HomeMy WebLinkAboutSR_HEX_Report_4th_Dimension_Building_191126_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_4th_Dimension_Building_191126_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: November 26, 2019
Project File Number: PR19-000295
Project Name: 4th Dimension Building
Land Use File Number: LUA19-000153, SA-H, ECF, V-H
Project Manager: Clark H. Close, Senior Planner
Owner: 4th Creek Meadows, LLC, 12505 Bel Red Road, Suite 212, Bellevue, WA 98005
Applicant: Hari Ghadia, 12505 Bel Red Road, Suite 212, Bellevue, WA 98005
Contact: Martin Reimers, Concept Architecture, 2615 West Casino Road, Suite 1A, Everett,
WA 98204
Project Location: 4502 NE 4th St, Renton, WA 98059
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) Review and a Reasonable Use Variance for the construction of a 4-story
mixed use building located at 4502 NE 4th St. The 23,170 SF parcel is zoned CA and
is located within Urban Design District D. The applicant is proposing to build a 55-
foot tall structure that would include 51 parking spaces within the building, up to
6,450 SF of commercial space, and 24 apartments units. The residential levels
would include eight (8) two-bedroom living units for a proposed net density of 54
du/ac. The existing vacant single-family structure would be demolished. Access to
the site would be at the rear of the property from Bremerton Ave NE. New street
frontage improvements would be completed on Bremerton Ave NE and NE 4th St.
The proposed new building is proposed to form to the topography of the site. The
parcel contains a piped stream channel and regulated slopes. The applicant is
requesting a reasonable use variance to construct an open space under the
building to accommodate the new stream channel and to provide additional
storage during storm events. In addition, a stormwater detention vault would be
constructed below the lowest parking level and discharge to the storm system.
Site Area: 0.55 acres
Bremerton Ave NE NE 4th St Duvall Ave NE
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 2 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
B. EXHIBITS:
Exhibits 1-27: As shown in the Environmental Review Committee (ERC) Report
Exhibit 28: Staff Report to the Hearing Examiner
Exhibit 29: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 30: Letter of Understanding Geologic Risk
Exhibit 31: Urban Center Design Overlay District Report
C. GENERAL INFORMATION:
1. Owner(s) of Record: 4th Creek Meadows, LLC, 12505 Bel Red Road, Suite
212, Bellevue, WA 98005
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Single-Family Residential (unoccupied)
5. Critical Areas: Piped Stream Channel, Regulated Slopes and a
Localized Floodplain
6. Neighborhood Characteristics:
a. North: Vision House. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation; Commercial Arterial (CA) zone
b. East: Insurance Agency. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation; Commercial Arterial (CA) zone
c. South: Renton Highland Business Center Condominium (Medical). Commercial & Mixed Use
(CMU) Comprehensive Plan Land Use Designation; Commercial Arterial (CA) zone
d. West: Windsor Place Apartments. Commercial & Mixed Use (CMU) Comprehensive Plan Land
Use Designation; Commercial Arterial (CA) zone
7. Site Area: 0.55 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 (Wescott) A-78-001 3553 06/17/1981
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. There is an existing 8-inch City water main
located in NE 4th St that can deliver a maximum total flow capacity of 2,500 gallons per minute (gpm).
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 3 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
There is an existing 12-inch City water main located in Bremerton Ave NE that can deliver a maximum
total flow capacity of 4,000 gallons per minute (gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 10-inch ductile iron
wastewater main located in Bremerton Ave NE. There is an existing 24-inch PVC wastewater main
located in NE 4th St.
c. Surface/Storm Water: The existing property does not contain storm water detention/retention
facilities. Runoff from the existing site drains to an existing private 24-inch diameter storm water pipe
that runs from the east-west direction bisecting the middle of the site. Offsite there are storm water
mains located in NE 4th St and Bremerton Ave NE.
2. Streets: NE 4th Ave is a Principal Arterial Street with an existing right-of-way (ROW) width of 84 feet as
measured using the King County Assessor’s Map. Bremerton Ave NE is a Residential Street with an existing
ROW width of 25 feet as measured using the King County Assessor’s Map. There is an existing sidewalk
along NE 4th St property frontage.
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 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July 9,
2019 and determined the application complete on July 17, 2019. The application was placed on hold on
August 7, 2019 (Exhibit 19) and taken off hold on October 3, 2019 (Exhibit 22). The project complies with
the 120-day review period.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 4 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
2. The project site is located at the northeast corner of NE 4th St and Bremerton Ave NE at 4502 NE 4th St,
Renton, WA 98059 (Exhibits 2 and 3).
3. The project site is currently developed with a vacant single-family residential home.
4. Access to the site would be provided via Bremerton Ave NE near the north property line.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification and within Urban Design
District D.
7. There are no significant trees located on-site. There are several large trees, approximately 18 to 20 (dbh)
inch balsam poplar (Populus balsamifera, FAC), located in the public right-of-way (ROW) along the west
parcel boundary (Exhibit 4).
8. The site is mapped with a piped stream channel, regulated slopes and a localized floodplain.
9. Approximately 1,500 cubic yards of material would be cut on-site and approximately 3,500 cubic yards of
fill is proposed to be brought into the site (Exhibit 23).
