HomeMy WebLinkAboutD_Sunset_Park_Phase_2_190710_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
Sunset Neighborhood Park SR_Sunset_Park_Phase_2
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 10, 2019
Project File Number PR15-000009
Project Name: Sunset Neighborhood Park Phase 2
Owner: City of Renton, Community Services Department
Applicant/Contact: Alan Wyatt, Capital Projects Manager, 1055 S. Grady Way, Renton, WA 98057
Land Use File Number: LUA19-000114, SA-A
Project Manager: Matt Herrera, Senior Planner
Project Summary: The City of Renton's Community Services Department is requesting Administrative Site Plan
Review for Phase 2 of the Sunset Neighborhood Park located at 2805 NE 10th Street. The
subject property is 3.2 acres, zoned Center Village (CV), and is encircled by Sunset Lane NE
and NE 10th Street. The proposed park improvements include grading and construction
activities that will accommodate pedestrian plazas with seating, playground and fitness
areas, picnic area, interactive water feature, pedestrian pathway system, and open lawn
areas. The initial phase of the park has been completed which includes restrooms, seating
areas, open lawn, and pedestrian walkways. Phase 2 was initially approved with the previous
site plan review application (LUA16-000966) however that application has since expired. No
substantive changes from what was initially approved has been proposed and Phase 2
generally follows the previous approval. The Renton Sunset Terrace Redevelopment Master
Site Plan (File LUA14-001475) approved in January 2015 anticipated the development of the
Sunset Neighborhood Park in its proposed location. Project location is also within the Sunset
Area Community EIS Planned Action Ordinance area.
Project Location: 2805 NE 10th Street, Renton, WA 98056 (APN 722780-0000)
Site Area: 3.2 acres
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B. EXHIBITS:
Exhibits 1-5 Environmental Review Committee Memo and Exhibits
Exhibit: 6 Administrative Report and Decision
Exhibit 7: Phase 2 Site Plan
Exhibit 8: Phase 2 Landscape Plan
Exhibit 9: Technical Information Report
Exhibit 10: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record: City of Renton – Community Services Department
2. Zoning Classification: Center Village (CV)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Sunset Neighborhood Park
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Multi-family Residential –CV and Residential-14 (R-14) zoning
b. East: Public Facility (Library) and retail – CV
c. South: Vacant– CV
d. West: Vacant– CV
7. Site Area: 3.2 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation – Epstein N/A 1246 04/16/1946
Sunset Area Planned Action EIS LUA10-052 N/A 06/06/2011
Planned Action Ordinance N/A 5740 12/8/2014
Sunset Redevelopment Master Site
Plan
LUA14-001475 N/A 01/14/2015
Sunset Neighborhood Park LUA16-000966 N/A 02/24/2017
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
in Sunset Lane NE.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 12-inch wastewater main
located in Sunset Lane NE. There is an existing 12-inch wastewater main located in NE 10th Street.
c. Surface/Storm Water: There are two existing bioswale facilities within the northeast corner of the
park. Runoff from the site sheet flows to the southwest onto adjacent roadways, and is collected in
existing storm drains in Harrington Ave NE and Sunset Lane NE. These then connect into a 24-inch
storm drain in NE Sunset Boulevard.
2. Streets: Sunset Lane NE and NE 10th Street loop around the park property. The looped roadway consists
of two 10-foot travel lanes with a 6-foot parking lane with pedestrian bulb-outs and 0.5-foot curb on
either side of the roadway, and an 8-foot planter and 8-foot sidewalk on the outer portion of the looped
road for a total right of way width of 49 feet.
3. Fire Protection: Renton Regional Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Parks, Recreation, Natural Areas, and Trails Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May 21,
2019 and determined the application complete on May 30, 2019. The project complies with the 120-day
review period.
2. The project site is located at 2805 NE 10th Street APN 722780-0000.
3. The project site is currently developed with the initial phase of the Sunset Neighborhood Park. The site
contains a restroom, pedestrian areas, open lawn, and bioswale.
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4. Access to the site would be provided via pedestrian crosswalks and on-street parking. No onsite vehicle
access to the site is proposed.
5. The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Center Village (CV) zoning classification.
7. Trees and shrubs were planted in the intial phase of development of the park. No trees are proposed to
be removed.
8. The site is not mapped with any critical area.
9. Approximately 1,683 cubic yards of fill is proposed to be brought into the site. No removal of soils is
proposed.
10. The applicant is proposing to begin Phase 2 construction in late summer to early fall 2019 and complete
in 2020.
11. The proposed project is referred to as Site M in the Renton Sunset Redevelopment Master Site Plan and
Conditional Use Permit approved by the City’s Hearing Examiner on January 14, 2015
12. The Renton Sunset Redevelopment Master Site Plan remains valid and effective through January 14,
2025.
13. The City determined that the Renton Sunset Redevelopment Master Site Plan is within the
development levels or parameters as specified in the Sunset Planned Action Ordinance, Ordinance No.
5740 (Exhibit 3). No additional Environmental ‘SEPA’ Review is required for the subject proposal,
however on February 20, 2017 the Environmental Review Committee (ERC) issued a concurrence memo
that the park proposal is consistant with the Sunset Area Planned Action Ordinance referenced above.
Phase 2 as proposed was also reviewed by ERC and the concurrence memo is hereby incorporated into
this decision.
14. The intial site plan review approval (LUA16-000966) expired February 24, 2019 and the final phases of
the proposal were not completed, therefore the applicant is required to obtain new site plan approval
for Phase 2 of the project. No substantive changes are proposed by the applicant and the proposal
generally follows the three phased plan as approved in LUA16-000966.
15. Staff received no public or agency comment letters.
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
17. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
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Goal L-EE: Build neighborhoods that promote community resiliency through healthy
lifestyles, active transportation, proximity to goods and services, access to local fresh
food, environmental sustainability, and a feeling of community.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Accommodate change within the Renton community in a way that maintains
Renton’s livability and natural beauty.
Policy L-50: Maintain existing, and encourage the creation of additional places and
events throughout the community where people can gather and interact. Allow for
flexibility in public gathering places to encourage place-making efforts and activities.
Policy L-52: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernable edges, entries, and borders to
create a distinctive sense if place in the neighborhoods, commercial areas, and centers.
Policy L-57: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
Policy P-1: Expand parks and recreational opportunities in new and existing locations
with an identified need, in order to fill gaps in service and keep pace with future growth.
18. Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) is to provide an
opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban
rather than suburban development standards that support transit-oriented development and pedestrian
activity. Use allowances promote commercial and retail development opportunities for residents to shop
locally. Uses and standards allow complementary, high-density residential development, and discourage
garden-style, multi-family development. The proposal is compliant with the following development
standards if all conditions of approval are met:
Compliance CV Zone Develop Standards and Analysis
Use: Neighborhood Park
Staff Comment: Neighborhood parks are a permitted use within the CV zone
N/A
Density: The density range required in the CV zone is a minimum of 20.0 dwelling units
per net acre to a maximum 80 dwelling units per net acre. Assisted living bonus: 1.5
times the maximum density may be allowed subject to conditions of RMC 4-9-065. Net
density is calculated after the deduction of sensitive areas, areas intended for public
right-of-way, and private access easements from the gross site area.
Staff Comment: Not applicable.
Lot Dimensions: The minimum lot size required in the CV zone is 25,000 square feet.
There are no minimum lot width or depth requirements.
Staff Comment: The subject property is approximately 139,392 square feet and exceeds
the minimum lot size requirement.
Setbacks: The minimum front yard setback is 15 feet. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 feet is
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required. The minimum side yard along a street setback is 15 feet. The minimum
setback may be reduced to 0 ft. through the site plan review process, provided blank
walls are not located within the reduced setback. The maximum side yard along a street
setback is 20 feet. There are no minimum side or rear yard setbacks, except 15 feet if
the lot abuts or is adjacent to a lot zoned residential.
Staff Comment: The proposed neighborhood park does not have a principal building
footprint to measure a setback. Additionally, the park is circular and contains no onsite
vehicle access to determine front, side, and rear yards. Structures such as the restrooms,
pergolas, playground, water feature, picnic gazebo, and seating area are setback a
minimum of 15-feet.
Building Standards: The CV zone has a maximum building coverage 65% of total lot area
or 75% if parking is provided within the building or within an on-site parking garage. The
maximum building height permitted is 50 feet, except 60 feet if the ground floor of the
building is in commercial use.
Staff Comment: The restroom and picnic gazebo provide a building coverage of 1,840
square feet or 1.3 percent of the total lot area. Maximum proposed heights are limited
to approximately 12 feet for the restroom building. Impervious area coverage of the
proposed park is further limited by the approved Sunset Terrace Redevelopment Master
Plan to 25.6-percent. The proposed improvements meet this limitation as the total
proposed impervious areas for the site is 25.56-percent.
N/A
Building Orientation: See urban design regulations in RMC 4-3-100. Commercial and
civic uses shall provide entry features on all sides of a building facing a public right-of-
way or parking lot. The front entry of residential only uses shall be oriented to a public
or private street developed to the required standards in RMC 4-6-060.
Staff Comment: The neighborhood park does not contain a principal building.
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one tree
per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
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Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space,
and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter
parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped
areas shall have a minimum width of 5 feet.
Staff Comment: The park’s programming provides tree, shrub, and groundcover
plantings along the pedestrian pathway network between the park and the street as
shown in the landscape plan (Exhibit 8). The western portion of the park provides an
open lawn area. Street trees will be provided as part of the Sunset Lane NE improvement
project.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
require the retention of 10 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees adjacent
to critical areas and their associated buffers; and Significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and Other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
Staff Comment: The applicant does not proposed to remove any significant trees.
N/A
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: No vehicle access will be provided to the proposed park. Limited access
for maintenance vehicles only will be provided.
N/A
Parking: Residential Uses: Required parking shall be located underground or under
building (on the first floor of the structure), or in an attached or detached structure.
Any additional parking may not be located between the building and public street
unless located within a structured parking garage.
Commercial Uses: Parking may not be located between the building and the public
street unless located within a structured parking garage.
Mixed Use: Joint parking is required subject to RMC 4-4-080E3.
Parking regulations do not require a minimum number of parking spaces for park uses.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: The neighborhood park is not proposing any general vehicle access onto
the property. On-street parking will be provided for the park and other Sunset Terrace
Master Site Plan sites with the Sunset Lane NE. The park is intended to be used by
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residents of the Sunset Highlands neighborhood with access provided via walking,
bicycling, or other active transportation methods. Through the Sunset Area EIS and
Sunset Terrace Master Site Plan processes, the park was limited in impervious coverage
and vehicle parking was not envisioned in the development of the park, which result in
additional development opportunities in the overall Master Site Plan.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: A concrete retaining wall rising from grade to approximately 4 feet is
proposed to encircle half of the covered picnic area on the southwestern portion of the
site. The wall is located approximately 71 feet from the right-of-way with plantings at
the base facing Sunset Lane NE. No finish details of the retaining wall were provided.
Therefore staff recommends as a condition of approval, the applicant submit final
landscape plan that provides detail of textured or patterned concrete for the retaining
wall or other finishing method that complements the site development. The revised
plans shall be reviewed and approved by the Current Planning Project Manager prior to
Civil Construction Permit Approval.
19. Planned Action Ordinance Compliance: The proposed Sunset Neighborhood Park continues to meet
the criteria outlined in the Planned Action Ordinance (Ordinance #5610 and #5740) and qualifies as a
planned action; the proposal does not require a SEPA threshold determination, preparation of an EIS, or
be subject to further review pursuant to SEPA. The applicant will be responsible for complying with all
applicable mitigation measures. The Environmental Review Committee has determined the proposal is
compliant (Exhibit 1) with the following criteria:
Compliance Planned Action Ordinance Compliance
The proposal is located within the Sunset Planned Action area identified in
Exhibit 2.
The proposed uses and activities are consistent with those described in the
Planned Action EIS and Planned Action Qualifications.
The proposal is within the Planned Action thresholds and other criteria of the
Planned Action Qualifications.
The proposal is consistent with the City of Renton Comprehensive Plan and
applicable zoning regulations
The proposal’s significant adverse environmental impacts have been identified
in the Planned Action EIS.
The proposal’s impacts have been mitigated by application of the measures
identified in Attachment B of Ordinance #5610 and #5740, and other applicable
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City regulations, together with any modifications or variances or special
permits that may be required.
The proposal complies with all applicable local, state and/or federal laws and
regulations, and the Environmental Review Committee determines that these
constitute adequate mitigation.
The proposal is not an essential public facility as defined by
RCW.36.70A.200(1).
20. Design Standards: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ Standards and
guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
Staff Comment: Proposed structures within the park are limited in height and size
relative to the overall size of the park. Solar exposure would not be effected on or
offsite. Most of the park is open space thereby allowing for direct exposure to natural
sunlight.
