HomeMy WebLinkAboutSR_HEX_Report_Exhibits_Jefferson_Highlands_191008_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_Jefferson_Highlands_191008_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: October 8, 2019
Project File Number: PR19-000311
Project Name: Jefferson Highlands
Land Use File Number: LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Project Manager: Clark H. Close, Senior Planner
Owner/Applicant: Woo Developments, LLC, PO Box 1103, Bellevue, WA 98009
Contact: James W. Howton, 12018 SE 51st St, Bellevue, WA 98006
Project Location: 1513-1515 Kirkland Ave NE, Renton, WA 98056
1524-1526 Jefferson Ave NE, Renton, WA 98056
Project Summary: The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative
Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a
street modification for 13 townhomes. The subject site consists of two (2) separate
adjacent tax parcels in the Highlands Community Planning Area, parcel nos.
7227801485 and 7227801560. The project site is located in the R-14 zoning district
and the Residential High Density (HD) land use designation. The existing structures
would be demolished to construct three (3) new townhome buildings – one 3-unit,
one 4-unit and one 6-unit. The applicant is requesting a conditional use permit to
increase maximum wall plat height up to 32 feet to allow for a third floor within
the residences. The proposed project would result in a net density of 16.6 du/ac.
The Unit Lot Subdivision includes 13 lots and 3 open space tracts. One of the 13
units would be affordable under density bonus review. The proposed unit lots
would range in size from 1,276 SF to 1,740 SF with an average lot size of 1,467 SF.
Access to the units is proposed via two new public alleys between the units and a
16-foot wide temporary alley along the south end of site from Kirkland Ave NE (8
feet of the temporary access is located off-site to the south). The topography of
the site is relatively flat and the site is not mapped with any critical areas. All
onsite trees are proposed to be removed.
Site Area: 0.79 acres
Jefferson Ave NE NE 15th St Kirkland Ave NE NE 16th St
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 2 of 33
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B. EXHIBITS:
Exhibits 1-16: As shown in the Environmental Review Committee (ERC) Report
Exhibit 17: Staff Report to the Hearing Examiner
Exhibit 18: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 19: Transportation Concurrency Test dated August 28, 2019
Exhibit 20: Street Modification Request
Exhibit 21: Neighborhood Meeting Materials
Exhibit 22: Kirkland Ave NE Street Cross Section
C. GENERAL INFORMATION:
1. Owner(s) of Record: Woo Developments, LLC, PO Box 1103, Bellevue, WA
98009
2. Zoning Classification: Residential-14 (R-14)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Two (2) duplexes and several small outbuildings
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 (R-14) zone
b. East: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential
Multi-Family (RMF) zone
c. South: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 (R-14) zone
d. West: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 (R-14) zone
7. Site Area: 0.79 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 A-46-001 1246 04/16/1946
E. PUBLIC SERVICES:
1. Existing Utilities
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 3 of 33
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a. Water: Water service is provided by City of Renton. There is an existing 6-inch City water main located
in Jefferson Ave NE (see Water plan no. W-1878) that can deliver a maximum total flow capacity of
1,300 gallons per minute (gpm). There is an existing 10-inch City water main located in Kirkland Ave
NE that can deliver a maximum total flow capacity of 2,500 gpm.
b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete
gravity wastewater main located in Jefferson Ave NE. There is an existing 8-inch concrete gravity
wastewater main located in Kirkland Ave NE.
c. Surface/Storm Water: There are 12-inch stormwater mains located in Jefferson Ave NE. Runoff from
the existing site includes two (2) duplexes where no stormwater infrastructure currently exists onsite.
2. Streets: Jefferson Avenue NE is a Residential Access Street with an existing right-of-way (ROW) width of
50 feet as measured using the King County Assessor’s Map. Kirkland Avenue NE is a Residential Access
Street with an existing ROW width of 60 feet as measured using the King County Assessor’s Map. There is
an existing sidewalk located on both sides of the development.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
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 – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
6. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
c. Section 4-9-065: Density Bonus Review
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 4 of 33
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July 19,
2019 and determined the application complete on August 1, 2019. The project complies with the 120-day
review period.
2. A public neighborhood meeting was held on June 20, 2018 at Renton Highlands Library located at 2801
NE 10th St. One (1) member of the public attended the meeting. See Exhibit 21.
3. The project site is located 1513-1515 Kirkland Ave NE, Renton, WA 98056 (APN 7227801485) and
1524/1526 Jefferson Ave NE, Renton, WA 98056 (APN 7227801560), within the SW ¼ of Section 4,
Township 23 North, Range 5 East, in King County, Washington (Exhibits 3 and 4).
4. The project site is currently developed with two (2) duplexes, several small outbuildings, asphalt and
concrete driveways, planters, and a brick patio.
5. Access to the site would be provided via a public alley, a unit lot drive/alley and a 16-foot wide shared
temporary access driveway along the south end of site from Kirkland Ave NE (Exhibit 5). Eight feet of the
temporary access driveway would be located off-site to the south on parcel no. 7227801490.
6. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
7. The site is located within the Residential-14 (R-14) zoning classification.
8. There are approximately nine (9) significant trees located on-site, of which the applicant is proposing to
remove and replace all onsite significant trees.
9. The site is not mapped with any critical areas.
10. Approximately 400 cubic yards of excavation are estimated onsite and the cut material would be stored
on the property and used later by spreading the material over the site as top soil.
11. The applicant is proposing to begin construction approximately in May 2020 and end approximately six
(6) months later (Exhibit 13).
12. Staff received no public comment letters.
13. No other public or agency comments were received during the 14-day public comment period.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
August 26, 2019 the Environmental Review Committee issued a Determination of Non-Significance (DNS)
for Jefferson Highlands (Exhibit 18). A 14-day appeal period commenced on August 30, 2019 and ended
on September 13, 2019. No appeals of the threshold determination have been filed as of the date of this
report.
15. 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.
16. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. Residential High Density unit types are designed to incorporate features from
both single-family and multifamily developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and infrastructure.
The proposal is compliant with the following development standards if all conditions of approval are met:
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 5 of 33
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Compliance Comprehensive Plan Analysis
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
17. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to encourage
development, and redevelopment, of residential neighborhoods that provide a mix of detached and
attached dwelling structures organized and designed to combine characteristics of both typical single-
family and small-scale multi-family developments. Structure size is intended to be limited in terms of bulk
and scale so that the various unit types allowed in the zone are compatible with one another and can be
integrated together into a quality neighborhood. Project features are encouraged, such as yards for private
use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of
community. Civic and limited commercial uses may be allowed when they support the purpose of the
designation. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
110.A, if all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements. Unit lot drives are not deducted from the gross site area for the purposes
of calculating net density. Individual unit lots are exempt from the maximum net
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 6 of 33
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density requirements, however the density of the parent site shall not exceed the
maximum net density of the zone.
Bonus density is permitted in the R-14 zone, up to a maximum of 18 dwelling units per
net acre, provided one bonus market-rate dwelling unit may be granted for each
affordable dwelling unit constructed on site above the maximum density permitted.
Staff Comment: After the deduction of the required 227 square feet of right-of-way
(ROW) dedication from the 34,346 square foot gross site area, the proposal results in a
net site area of 34,119 square feet or 0.78 net acres. The proposal for 13 units on the
0.78 net acre site would result in a net density of 16.6 dwelling units per net acre (13 /
0.78 = 16.6 du/ac), which would comply with the maximum 18 du/ac permitted via the
density bonus requirements. In order for the project to qualify for bonus density and
comply with RMC 4-9-065, one of the two additional units proposed above 14 du/ac
would be designated as affordable. To ensure that the affordable unit remains
affordable over time, the applicant shall record an agreement in a form approved by
the City with the King County Recorder’s Office requiring that the affordable housing
unit remain affordable for fifty (50) years or the life of the development, whichever is
less. This agreement shall be a covenant running with the land, binding on the assigns,
heirs and successors of the applicant to the satisfaction of the City Attorney. Staff
recommends, as a condition of approval, that a draft affordable housing covenant is
submitted to the Current Planning Project Manager for review and approval by the
Planning Project Manager and the City Attorney at the time of Building Permit review.
Such agreement shall be recorded prior to Temporary Certificate of Occupancy.
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required. Individual lots within a unit lot subdivision are not required to comply
with the minimum lot size, width, and depth requirements of the underlying zoning
designation.
The following table identifies the proposed approximate dimensions for Lots 1-13:
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Unit Lot 1 1,517 22.50 69.00
Unit Lot 2 1,277 18.50 69.00
Unit Lot 3 1,276 18.50 69.00
Unit Lot 4 1,277 18.50 69.00
Unit Lot 5 1,277 18.50 69.00
Unit Lot 6 1,553 22.50 69.00
Unit Lot 7 1,740 23.51 74.05
Unit Lot 8 1,413 19.26 73.41
Unit Lot 9 1,402 19.26 72.84
Unit Lot 10 1,679 23.26 72.20
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 7 of 33
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Unit Lot 11 1,662 23.26 71.51
Unit Lot 12 1,364 19.26 70.87
Unit Lot 13 1,633 23.26 70.24
Tract A (Open
Space)
5,547 N/A N/A
Tract B (Open
Space)
2,999 N/A N/A
Tract C (Open
Space)
369 N/A N/A
Staff Comment: The individual unit lots are not required to comply with the minimum
lot size, width, and depth requirements of the R-14 zone. The new proposed lot lines
outline the building footprint of the individual townhome units with a small private yard
area located in front of each unit. The parent lot meets the minimum lot size, width and
depth requirements of the R-14 zone, as shown in the table above.
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley then 10 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet,
and the rear yard is 10 feet. In a unit lot subdivision, the setback requirements apply to
the parent site, but would not apply to the individual unit lots.
Staff Comment: The proposed townhomes, as shown on the submitted site plan (Exhibit
2), would meet or exceed all the required R-14 zone setback areas from the property
lines of the parent parcel.
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. The maximum building and impervious
surface requirements are applicable to the parent parcel, not the individual unit lots.