10. The applicant is proposing to begin construction as soon as possible (Exhibit 26).
11. Staff received one (1) public comment letter (Exhibit 14). On July 22, 2019, staff provided a response to
the public comment letter (Exhibit 15). To further address public comments the following report
contains analysis related to the permit application process.
12. Staff received two (2) agency comments (Exhibits 16 and 17). To address agency comments, staff
provided response letters to the Muckleshoot Indian Tribe Fisheries Division (Exhibit 18 and 20).
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
October 28, 2019 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the 4th Dimension Building (Exhibit 29). The DNS-M included four (4) mitigation
measures. A 14-day appeal period commenced on November 1, 2019 and ended on November 15, 2019.
No appeals of the threshold determination have been filed.
14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Report with Infiltration Evaluation, prepared by Geo Group Northwest,
Inc., dated May 14, 2018, and future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit
a sealed letter stating that he/she has reviewed the construction and building permit plans and in
their opinion, the plans and specifications meet the intent of the report(s).
3. The geotechnical and structural design of the 4th Dimension Building and the portion of the
building providing compensatory storage must be prepared in a way that will prevent damage to
the subject building and surrounding properties from seepage of water into the subbase material
and potential settlement and erosion that might result. Possible means of accomplishing this
include providing a watertight concrete base slab and/or a waterproof liner beneath the open
channel and compensatory storage area to prevent infiltration of water into the into the subbase
material. The project's geotechnical and structural engineers must provide the City with a
correspondence bearing a professional engineering stamp stating that in their opinion the project
as designed will not result in property damage caused by settlement or erosion of the subbase
material.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 5 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
4. A prorated share of the traffic signal costs shall be collected from the proposed project based
upon the ratio of number of peak trips that would be added by the project to the number of future
baseline trips at the NE 4th St at Bremerton Ave NE intersection. The fee would be based on (new
PM peak-hour trips) / (total vehicle PM peak-hour trips for the signal) x (cost of new signal and
improvements). The prorated share of the traffic signal is $8,432.54 ((34/3,024) x 750,000 =
$8,432.54). The fee shall be paid prior to temporary certificate of occupancy.
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 Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU land use designation is to allow residential uses as
part of mixed-use developments, and support new office and commercial development that is more
intensive than what exists to create a vibrant district and increase employment opportunities. The
intention of this designation is to transform strip commercial development into business districts through
the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and
the provision of public amenity features. The proposal is compliant with the following development
standards if all conditions of approval are met:
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:
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
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.
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 6 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
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-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
17. Zoning Development Standard Compliance: The purpose of the Commercial Arterial (CA) zone is to evolve
from “strip commercial” linear business districts to business areas characterized by enhanced site planning
and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and
boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services,
and other commercial activities along high-volume traffic corridors. Residential uses may be integrated
into the zone through mixed-use buildings. The proposal is compliant with the following development
standards, as outlined in RMC 4-2-120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
Use: The CA zone allows attached dwelling units – flats as an outright permitted use,
provided ground floor commercial is provided with at least two (2) residential stories
above the ground floor commercial along any street frontage. Commercial uses in
residential mixed-use developments are limited to retail sales, on-site services, eating
and drinking establishments, taverns, daycares, preschools, indoor recreational
facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting
rooms, general offices not located on the ground floor, and similar uses as determined
by the Administrator.
Office, retail, and eating and drinking establishments are all outright permitted uses
within the CA zone.
Staff Comment: The applicant is proposing a mixed-use building with commercial uses
on the first along NE 4th St and Bremerton Ave NE and multi-family attached dwellings
– flats on levels 2 through 4. The structured parking garage would be located below
grade and along the first floor along a portion of Bremerton Ave NE (approx. 52% of the
first floor). It is anticipated that the uses along NE 4th St and Bremerton Ave NE at street
level would likely include retail and/or restaurant uses. The applicant is proposing three
(3) floors of residential use above the commercial and structured parking uses. All uses
proposed are permitted uses within the CA zone as part of a mixed-use building.
Density: The minimum density required in the CA zone is 20.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: After the deduction of 3,821 square feet from the 23,170 square foot
gross site area for the dedication of right-of-way, the project site would have a net area
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 7 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
of 19,349 square feet (0.444 acres). The proposal for 24 dwelling units on the 0.444 net
acre site would result in a net density of 54 dwelling units per acre (24 du / 0.444 acres
= 54 du/ac), which is within the density range permitted in the CA zone when located
within the Highland Community Planning Area.
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: The existing site area totals 23,170 square feet and, after the required
right-of-way dedication, the project site would have a total area of 19,349 square feet
which is more than the minimum lot size of 5,000 square feet required. The proposed
development does not include a subdivision. After right-of-way dedication, the lot
would comply with the minimum lot size requirement of the CA zone.
Compliant if
condition of
approval is
met
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. The maximum secondary front yard setback is 20
feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or
is adjacent to a lot zoned residential.