N/A
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The park has no principal buildings. The restroom structure is oriented
to the park for users, as appropriate, however a pedestrian connection leads to the
sidewalk.
N/A
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: See comment above.
N/A Standard: Buildings with residential uses located at the street level shall be:
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a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: See comment above.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
N/A
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The park has no principal buildings. The restroom structure is oriented to
the park for users, as appropriate, however a pedestrian connection leads to the sidewalk.
N/A
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See comment above.
N/A
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that
are taller than thirty feet (30') in height shall also ensure that the weather protection is
proportional to the distance above ground level.
Staff Comment: See comment above.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to the
street.
Staff Comment: See comment above.
N/A
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features should
be incorporated.
Staff Comment: See comment above.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: See comment above.
N/A
Standard: Ground floor residential units that are directly accessible from the street shall
include entries from front yards to provide transition space from the street or entries
from an open space such as a courtyard or garden that is accessible from the street.
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Staff Comment: See comment above.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments;
or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The park has no principal buildings. The restroom structure is
approximately 1,000 square feet and contains a shed-roof line. No transition treatment is
warranted as the structure would be the smallest in the immediate area.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
Standard: Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent uses. Service elements shall be concentrated and
located where they are accessible to service vehicles and convenient for tenant use.
Staff Comment: The park will contain 32 gallon dome lid garbage receptacles typically
associated with neighborhood parks. The receptacles are dispersed throughout the park
area where they accessible to park users and Community Services Department staff for
maintenance.
N/A
Standard: In addition to standard enclosure requirements, garbage, recycling collection,
and utility areas shall be enclosed on all sides, including the roof and screened around
their perimeter by a wall or fence and have self-closing doors.
Staff Comment: No refuse and recycling enclosure is proposed or required for
neighborhood park uses.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: See comment above.
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SR_Sunset_Park_Phase_2 Phase 2
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: See comment above.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
(a) Public art;
(b) Special landscape treatment;
(c) Open space/plaza;
(d) Landmark building form;
(e) Special paving, unique pedestrian scale lighting, or bollards;
(f) Prominent architectural features (trellis, arbor, pergola, or gazebo);
(g) Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Not applicable.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
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SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
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SR_Sunset_Park_Phase_2 Phase 2
N/A
Standard: Parking shall be located so that no surface parking is located between:
(a) A building and the front property line; and/or
(b) A building and the side property line (when on a corner lot).
Staff Comment: No onsite vehicle parking is proposed with the neighborhood park.
N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See comment above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses along
street frontages at a minimum of seventy five percent (75%) of the building frontage
width.
Staff Comment: Not applicable.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial.
Staff Comment: Not applicable.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not applicable.
N/A
Standard: The entry to the parking garage shall be located away from the primary street,
to either the side or rear of the building.
Staff Comment: Not applicable.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view with
treatment such as walls, decorative grilles, trellis with landscaping, or a combination of
treatments.
Staff Comment: Not applicable.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment meets
the intent of these standards and guidelines. Possible treatments to reduce the setback
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
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SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
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SR_Sunset_Park_Phase_2 Phase 2
include landscaping components plus one or more of the following integrated with the
architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h) Other treatments that meet the intent of this standard...
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
N/A
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: No onsite vehicle parking is proposed.
Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
Staff Comment: One maintenance vehicle only curb cut is provided on the south perimeter
of the park. The driveway will limit access via three removable bollards.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
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SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
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SR_Sunset_Park_Phase_2 Phase 2
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development.
Staff Comment: The proposed park contains a pedestrian loop that follows the perimeter
of the park with 13 individual spurs that are perpendicular to the loop providing
connections to crosswalks on Sunset Lane NE and NE 10th Street. A system of pathways
interior to the park’s pedestrian loop provide access to the site’s amenities. The pathways
are unobstructed and with pedestrians able to view the entire pathway system as they
are walking. The pathways are proposed to be constructed with a combination of
permeable concrete and traditional sidewalk type concrete surfaces.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by material
or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving
materials. Permeable materials are encouraged. The pathways shall be perpendicular to
the applicable building facade and no greater than one hundred fifty feet (150') apart.
Staff Comment: The park will not have an onsite parking area.
N/A
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100
or more feet in width (measured along the facade) shall provide sidewalks at least 12
feet in width. The walkway shall include an 8 foot minimum unobstructed walking
surface.
(b) Interior pathways shall be provided and shall vary in width to establish a hierarchy.
The widths shall be based on the intended number of users; to be no smaller than
five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width
to accommodate the anticipated number of users.
Staff Comment: No principal buildings are proposed within the park; however pathways
within the park range in widths between 7 feet and 10 feet, with gathering areas and
plaza type spaces of wider widths.
N/A
Standard: Mid-block connections between buildings shall be provided.
Staff Comment: Not applicable
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
City of Renton Department of Community & Economic Development Administrative Report & Decision
SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
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SR_Sunset_Park_Phase_2 Phase 2
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: The central plaza area is lined with irrigated planter boxes between each
bench.
Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains,
and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to public
spaces or building entrances.
Staff Comment: The proposed park contains abundant outdoor group seating, benches,
playground, fitness area, pergolas, and decorative water feature. Group seating is
provided in two designated picnic areas (one covered and one uncovered). Bench seating
is provided along the site’s two pergolas in the west and east portion of the park, within
the central plaza area, and near the existing rain garden. The playground is located in the
southeastern portion of the park adjacent to the uncovered picnic area and adult fitness
area. The water feature is preliminary in design, but is anticipated to be a combination of
bubblers and emitters with boulders and other natural features.
Site furniture is durable as it is composed of steel and composite materials. Materials are
coated or specifically designed to allow easy removal of graffiti. Furniture and amenities
are located on the perimeter of pedestrian pathways or designated plazas or play areas
and do not block pedestrian access through the park.
Compliant
with intent
and
guidelines
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum of
four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length
of the building facade facing the street, a maximum height of fifteen feet (15') above the
ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: No principal building is associated with the park and as is typical with
park programming, the amenities and open space are open air. However, the park does
contain a weather protected picnic area providing an opportunity for cover during
inclement weather.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
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(a) At minimum, fifty (50) square feet per unit shall be provided.
(b) The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
(c) Open space or recreation areas shall be located to provide sun and light exposure
to the area and located so that they are aggregated to provide usable area(s) for
residents.