In the R-14 zone, a maximum building height of three (3) stories with a wall plate height
of 24 feet is permitted. The maximum wall plate height may be increased to 32 feet via
the conditional use permit process. Roofs with a pitch equal to or greater than 4:12
may project an additional six (6) vertical feet from the maximum wall plate height. If
the height of wall plates on a building are less than the states maximum the roof may
project higher to account for the difference, yet the combined height of both features
shall not exceed the combined maximums. Common rooftop features, such as
chimneys, may project an additional four (4) vertical feet from the roof surface. Non-
exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may
extend up to six (6) vertical feet above the maximum wall plate height if the projection
is stepped back one-and-a-half (1.5) horizontal feet from each minimum building
setback line for each one (1) vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The proposed townhomes would have a total footprint of 10,342 square
feet, which would result in a total building coverage of 30 percent (30%) on the 34,346
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 8 of 33
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square foot project site, which is less than the 65 percent (65%) maximum permitted on
the parent parcel.
The project proposal would result in the development of approximately 21,439 square
feet of impervious surfaces on the project site, which would result in a total impervious
surface cover of 62 percent (62%) on the 34,346 square foot site, which is less than the
80 percent (80%) maximum permitted on the parent parcel.
The proposed townhomes would have a total of three (3) stories and a maximum wall
plate height of 32 feet, the applicant has requested a conditional use permit for the
increased wall plate height (see further discussion below under FOF 20, Conditional Use
Permit Analysis).
Maximum Number of Units per Building: In the R-14 zone, no more than six (6) units
per building are permitted.
Staff Comment: There are three (3) buildings proposed on the project site, one 6-unit
townhome building, one 4-unit townhome building and one 3-unit townhome building
in the 13-unit lot subdivision. As described, none of the proposed buildings would have
more than six (6) units per building.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. 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.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A minimum of two
trees are to be located in the front yard prior to final inspection for the new Single-
Family Residence.
Staff Comment: The applicant submitted a Conceptual Landscape and Tree Retention
Plan, prepared by Lane & Associates (dated June 11, 2018; Exhibit 6) with the project
application materials. An eight-foot wide bioretention planter strip is proposed
between the curb and sidewalk along Jefferson Ave NE and Kirkland Ave NE frontages.
To meet the City’s complete street standards and the Sunset Area Surface Water Master
Plan, Kirkland Ave NE would be required to install a 12-foot wide bioretention planter
strip on the project side (i.e. west side) of the street (Exhibit 22). See FOF 22, Compliance
with Subdivision Regulations: Streets and FOF 23, Modification Analysis for the further
discussion on Kirkland Ave NE property frontage improvements.
The proposed landscape planters would include the planting of nine (9) street trees
(raywood ash) and lawn areas. There are two (2) driveway curb cuts on Jefferson Ave
NE and an equal amount of driveway curb cuts on Kirkland Ave NE that are proposed to
be removed and replaced with a 16-foot wide shared temporary access driveway from
the southeast corner of the site along Kirkland Ave NE (Exhibits 10 and 15). Landscaping
would be required to be installed prior to certificate of occupancy for the proposed
buildings. The 10-foot onsite landscape strip along Jefferson Ave NE would be
comprised largely lowfast barberry ground cover, compact Japanese holly, goldmound
spiraea, David’s viburnum, and dwarf burning bush shrubs, and Bloodgood Japanese
Maple trees. An approximately 20-foot wide open space tract (Tract B) is proposed at
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 9 of 33
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the back of sidewalk along Kirkland Ave NE. The first 10 feet of this open space, from
the back of sidewalk, largely includes lawn, otto luyken laurel, David’s viburnum shrubs,
and lowfast barberry ground cover. Ten feet (10') of on-site landscaping is required
along all public street frontages, with the exception of areas for required walkways and
driveways and those zones with building setbacks less than ten feet (10'). This
requirement applies to lots and tracts alike and thus the first 10 feet of the open space
tract, from the back of sidewalk, would be required to include a mix of trees, shrubs,
and ground cover to comply with landscape regulations. A detail landscape plan would
be submitted and reviewed for landscape code compliance at civil construction permit
submittal. The site also contains two (2) additional open space tracts (Tract A and C)
located at the center of the development. Improvements within these tracts include a
below grade infiltration trenches, a Biopod system, crushed rock path, picnic table,
raised planter boxes and a mixture of trees, shrubs, and ground cover.
As proposed, Tracts A, B and C would be required to be maintained by the subdivisions’
Homeowners Association. As such, staff recommends, as a condition of approval, that
the applicant create a Homeowners’ Association (“HOA”) that maintains all
improvements and landscaping in the common space tracts and any and all other
common improvements. A draft of the HOA documents shall be submitted to, and
approved by, the City of Renton Project Manager and the City Attorney prior to
recording of the Unit Lot Subdivision. Such documents shall be recorded concurrently
with the Unit Lot Subdivision.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 20 percent (20%) 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.
A minimum tree density shall be maintained on each residentially zoned lot. Lots
developed with detached single-family dwelling units in the R-14 zone are exempt from
the minimum tree density requirements. For multi-family development, the minimum
tree density is four (4) significant trees for every five thousand (5,000) square feet. The
tree density may consist of existing trees, replacement trees, trees required pursuant
to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination.
Staff Comment: The applicant submitted a Landscape and Tree Retention Plan,
prepared by Lane & Associates, dated June 11, 2018 (Exhibit 6) and an Arborist Report,
prepared by Lane & Associates (Exhibit 7) with the project application materials.
According to the submitted Arborist Report, there are nine (9) listed significant onsite
trees, of those three (3) were found to be non-viable (dangerous), one (1) was found to
be located in the proposed public street/alley, and four (4) were in proposed private
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 10 of 33
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access easements/tracts. Following deductions, the applicant would be required to
retain one (1) tree. In-lieu of the single tree retention, the applicant is proposing to
replant the site with the following trees based on the landscape plan and plant
schedule: 9 raywood ash street trees, 5 vine maple, 13 bloodgood Japanese maple, 9
chanticlear pear, 3 Alaska weeping cedar, 3 Austrian black pine, and 59 emerald green
arborvitae. According to the submitted landscape plan, the replacement trees would
exceed the minimum tree density requirement. A final detailed landscape plan would
be required to be submitted and approved prior to issuance of a civil construction
permit.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling. Parking regulations require that a minimum and maximum
of 1.6 spaces be provided per 3 bedroom or large dwelling unit; 1.4 spaces per 2
bedroom dwelling unit; and 1.0 space per 1 bedroom or studio dwelling unit. The
number of parking spaces required for attached dwellings in the R-14 zone may be
averaged and dispersed among unit lots or within the parent site; however, at least
one parking space shall be provided within each unit lot.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: The applicant submitted a design review package with floor plans and
building elevations, prepared by SH Architecture, dated January 11, 2019 (Exhibit 8) for
the proposed townhome units. According to the submitted floor plans, each of the
townhome units would have four (4) bedrooms, which would require 1.6 parking spaces
per dwelling unit. The applicant has elected to provide all required parking within each
unit lot as opposed to averaging the spaces throughout the development. Therefore,
the 1.6 spaces required for each unit lot would be rounded up to a minimum of 2 spaces
per unit lot. The applicant has proposed two (2) car garages within each unit lot, which
would meet the minimum parking requirements for each unit lot.
Compliant if
conditions of
approval are
met
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling.
Staff Comment: One-half (0.5) bicycle parking space per one dwelling unit is required
for projects with more than five (5) dwelling units. For attached dwellings, spaces within
the dwelling units or on balconies do not count toward the bicycle parking requirement.
However, designated bicycle parking spaces within individual garages can count toward
the minimum requirement.
Based on the proposal for 13 townhome units, a total of eight (8) bicycle parking spaces
are required. No bicycle parking is referenced on the site plan, architectural elevations
or the unit floor plan (Exhibits 2 and 8). Therefore, staff recommends as a condition of
approval, that the applicant submit revised plans with the building permit application
identifying the location of code compliant bicycle parking meeting the standards of
RMC 4-4-080.F.11, and identify a minimum of eight (8) bicycle parking stalls on 13 of
the proposed lots. The revised plans shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 11 of 33
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Compliance
not yet
demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: A wood fence is shown on the submitted design review package along
several of the property lines and along the outside property lines of the open space
tracts (Exhibit 8). The location of the property fences and heights displayed in the design
review package do not comply with code requirements of the R-14 zone. Compliance
with the fencing and retaining wall standards would be verified with the final landscape
plan at civil construction permit.
Compliance
not yet
demonstrated
Refuse and Recyclables: A minimum of one and one-half (1-1/2) square feet per
dwelling unit in multi-family residences shall be provided for recyclables deposit areas,
except where the development is participating in a City-sponsored program in which
individual recycling bins are used for curbside collection. A minimum of three (3) square
feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area
of eighty (80) square feet shall be provided for refuse and recyclables deposit areas.
Staff Comment: Based on the proposal for 13 multi-family dwelling units on the project
site, a total of 20 square feet of recyclable deposit areas would be required and 39
square feet of refuse area would be required, for a total minimum area of 59 square
feet. As 59 square feet is less than the minimum 80 square feet required, a total
minimum area of 80 square feet would be required for a combined service area. The
applicant has indicated in the Environmental (SEPA) Checklist that all units would have
individual trash containers (Exhibit 12). Compliance with the requirement for refuse and
recyclables in RMC 4-4-090 would be verified at the time construction or building permit
review. See further discussion below under FOF 18 Residential Design and Open Space
Standards: Dumpster/Trash/Recycling Collection Area.
18. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-14
zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan.
Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision.
Compliance with Residential Design Standards would be verified prior to issuance of the building permit
for the new single-family homes. The proposal is consistent with the following design standards, unless
noted otherwise:
Compliance Design Standards R-14 and Analysis
N/A
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: Not applicable, the proposal includes three (3) structures.
Lots shall be configured to achieve both of the following:
City of Renton Department of Community & Economic Development
Jefferson Highlands
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1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: The proposed development is required to comply with the 2017 City of
Renton Surface Water Design Manual.
Compliance
not yet
demonstrated
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight-foot (8') separation from any dwellings.
Staff Comment: The garages of Units 1-6 would be attached and would be located to
the rear of the building facing the public alley. The primary entries of the second and
third buildings (units 7-10 and units 11-13) would also be oriented towards the center
of the site and access is proposed from a second parallel unit lot drive/alley. Unit lot
subdivisions that propose to incorporate one or more unit lot drives (refer to RMC 4-6-
060K, Unit Lot Drives) must site unit lots serving seven (7) unit lots or more with at least
two (2) unit lots situated towards a public street with nothing other than open space
between the public right-of-way and the unit lots. All seven (7) units served by the unit
lot drive/alley would be situated towards Jefferson Ave NE.
