the Renton Housing Authority,
and really appreciate all of this.
Speaker 1 (48:25):
Will these also be net zero energy homes?
Speaker 5 (48:27):
We're trying. Yeah, we're definitely trying. Homestead has an internal, I guess you'd call it a mandate, to
be as green as they can on every project. So if we can find the funding, we'll do it. They're set up to be
able to be net zero.
Speaker 1 (48:50):
Cool. Yeah. Thank you. I mean, undergraduate degrees in that. Yeah. Okay, thank you. So members of
the public, and Jenny, can you moderate who's getting in? If we have members of the public, I think
there's a hand raising opportunity.
Speaker 2 (49:07):
Yeah, there's a right hand. Okay, we have Linda. I'm going to allow you to speak here, Linda. Go ahead.
Speaker 1 (49:14):
Linda, can you please tell us your first and last name, spell the last name because our AI transcript
generator is at best creative, and then I'll also need to swear you in.
Speaker 6 (49:25):
Sure. My name is Linda Perine. The last name is spelled P-E-R-R-I-N-E.
Speaker 1 (49:34):
Thank you. And Ms. Perine, do you swear or affirm that your testimony today will be the truth?
Speaker 6 (49:38):
LUA25-00073 Willowcrest Ph II PUD and BSP Page 18 of 20
I do.
Speaker 1 (49:40):
What would you like us to know or what questions do you want to have answered?
Speaker 6 (49:43):
I probably am a resident who mentioned the parking situation, and I wanted to say that I'm somewhat
disappointed that nobody took a visual of the area to see what the situation is. On Glenwood Avenue
North, which is the street that my duplex is on, I've owned it for the last 30 years. Now, people are
forced to park in their lawns, their front lawns, and they can't park on the street anymore because
there's so many people parking. I think the lower income probably are those Yelp drivers, the Amazon
drivers, and they have their own cars, which has actually increased the amount of cars that the lower
income people need. So we've kind of gone opposite. I realize that the standards that were built a
couple years ago didn't add all this new technology and all the world, how it's changed, but it has
affected the livability on Glenwood significantly.
(51:04):
And I've mentioned it several times to you guys in other ways, and still nobody cares. Although I did talk
to Matt Herrera a couple years ago asking about me now parking, having my renters park in the front
lawn like all the other people are now. And he says, "Oh no, those people are grandfathered to park in
their lawn now, but because you weren't, you don't get to. " So that was disappointing. Anyway, I just
want to roll up and say, I'm disappointed that nobody's taking it seriously. It's a big problem. And the
place, Glenwood Avenue kind of looks like a dump now. Somebody take a drive around during the
weekend or during when people aren't off on their jobs and you'll see it's not enjoyable to look at. That
concludes what I have to say. Thank you.
Speaker 1 (52:09):
Thank you, ma'am. Applicant or staff, would you like to respond?
Speaker 3 (52:17):
I can respond. Again, I can't speak for what's going on on the site next door as far as behavior and how
people are parking there. But yeah, there's no getting around that parking is everywhere, getting more
challenging. I will say that the state requirements, which the new state parking requirements, which will
go into effect for us in January 2027 will allow us to require even less parking. So town home units
instead of one per unit, it'll be half a spot per unit. So the state is kind of hamstringing cities like Renton
where our hands are kind of tied as far as how much parking we can require. In this case, they're
providing over double what will in only 12 months be halved, essentially be half a spot per town home
unit. So it means you got 12 town home units. We can only require six spaces, which may not be
enough.
(53:20):
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But again, that's something that the state has determined, wanted to take ownership of. So there's not
much we can do there. I don't live over there or own property like Linda does. So I'm not going to say
she's wrong that there's not parking challenges over there. I'm sure there is. I will say as far as people
parking on lawns and stuff, we don't have any kind of grandfathering or anything that would allow that.
So I can't really speak to that, but I can say yes, it's certainly parking is a challenge everywhere. It's a
challenge in renting. It's a big challenge in the sunset area here where we have more units coming
online and we're essentially prohibited by the state from requiring more parking than we do. And so
that's kind of all ... I will say they are adding, that right now there's no parking in front of this site.
(54:06):
There's not enough room there because of the grades. They are going to be adding street parking there,
so that'll be about nine to 10 new spaces that aren't currently there. So you're adding units, of course,
but- Those are
Speaker 6 (54:21):
Already used for the houses on the other side though. Yeah.
Speaker 3 (54:25):
Well, technically they can't park there right now, maybe they do, but there's no parking in front of the
site right now that's supposed to be at least. So they are going to be adding nine or 10 formal parallel
parking spaces. So that's kind of all I have to say on the parking situation over there. They are providing
the code required parking. It's a lot more than what we're going to be able to require again in about a
year, and they are adding some street parking, but that's about the limits that we can require them to
add.
Speaker 1 (54:57):
I can echo that that parking requirement from the state is coming down on absolutely everybody. And
the vast majority of the cities I work with find the spacing both too small and inadequate, but it's come
from Olympia, and there's not anything that these individual cities and counties can do other than
follow what the legislature's making us there. Are there other members of the public who wish to
speak?
Speaker 2 (55:31):
I do not see anyone.
Speaker 1 (55:32):
Okay. So the applicant has the last word. Poppy, would you like to speak again? Yeah,
Speaker 5 (55:40):
Just again, thank you for hearing us today. We appreciate the work that the City of Renton has done to
help this move forward. It's affordable home ownership opportunities that might not be there
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otherwise, and as a continuation of the good work that Homestead's been doing in the neighborhood.
So we really appreciate it.
Speaker 1 (56:08):
Thank you. That is your last word. Okay. I have 10 business days in which to render a decision and we'll
do so. That's usually 14 honest days since the weekends tend to get involved. And I can't rule from the
bench, but I think we've covered everything here today as well as we could. I appreciate everyone who
came today to testify at this hearing and also Heather who didn't need to, but I appreciate you coming.
And with that, I will close this hearing so that we can, in three minutes, begin the next hearing. Thank
you very much.