Staff Comment: Along NE 4th St, the applicant is proposing a 20-foot (20’) setback at
the southeast corner of the building. The property line tapers to the north, from east to
west, and the southwest corner of the building would maintain a front yard setback of
approximately 17 feet (17’) from NE 4th St. The applicant is proposing a ten-foot (10’)
secondary front yard building setback along Bremerton Ave NE, after 14’-7” of right-of-
way dedication. In addition, the applicant is proposing an exposed concrete retaining
wall with a metal railing along approximately 72 feet (72’) of the 96-foot (96’) wide
commercial frontage of the building. The exposed concrete wall increases in height from
NE 4th St to the north and only a portion of the commercial façade is immediately
available to access via a 23-foot (23’) wide section that consists of a couple of steps
between the building and the public sidewalk.
Other than the chamfered corner of the building, the canopy along the ground floor and
the recessed residential balconies, the stairwells, and the façade (wall line) is generally
flat vertical plane with a general lack of multiple offset sub-elements to reduce the
apparent bulk of the building. Additional building modulation or other architectural
detailing along the ground floor of the parking garage and along the bedrooms (levels
2 through 4) facing Bremerton Ave NE should be provided in order to reduce the
minimum required 15-foot (15’) building setback along the secondary front yard
(Bremerton Ave NE). Therefore, staff recommends as a condition of approval, that the
applicant submit revised architectural plans that provide additional building
modulation or other architectural detailing along the ground floor of the parking garage
and along the bedrooms facing Bremerton Ave NE. The revised architectural plans shall
be reviewed and approved by the Current Planning Project Manager prior to Building
Permit approval.
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. for vertically
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 8 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
mixed use buildings (commercial and residential). Heights may exceed the Zone’s
maximum height with a Conditional Use Permit.
Staff Comment: The proposed building would include parking within the building. As a
result, a maximum building coverage if 75 percent (75%) of the lot area would be
applicable. Based on conceptual site plans, the total proposed building footprint is
12,137 square feet. After all right-of-way dedications, the building coverage would total
62.7 percent (12,137 square feet / 19,349 square feet = 62.7%). The proposed building
coverage is less than the maximum building coverage of 75% permitted, as parking
would be provided within the on-site parking garage.
The building height, from the average grade (-7’-10”) to the top of the roof (52’-2”) is
60 feet, which complies with the maximum building height of 70 feet for a mixed use
building.
Additionally, there are no impervious coverage maximums for the CA zone. The
proposed structure with other associated improvements including impervious surfaces
for parking area would cover approximately 92.4% of the site (17,886 square feet /
19,349 square feet = 92.4%).
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: The applicant submitted Conceptual Landscape Plans, prepared by
Origin Design Group (dated July 13, 2018; Exhibit 4), with the project application
materials. The submitted landscape plans include landscaping between the building and
public sidewalk, a landscape buffer along the north property line, and required street
trees between the curb and sidewalk within the public right-of-way. The proposed
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 9 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
landscape plant schedule includes the following vegetation: vanderwolf pyramid limber
pine, ‘fastigiata’ maidenhair, greenspire linden, goldflame spirea, pygmy barberry,
David viburnum, munstead lavender, dwarf heavenly bamboo, tiny wine ninebark, silver
maiden grass, red-flowering currant, blue oat grass, ‘snow queen’ hydrangea, pink
winky hydrangea, Oregon grape, artic sun redtwig dogwood, common snowberry,
chamisso sedge, ornamental alpine strawberry, boxleaf honeysuckle, and lawn.
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 street frontage landscaping buffer
requires a mix of trees, shrubs, and ground cover to comply with landscape regulations.
As proposed the 10-foot (10’) of street frontage landscaping along NE 4th St also
includes two (2) rain gardens to meet the City of Renton stormwater requirements. The
design of these raingardens would be reviewed for compliance with both the 2017
Renton Surface Water Design Manual and the landscaping regulations of 4-4-070. A
detail landscape plan would be submitted and reviewed for landscape code compliance
at civil construction permit submittal.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant submitted a Tree Retention Plan with the Landscape
Plans. No significant trees are located on-site; therefore no tree retention requirements
would be triggered. According to the Tree Retention Plan, there are thirteen (13)
blackwood cottonwood trees located within the public ROW along Bremerton Ave NE.
These 13 trees within the ROW, would be removed to widen the public road and in order
to complete frontage improvements. The applicant is proposing to plant up to eight (8)
trees in the planter strip and four (4) trees on-site. A final detailed landscape plan would
be required to be submitted and approved prior to issuance of a civil construction
permit.
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 10 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Staff Comment: The applicant is proposing to screen the utility equipment within the
building. All other utilities would be located within an underground vault or would be
screened with landscaping. The project design includes adequate onsite screening for
utility equipment from public view through the combination of landscaping, building
architecture and placement.
Refuse and Recycling: The refuse and recyclables deposit area and collection points for
multi-family residences shall be required to provide 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. 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.
In manufacturing and other nonresidential developments, a minimum of three (3)
square feet per every one thousand (1,000) square feet of building gross floor area shall
be provided for recyclables deposit areas and a minimum of six (6) square feet per one
thousand (1,000) square feet of building gross floor area shall be provided for refuse
deposit areas. A total minimum area of one hundred (100) square feet shall be provided
for recycling and refuse deposit areas.