The townhome units would have primary pedestrian entries located on the public street
or common open space. The garages would be attached to the units and would face the
alley or unit lot drive/alley. Compliance for this standard would be verified at the time
of building permit review.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
City of Renton Department of Community & Economic Development
Jefferson Highlands
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For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: Not applicable, the project site is less than 10 acres in area.
Compliant if
condition of
approval is
met
Standards for Common Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty feet
(20') wide.
5. A pedestrian entry easement can be used to meet the access requirements if it
has a minimum width of twenty feet (20') with a minimum five feet (5') of
sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
one-foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Staff Comment: Based on the proposal for 13 townhome units, a total of 4,550 square
feet of common open space would be required. Landscaped open space, totaling 8,915
square feet is proposed within three (3) common open spaces tracts (Tracts A, B and C).
The tracts are either located in the center of the site or along Kirkland Ave NE. In
addition, a pea patch with raised planter beds is proposed within Tract A behind the
units near the center of the development. Other than the smaller 369 square foot Tract
C, the proposed common open space tracts comply with the 20-foot minimum width
requirement. The pea patch area and individual raised planter beds proposed are just
shy of the minimum 1,000 square feet area and the 4’ x 8’ raised planter beds would be
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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required to be upsized in order to comply with the individual plot measurement of 10’ x
10’ as required by code. Therefore, staff recommends, as a condition of approval that
additional information be submitted at the time of civil construction permit review
demonstrating the project’s compliance with the common open space requirements.
Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each
individual dwelling shall have a private yard that is at minimum six hundred (600)
square feet in size. Backyard patios and reciprocal use easements may be included in
the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (250) square feet in size with no
dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Staff Comment: Each individual unit lot includes private open space. Each unit lot would
have private yard areas, as well as balconies off of the second story, and roof top decks
on top of the proposed units. The ground related private yard areas have a depth of
eight feet (8’); however, the interior units (Units 1-6) on Kirkland Ave NE have private
yard areas less than two hundred fifty (250) square feet in size. The applicant is also
proposing balconies and rooftop decks for each of the townhome units, which may be
counted towards the private yard areas to achieve the two hundred fifty (250) square
feet of open space per unit. Therefore, the proposed private yard areas plus the
proposed balconies would comply with the minimum standard of two hundred fifty
(250) square feet.
Compliant if
condition of
approval is
met
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Desi n Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: The proposed units would front either Jefferson Ave NE or Kirkland
Ave NE and would include direct pedestrian connections to the public sidewalk from
the front door of each unit via a three-foot (3’) wide concrete sidewalk. In addition,
the applicant is proposing two (2) additional concrete sidewalks to the rear or center
of the lot that would provide direct access from the public right-of-ways to the central
and larger common open space tract (Tract A). The width of these common sidewalks
vary between 5 feet (5’) wide and three feet (3’) wide. In order to provide consistency
between the common sidewalks, staff recommends, as a condition of approval, that a
minimum five-foot (5’) wide pedestrian walkways be provided from Jefferson Ave NE
and Kirkland Ave NE to the common open space tract in the center of the
development. In addition, the five-foot (5’) wide pedestrian walkways from Jefferson
Ave NE to Tract A shall be placed in a common open space tract.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: The primary entries for Units 1-6 would be oriented towards Kirkland
Ave NE and the primary entries for Units 7-13 would be oriented towards Jefferson Ave
NE. The entry must include a porch or stoop with a minimum depth of five feet (5') and
shall be a minimum height of twelve inches (12") above grade. Further compliance for
this standard would be verified at the time of building permit review.
Compliant if
condition of
approval is
met
Façade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2') in
depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all façades facing streets or public spaces.
Staff Comment: The primary building elevations include modulation and articulations
along the east and west elevations. Unit 1 faces a shared temporary access driveway
along the south elevation. Staff recommends, as a condition of approval, that the
applicant be required to provide a minimum of one (1) side articulation that measures
at least one-foot (1') in depth along the south facing façade of Unit 1.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area,
and
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
Staff Comment: The proposed elevations include primary windows that are
proportioned vertically. All primary doors would have inset glass and would face a
street. It is unclear, based on the information submitted, whether three and one-half
inches (3 1/2") trim is proposed around all doors. Further compliance for this standard
would be verified at the time of building permit review
Compliant if
condition of
approval is
met
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3. To differentiate the same models and elevations, different colors shall be used,
and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: The primary building form is the dominating form and no porches would
exceed one story. A color palette coded to the exterior elevations was provided with the
submitted application materials. The color palette included one roof color, an example
of vertical siding, and example of balcony railings, gray PVC siding shingles, and
lapboard siding pre-finished color options (gray blue, olive green and black). Staff
recommends, as a condition of approval that the balcony railings shall be mostly
transparent and a materials board and color palette, coded to the exterior building
elevations, be provided to the Current Planning Project Manager for review and
approval at the time of Building Permit review.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The applicant is proposing one color of roofing shingles. A variety of
roofing colors shall be used within the development. Therefore, the applicant would be
required to provide a minimum of two (2) shingle colors between the three (3) buildings.
Amongst the three (3) buildings, the primary roof form of the townhome units would be
a pitched roof along the length of the buildings and shed roof element facing east and
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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Report of October 8, 2019 Page 17 of 33
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west. Further compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: Details regarding the eaves and fascia were not included on the
submitted elevations. Compliance for this standard would be verified at the time of
building permit review.
Compliant if
condition of
approval is
met
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: Staff was unable to verify whether the required three and one-half
inches (3 ½”) minimum trim would be provided around all windows and doors. In
addition, staff was unable to verify the presence of one of the following architectural
details: shutters, knee bracers, flower boxes, or columns. Therefore, staff recommends,
as a condition of approval that the applicant either submit revised elevations providing
the required three and one-half inches (3 1/2") minimum trim surrounding all windows
and doors and one of the following architectural details: shutters, knee braces, flower
boxes, or columns. Alternatively, the applicant may submit a modification request to
vary from any of these standards. The revised elevations or modification request shall
be submitted to the Current Planning Project Manager for review and approval at the
time of Building Permit review.
Compliant if
condition of
approval is
met
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval.
4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: A fully detailed materials board and corresponding elevation drawings
were not submitted with the application materials; therefore, staff is unable to verify
compliance with this requirement. Staff recommends, as a condition of approval that a
materials board and color palette coded to each building elevation, be provided to the
Current Planning Project Manager for review and approval at the time of Building
Permit review.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance with this requirement would be verified at the time of civil
construction review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: Not applicable, no hot tubs or pools are proposed.
Compliant if
condition of
approval is
met
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Utility box locations were not shown on the conceptual landscape plan.
Staff recommends, as a condition of approval that the applicant submit a detailed
landscape plan with utility box locations and any utility boxes that are visible to the
public be screened with berms and/or landscaping. The final detailed landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to
building permit approval.
Compliant if
condition of
approval is
met
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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Report of October 8, 2019 Page 19 of 33
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Staff Comment: All units would have individual trash containers. A trash enclosure
location was not detailed in the floor plans. Therefore, staff recommends as a condition
of approval, that the applicant submit revised plans with the building permit application
identifying the location of trash and recycling containers. The revised plans shall be
reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). A Geotechnical Engineering Study, prepared by The Riley Group, Inc. (RGI),
dated April 6, 2018 (Exhibit 11) was submitted with the project application. Per the submitted report, no
evidence of critical areas were identified on the project site. See the SEPA Environmental Review
Committee Report and exhibits for more critical areas analysis and review (Exhibits 1-16).
20. Conditional Use Analysis: A conditional use permit is being requested to increase the maximum wall plate
height of the proposed townhomes from 24 feet up to 32 feet, as required by RMC 4-2-110.A. The proposal
is compliant with the following conditional use criteria, pursuant to RMC 4-9-030.D. Therefore, staff
recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOF 16 for Comprehensive Plan and zoning regulation compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The applicant is proposing to construct three-story townhome units on
the project site. In order to achieve the desired ceiling heights within the townhomes,
the applicant is requesting a conditional use permit to increase the maximum wall plate
height from 24 feet up to 32 feet. The project site is bounded on the east and west by
two (2) public streets, Kirkland Ave NE and Jefferson Ave NE, respectively. The project
site is located within the Residential-14 (R-14) zone and near the Residential Multi-
Family (RMF) and Center Village Zone (CV) zoned properties. The R-14 zone allows
increases to the maximum wall plate height from 24 feet, up to 32 feet, with an
administrative conditional use permit. The RMF zone allows maximum wall plate
heights of 32 feet and the CV zone permits a maximum height of 50 feet, except 70 feet
for vertically mixed-use buildings (commercial and residential). The project site is
located at the edge of an R-14 zone, adjacent to an RMF zoned parcels located on the
east side of Kirkland Ave NE, placing the project site in a transitional area with regards
to the height of structures and intensity of uses. In addition, the proposed townhomes
include increased setbacks from Kirkland Ave NE, which would reduce the bulk and scale
of the proposed structures. The proposed townhomes would comply with the density
bonus requirements of the R-14 zone as well as other development standards. This
transition area is well-suited to allow an increase in the maximum wall plate height to
facilitate the massing changes dictated by the development standards permitted by the
nearby zones, namely RMF and CV, and the added variety of housing type would not
serve as an overconcentration of a particular use.
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: As previously discussed above, the proposed townhomes along
Kirkland Ave NE include increased front yard setbacks from the public street, which
tends to reduce the bulk and scale of buildings. In addition, RMF and CV zoned
properties are located across the street to the east of the project site. Less than 500
feet to the north is Meadow Crest Early Learning Center. The project site is located in
an area that is characterized by single-family and multi-family development and is
evolving and transitioning from less intense single-family and duplex uses to more
intense commercial and mixed-uses. The proposed townhomes are consistent with the
anticipated transition. It is anticipated that the requested 32-foot maximum wall plate
height would not adversely affect surrounding uses in the neighborhood, as
conditioned.