(d) At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the site
and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
(e) The following shall not be counted toward the common open space or recreation
area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or
semi-private (from abutting or adjacent properties) courtyards, plazas or passive
use areas containing landscaping and fencing sufficient to create a fully usable
area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common access
links, such as pedestrian trails.
Staff Comment: Not applicable.
Standard: All buildings and developments with over thirty thousand (30,000) square feet
of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
(a) The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
(b) The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a non-vehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
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SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
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SR_Sunset_Park_Phase_2 Phase 2
iii. On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
(c) The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the definition
of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
(d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: The entire 3.2 acre park is pedestrian oriented space. Such spaces include
paved walking surfaces, numerous group and bench seating area, open grass area,
playground and fitness areas, rain garden with interpretive signage, and water feature.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
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SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
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SR_Sunset_Park_Phase_2 Phase 2
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: Not applicable.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with a
minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: Not applicable.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Staff Comment: Not applicable.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: The bathroom building contains modulation at intervals between 6 and
16 feet along the east elevation and approximately 20-feet along the west elevation. The
building is separated by a 16-foot wide breezeway roof structure providing additional
articulation.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: Modulations are approximately 4 feet deep with widths between 6 and
16 feet. Modulations span the entire height of the 10-foot high building.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such as
a clock tower, courtyard, fountain, or public gathering area.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
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SR_Sunset_Park_Phase_2 Phase 2
Staff Comment: Bathroom building façade is approximately 60 feet in width including the
breezeway trellis.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The restroom building contains a trellis roof structure connecting the
men’s and women’s facility. The height of the trellis is approximately 10 feet and with the
maximum of height of the overall building of 12 feet at top of shed-roof, the elements of
the trellis and building maintain a human scale. Lighting fixtures are provided on the north
and south elevations above the restroom’s entries and within the trellis breezeway
between the men’s and women’s restroom. Additional detail features in and around the
building include, 2’x2’ score pattern paving, 32-gallon trash receptacle, bicycle racks, and
foundation landscaping.
Compliant
with
Intent and
Guidelines
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that is
between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The proposed park contains only one enclosed building, which is a
restroom facility. Therefore transparent windows would be an inappropriate ground-level
detail. A clerestory frosted window is provided on the east and west elevations that
provide visual interest and natural lighting within the building.
Compliant
with
Intent and
Guidelines
Standard: Upper portions of building facades shall have clear windows with visibility into
and out of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be 50 percent.
Staff Comment: See discussion above.
N/A
Standard: Display windows shall be designed for frequent change of merchandise, rather
than permanent displays.
Staff Comment: Not applicable.
N/A
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: See discussion above
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted or reflective glass is proposed.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
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N/A
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
(b) Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: Not applicable.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Staff Comment: Not applicable.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The restroom building roof is a shed-roof style with a trellis breezeway.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use
of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
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Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The restroom building is finished on all sides with panel cladding on
exterior walls. Panels are a mix of corten steel and cementitious materials. Colors include
two shades of grey and two shades of burnt orange. Color schemes are complimentary
to each other and building materials are durable and of the same quality.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: Material variations include the two types of panel cladding and their
differing widths. The corten steel panels are wider than the cementitious panels and their
textures are varied. Color variations include the shades of grey and burnt orange.
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: Exterior cladding is patterned horizontally. Cementitious panels provide
a narrow pattern with offset seams and the corten panels are wider with no seams.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: Exterior materials are steel or cementitious, which is a combination of
cement and wood. These materials are durable and are typical features on structures in
the Pacific Northwest.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: Not applicable.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: Not applicable.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: Material variations include the two types of panel cladding and their
differing widths. The corten steel panels are wider than the cementitious panels and their
textures are varied. Color variations include the shades of grey and burnt orange.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban
design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are
possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
City of Renton Department of Community & Economic Development Administrative Report & Decision
SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
Report Date July 10, 2019 Page 23 of 30
SR_Sunset_Park_Phase_2 Phase 2
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A park sign was reviewed, approved, and installed with the initial phase
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable.
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See comment above.
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See comment above.
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See comment above.
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See comment above.
N/A
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: Not applicable
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: See comment above.
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: The proposed sign is a freestanding monument sign that is approximately
3.5 feet above finished grade.
Standard: Freestanding signs shall include decorative landscaping (ground cover and/or
shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage
may incorporate stone, brick, or other decorative materials as approved by the Director.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
City of Renton Department of Community & Economic Development Administrative Report & Decision
SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
Report Date July 10, 2019 Page 24 of 30
SR_Sunset_Park_Phase_2 Phase 2
Staff Comment: The proposed monument sign is surrounded with shrubs and groundcover
plantings. The sign is further articulated with uplight luminaires from the pad, Richlite
composite sign face, and corten steel accent fin.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: The restroom building will contain sconce lighting at the entrances to the
men’s and women’s facilities as well as two fixtures located within the breezeway
connection. Pergola structures will contain down-lighting at the top of each post.
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: In-ground light fixtures are located along the park’s north/south main
pedestrian walkway and plaza. The lighting highlights the perimeter of the relatively wide
pedestrian pathway and provides accent lighting to the plaza’s seating and planter boxes.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: Parks are an identified exemption of exterior onsite lighting
requirements set forth in RMC 4-4-075. However, pedestrian lighting will be installed
along the park’s ring pathway during the Sunset Lane NE capital improvement project.
21. Site Plan Review Analysis: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in
the CV zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for both the Master and Site
Plan requests:
Compliance Site Plan Criteria and Analysis
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis.
Compliant if
Conditions
b. Zoning Compliance and Consistency.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
City of Renton Department of Community & Economic Development Administrative Report & Decision
SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
Report Date July 10, 2019 Page 25 of 30
SR_Sunset_Park_Phase_2 Phase 2
of Approval
are Met
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance.
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 20, Design District Review.
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: See discussion under FOF 19 for Planned Action compliance. No
Development Agreement is proposed or needed for the application.
e. Master Site Plan Compliance and Consistency.
Staff Comment: The subject property is identified as Site M in the approved Renton
Sunset Terrace Redevelopment Master Site Plan (LUA14-001475) and highlighted as a
defining feature of the site plan. Project analysis indicated the future park would
provide both active and passive recreation opportunities for the Master Site Plan. The
proposal meets the overall intent of the approved master site plan.
f. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 20, Design District Review: Building Character and Massing.