In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables deposit
areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of
building gross floor area shall be provided for refuse deposit areas. A total minimum
area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas.
Outdoor refuse and recyclables deposit areas and collection points shall not be located
within fifty feet (50') of a lot zoned residential, except by approval through the site
development plan review process, or through the modification process if exempt from
site development plan review.
Staff Comment: The applicant would provide a 273 square foot refuse and recycling
location in the underground parking level on the east side of the building, approximately
in the middle of the of the structure on the east side of the drive aisle (Exhibit 12). The
enclosure would be accessible for users. The refuse and recycling area would be
incorporated into the building and surrounded on 3-sides within a full-height six-inch
(6”) concrete walls enclosure with a minimum 12-foot wide chain link gate or equal
along the front.
Based on the proposal for 24 dwelling units, the proposal would require a minimum of
36 square feet of recyclable deposit areas and 72 square feet of refuse deposit areas for
a total minimum of 108 square feet.
Based on the proposal for 1,487 square feet of restaurant use, a total of four (4) square
feet would be required for recyclable deposit areas and nine (9) square feet of refuse
deposit areas would be required for a total minimum area of 13 square feet. Based on
the proposal for 4,837 square feet of retail use, a total of 24 square feet would be
required for recyclable deposit areas and 48 square feet of refuse deposit areas would
be required for a total minimum area of 72 square feet. Together the commercial uses
would require a combined refuse and refuse and recyclable deposit areas of 85 square
feet (13 square feet + 72 square feet = 85 square feet). The requirement of 85 square
feet of refuse and recyclable deposit areas is less than the minimum 100 square foot
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 11 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
requirement; therefore a total minimum of 100 square feet of refuse and recyclable
deposit areas would be required for the restaurant and retail uses.
The project as a whole would require a total minimum area of 208 square feet of refuse
and recyclable deposit areas (108 + 100 = 208 square feet). The proposal for 273 square
feet complies with the minimum 208 square foot minimum requirement. See additional
discussion below in FOF 18, Design District Review: Service Element Location and
Design.
Compliant if
condition of
approval is
met
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: The existing configuration of the development site could provide for
site-to-site vehicle access way using the paved driveway located along the north side of
the proposed building. If the paved driveway included an access easement, a connection
could be provided that would allow for site-to-site vehicle access ways. Therefore, staff
recommends as a condition of approval, that the applicant shall grant a private access
easement to the CA zoned parcel located to the east of the project site, specifically
parcel no. 1023059117. The access easement document shall be reviewed and
approved by the Current Planning Project Manager and Development Engineering and
shall be recorded prior to Temporary Certificate of Occupancy.
Parking: The total requirements for off-street parking facilities shall be the sum of the
requirements for the several uses computed separately, unless the building is classified
as a “shopping center” as defined in RMC 4-11-190.
Attached dwellings within all other zones require a minimum of one (1) per dwelling
unit up to a maximum of 1.75 per dwelling unit. Eating and drinking establishments and
taverns require a minimum and maximum of 10 per 1,000 square feet of dining area.
Retail sales requires a minimum and maximum of 2.5 per 1,000 square feet of net floor
area.
Standard parking stall dimensions for structured parking are eight feet, four inches
(8'4") in width by fifteen feet (15'), compact stall dimensions are seven feet, six inches
(7'6") in width by twelve feet (12') in length.
Staff Comment: The applicant is proposing 24 dwelling units, which would require
between 24 and 42 parking spaces; 1,487 square feet of restaurant space would require
a minimum and maximum of 15 parking spaces; 4,837 square feet of retail space would
require a minimum and maximum of 12 parking spaces. Based on the aforementioned
uses and square footages, the proposal would be required to provide between 51 and
69 spaces. The submitted materials indicate that a total of 51 spaces (24 standard (8'4"
x 15’), 24 compact (7’-6” x 12’) and 3 accessible) would be provided within the
structured parking area in the building, which complies with the minimum number of
parking spaces required for the designated uses within the proposed structure. The
applicant would also provide parking space for up to seven (7) motorcycles between the
two proposed parking levels, which is still within the allowed parking stall range.
Compliant if
condition of
approval is
met
Bicycle Parking: One-half (0.5) bicycle parking space per one dwelling unit. All other
uses are required to provide bicycle parking spaces equal to ten percent (10%) of the
number of required off-street vehicle parking spaces.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 12 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Staff Comment: One-half (0.5) bicycle parking space per one dwelling unit is required
for projects with more than five (5) dwelling units. Based on the proposal for 24
attached dwelling units, a total of twelve (12) bicycle parking spaces are required for
the residential units. Per RMC 4-4-080F.11 bicycle parking spaces are required at 10%
of the number of required off-street parking spaces for all other uses. Based on the
proposal for 6,324 square feet of restaurant/retail uses and a combined min/max
parking requirement of 27 spaces, the project would be required to provide three (3)
bicycle parking spaces. Together, this would result in a total of fifteen (15) required
bicycle parking spaces on the project site. Three (3) bicycle parking spaces are
designated on the architectural floor plans (Exhibit 12).