Compliant if
condition of
approval is
met
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The proposed townhomes would have a 32-foot high maximum wall
plate height and include roof variation and increased front yard setbacks along Kirkland
Ave NE to reduce the bulk and scale of the proposed building on Kirkland Ave NE. As
previously discussed above, the project is located at the edge of an R-14 zone and
adjacent to RMF and CV zoned properties, as well as Meadow Crest Early Learning
Center, which is a more intense use in an R-14 zone. The project site’s location, adjacent
to these more intense uses, puts it in a good area to function as a transition from the
lower intensity single-family and duplex uses to the more intense residential and school
uses nearby. Staff anticipates that the 32-foot high maximum wall plat height would
be compatible with the scale and character of the immediate neighborhood and the
greater Highlands Community Planning Area as it continues to redevelop, provided the
seven (7) townhome units on Jefferson Ave NE include a minimum twenty foot (20’)
front yard setback on Jefferson Ave NE or a minimum five foot (5’) upper level step back
on the third floor facing Jefferson Ave NE. Therefore, staff recommends as a condition
of approval, that the applicant submit a revised site plan with a minimum twenty-foot
(20’) building setback from Jefferson Ave NE or revised floor plans and building
elevations for Units 7-13 that include an upper level step back on the third floor west
building elevations. Depending on the option selected by the applicant, the revised site
plan or building plans shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit review or Building Permit approval.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: Each townhome unit would include a two (2)-car garage for the parking
of the residents, this complies with the parking requirements of the zone.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The proposed project includes a shared temporary access driveway on
the south side of the most southerly unit facing Kirkland Ave NE, and two (2) proposed
new north/south 16-foot wide alleys along the backs and between the units. Only the
eastern most north/south 16-foot wide alley would be required to be dedicated public
right-of-way, whereas the western most alley would be permitted as a unit lot
drive/alley. Connections would be make between Kirkland Ave NE, the public alley, the
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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Report of October 8, 2019 Page 21 of 33
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public alley/unit lot drive and the temporary access driveway. The proposed roadway
network would allow for safe movements of vehicles around the project site. New
sidewalks would be constructed within the Jefferson Ave NE and Kirkland Ave NE rights-
of-ways; albeit the frontage improvements on Jefferson Ave NE would be constructed
by the City of Renton and the frontage improvements on Kirkland Ave NE would be
constructed by the developer. The proposed townhomes would include pedestrian
walkway connections from the proposed new sidewalks to the proposed units, which
would allow for the safe movement of pedestrians on and around the project site.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The proposed 32-foot maximum wall plate height is not anticipated to
generate additional noise, light, or glare impacts over the standard 24-foot height
permitted in the R-14 zone.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: A Conceptual Landscape and Tree Retention Plan (Exhibit 6) was
submitted with the project application materials. Units 1-6 are proposed to be sited on
the eastern portion of the project site (along Kirkland Ave NE) and Units 7-13 are
proposed to be sited on the western portion of the project site (along Jefferson Ave NE).
Landscaping and open space is proposed throughout the site in areas not occupied by
buildings or paving. The proposed landscape open space areas would provide adequate
buffer between the townhomes and surrounding uses.
21. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-14
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
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Design and Open Space Review.
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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Report of October 8, 2019 Page 22 of 33
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N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
condition of
approval is
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: The proposed development would include the construction of 13
townhome units in three (3) buildings on the project site. The proposed townhomes
would have three (3) stories and a maximum wall plate height of 32 feet. The proposed
structures have been sited such that two (2) of the buildings would front on Jefferson
Ave NE and one (1) building would front on Kirkland Ave NE. The proposed structures
are located near more intense uses, such as Meadow Crest Early Learning Center and
RMF and CV zoned properties to the east. The proposal would not result in an
overconcentration of development on a particular portion of the project site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal includes a shared temporary access driveway, a public
alley and a unit lot drive/alley. Together these roadways would provide vehicle access
to all 13 townhome units. In addition, pedestrian walkways would be provided from the
townhome units to the public sidewalks that would be constructed in Jefferson Ave NE
and Kirkland Ave NE.
Utilities, Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize
views from surrounding properties. Locate utilities underground consistent with RMC
4-6-090.
Staff Comment: The proposed townhomes would not include loading and storage areas
that require screening. The applicant did not provide sufficient details of roof or surface
mounted equipment and/or screening identified for such equipment with the land use
application. Therefore staff recommends as a condition of approval, the applicant
submit a separate detailed plan set identifying the location and screening provided for
all surface and roof top utility/mechanical equipment with the building permit
application. The plan set shall be reviewed and approved by the Current Planning Project
Manager prior to building permit approval. See also discussion under FOF 17, Zoning
Development Standard Compliance: Landscaping.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
Staff Comment: It is not anticipated that the proposed townhomes would impact any
views of the surrounding properties.
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 17, Zoning Development Standard
Compliance: Landscaping and FOF 20 Conditional Use Analysis: Landscaping.
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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Report of October 8, 2019 Page 23 of 33
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Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore, staff
recommends, as a condition of approval, that a lighting plan shall be provided at the
time of Building Permit review for review and approval by the Current Planning Project
Manager. To ensure safety and avoid excessive brightness pedestrian scale lighting
should be provided on the primary entries of each unit as well as along the pedestrian
walkways as necessary to provide sufficient lighting for pedestrian safety but shall also
be designed to minimize light spill and glare onto adjoining properties.
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation.
Staff Comment: Common Open Space areas have been sited throughout the
development, which would provide privacy and buffer some of the noise either entering
or leaving the project site.
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: The proposed 13 townhome units would be located within three (3)
separate structures on the project site. In addition, the townhome units would be
setback approximately 33 feet from Kirkland Ave NE right-of-way and approximately 15
feet from Jefferson Ave NE. The density, placement and orientation of the buildings,
increased front yard setbacks along Kirkland Ave NE, the splitting up of the structures
into multiple buildings, enhanced landscaping, and increased common open space
contribute to managing the scale of the proposed 13 units in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
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 site is currently flat, which would limit undue grading on and
around the project site (Exhibit 10). The proposal includes approximately 400 cubic
yards of excavation onsite and the cut material would be stored on the property and
used later by spreading the material over the site as top soil.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as bioretention
areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or
adding vegetation to parking areas; (4) placing existing parking that exceeds maximum
parking ratios in permeable pavement designed consistent with the Surface Water
Design Manual in RMC 4-6-030; and (5) using other low impact development
techniques consistent with RMC 4-6-030.
Staff Comment: On-site parking would be located in the townhome garages. On-street
parking would be available on Jefferson Ave NE or Kirkland Ave NE.
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 24 of 33
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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: No surface parking is proposed. See discussion under FOF 17, Zoning
Development Standard Compliance: Landscaping and FOF 20 Conditional Use Analysis:
Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points
on the site and, when feasible, with adjacent properties.
Staff Comment: The combination of the shared temporary access driveway, the public
alley and the unit lot drive/alley would provide vehicular access to all of the proposed
townhome units. None of the townhomes would take direct access off of the
surrounding public streets, thereby reducing the number of curb cuts generated by the
project to one access.
Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access points,
drives, parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: The townhome units would provide direct pedestrian connections from
right-of-ways to each unit and to common open spaces throughout the project site. The
proposed concrete sidewalks would provide a safe and efficient pedestrian circulation
system, provided all conditions of approval are met. A combination of a shared
temporary access driveway, the public alley and a unit lot drive/alley would provide
vehicular access through the project site. None of the townhomes would directly access
off a public right-of-way, thereby providing a safe and efficient vehicular circulation
pattern.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable, no separate loading and delivery areas are required for
townhomes.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Access to SR 900 (NE Sunset Blvd) is approximately a quarter of a mile
to the south. An active bus stop is located adjacent to the Greater Highlands Shopping
Center located at 2806 NE Sunset Blvd. This stop is a very active bus stop and should the
Greater Highlands Shopping Center redevelop, King County Metro Transit could
potentially convert this bus stop into a major RapidRide station.
See also discussion under FOF 17, Zoning Development Standard Compliance: Bicycle
parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 25 of 33
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Staff Comment: See previous discussion above under Access and Circulation.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: See FOF 18, Residential Design and Open Space Standards.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access to shorelines requirement is not applicable to the
proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The proposed project does not contain any sensitive areas, viable trees
or natural systems on the project site.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Renton Fire Authority staff indicated that sufficient resources
exist to furnish services to the proposed development if the applicant provides Code
required improvements and fees. A Fire Impact Fee, currently assessed at $964.53 per
dwelling unit would be applicable to the proposal. The fee in effect at the time of
Building Permit issuance would be assessed for this project.
Water and Sewer.
Staff Comment: Water service is provided by the City of Renton. The site is in the
Highlands service area in the 565 hydraulic pressure zone. There is an existing 6-inch
City water main located in Jefferson Ave NE that can deliver a maximum total flow
capacity of 1,300 gallons per minute (gpm). There is an existing 10-inch City water main
located in Kirkland Ave NE that can deliver a maximum total flow capacity of 2,500 gpm.
The approximate static water pressure is 82 psi at the elevation of 376 feet. There are 2
existing ¾-inch domestic water meters, one meter for each the 2 residences on the
properties. The location and number of hydrants would be determined by the Fire
Authority based on the final fire flow demand and final site plan. A hydrant is required
within 50 feet of the building’s fire sprinkler system fire department connection (FDC).
The applicant submitted a Fire Hydrant Location Map of each fire hydrant (Hydrants #1
- #4) with the submittal materials (Exhibit 14).
The City of Renton is currently planning on the design and construction of roadway,
stormwater and water main capital improvements project in Jefferson Ave NE. It is
anticipated that the improvements would be completed in the summer of 2022. As such,
construction of the western portion of the development fronting Jefferson Ave NE
cannot begin until the new 12-inch water main in Jefferson Ave NE is completed and
operational. If the applicant would rather, they could install the water main
improvements (installation of approximately 300 feet of 12-inch diameter water main
in Jefferson Ave NE connecting to the existing 12-inch water main in NE 16th St and
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 26 of 33
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extending to the south property line of tax lot 7227801560) as a developer’s utility
extension and requests a latecomer’s agreement on the new water main.
The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,050.00 per meter and the
water service installation charges for each proposed domestic water service is
$2,875.00 for every 1-inch water service line. This is payable at construction permit
issuance. See Development Engineering Memo dated August 20, 2019 for all applicable
water fees (Exhibit 16).
Sewer service is provided by the City of Renton. There is an existing 8-inch concrete
gravity wastewater main located in Jefferson Ave NE and there is an existing 8-inch
concrete gravity wastewater main located in Kirkland Ave NE. The sewer main in
Jefferson Ave NE would need to be extended to the full southern extent of the property.
A new manhole would be required to be installed at the end of the mainline and the
existing manhole may need to be replaced depending on the condition. A separate side
sewer will be required for each unit. All new sewer stubs shall be a minimum of 6” and
shall run at a slope of at least 2% to the main.
SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 1-inch meter is $3,100.00 per meter. SDC fees are payable
at construction permit issuance.
Credit will be giving for the existing water and sewer services provided to the project
site.
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information Report,
prepared by Encompass Engineering & Surveying (dated May 17, 2019; Exhibit 9). The
development is subject to Full Drainage Review in accordance with the 2017 City of
Renton Surface Water Design Manual (RSWDM). Per the Flow Control Application Map
in the 2017 City of Renton Surface Water Design Manual, the project site is within the
Peak Rate Flow Control Standard area matching Existing Site Conditions and is within
the East Lake Washington Drainage Basin. In this area, flow control facilities are
required to match the existing conditions 2-, 10-, and 100-year peak-rate runoff from
the site. The applicant is proposing a combination of full infiltration trenches and a
Biopod system to provide the required stormwater controls for water quality and flow
control. These would overflow into the existing storm system in Kirkland Ave NE. This
site is designed to comply with the Small Subdivision Project BMP Requirements
detailed in Section 1.2.9.3.1 of the 2017 CRSWDM.
Full Infiltration of 11,058 square feet (0.254 acres) of rooftop area is proposed for the
site in the form of Gravel Filled Trenches for Full Infiltration per Appendix C.2.2.3. Per
the Geotechnical Report, the site is underlain with silty sand and requires a 20-foot-
long section per 1,000 square feet of rooftop area infiltrated. A total of 222 feet of
trenching is required to fully infiltrate the tributary area. Two 2-foot-wide, 80-foot-
long trenches and one 2-foot-wide, 75-foot-long trench are proposed for a total of
235-feet of trenching. The infiltration trenches are designed with 6-inch (6”)
emergency overflows connecting to the proposed Biopod and the further storm drain
system.
The proposed project shows a peak flow increase of less than 0.15 CFS and therefore
meets the Flow Control exemption detailed in Section 1.2.3 of the 2017 CRSWDM. The
use of further flow control BMPs is not required. Stormwater runoff from the driveway
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 27 of 33
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and walkway areas would be treated for Enhanced Water quality per the 2017
CRSWDM.
All work proposed outside of the applicant’s property would require a permanent
drainage easement to be provided to the City and a temporary construction easement
prior to any permits being issued.
The infiltration trench sizing and design of the proposed Biopod system, enhanced water
quality treatment, and on-site BMPs would be reviewed for compliance with the
adopted 2017 City of Renton Surface Water Design Manual.
Surface water system development fee is $0.72 per square foot of new impervious
surface, but not less than $1,800.00. A credit would be issued for any existing homes.
Stormwater SDCs that are current will be collected at the time of construction permit
issuance.
Transportation.
Staff Comment: Access to the site is proposed via a combination of a shared temporary
access driveway, the public alley and a unit lot drive, see further discussion under FOF
20 Subdivision Regulations and Analysis: Access and Streets.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The current rate of transportation impact fee is assessed at
$4,064.56 per dwelling. Payment of the transportation impact fee is applicable on the
construction of the development at the time of application for the building permit. A
credit would be given for any existing homes.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
22. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may
serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street.
The paved roadway shall be a minimum of sixteen feet (16') wide; the Renton Regional
Fire Authority may require the paved roadway to be up to twenty feet (20') wide.
Except for points of ingress/egress, curbs shall be installed along the perimeter of the
roadway. There shall be an eight foot (8') wide landscaping strip between the curb and
a five foot (5') wide sidewalk along one side of the unit lot drive.
Alleys may be used for vehicular access, but are not to be considered as the primary
access for emergency or Fire Department concerns. Alleys require a minimum right-of-
way width of 16 feet and a minimum pavement width of 12 feet in residential zones.
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
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Report of October 8, 2019 Page 28 of 33
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The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The proposed project includes the following improvements: a shared
temporary access driveway along the majority of the south property line and two (2)
proposed new north/south 16-foot wide alleys along the backs and between the units.
Only the eastern most north/south 16-foot wide alley would be required to be dedicated
as public right-of-way. The western most roadway/alley would be permitted as a unit
lot drive/alley as part of the requested unit lot subdivision. The unit lot drive/alley would
connect to the sixteen-foot (16’) wide public alley and the shared temporary access
driveway would connect the public alley and unit lot drive/alley to Kirkland Ave NE at
the southeast corner of the parcel. Together, the proposed shared temporary access
driveway, public alley and unit lot drive/alley would function as roadway access for all
lots. The unit lot drive/alley would be required to be designed to the unit lot drive
standards, which include 16 feet of paving, curb, landscaping strip, and a sidewalk along
one side of the unit lot drive. Unit lot subdivisions are all allowed to serve up to nine (9)
unit lots provided they are constructed to unit lot drive standards. The code allows the
City to elect to have a unit lot drive dedicated as a public roadway; however, the City
may require the unit lot drive to be privately owned pursuant to RMC 4-7-090.F.6.b,
Maintenance of Common Facilities.
The proposed western most unit lot drive/alley would serve seven (7) unit lots (Lots 7-
13). The alley, as shown on the site plan, should be designed and constructed as a unit
lot drive with a roadway width of sixteen feet (16’) (the Renton Regional Fire Authority
did not indicate that the roadway width would need to be increased to twenty feet (20’)
wide). In addition, the unit lot drive/alley would be required to install curb along the
perimeter of the roadway (except for points of ingress/egress), and an eight foot (8’)
wide landscape strip between the curb and a five foot (5’) wide sidewalk along one side
of the unit lot drive. One side of the unit lot drive/alley (western side with garage access
points and the five-foot (5’) wide pedestrian walkway from Jefferson Ave NE) would
consist of an ingress or egress point. There does not appear to be any curb, sidewalks
or landscape strips proposed within the unit lot drive/alley. Staff recommends, as a
condition of approval that the proposed western most alley be designed and
constructed as a unit lot drive, privately owned and maintained by a Homeowners
Association. The unit lot drive shall be constructed as follows: the pavement width
through the unit lot drive shall not exceed 16 feet in width with a one half foot (0.5’)
wide vertical curb around the perimeter (except for ingress/egress points) and a five-
foot (5’) wide sidewalk on one side. A minimum eight-foot (8’) wide landscape strip shall
be located between the curb and sidewalk. This may result in the reduction to the area
of the common open space tract (Tract A). The unit lot drive/alley shall be privately
owned and maintained by a Homeowners Association for the proposed development.
N/A
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable, no new blocks would be created.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: All vehicular access to the project would be from Kirkland Ave NE via a
16-foot wide shared temporary access driveway from Kirkland Ave NE. Eight feet (8’) of
the 16-foot wide shared temporary access driveway would be located off-site to the
south in an off-site access/utility easement on parcel no. 7227801490. Once inside the
City of Renton Department of Community & Economic Development
Jefferson Highlands
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Report of October 8, 2019 Page 29 of 33
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development, primary access to the unit garages would be provided via either a public
alley or a unit lot drive/alley behind the units.
Jefferson Ave NE and Kirkland Ave NE are both classified as residential access streets.
To meet the City’s complete street standards for Jefferson Ave NE the minimum ROW is
53 feet. Therefore, dedication of one and one-half (1-1/2) feet of ROW fronting the site
would be required. Per City code 4-6-060, half street improvements shall include a
pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot
bioretention planter strip, an 5-foot sidewalk, street trees and storm drainage
improvements. To meet the City’s complete street standards and the Sunset Area
Surface Water Master Plan for Kirkland Ave NE, half street improvements would be
required to include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot
curb, a 12-foot bioretention planter strip, a 8-foot sidewalk, street trees and storm
drainage improvements. The applicant is requesting a street modification for cross
section changes to Kirkland Ave NE along the property frontage. The street modification
request includes frontage improvements for an 11-foot travel lane, 0.5-foot vertical
curb, 8-foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width
from the back of sidewalk to the edge of the ROW. The street modification request
includes no ROW dedication along Kirkland Ave NE. See further discussion under FOF
23, Modification Analysis.
The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-
070.D (Exhibit 19).
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed unit lots would meet the requirements for a unit lot
subdivision and would be compatible with the R-14 zoning development standards in
all conditions of approval are complied with. All lots are rectangular in shape and would
take direct access via a public alley or a unit lot drive/alley.
23. Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250.D, the applicant is requesting
an Administrative Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and
Alleys for Kirkland Ave NE a Residential Access street. The applicant is proposing to construct an 11-foot
wide travel lane measured from the center of the existing 60-foot wide right-of-way, a 0.5-foot vertical
curb, a 10-foot wide bioretention planter strip, an 8-foot wide sidewalk, with a 0.5-foot clear width from
back of sidewalk to edge of the right-of-way (Exhibit 20).
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: To meet the City’s complete street standards and the Sunset Area
Surface Water Master Plan for Kirkland Ave NE, a residential access street, half street
improvements include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot
curb, a 12-foot bioretention planter strip, a 8-foot sidewalk, street trees and storm
drainage improvements. This road section would span 33 ½ feet from the centerline
and would require three and one-half feet (3 1/2") ROW dedication. The applicant
contends that the street standards and the Sunset Area Surface Water Master Plan for
Kirkland Ave NE would not fit within the existing ROW width. In order to fit within the
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 30 of 33
SR_HEX_Report_Jefferson_Highlands_191008_v1
existing residential access street, the applicant is proposing a modified 30-foot wide
road section along the property frontage of Kirkland Ave NE (Exhibit 20).
The Community Design Element has applicable policies listed under a separate section
labeled Promoting a Safe, Healthy, and Attractive Community. These policies address
walkable neighborhoods, safety, and shared uses. The intent of the policies are to
promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines. See also FOF 19, Comprehensive Plan Analysis.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation and Community and Economic
Development sections have reviewed the street cross section along Kirkland Ave NE and
the surrounding area and have determined that a modified Residential Green Access
street section is more suitable for the portion of Kirkland Ave NE adjacent to the site.
The modified street section must fit within the existing right-of-way width of 60 feet.