Structures are limited in number and scale for the park. The proposed restroom and
picnic gazebo have a combined footprint of 1,840 square feet for the 3.2 acre park with
maximum heights approximately 12 feet. Pergola structures are spaced out over the
east and west sections of the park and limited to approximately 10 feet in height.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: A ring or loop pathway surrounds the park and provided linkages at
Sunset Lane NE and NE 10th Street crosswalks. Internal to the loop pathway, a system
of pedestrian pathways provide connections to the park’s amenities. Pathways are
relatively wide ranging from 7 to 10 feet in width with areas of accent lighting,
landscaping, and seating.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties.
Staff Comment: The proposed park does not contain principal buildings, vehicle
loading, or refuse and recycling areas that are typical of a conventional development.
Utilities are provided within the restroom building structure and out of view from
surrounding properties. Refuse areas are 32 gallon receptacles typical of other City
park properties.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The park provides 360-degree visual accessibility throughout the
property for onsite and offsite views. Seating and interpretive signage is provided at
the park’s Low Impact Development stormwater feature.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
City of Renton Department of Community & Economic Development Administrative Report & Decision
SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
Report Date July 10, 2019 Page 26 of 30
SR_Sunset_Park_Phase_2 Phase 2
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 18, Zoning Development Standard:
Landscaping. The proposed park is landscaped to highlight and enhance amenities
such as the Low Impact Development stormwater feature, the playground and fitness
areas, picnic areas, plaza, and restroom.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: See Lighting discussion under FOF 20, Design Review: Lighting.
Pedestrian pathway lighting, restroom sconces, and pergola downlighting are located
interior to the project and no offsite glare is anticipated to affect adjacent properties
and streets. Pedestrian lighting along the park’s loop pathway will be installed per the
City’s adopted lighting standards.
g. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: Not applicable. The proposal is a public park and designed for use by
residents of the Sunset neighborhood.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: Proposed structures are limited in scale relative to the overall size of
the 3.2 acre park. Maximum building height is approximately 12 feet and views or
amenities within or outside the park are not affected by the scale of the structures.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting
impervious surfaces.
Staff Comment: The initial phase of the park development will remain.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 18, Zoning Development Standard: Landscaping. No parking
areas are provided onsite. Landscaping is providing to enhance and delineate
pedestrian pathways throughout the park. Landscaping surrounding the picnic areas
and active recreation areas provides an identifiable edge to the specific amenities.
h. Access.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
City of Renton Department of Community & Economic Development Administrative Report & Decision
SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
Report Date July 10, 2019 Page 27 of 30
SR_Sunset_Park_Phase_2 Phase 2
Staff Comment: No onsite vehicle access is proposed for the park. Pedestrian access
points are provided along the Sunset Lane NE and NE 10th Street loop road that
surrounds the subject property. No arterial streets are abutting the subject property.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: Internal circulation for the park is limited to pedestrian pathways. The
park contains a loop pathway along the perimeter of the subject property linking to
crosswalks and connections to offsite public sidewalks. A system of pathways internal
to the park project is connected to the loop pathway all connected to and eventually
converging onto the central plaza area resulting in a “hub and spoke” type of design.
Along each internal spoke, pedestrians are led to each of the park’s amenities.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: While the park is pedestrian only without vehicle parking or access,
there is a need for City maintenance crews to access areas of the subject property with
vehicles for upkeep of the park and stormwater facility. Removable bollards are
proposed on the north and south ends of the park along the wider pedestrian
pathways. These access areas are limited in time of use and for City authorized vehicles
only.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The proposal includes hooped bicycle racks to be located near the
restroom building. Pedestrian access to transit along SR900 is provided via spurs along
the perimeter pathway leading to crosswalks and public sidewalks along Harrington
Ave NE and NE 10th Street.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 20, Design District Compliance.
i. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: As intended by the Renton Sunset Terrace Redevelopment Master Site
Plan, the proposed park will provide the existing neighborhood and future
developments the opportunities for outdoor recreation and serve as a central hub of
social activity and interaction. The park will provide passive recreation amenities such
as the large grass area, picnic and seating areas, and rain garden interpretive signage.
Active recreation opportunities include a children’s playground, adult fitness area, and
the pedestrian circulation system around and through the park. A central plaza area
with a decorative water feature, two pergola structures, and radial bench seating with
little lending libraries provide distinctive project focal points to the park and encourage
interaction between neighbors. The proposed park will be a key place-making feature
in the Master Plan area.
j. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
City of Renton Department of Community & Economic Development Administrative Report & Decision
SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
Report Date July 10, 2019 Page 28 of 30
SR_Sunset_Park_Phase_2 Phase 2
Staff Comment: The proposed structures are limited in height to 12 feet and would not
block view corridors to shorelines or Mt. Rainier. The shoreline public access
requirement is not applicable to the proposal.
k. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The park is designed around the site’s existing Low Impact
Development stormwater feature in the northeastern portion of the property. The
stormwater feature will be a focal point and amenity of the park as an interpretive
sign and seating area will provide park users an opportunity to learn about
stormwater effects on the City’s drainages and ultimately the Puget Sound.
l. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code
required improvements. A Fire Impact Fee would not be required for the proposal.
Water and Sewer.
Staff Comment: The City’s Sunset Lane NE Roadway and Utilities Improvement Plan
has been completed and can provide services to the second phase of the park.
Drainage.
Staff Comment: A Technical Information Report (Exhibit 9) was submitted with the land
use application. Based on the City of Renton’s flow control map, the site falls within
the Peak Rate Flow Control Standard area matching Existing Site Conditions and is
within the East Lake Washington Drainage Basin. The project is not located within an
Aquifer Protection Area (APA). The development is subject to Drainage Review in
accordance with the 2017 Renton Surface Water Design Manual. Five out the six core
requirements and the six special requirements are discussed in the Technical
Information Report. The TIR submitted was prepared in accordance with 2009 King
County Surface Water Design Manual with 2010 City of Renton Amendments. A
supplement report/memo shall be provided that addresses 2017 RSWDM Core
Requirement #3, #8 and #9.
The development proposes to provide a landscape management plan to mitigate the
pollution generating pervious surfaces added as a result of the development. a. The
2017 RSWDM does not allow a landscape management plan as an alternative to a
basic water quality facility. The bio-retention system that is proposed on the south
side of the property, however, may be used as a basic water quality facility. Updated
hydrology model using Western Washington Hydrology Modeling (WWHM) program
shall be provided as part of the Civil Construction Permit Application for the bio-
retention facility showing that the facility treats 91% of the total runoff volume for the
project.