Bicycle parking required for the multi-family units shall be provided for secure extended
use and shall protect the entire bicycle and its components and accessories from theft
and weather. Acceptable examples include bike lockers; bike check-in systems; in-
building parking; and limited-access, fenced areas with weather protection. For in-
building bike parking and limited-access, fenced areas, fixed structures for locking
individual bikes, such as racks, must be provided within the facility. The three stalls that
shall be provided for the restaurant/retail uses are to be conveniently located to the
street right-of-way and be within 50 feet of the main entrance of the building.
Therefore, staff recommends as a condition of approval, that the applicant submit
revised floor plans and site plan 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 fifteen (15) bicycle parking stalls. The revised floor plans, site
plan and bicycle parking details shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant is proposing a nearly 15-foot (15’) long L-shape retaining
wall along Bremerton Ave NE in order to maintain the street level grade along the
commercial frontage. The retaining wall would allow the applicant to install stairs to
accommodate the grade change between the north and south parts of the building. The
height of the L-shaped retaining wall would be less than eight feet (8’) at approximately
five feet (5’). The top of the retaining wall would be between average grade at (-7’-10”)
and level 1 (0’-0”), and does not pose a traffic vision hazard (Exhibit 11). The retaining
wall would comply with the minimum three-foot (3') setback to the abutting public
rights-of-way, located approximately five-foot six inches (5’-6”) from the west property
line.
As previously mentioned, the applicant is proposing to install outdoor set of stairs to
accommodate the grade change between the north and south parts of the building. The
stair design includes an exposed concrete wall with a maximum height of four feet (4’)
along at a zero-foot (0’) setback from the public right-of-way. The exposed concrete
wall further extends approximately 78’-7” south from the outdoor set of stairs located
between the commercial façade and the parking garage façade. Therefore, staff
recommends and a condition of approval that the applicant redesign the exposed
concrete wall and metal railing along Bremerton Ave NE to a plaza style design with
wall seating and a more pedestrian friendly elements between the building and the
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 13 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
public sidewalk. The revised elevation plans and site plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
18. Design District Review: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ Standards and guidelines,
as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: See FOF 21, Site Plan Review. The proposal includes an average 18.5’
building setback from NE 4th St, a 10-foot building setback from Bremerton Ave NE and
a minimum 26-foot setback to the north property line. The semi-private space located
on the second-story roof deck would have access to sun as it maintains an eastern
exposure and the third-story does not extend over this area. It is anticipated that these
setbacks would allow adequate natural light and sun exposure to be maintained to the
surrounding commercial and residential uses on the abutting or adjacent properties.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The project site is a rectangular shaped parcel, bounded by NE 4th St
on the south and Bremerton Ave NE on the west. The commercial uses on the ground
floor would be oriented to the south and west with clear connections to private and
public sidewalks along the project frontages.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: See previous discussion above.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 14 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable, no residential uses are proposed at street level.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
all conditions
of approval
are met
Standard: A primary entrance of each building shall be located on the façade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The propose building would have two (2) entries along NE 4th St
(building entry and a staircase entry to the residential units above the first floor) and
five (5) entries facing Bremerton Ave NE (four (4) for the non-residential uses and one
(1) to the underground parking garage). See FOF 17, Zoning Development Standard
Compliance: Fences and Retaining Walls for staff recommended condition of approval
for a more pedestrian friendly design along Bremerton Ave NE.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: The primary building entries have been made visibly prominent
through the use of storefront façade, metal canopy and landscaping. In addition, see
Ground Level Details.
Compliant if
condition of
approval is
met
Standard: Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: Building entries have been clearly marked through the use of glazing
and landscaping. In addition, canopies have been used above the building entrances at
approximately ten feet (10’) above ground level. The canopies would be slightly angled
upward (starting at approximately 10 feet (10’) above finished grade and extending to
approximately 11’-6” above finished grade). The weather protection canopy extends
the length of the building along NE 4th St then the canopy wraps the southwest corner
and extends approximately 106 feet along Bremerton Ave NE. Staff recommends, as a
condition of approval, that weather protection, measuring a minimum of four and one-
half feet (4-1/2') wide and a minimum of three feet (3') deep, be provided over the
underground parking garage entrance along Bremerton Ave NE. In addition, see Ground
Level Details.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 15 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Staff Comment: Not applicable, there are no surface parking lots proposed.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: All building entries would be oriented toward a public street. There are
two (2) building entries proposed to face NE 4th St and five (5) building entries are
proposed to face Bremerton Ave NE.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable, there is only one building proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable, no ground floor residential units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The project site abuts a commercial zoned property to the east. To
promote a transition to the commercial use to the east, the applicant has implemented
modulation and articulation of the building form. In addition, the applicant is proposing
shed roofs, balconies and building step backs along the east elevation to reduce the
apparent bulk and scale of the proposed building.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 16 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
Compliant if
condition of
approval is
met
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: See previous discussion above under FOF 17, Zoning Development
Standard Compliance: Refuse and Recycling. It is unclear to staff if the refuse and
recyclables deposit area is easily and safely accessible to hauling trucks. Therefore, staff
recommends, as a condition of approval, the refuse and recyclables deposit area
location be approved by the City of Renton’s solid waste utility provider (the City
partners with Republic Services) prior to building permit issuance.