The roadway width shall remain 28 feet wide and shall consist of two (2) 10-foot travel
lanes, an 8-foot wide parallel parking lane (including the 0.5-foot wide vertical curb), a
12-foot wide biorention planter strip on the west side of the roadway (including the 0.5-
foot wide vertical curb), an 8-foot wide biorention planter strip on the east side of the
roadway, 5-foot wide sidewalks along both sides of the roadway, and one-foot (1’)
between back of sidewalk and ROW on both sides of the road section (Exhibit 22). As a
result, no ROW dedication would be required along Kirkland Ave NE to construct the
required road section. This existing roadway width would meet the transportation
needs of the surrounding area and tie-in to the existing improvements already installed
along the east side of Kirkland Ave NE. In addition, the identified roadway section along
Kirkland Ave NE, would provide the required separation between the vehicular and
pedestrian travel ways as required by the code.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The modified street section is consistent with the surrounding
neighborhood and would increase pedestrian safety.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
24. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Sierra Heights
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 31 of 33
SR_HEX_Report_Jefferson_Highlands_191008_v1
Elementary, McKnight Middle School and Hazen High School. Any new students from
the proposed development would be bussed to their elementary and high schools and
would walk to middle school. The stop for Sierra Heights Elementary School is located
at the corner of Kirkland Ave NE @ NE 15th St. Students attending McKnight Middle
School would walk to school, approximately 0.38 miles from the project site. Students
would walk north along the existing sidewalks on Kirkland Ave NE and west along NE
16th St where they would reach the school at the southwest corner of NE 16th St and
Harrington Ave NE. The bus stop for students attending Hazen High School is located at
the corner of NE 16th St and Kirkland Ave NE. The proposed project includes the
installation of frontage improvements along Jefferson Ave NE and Kirkland Ave NE
frontages, including sidewalks.
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is
payable to the City as specified by the Renton Municipal Code. Currently the fee is
assessed at $2,455.00 per multi family dwelling unit.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,676.89 (for 5 or more units) and $3,048.25 (for 3 or 4 units). The fee
in effect at the time of building permit application is applicable to this project and is
payable at the time of building permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Residential-14 (R-14) 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 17.
3. The proposed unit lot subdivision complies with the Residential Design and Open Space Standards
provided the applicant complies with City Code and conditions of approval, see FOF 18.
4. The proposed unit lot subdivision complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 19.
5. The proposed unit lot subdivision complies with the Conditional Use Permit criteria provided the applicant
complies with City Code and conditions of approval, see FOF 20.
6. The proposed unit lot subdivision complies with the Site Plan Review criteria provided the applicant
complies with City Code and conditions of approval, see FOF 21.
7. The proposed unit lot subdivision complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 22.
8. The proposed unit lot subdivision complies with the street standards as modified in FOF 23 and as
established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 22.
9. The proposed project complies with the Modification criteria provided the applicant complies with City
Code and conditions of approval, see FOF 23.
10. There are adequate public services and facilities to accommodate the proposed unit lot subdivision, see
FOF 24.
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 32 of 33
SR_HEX_Report_Jefferson_Highlands_191008_v1
11. There are safe walking routes to the school bus stop, see FOF 24.
12. Key features, which are integral to this project, include shed roofs and balconies for each townhome unit.
J. RECOMMENDATION:
Staff recommends approval of the Jefferson Highlands Preliminary Plat, Unit Lot Subdivision, Administrative Site
Plan, Administrative Conditional Use, and Street Modification, File No. LUA19-000163, PP, SA-A, CU-A, ECF,
MOD, as depicted in the Preliminary Plat Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall submit a draft affordable housing covenant to the Current Planning Project Manager
for review and approval by the Planning Project Manager and the City Attorney at the time of Building
Permit review. Such agreement shall be recorded prior to Temporary Certificate of Occupancy.
2. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and
landscaping in the common space tracts and any and all other common improvements. A draft of the HOA
documents shall be submitted to, and approved by, the City of Renton Project Manager and the C ity
Attorney prior to recording of the Unit Lot Subdivision. Such documents shall be recorded concurrently
with the Unit Lot Subdivision.
3. The applicant shall submit revised plans with the building permit application identifying the location of
code compliant bicycle parking meeting the standards of RMC 4-4-080.F.11, and identify a minimum of
eight (8) bicycle parking stalls on 13 of the proposed lots. The revised plans shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
4. The applicant shall submit additional information at the time of civil construction permit review
demonstrating the project’s compliance with the common open space requirements.
5. A minimum five-foot (5’) wide pedestrian walkway shall be provided from Jefferson Ave NE and Kirkland
Ave NE to the common open space tract in the center of the development. In addition, the five-foot (5’)
wide pedestrian walkways from Jefferson Ave NE to Tract A shall be placed in a common open space tract.
6. The applicant shall be required to provide a minimum of one (1) side articulation that measures at least
one-foot (1’) in depth along the south facing façade of Unit 1.
7. Balcony railings shall be mostly transparent and a materials board and color palette, coded to the exterior
building elevations, be provided to the Current Planning Project Manager for review and approval at the
time of Building Permit review.
8. The applicant shall either submit revised elevations providing the required three and one-half inches (3
1/2”) minimum trim surrounding all windows and doors and one of the following architectural details:
shutters, knee braces, flower boxes, or columns. Alternatively, the applicant may submit a modification
request to vary from any of these standards. The revised elevations or modification request shall be
submitted to the Current Planning Project Manager for review and approval at the time of Building Permit
review.
9. The applicant shall submit a detailed landscape plan with utility box locations and any utility boxes that
are visible to the public be screened with berms and/or landscaping. The final detailed landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
approval.
10. The applicant shall submit revised plans with the building permit application identifying the location of
trash and recycling containers. The revised plans shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
11. The applicant shall submit a revised site plan with a minimum twenty-foot (20’) building setback from
Jefferson Ave NE or revised floor plans and building elevations for Units 7-13 that include a minimum five
City of Renton Department of Community & Economic Development
Jefferson Highlands
Staff Report to the Hearing Examiner
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Report of October 8, 2019 Page 33 of 33
SR_HEX_Report_Jefferson_Highlands_191008_v1
foot (5’) upper level step back on the third floor west building elevations. Depending on the option
selected by the applicant, the revised site plan or building plans shall be reviewed and approved by the
Current Planning Project Manager prior to civil construction permit review or Building Permit approval.
12. The applicant shall submit a separate detailed plan set identifying the location and screening provided for
all surface and roof top utility/mechanical equipment with the building permit application. The plan set
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
approval.
13. A lighting plan shall be provided at the time of Building Permit review for review and approval by the
Current Planning Project Manager. To ensure safety and avoid excessive brightness pedestrian scale
lighting should be provided on the primary entries of each unit as well as along the pedestrian walkways
as necessary to provide sufficient lighting for pedestrian safety but shall also be designed to minimize light
spill and glare onto adjoining properties.
14. The proposed western most alley shall be designed and constructed as a unit lot drive, privately owned
and maintained by a Homeowners Association. The unit lot drive shall be constructed as follows: the
pavement width through the unit lot drive shall not exceed 16 feet in width with a one half foot (0.5’)
wide vertical curb around the perimeter (except for ingress/egress points) and a five-foot (5’) wide
sidewalk on one side. A minimum eight-foot (8’) wide landscape strip shall be located between the curb
and sidewalk. This may result in the reduction to the area of the common open space tract (Tract A). The
unit lot drive/alley shall be privately owned and maintained by a Homeowners Association for the
proposed development.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Jefferson Highlands
Land Use File Number:
LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Date of Hearing
October 8, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
James W. Howton
12018 SE 51st St, Bellevue,
WA 98006
Project Location
1513-1515 Kirkland Ave
NE, Renton, WA 98056
1524-1526 Jefferson Ave
NE, Renton, WA 98056
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-16: As shown in the Environmental Review Committee (ERC) Report
Exhibit 17: Staff Report to the Hearing Examiner
Exhibit 18: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 19: Transportation Concurrency Test dated August 28, 2019
Exhibit 20: Street Modification Request
Exhibit 21: Neighborhood Meeting Materials
Exhibit 22: Kirkland Ave NE Street Cross Section
Enclosure
cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region
Boyd Powers, Department of Natural Resources Larry Fisher, WDFW
Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office
Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers
Stephanie Jolivette, Office of Archaeology & Historic Preservation Washington State Department of Ecology
August 30, 2019
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed
by the Environmental Review Committee (ERC) on August 26, 2019:
SEPA DETERMINATION: Determination of Non-Significance (DNS)
PROJECT NAME: Jefferson Highlands
PROJECT NUMBER: LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on
September 13, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055
South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and
information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510.
Please refer to the enclosed Notice of Environmental Determination for complete details. If you have
questions, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
PLEASE FOLLOW THE DOCUMENT CENTER LINK TO SEE ASSOCIATED PROJECT DOCUMENTS.
IF YOU NEED ADDITIONAL ASSISTANCE YOU MAY CONTACT THE CITY OF RENTON,
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200, EXT. 2.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNS: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION
DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
August 30, 2019
PROJECT NAME/NUMBER: PR19-000311 Jefferson Highlands / LUA19-000163, PP, SA-
A, CU-A, ECF, MOD
PROJECT LOCATION: 1513/1515 Kirkland Ave NE (APN 7227801485)
and 1524/1526 Jefferson Ave NE (APN 7227801560)
APPLICANT/PROJECT CONTACT PERSON: James Howton / 12018 SE 51st S, Bellevue, WA 98006/Jimhjim1111@comcast.net
LOCATION WHERE APPLICATION MAY BE
REVIEWED:
Applicant documents are available online through the City of Renton Document
Center website. See also http://bit.ly/2YvrdRy
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Unit Lot Subdivision,
Administrative Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 13
townhomes. The subject site consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area at
1513/1515 Kirkland Ave NE (APN 7227801485) and 1524/1526 Jefferson Ave NE (APN 7227801560). Both parcels have a
combined area of 34,346 square feet. Currently the site contains two (2) duplexes, a 2-car carport and two (2) small
outbuildings. The project site is located in the Residential-14 (R-14) zoning district and the Residential High Density (HD) land
use designation. The applicant is proposing to demolish the existing structures in order to construct three (3) new townhome
buildings – one 3-unit, one 4-unit and one 6-unit. The applicant is requesting a conditional use permit to increase maximum
wall plat height up to 32 feet to allow for a third floor within the residences. The proposed project would result in a net
density of 16.6 du/ac. The Unit Lot Subdivision is proposed to be subdivided into 13 lots and three (3) open space tracts. Six
(6) of the 13 Unit Lot Subdivision lots would face Kirkland Ave NE and seven (7) units would front on and face Jefferson Ave
NE. One of the 13 units would be affordable under density bonus review. The applicant would dedicate approximately 227
square feet of right-of-way on Jefferson Ave NE and approximately 6,135 square feet in the public alley. No right-of-way
dedication is required along Kirkland Ave NE. A street modification request for cross section changes to Kirkland Ave NE
frontage improvements includes a request for an 11-foot travel lane, 0.5-foot vertical curb, 8-foot bioretention planter strip,
8-foot wide sidewalk, with 0.5-foot clear width from the back of sidewalk to the edge of the right-of-way. The proposed unit
lots would range in size from 1,276 sf to 1,740 sf with an average lot size of 1,467 sf. Access to the units is proposed via two
new public alleys between the units and a 16-foot wide temporary alley along the south end of site from Kirkland Ave NE (8
feet of the temporary access is located off-site to the south). The topography of the site is relatively flat and the site is not
mapped with any critical areas. All onsite trees are proposed to be removed. The applicant has submitted a Geotechnical
Engineering Report, Preliminary Technical Information Report, Arborist Report with the application.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 13, 2019, together
with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the
Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the
Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: A public hearing is tentatively scheduled for October 8, 2019 at 12:00 PM before
the Renton Hearing Examiner in Renton Council Chambers on the 7th floor of
Renton City Hall, located at 1055 South Grady Way. If the Environmental
Determination is appealed, the appeal will be heard as part of this public hearing.