Transportation.
Staff Comment: No regular vehicle access to the site is proposed. Park and stormwater
facility maintenance limited access will be provided on the south portion of the site.
Bollards will be located parallel to the driveway restricting access to City vehicles. The
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
City of Renton Department of Community & Economic Development Administrative Report & Decision
SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
Report Date July 10, 2019 Page 29 of 30
SR_Sunset_Park_Phase_2 Phase 2
proposed park contains a pedestrian loop that follows the perimeter of the park with
13 individual spurs that are perpendicular to the loop providing connections to
crosswalks on Sunset Lane NE and NE 10th Street. ADA access ramps shall be installed
at the intersection of NE 10th Street and Glennwood Avenue NE and along the
southwest side of Sunset Lane NE to match the existing ADA ramps on the adjacent
side of the roadway. ADA ramp designs shall be provided on the Civil Construction
Plans included as part of the Civil Construction Permit Application.
m. Phasing: The proposal is a component of the approved Sunset Redevelopment
Master Site Plan, a phased plan to be developed during January 2015 to January 2025.
The second phase of the park is anticipated to be completed in 2020.
I. CONCLUSIONS:
1. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Center Village (CV) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 18.
3. The proposed site plan review application meets the criteria outlined in the Sunset Area Planned Action
Ordinance, see FOF 19.
4. The proposed site plan review application complies with the Urban Design Regulations for Design
District ‘D’ provided the applicant complies with City Code and conditions of approval, see FOF 20.
5. The proposed site plan review application complies with the site plan review regulations provided the
application complies with City Code and conditions of approval, see FOF 21.
6. The proposed site plan review application complies and is consistent with the approved Sunset Terrace
Redevelopment Master Site Plan, see FOF 21.
7. The proposed site plan review application complies with the street standards as established by City
Code, provided the project complies with all advisory notes and conditions of approval contained
herein, see FOF 21.
8. There are adequate public services and facilities to accommodate the proposed site plan application,
see FOF 21.
J. DECISION:
The Sunset Neighborhood Park, File No. LUA16-000966, as depicted in Exhibit 7, is approved and is subject to
the following conditions:
1. As conditioned by the Sunset Terrace Redevelopment Master Site Plan, the applicant shall mail
information to property owners within 300 feet of the project site and provide information regarding
timelines, extent of construction, and contact information. Evidence of the mailing shall be provided to
the Current Planning Project Manager prior to construction permit approval.
2. The applicant submit final landscape plan that provide detail of textured or patterned concrete for the
retaining wall or other finishing method that complements the site development. The revised plans
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
City of Renton Department of Community & Economic Development Administrative Report & Decision
SUNSET NEIGHBORHOOD PARK PHASE 2 LUA19-000114, SA-A
Report Date July 10, 2019 Page 30 of 30
SR_Sunset_Park_Phase_2 Phase 2
shall be submitted to the Current Planning Project Manager prior to Construction Permit Approval for
the particular phase.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 10th day of July, 2019 to the Applicant/Contact:
Applicant/Contact:
Alan Wyatt, Capital Projects Manager,
1055 S. Grady Way, Renton, WA 98057
TRANSMITTED this 10th day of July, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on July 24, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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7/10/2019 | 9:04 AM PDT
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Sunset Neighborhood Park Phase 2
Project Number:
LUA19-000114,SA-A
Date of Report
July 10, 2019
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Alan Wyatt, Capital Projects
Manager, 1055 S Grady Way,
Renton, WA 98057
Project Location
2805 NE 10th St
APN 722780-0000
The following exhibits are included with the ERC Report:
Exhibits 1-5 Administrative Decision
Exhibit 6: Administrative Report and Decision
Exhibit 7: Phase 2 Site Plan
Exhibit 8: Phase 2 Landscape Plan
Exhibit 9: Technical Information Report
Exhibit 10: Advisory Notes to Applicant
CITYOFANDECONOMICDEVELOPMENTENVIRONMENTALREVIEWCOMMITTEEMEMOAPPLICATIONNUMBER:LUA16-000966,SA-AAPPLICANT:CityofRenton—CommunityServicesDepartmentPROJECTNAME:SunsetNeighborhoodParkDESCRIPTIONOFPROPOSAL:TheapplicantisrequestingAdministrativeSitePlanReviewfortheproposedSunsetNeighborhoodParklocatedat2805NE10thSt.Thesubjectpropertyis3.2acresandlocatedwithintheCenterVillage(CV)zoningdesignation.Theproposedparkimprovementsincludegradingandconstructionactivitiesthatwillaccommodaterestrooms,plazaswithseating,playgroundandfitnessareas,picnicarea,interactivewaterfeature,perimeterwalkingpath,andopenlawnareas.TheCityiscurrentlyconstructingSunsetLaneNEandNE10thStreetimprovementstoprovideaccesstotheproposedpark.TheRentonSunsetTerraceRedevelopmentMasterSitePlan(FileLUA14-001475)approvedinJanuary2015anticipatedthedevelopmentoftheSunsetNeighborhoodParkinitsproposedlocation.TheprojectlocationisalsowithintheSunsetAreaCommunityEISPlannedActionOrdinancearea.LOCATIONOFPROPOSAL:2805NE10thStreet,RentonWA98056.APNs722780-0000LEADAGENCY/RESPONSIBLEENTITY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentUpondeterminationbytheCity’sEnvironmentalReviewCommitteethattheproposalmeetsthecriteriaoutlinedinthePlannedActionOrdinance(Ordinance#5610and#5740)andqualifiesasaplannedaction,theproposalshallnotrequireaSEPAthresholddetermination,preparationofanEIS,orbesubjecttofurtherreviewpursuanttoSEPA.TheCity’sEnvironmentalReviewCommitteedesignatestheproposalasa“plannedaction”,pursuanttoRCW43.21C.030,asitmeetsallofthefollowingconditions:V’TheproposalislocatedwithintheSunsetPlannedActionArea.TheproposedusesandactivitiesareconsistentwiththosedescribedinthePlannedActionEISandPlannedActionQualifications.“TheproposaliswithinthePlannedActionthresholdsandothercriteriaofthePlannedActionQualifications.“TheproposalisconsistentwiththeCityofRentonComprehensivePlanandapplicablezoningregulations.“Theproposal’ssignificantadverseenvironmentalimpactshavebeenExhibit 1DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
identifiedinthePlannedActionEIS.“Theproposal’simpactshavebeenmitigatedbyapplicationofthemeasuresidentifiedinAttachmentBofOrdinance#5610ᙬ,andotherapplicableCityregulations,togetherwithanymodificationsorvariancesorspecialpermitsthatmayberequired.Theproposalcomplieswithallapplicablelocal,stateand/orfederallawsandregulations,andtheEnvironmentalReviewCommitteedeterminesthattheseconstituteadequatemitigation.“TheproposalisnotanessentialpublicfacilityasdefinedbyRCW.36.70A.200(1).SIGNATURES:)i77Dte£_RIM.Marshall,AdministratorDateFire&EmergencyServices-/7c7€zer,AdministratorDateC.E.Vincent,AdministratorDateCommunityServicesDepartmentDepartmentofCommunity&EconomicDevelopmentExhibitsExhibit1ERCMemoExhibit2SunsetAreaPlannedActionElSExhibit3SunsetAreaPlannedActionOrdinanceExhibit4RentonSunsetTerraceRedevelopmentMasterSitePlanApprovalExhibit5SitePlanSheet2DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