Compliant if
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The applicant submitted a refuse and recycling enclosure screening
detail (Exhibit 12) with the project application materials. The screening detail showed
the gate proposed for the refuse and recyclable deposit area, however it did not
demonstrate compliance with all of the enclosure requirements. Therefore, staff
recommends, as a condition of approval, that a refuse and recycling enclosure detail be
provided at the time of Building Permit review for review and approved by the Current
Planning Project Manager. The refuse and recycling enclosure detail shall demonstrate
that the trash enclosure would have self-closing doors.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: See previous discussion above.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: See previous discussion above.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 17 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
N/A
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: See previous discussion above under FOF 17, Zoning Development
Standard Compliance: Parking.
N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See previous discussion above under FOF 17, Zoning Development
Standard Compliance: Parking.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 18 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: The exposed structured parking is located along the northern half of
the project site. At street level, the southern portion of the project site would remain
commercial space. The commercial space occupying the ground floor along NE 4th St
would utilize approximately 59’-3” feet of the approximately 68’-6” total linear feet of
frontage, resulting in 86.5 percent (86.5%) of commercial frontage. Along Bremerton
Ave NE, the proposed commercial uses would utilize 96 feet of the 200’-8” of frontage
which results in approximately 48 percent (48%) of commercial frontage. The location
of the structured parking provides adequate parking for the uses while also allowing
the commercial space to dominate the façade at the intersection of NE 4th St and
Bremerton Ave NE. The proposal complies with the guidelines of this standard.
Compliant if
condition of
approval is
met
Standard: The entire façade must feature a pedestrian-oriented façade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: The building façade is pedestrian oriented with pedestrian pathways
and landscaping. Along Bremerton Ave NE, the ground floor of the building is divided
into a commercial space and structured parking. The parking façade is 104’-8” long and
the commercial portion is 96 feet long. As previously discussed, the west building façade
is setback ten feet (10’) from the public sidewalk. The applicant is proposing a landscape
screen along the exterior wall of the parking garage. With an addition of a metal framed
green wall near the underground parking entrance, it is staff’s assessment that
substantial landscaping can be achieved within this project. Therefore, as a condition of
approval, staff is recommending a minimum seven-foot six-inch (7’-6”) tall metal
framed green wall with climbing vines near the parking garage pedestrian entrance
located along Bremerton Ave NE. The applicant shall submit a green wall detail with the
final landscape plan for review and approval by the Current Planning Project Manager
prior to issuance of the civil construction permit.
Compliant if
all conditions
of approval
are met
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: The façades facing public right-of-ways would include modulation,
glazing, and landscaped areas to enhance the façade and draw attention away from
the structured parking entrances, if all other conditions of approval are complied with.
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: The proposed building would have a single pedestrian entrance from
Bremerton Ave NE to the parking garage (considered to be the side street), which
complies with this standard.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 19 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Compliant if
all conditions
of approval
are met
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: See previous discussion above under FOF 17, Zoning Development
Standard Compliance: Setbacks and FOF 18, Design District Review: Structured Parking
Garages. Staff previously recommended, as a condition of approval, that the applicant
submit revised architectural plans that provide additional building modulation or other
architectural detailing along the ground floor of the parking garage and along the
bedrooms facing Bremerton Ave NE and the applicant provide a minimum 7’-6” tall
metal framed green wall near the pedestrian parking garage entrance.
Compliant if
all conditions
of approval
are met
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
Staff Comment: The applicant is requesting a 5-foot (5’) reduction from the 15-foot (15’)
minimum setback required from Bremerton Ave NE. The applicant has proposed
landscaping within the 10-foot (10’) proposed setback that would consist primarily of
(2) ‘fastigiata’ maidenhair tree, (1) vanderwolf pyramid limber pine trees, boxleaf
honeysuckle, pygmy barberry, dwarf heavenly bamboo, silver maiden grass, ‘snow
queen’ hydrangea, goldflame spirea, David viburnum, tiny wine ninebark, and blue oat
grass. In addition (6) greenspire linden street trees would be located within the eight-
foot (8’) wide planter strip to provide additional landscape screening. As previously
discussed, there does not appear to be any specific architectural treatment proposed to
enhance the façade of the structured parking along Bremerton Ave NE. See staffs other
recommended conditions, in FOF 18, Design District Compliance: Building Materials.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 20 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Staff Comment: See previous discussion above under FOF 17, Zoning Development
Standard Compliance: Vehicular Access.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: See previous discussion above under FOF 17, Zoning Development
Standard Compliance: Vehicular Access.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The applicant has proposed pedestrian walkways along the project
site’s NE 4th St and Bremerton Ave NE street frontages. All building entries would have
a direct connection to the public sidewalk. All walkways would be paved and comprised
of an all-weather walking surfaces.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable, no surface parking is proposed.