NOTICE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS)
PROJECT NUMBER: LUA19-000163, PP, SA-A, CU-A, ECF, MOD
APPLICANT: Woo Developments, LLC, PO Box 1103, Bellevue, WA 98009
PROJECT NAME: Jefferson Highlands
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative
Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 13 townhomes. The
subject site consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area, parcel nos.
7227801485 and 7227801560. The project site is located in the R-14 zoning district and the Residential High Density (HD)
land use designation. The existing structures would be demolished to construct three (3) new townhome buildings – one
3-unit, one 4-unit and one 6-unit. The applicant is requesting a conditional use permit to increase maximum wall plat
height up to 32 feet to allow for a third floor within the residences. The proposed project would result in a net density of
16.6 du/ac. The Unit Lot Subdivision includes 13 lots and 3 open space tracts. One of the 13 units would be affordable
under density bonus review. The proposed unit lots would range in size from 1,276 SF to 1,740 SF with an average lot size
of 1,467 SF. Access to the units is proposed via two new public alleys between the units and a 16-foot wide temporary
alley along the south end of site from Kirkland Ave NE (8 feet of the temporary access is located off-site to the south). The
topography of the site is relatively flat and the site is not mapped with any critical areas. All onsite trees are proposed to
be removed.
PROJECT LOCATION: 1513-1515 Kirkland Ave NE, Renton, WA 98056
1524-1526 Jefferson Ave NE, Renton, WA 98056
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This
Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be
involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 13, 2019.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: August 30, 2019
DATE OF DECISION: August 26, 2019
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
8/26/2019 | 2:27 PM PDT
8/26/2019 | 2:20 PM PDT 8/26/2019 | 1:59 PM PDT
DETERMINATION OF NON-SIGNIFICANCE
(DNS) ADVISORY NOTES
PROJECT NUMBER: PR19-000311 / LUA19-000163, PP, SA-A, CU-A, ECF, MOD
APPLICANT: James Howton / 12018 SE 51st S, Bellevue, WA
98006/Jimhjim1111@comcast.net
PROJECT NAME: Jefferson Highlands
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Unit Lot Subdivision,
Administrative Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification
for 13 townhomes. The subject site consists of two (2) separate adjacent tax parcels in the Highlands Community
Planning Area at 1513/1515 Kirkland Ave NE (APN 7227801485) and 1524/1526 Jefferson Ave NE (APN
7227801560). Both parcels have a combined area of 34,346 square feet. Currently the site contains two (2)
duplexes, a 2-car carport and two (2) small outbuildings. The project site is located in the Residential-14 (R-14)
zoning district and the Residential High Density (HD) land use designation. The applicant is proposing to demolish
the existing structures in order to construct three (3) new townhome buildings – one 3-unit, one 4-unit and one
6-unit. The applicant is requesting a conditional use permit to increase maximum wall plat height up to 32 feet to
allow for a third floor within the residences. The proposed project would result in a net density of 16.6 du/ac. The
Unit Lot Subdivision is proposed to be subdivided into 13 lots and three (3) open space tracts. Six (6) of the 13
Unit Lot Subdivision lots would face Kirkland Ave NE and seven (7) units would front on and face Jefferson Ave NE.
One of the 13 units would be affordable under density bonus review. The applicant would dedicate approximately
227 square feet of right-of-way on Jefferson Ave NE and approximately 6,135 square feet in the public alley. No
right-of-way dedication is required along Kirkland Ave NE. A street modification request for cross section changes
to Kirkland Ave NE frontage improvements includes a request for an 11-foot travel lane, 0.5-foot vertical curb, 8-
foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width from the back of sidewalk to the
edge of the right-of-way. The proposed unit lots would range in size from 1,276 sf to 1,740 sf with an average lot
size of 1,467 sf. Access to the units is proposed via two new public alleys between the units and a 16-foot wide
temporary alley along the south end of site from Kirkland Ave NE (8 feet of the temporary access is located off-
site to the south). The topography of the site is relatively flat and the site is not mapped with any critical areas. All
onsite trees are proposed to be removed. The applicant has submitted a Geotechnical Engineering Report,
Preliminary Technical Information Report, Arborist Report with the application.
PROJECT LOCATION: 1513/1515 Kirkland Ave NE (APN 7227801485) and 1524/1526 Jefferson
Ave NE (APN 7227801560)
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
This project has no proposed mitigation measures at this time.
ADIVISORY NOTES:
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 actions.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000163
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: Clark Close, 425-430-7289, cclose@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. Multi-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. 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.
5. 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 trees. 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.
6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted 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: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated August 20, 2019.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at
building permit issuance. Credit will be granted for the removal of the existing units.
Code Related Comments:
1. The fire flow requirement for the proposed townhomes is 2,500 gpm for the six unit building, assuming
they are built with non-rated construction and fire sprinkler systems being provided. Three hydrants
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000163
are required for each building. One hydrant within 150-feet and two within 300-feet of each of the
proposed buildings. There are some existing hydrants within 300-feet of the proposed homes.
2. Fire department apparatus access is adequately provided from the existing public roadways.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
c:\users\jchavez\appdata\local\temp\lua19-000163 civil conditions_7796541\lua19-000163 civil conditions.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 20, 2019
TO:Clark Close, Planner
FROM:Jonathan Chavez, Plan Reviewer
SUBJECT:Jefferson Highlands
APN: 7227801560, 7227801485
LUA19-000163
I have reviewed the Land Use Application submittal for the Jefferson Highlands project at 1526
Jefferson Avenue NE and 1513 Kirkland Avenue NE. The applicant is proposing a unit lot
subdivision of 2 existing lots to build 13 townhome units on a total of approximately .79 acres.
EXISTING CONDITIONS
The site is approximately .79 acres in size. The site includes 2 parcels, each of which contain one
duplex plus one outbuilding.
Water Water service is provided by City of Renton. The site is in the Highlands service area in
the 565 hydraulic pressure zone. The site is outside of the City’s wellhead protection
areas. There is an existing 6-inch City water main located in Jefferson Avenue NE (see
Water plan no. W-1878) that can deliver a maximum total flow capacity of 1,300 gallons
per minute (gpm). There is an existing 10-inch City water main located in Kirkland Ave
NE (see Water plan no. W-1878) that can deliver a maximum total flow capacity of 2,500
gpm. The approximate static water pressure is 82 psi at the elevation of 376 feet. There
are 2 existing ¾-inch domestic water meters, one meter for each the 2 residences on
the properties.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch
concrete gravity wastewater main located in Jefferson Avenue NE (see City plan no. S-
1114). There is an existing 8-inch concrete gravity wastewater main located in Kirkland
Avenue NE (see City plan no. S-1114).
Storm There are 12-inch stormwater mains located in Jefferson Ave NE. Runoff from the
existing site includes two duplexes where no stormwater infrastructure currently exists
on-site.
Streets Jefferson Avenue NE is a Residential Access Street with an existing right of way (ROW)
width of 50 feet as measured using the King County Assessor’s Map. Kirkland Avenue
NE is a Residential Access Street with an existing right of way (ROW) width of 60 feet as
measured using the King County Assessor’s Map. There is an existing sidewalk located
on both sides of the development.
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 2 of 6
CODE REQUIREMENTS
WATER
Based on the Renton Regional Fire Authority’s review comments on the submitted information
for the pre-application, the preliminary fire flow demand for the development is 2,500 gpm for
the six unit building, assuming they are built with non-rated construction and fire sprinklers
provided. The existing 6-inch water main on Jefferson Ave NE has a maximum capacity of 1,300
gpm, therefore it cannot provide the required fire flow demand for the buildings fronting
Jefferson Ave NE.
The following water main improvements will be required to provide water service for domestic
use and for fire protection to meet the fire flow demand of 2,500 gpm:
1. Installation of approximately 300 feet of 12-inch diameter water main in Jefferson Ave NE
connecting to the existing 12-inch water main in NE 16th St and extending to the south
property line of tax lot 7227801560.
The City of Renton is currently planning on the design and construction of roadway,
stormwater and water main capital improvements project in Jefferson Ave NE. It is
anticipated that the improvements will be completed in the Summer of 2022. As such,
construction of the western portion of the development fronting Jefferson Ave NE cannot
begin until the new 12-inch water main in Jefferson Ave NE is completed and operational.
The applicant can install the water main as a developer’s utility extension and requests a
latecomer’s agreement on the new water main.
2. A 15-foot utility easement will be required for any water main and for related
appurtenances that are not located within the public right-of-way.
3. A minimum 10-foot setback is required from the building foundation to the water main.
4. Installation of off-site and on-site fire hydrants. The location and number of hydrants will
be determined by the Fire Authority based on the final fire flow demand and final site
plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
5. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA)
for backflow prevention to each building. The fire sprinkler stub and related piping shall
be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed
on the private property in an outside underground vault per City standard plan no.
360.2. The DDCVA may be installed inside the building if it meets the conditions as shown
on the City’s standard plan 360.5. The location of the DDCVA inside the building must be
pre-approved by the City Plan Reviewer and Water Utility.
6. Installation of a separate water service and meter for each unit. The sizing of the meter
shall be in accordance with the most recent edition of the Uniform Plumbing Code.