SUNSET AREA COMMUNITY PLANNED ACTION
FINAL NEPA/SEPA ENVIRONMENTAL IMPACT STATEMENT • VOLUME 1 • APRIL 2011
Issued by:
City of Renton
NEPA Responsible Entity and
SEPA Lead Agency
Prepared in partnership with:
Renton Housing AuthorityRenton Housing Authority
Entire Document
Available Upon
Request
Exhibit
2
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CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5740
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ESTABLISHING A
PLANNED ACTION FOR THE SUNSET AREA PURSUANT TO THE STATE
ENVIRONMENTAL POLICY ACT.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS
FOLLOWS:
SECTION 1. Findings. The Council finds as follows:
A. The City is subject to the requirements of the Growth Management Act, RCW
36.70A ("GMA") and is located within an Urban Growth Area;
B. The City has adopted a Comprehensive Plan complying with the GMA, and has
amended the Comprehensive Plan to address transportation improvements and capital
facilities specific to the Sunset Area;
C. The City has adopted a Community Investment Strategy, development
regulations, and design guidelines specific to the Sunset Area which will guide growth and
revitalization of the area, including the Sunset Terrace public housing project;
D. The City has prepared an Environmental Impact Statement (EIS) for the Sunset
Area, supplemented by an addendum, that addresses the probable significant environmental
impacts associated with the location, type, and amount of development anticipated in the
Planned Action area;
E.The mitigation measures identified in the Planned Action EIS, and attached to
this ordinance as Attachment B, together with adopted City development regulations, will
1
Entire Document
Available Upon
Request
Exhibit
3
DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
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SITE PLAN, CRITICAL AREAS EXEMPTION, STREET
MODIFICATION, AND LOT LINE ADJUSTMENT- 1
CAO VARIANCE - 1
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Renton Sunset Terrace
Redevelopment Master Site Plan
Site Plan, Conditional Use Permit
LUA14-00001475, SA-M, CUP
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FINAL DECISION
SUMMARY
The City has requested Master Site Plan review and a Conditional Use Permit to modify the Sunset
Terrace Redevelopment Area by adding 90 additional residential units, increasing the height limit
and lot coverage requirements and reducing setbacks. The City has also requested a change in the
vesting timeline. The Master Site Plan Review and Conditional Use Permit are approved with
conditions. The 10 year expiration request is granted.
TESTIMONY
Rocale Timmons, senior planner, described the history of the project and the progress to date. She
described the site characteristics and the revisions being requested for this process. Ms. Timmons
stated since 2011, there have been some entitlements of land uses. The City and its partners have
reevaluated the original Master Site Plan since the 2011 approvals of the Planned Action Ordinance
and issuance of the FEIS. The preferred alternative was Alternative 3 from the FEIS. The City and its
partners are requesting several changes to the preferred alternative including the addition of 90 more
residential units, increased building heights, reduced setbacks, increased lot coverages and
reclassification of local streets. In return, the City will be able to expand the proposed public park to
3.2 acres.
Entire Document
Available Upon
Request
Exhibit
4
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Exhibit 5DocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
NE 10TH STREETS
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E HARRINGTONAVENUE NEPARKPHASE IIPARK PHASE IPARK PHASE II SUNSET NEIGHBORHOOD PARKOVERALL PLAN WITH PHASES100% SUBMITTAL - FOR PERMIT206.682.3051 phone206.682.3245 fax215 WESTLAKE AVENUE NORTH SEATTLE, WA 98109LEGENDABBREVIATIONSIMPERVIOUS CALCULATIONS139,738 SF TOTAL PARK AREA (3.2 ACRES)AREA(SF) DESCRIPTION104,022TOTAL PERVIOUS AREA35,716 TOTAL IMPERVIOUS AREA (25.56%)*
STATEOFWASHI
NGTONNO.8.JULIETB.VONG57EXPLICENSEDLANDSCAPEARCH
ITECT THIS DRAWING FOR REFERENCE ONLYEXHIBIT 7RECEIVED05/24/2019 mherreraPLANNING DIVISIONDocuSign Envelope ID: 42694F89-85FF-46F9-9DEE-458180ACD69C
SUNSET LANE
NEHARRINGTONAVENUE NESUNSET LANE NESUNSET LANE NEGLENWOODAVENUE NE
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MATCH LINE - SEE L-17
206.682.3051 phone
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215 WESTLAKE AVENUE NORTH
SEATTLE, WA 98109 STATEO F W ASHI
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57 E X PLICENSE
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LANDSC A P E A R C HITECTSUNSET NEIGHBORHOOD PARK
PHASE 2
PLANTING PLAN - NORTH
100% SUBMITTAL - FOR PERMIT
EXHIBIT 8RECEIVED
05/24/2019 mherrera
PLANNING DIVISION
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SUNS
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MATCH LINE - SEE L-16
206.682.3051 phone
206.682.3245 fax
215 WESTLAKE AVENUE NORTH
SEATTLE, WA 98109 STATEO F W ASHI
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57 EX PLICENSE
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LANDSC A P E A R C HITECTSUNSET NEIGHBORHOOD PARK
PHASE 2
PLANTING PLAN - SOUTH
100% SUBMITTAL - FOR PERMIT
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Final Technical Information Report VESTED TO 2009 KCSWDM
Sunset Neighborhood Park
Prepared for City of Renton
March 29, 2017
1100 112th Ave NE
Suite 500
Bellevue, WA 98004
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 9
RECEIVED
05/24/2019 mherrera
PLANNING DIVISION
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 1 LUA19-000114
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Name, 425-430-6593,mherrera@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained tre es. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The pe rmitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov)
See Attached Development Engineering Memo dated June 19, 2019
EXHIBIT 10
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 19, 2019
TO: Mathew Herrera, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Utility and Transportation Comments for Sunset Neighborhood Park
Phase II, 2805 NE 10th Street
LUA19-000114
I have reviewed the application for the Error! Reference source not found. Phase II at 2805 NE 10th Street
(APN(‘s) 7227800000) and have the following comments:
EXISTING CONDITIONS
The site is approximately 2.4 acres in size and is irregular in shape. The site is located in the Sunset
Community area of Renton and consists of a multi-family residential neighborhood owned by the Renton
Housing Authority, which included 13 residential building and their associated driveways, concrete
walkways, utilities, and public roadway.