Compliant if
condition of
Standard: Sidewalks and pathways along the façades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 21 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
approval is
met
a. Sidewalks and pathways along the façades of mixed use and retail buildings
100 or more feet in width (measured along the façade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: The proposed pedestrian walkways along the building façade meet or
exceed the minimum five-foot (5’) wide interior pathway, provided the applicant widens
the east/west walkway between the commercial entrance and the staircase entrance
located at the southeast corner of the building on NE 4th St or provides a second five-
foot (5’) wide sidewalk from the staircase to the public sidewalk along NE 4th. Staff
recommends, as a condition of approval, that the applicant maintain a minimum
interior pathway width no smaller than five feet (5') and the entrance walk along NE
4th St be increased from seven feet (7’) wide to twelve feet (12') wide.
The recommended condition of approval for the plaza style design with wall seating and
a more pedestrian friendly elements between the building and the public sidewalk is
expected to meet the intent of these standards and guidelines, in FOF 17, Zoning
Development Standard Compliance: Fences and Retaining Walls.
N/A Standard: Mid-block connections between buildings shall be provided.
Compliant if
condition of
approval is
met
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: The applicant is proposing concrete for the paved walkways. Staff
recommends, as a condition of approval, that the applicant include permeable
pavement materials for pedestrian walkways, where feasible, consistent with the 2017
City of Renton Surface Water Design Manual.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Compliant if
all conditions
of approval
are met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at façades along streets, shall be provided.
Staff Comment: Landscape raingardens and landscape screening are proposed along
the building façades. In addition, staff is recommending a condition of approval to
include a green wall with climbing vines along a portion of the parking garage façade
on Bremerton Ave NE.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 22 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: In order to comply with pedestrian amenity standards, staff
recommends as a condition of approval that the applicant provide public art and site
furniture that is made of durable, vandal- and weather-resistant materials that do not
retain rainwater and can be reasonably maintained over an extended period of time.
The site furniture details shall be submitted to and approved by the Current Planning
Project Manager prior to building permit approval.
Compliant if
all conditions
of approval
are met
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: The applicant has proposed weather projection over the building
entrances. The applicant would comply with the guidelines of pedestrian overhead
weather protection if all conditions of approval are complied with. See recommended
staff condition of approval under FOF 18, Design District Review: Building Entries for
more information.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Compliant if
condition of
approval is
met
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 23 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Based on the proposal for 24 dwelling units, the project would be
required to provide 240 square feet of common open space within the proposed
development. To meet the common open space requirement, the applicant is proposing
the commercial spaces to have patio areas of approximately 977 square feet on the
Bremerton Ave NE street side for seating and common uses. In addition, the applicant
is proposing a large patio space of approximately 2,100 square feet for recreational use
on the second level for residents.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 24 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable, the building would not include 30,000 square feet of
commercial space.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 25 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building façades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: The proposed building would include modulation and articulation at
intervals of 40 feet (40’) or less along all façades.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: The modulations meet or exceed these minimum requirements.
Compliant if
conditions of
approval are
met
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
façade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Along Bremerton Ave NE, the building façade is greater than one
hundred sixty feet (160') in length at 200’-8”. In order to reduce the apparent size of the
building and add visual interest, staff is recommending that the applicant provide a
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 26 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
storefront systems with a minimum floor-to-ceiling height of sixteen feet (16’), provided
the applicant provides a minimum clear height of fifteen feet (15') along the portion of
the building with a commercial façade. See FOF 20, Residential Mixed Use Development
Standards for more information.
In addition, the applicant is encouraged to provide a designated space for public art
along Bremerton Ave NE. Therefore, staff recommends as a condition of approval the
applicant submit a public art plan. The preferred public art plan shall be submitted to
and approved by the Current Planning Project Manager prior to building permit
approval.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Compliant if
conditions of
approval are
met
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: Based on the provided elevations it appears the ground floor of the
proposed building would include human-scaled elements such as canopies, lighting
fixtures and landscaping. However, ground-level details should also include such things
as benches and/or public art. These features were not provided in the submitted
application. The combination of all these elements would create a space for an
enhanced pedestrian experience. As a result, staff previously recommended as a
condition of approval that the applicant provide site furniture that is made of durable,
vandal- and weather-resistant materials that do not retain rainwater and can be
reasonably maintained over an extended period of time. The site furniture details shall
be submitted to and approved by the Current Planning Project Manager prior to
building permit approval.
Compliant if
all conditions
of approval
are met
Standard: On any façade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: It does not appear that all portions of the ground floor façade facing
Bremerton Ave NE would be comprised of 50 percent (50%) windows and doors. Staff is
supportive of less glazing between 4 feet and 8 feet above ground, along the west
elevation due to the structured parking garage façade, and finds the applicant would
comply with the guidelines of glazing and ground-level details provided all conditions of
approval are complied with.
Compliant if
condition of
approval is
met
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 27 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Staff Comment: The upper portion of the building façade along NE 4th St only includes
about nine percent (9%) glazing with clear windows and only about three percent (3%)
glazing with clear windows along the upper portion of the north building elevation. The
amount of clear windows with visibility into and out of the building increases
significantly along the east and west elevations.