7. All residential domestic water meters shall have a double check valve assembly (DCVA)
installed behind on the meter on private property per City Standards. The DCVA may be
located inside the building if the location is approved by the City Plan Reviewer and City
Water Utility Department.
8. Installation of a separate water meter for landscape irrigation.
9. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger
shall be installed in an exterior vault per City Standard Plan 320.4.
10. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 3 of 6
11. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
12. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
13. The preliminary water and sewer plan submitted with the land use application must be
revised to include the above mentioned 12-inch water main extension in Jefferson Ave
NE form NE 16th St to the south property line.
14. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. A civil plan showing the
preliminary water main extension shall be submitted with the land use application.
15. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
16. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and
for fire sprinkler use. The development is also subject to fees for water connections, cut
and caps, and purity tests. Current fees can be found in the 2019 Development Fees
Document on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,050.00 per meter, 1-
1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
c. A water system redevelopment credit will apply for the existing water meters if
they are abandoned.
d. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00*
per service line, a 1-1/2 inch water service is $4,605.00* per service line and for
$4,735.00* for each 2-inch water service line. This is payable at construction
permit issuance.
e. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2
inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the
building.
f. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at construction permit
issuance.
g.Installation of a landscape irrigation meter and double check valve assembly
(DCVA), if applicable.
SEWER
1. The existing side sewers (if applicable) will be required to be cut and capped at the main
during demolition of the properties. New side sewers shall be installed to serve each unit.
The existing stubs are old concrete stubs and may not be re-used, this includes the sewer
stub servicing APN: 7227801555.
2. There is an existing side sewer connection from the parcel to the south (PID 7227801555)
that crosses the subject property. This side sewer and the existing sewer stub will need
to be re-established as part of the proposed development.
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 4 of 6
3. The sewer main in Jefferson Ave NE will need to be extended to the full southern extent
of the property. A new manhole shall be installed at the end of the mainline. The existing
manhole may need to be replaced depending on the condition.
4. Applicant will need to survey locate the existing sanitary sewer main along the west
property line to determine the actual location from the property line. A 10-ft public sewer
easement will be required depending on the final survey location.
5. A separate side sewer will be required for each unit. All new sewer stubs shall be a
minimum of 6” and shall run at a slope of at least 2% to the main.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size and number of new domestic water services to serve
the project. The current sewer fee for a 1-inch meter install is $3,100.00 per meter. A
redevelopment credit of the wastewater system development charges will be applied to
the meter(s) to existing homes, if applicable, if they are abandoned and capped at the
main line.
SURFACE WATER
1. A drainage report complying with the current version of the City of Renton Surface Water
Design (RSWDM) Manual will be required. Based on the City’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. Refer to Figure 1.1.2.A – Flow
chart to determine the type of drainage review required in the RSWDM.
2. The project is not located within an Aquifer Protection Area (APA), and is therefore not
required to comply with the requirements detailed in Section 1.3.6 of the RSWDM. The
APA figure found in the TIR is outdated and does not reflect the City’s current
understanding of aquifer impact.
3. Maintenance access is required for the proposed stormwater tract and shall be designed
and installed in accordance with the City adopted SWDM.
4. Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain installed
on or off-site shall be designed and sized in accordance with standards found in Chapter
4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming
developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. Any
proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help
mitigate the new runoff created by this development to the maximum extent feasible.
On-site BMPs shall be evaluated in order of preference by feasibility as described in
Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application
of on-site BMPs, shall be included with the land use application, as applicable to the
project. The final drainage plan and drainage report must be submitted with the utility
construction permit application.
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 5 of 6
7. A Construction Stormwater Permit from Department of Ecology is required IF clearing and
grading of the site exceeds one acre. Applicant must obtain permit and provide proof
prior to Civil Permit issuance.
8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(measured infiltration rates), with recommendations of appropriate on-site BMPs per
Core Requirement #9 and Appendix C shall be included in the report. The report should
also include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate the
development will not result in soil erosion and sedimentation, landslide, slippage, or
excess surface water runoff.
9. Erosion control measures to meet the City requirements shall be provided.
10.The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
11. The 2019 Surface water system development fee is $0.72 per square foot of new
impervious surface, but no less than $1,800.00. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
TRANSPORTATION
1. To meet the City’s complete street standards for Jefferson Ave NE, a residential access
street, minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site will be
required. Per City code 4-6-060, half street improvements shall include a pavement width
of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot bioretention planter strip,
an 5-foot sidewalk, street trees and storm drainage improvements.
2. To meet the City’s complete street standards and the Sunset Area Surface Water Master
Plan for Kirkland Ave NE, a residential access street, half street improvements shall
include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, a 12-foot
bioretention planter strip, a 8-foot sidewalk, street trees and storm drainage
improvements. No ROW dedication is required along Kirkland Ave NE.
3. Street grades shall not exceed 15 percent.
4. 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.
5. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and
104.2.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide
slotted drains at the lower end with positive drainage discharge to restrict runoff
from entering the garage.
c. The maximum width of a single loaded garage driveway is 9-feet and the
maximum width of a double loaded garage driveway is 16-feet. If a garage is not
present, the maximum driveway width is 16-feet.
d. Driveways shall not be closer than 5-feet to any property line.
6. Street lighting and street trees are required to meet current city standards. Lighting
plans are required to be submitted with the land use application and will be reviewed
during the construction utility permit review.
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 6 of 6
7. 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 analysis must include a discussion on traffic
circulation to and from the site and onsite traffic circulation. The study shall include trip
generation and trip distribution for the project for both AM and PM peak hours.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. The transportation impact fee is based on the type of land use. For a single family house,
the 2019 transportation impact fee is $7,820.42. Transportation impact fees are subject
to change based on the year the building permit is applied for.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
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.
4. All civil construction 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
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each
plan shall be on separate sheets.
6. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
7. 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 28, 2019
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Jefferson Highlands; LUA19-000163
The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative Site Plan,
Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 13
townhomes. The subject site consists of two (2) separate adjacent tax parcels in the Highlands
Community Planning Area, parcel nos. 7227801485 and 7227801560. The project site is located
in the R-14 zoning district and the Residential High Density (HD) land use designation. The existing
structures would be demolished to construct three (3) new townhome buildings – one 3-unit,
one 4-unit and one 6-unit. The applicant is requesting a conditional use permit to in crease
maximum wall plate height up to 32 feet to allow for a third floor within the residences. The
proposed project would result in a net density of 16.6 du/ac. The Unit Lot Subdivision includes
13 lots and 3 open space tracts. One of the 13 units would be affordable under density bonus
review. The proposed unit lots would range in size from 1,276 SF to 1,740 SF with an average lot
size of 1,467 SF. Access to the units is proposed via two new public alleys between the units and
a 16-foot wide temporary alley along the south end of site from Kirkland Ave NE (8 feet of the
temporary access is located off-site to the south). The topography of the site is relatively flat and
the site is not mapped with any critical areas. All onsite trees are proposed to be removed.
The proposed development would generate approximately 95 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 6 net new
trips (1 inbound and 5 outbound). During the weekday PM peak hour, the project would generate
approximately 7 net new trips (4 inbound and 3 outbound). The proposed project passes the City
of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Transportation Concurrency Test – Jefferson Highlands
Page 2 of 3
August 28, 2019
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2020.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 201 9 is
1,459 trips, which provides sufficient capacity to accommodate approximately 7 additional trips
from this project. A resulting 1,452 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The applicant has requested a
modification to leave the existing street improvements in its current configuration. The
recommended decision of the modification request will be part of the site plan review analysis.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management Syste m
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
Transportation Concurrency Test – Jefferson Highlands
Page 3 of 3
August 28, 2019
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd, Cle Elum, WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
March 12, 2019
Rohini Nair
City of Renton
RE: Street Modification Request
Jefferson Highlands
3815 Monterey Place NE
City of Renton Permit #U16-001683
Dear Rohini:
Please consider this letter a street modification request for improving the Kirkland Avenue NE frontage
with the following curb/paving/sidewalk improvements:
• 13’ travel lane measured from the center of the existing 60’ wide right of way (30’ half right of
way width)
• 0.5’ vertical curb, 8’ bioretention planter strip, and 8’ sidewalk, with 0.5’ clear width from back
of sidewalk to edge of right of way.
This is a reduction from the requested frontage section spelled out in the Pre-Application Meeting notes
dated November, 23, 2016:
To meet the City's complete street standards and the Sunset Area Surface Water
Master Plan for Kirkland Ave NE, a residential access street, half street
improvements shall include a pavement width of 26 feet (13 feet from centerline), a
0.5-foot curb, a 12-foot bioretention planter strip, a 8-foot sidewalk, street trees
and storm drainage improvements. No ROW dedication is required along Kirkland
Ave NE.
The above requested section spans 33.5’ from the centerline, but the existing width of the ROW from
the centerline is but 30’. This would require a ROW dedication.
The proposed section reduces the bioretention planter strip from 12’ to 8’. This proposed section spans
29.5’ and would not require a ROW dedication.
This request meets the following criteria outlined in RMC 4-9-250.D:
1. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the project
modification is the minimum adjustment necessary to implement these policies and objectives. The
proposed section fits with the existing ROW.
11
2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment. We
believe that the proposed section meets all applicable standards and objectives and safety,
function, appearance, environmental protection and maintainability intended by the Code
requirements.
3. Will not be injurious to other property(ies) in the vicinity. This proposed street widening matches
the street width along adjacent property to the south. This proposed street section is likely to
conform to future frontage improvement requirements as properties on the west side of this
block of Kirkland Avenue NE.
4. Conforms to the intent and purpose of the Code. We are trying to conform as best we can to
direction provided by City staff who are dedicated to implementing the intent and purpose of the
Code.
5. Can be shown to be justified and required for the use and situation intended. The proposed
section fits with the existing ROW. We are trying to conform as best we can to direction provided
by City staff who are dedicated to implementing the intent and purpose of the Code.
6. Will not create adverse impacts to other property(ies) in the vicinity. This proposed street
section is likely to conform to future frontage improvement requirements as properties on the
west side of this block of Kirkland Avenue NE.
If you have questions or need additional information, please call me at 425-392-0250 or email me at
tredding@encompasses.net
Sincerely,
Encompass Engineering
Tom Redding
Y:\Jobs (J)\17\17735 - Anita Woo\DOCS\Street Standards Deviation\Street Modification Request for Frontage Improvements.docx
PROPOSED
KIRKLAND AVE NE
SECTION
10 1111'