Water Water Service is provided by the City of Renton’s water service area in the Highlands 565-
hydraulic zone. There is an existing 12-inch City water main located in Sunset Lane NE (see
Water plan no. W-3875 and W-3752). Static water pressure is approximately 97 psi at elevation
340 ft. Sunset Neighborhood Park Phase I constructed the existing 2-inch irrigation meter on
the east side of the site along Sunset Lane NE and the existing 2-inch domestic meter on the
northwest side of the site along NE 10th Street.
Sewer Wastewater service is provided by City of Renton. There is an existing 12-inch wastewater main
located in Sunset Lane NE (see City plan no. S-3875). There is an existing 12-inch wastewater
main located in NE 10th Street (see City plan no. S-3875).
Storm There is an existing storm drainage system in Sunset Lane NE and Harrington Ave NE. 3. There
are two (2) existing bioswale stormwater facilities located within the northeast corner of the
park footprint, installed as part of the Sunset Terrace Regional Stormwater Facility, which are
proposed to remain (see City plan no. 3658). Runoff from the site sheet flows to the southwest
onto adjacent roadways, and is collected in existing storm drains in Harrington Ave NE and
Sunset Lane NE. These then connect into a 24-inch storm drain in NE Sunset Boulevard.
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Streets The proposed development fronts Sunset Lane NE and NE 10th Street which provide a loop
around the park property. The looped roadway consists of two 10-foot travel lanes with a 6-
foot parking lane with pedestrian bulb-outs and 0.5-foot curb on either side of the roadway,
and an 8-foot planter and 8-foot sidewalk on the outer portion of the looped road for a total
right of way width of 49 feet.
CODE REQUIREMENTS
WATER
1. The development is proposing the following:
a. Connect the proposed decorative mist feature to the existing 2-inch domestic water
meter and 2-inch double check valve assembly (DCVA) service line. The decorative mist
feature shall be constructed in accordance with the Department of Health regulations.
b. Connect the proposed irrigation system to the existing 2-inch irrigation meter and double
check valve assembly (DCVA).
SEWER
1. The development currently does not require a connection to the City’s sewer system.
SURFACE WATER
1. A geotechnical report, dated July 8, 2016, completed by CH2M Hill, Inc. for the site has been
provided. Erosion control measures will need to be in place prior to starting grading activities on
the site. The report discusses the soil and groundwater characteristics of the site including
infiltration potential and provides recommendations for project design and construction.
Geotechnical recommendations presented in the report will need to be addressed within the
project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated March 29, 2017, was
submitted by CH2M Hill, Inc. with the Land Use Application. Based on the City of Renton’s flow
control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site
Conditions and is within the East Lake Washington Drainage Basin. The project is not located
within an Aquifer Protection Area (APA). The development is subject to Drainage Review in
accordance with the 2017 Renton Surface Water Design Manual. Five out the six core
requirements and the six special requirements are discussed in the Technical Information Report.
a. The TIR submitted was prepared in accordance with 2009 King County Surface Water
Design Manual with 2010 City of Renton Amendments. A supplement report/memo
shall be provided that addresses 2017 RSWDM Core Requirement #3, #8 and #9.
3. The proposed development reduces the amount of impervious surface area from the historical
condition and is therefore exempt from Core Requirement #3: Flow Control.
4. The development proposes to provide a landscape management plan to mitigate the pollution
generating pervious surfaces added as a result of the development.
a. The 2017 RSWDM does not allow a landscape management plan as an alternative to a
basic water quality facility. The bio-retention system that is proposed on the south side
of the property, however, may be used as a basic water quality facility. Updated
hydrology model using Western Washington Hydrology Modeling (WWHM) program
shall be provided as part of the Civil Construction Permit Application for the bio-
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retention facility showing that the facility treats 91% of the total runoff volume for the
project.
5. The development is subject to Core Requirement #8 and is required to provide basic water quality
treatment prior to discharge. The development proposes to provide a landscape management
plan to mitigate the pollution generating pervious surfaces added as a result of the development.
a. The 2017 RSWDM does not allow a landscape management plan as an alternative to a
basic water quality facility. The bio-retention system that is proposed on the south side
of the property, however, may be used as a basic water quality facility. Updated
hydrology model using Western Washington Hydrology Modeling (WWHM) program
shall be provided as part of the Civil Construction Permit Application for the bio-
retention facility showing that the facility treats 91% of the total runoff volume for the
project.
6. The development is subject to 2017 RSWDM Core Requirement #9 Onsite BMPs Section 1.2.9.2.2
Large Lot BMP Requirements. Permeable pavement is proposed for the project.
7. No downstream flooding or erosion issues were identified in the report.
8. The current Surface Water Standard Plans shall be used in all drainage plan submittals. These
Standard Plans contain the Surface Water Standard Plan Notes (267.00 and 267.10) and the
Erosion and Sediment Control Standard plan Notes (268.00). The current City of Renton Standard
Plans are available online on the City of Renton website.
9. A Construction Stormwater General Permit from Department of Ecology will be required since
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
TRANSPORTATION
1. No ROW dedication will be required from the development.
2. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
a. ADA access ramps shall be installed at the intersection of NE 10th Street and Glennwood
Avenue NE and along the southwest side of Sunset Lane NE to match the existing ADA
ramps on the adjacent side of the roadway. ADA ramp designs shall be provided on the
Civil Construction Plans included as part of the Civil Construction Permit Application.
3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
4. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 –
6:00) peak periods. The proposed project does not exceed this threshold and therefore is not
required to provide a traffic impact analysis.
GENERAL COMMENTS
1. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
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b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
2. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
5. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
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