In order to breaking up the building massing and increase light transmittance and
visibility into and out of the building, staff is recommending that the applicant provide
windows within the staircases on the north and south facing façades. In addition, the
applicant shall increase the percentage of glazing and clear windows along NE 4th St.
Revised elevations showing added glazing and upper story clear windows shall be
submitted to the Current Planning Project Manager, and approved, prior to building
permit issuance.
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Staff Comment: The restaurant and retail spaces along the front façades are anticipated
to have display areas viewable from the pedestrian realm given the façade treatment
with a minimum 10-foot (10’) storefront system along the commercial portion of the
building frontages. See recommended staff condition of approval under FOF 18, Design
District Review: Building Character and Massing for more information.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: As described in the previous subsections, the front facing façades with
ground floor commercial uses contain a significant amount of clear glazing (Exhibit 11).
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: Tinted windows are not proposed. Transparency is a key design element
on the street facing frontages of the building.
Compliant if
all conditions
of approval
are met
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: Architectural detailing, modulation and articulation are used through
all exterior portions of the building. With the recommended conditions that the
applicant provide additional building modulation or other architectural detailing along
the ground floor of the parking garage and along the bedrooms (levels 2 through 4)
facing Bremerton Ave NE, additional windows within the staircases, and additional
glazing and upper story clear windows along NE 4th St, it is staff’s assessment that there
are no untreated blank walls used within this project.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 28 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: The proposal includes a combination of landscaping, architectural
modulation, seating areas for facility users, second level roof deck seating for facility
users, public art and site furniture have been conditioned to provide additional design
treatment along the ground level façade. Therefore, it is not anticipated that the
proposal would result in the creation of any untreated blank walls provided all
conditions of approval are met.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposal includes shed roofs, extended parapets and a variety of
rooflines to create an interesting roof profile.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 29 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Compliant if
condition of
approval is
met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The applicant submitted an Urban Center Design Overlay District
Report (Exhibit 31) and architectural building elevations (Exhibits 11) with the project
application. The building elevations included a description of materials proposed to be
used on the building. The proposed materials appear to be high quality in nature and
would be utilized on the façades visible to the public. However, the submitted
application materials were conceptual in nature. Staff recommends, as a condition of
approval, that a materials board including material samples and colors coded to the
building elevations be provided at the time of Building Permit Review for review and
approval by the Current Planning Manager.
Compliant if
all conditions
of approval
are met
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The proposed building would include variations in materials as well as
colors (Exhibits 13). As previously recommended above, a materials board would be
required at the time of Building Permit review for formal approval of the proposed
materials and colors.
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See previous discussion above.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: Materials proposed include storefront window systems, cementitious
lap siding, cementitious trim, cementitious fascia, steel columns, metal columns, metal
siding, exposed concrete siding, exposed masonry, and metal railings with metal panels.
All materials appear to be high quality. However, formal review and approval of the
building materials would be conducted upon review of the materials board, see previous
discussion above.
Compliant if
condition of
approval is
met
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: A final materials board was not submitted with the project application
materials. However, based on the information submitted, there appear to be some walls
and columns that would be comprised of poured concrete. Staff recommends, as a
condition of approval, that if concrete is used for walls and/or columns, the concrete
shall be enhanced by techniques such as texturing, reveals, and/or coloring with a
concrete coating or admixture. Treatment of any concrete walls and/or columns
proposed should be included on the materials board submitted as part of the Building
Permit Review.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 30 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The building includes a variation of colors, brick, metal banding, and
textural changes. See previous discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A sign package was not included with the submitted application
materials; therefore staff was unable to verify compliance with the sign requirements.
Compliance with the sign requirements would be verified at the time a sign package is
submitted for review.
Compliance
not yet
demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 31 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See previous discussion above.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: A lighting plan and lighting details were not submitted with the formal
land use application materials. Staff recommends, as a condition of approval, that a
lighting plan and light fixture details be submitted at the time of Building Permit review
for review and approval by the Current Planning Project Manager prior to building
permit issuance.
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See previous discussion above.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See previous discussion above.
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 32 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Compliant if
all conditions
of approval
are met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The City’s COR mapping database identifies the property to contain
regulated slopes and a piped stream. The applicant submitted a Geotechnical
Engineering Report with Infiltration Evaluation, prepared by Geo Group Northwest, Inc.,
dated May 14, 2018 (Exhibit 8) and a Letter of Understanding Geologic Risk (Exhibit 30),
with the project application. The geotechnical engineer explored the soil and
groundwater conditions at the subject parcel. Soils observed at the test pits generally
consisted of variable density silty soils and fills which include brick, wood, organic
material, concrete and asphalt debris overlying apparent dense and competent till and
gravelly sand and sandy gravel. According to Geo Group Northwest, the observed
underlying soils match the USDA SCS soil description for Alderwood gravelly sandy loam
(AgC) at the uplands and Everett very gravelly sandy loam (EvB) at the depression. Due
to the presence of silty soils overlying much of the site and the relatively high
groundwater conditions, the geotechnical engineer does not recommend attempting to
infiltrate stormwater at the subject site.
The primary geotechnical concern with regard to the design for the proposed building
is the presence of loose and unacceptable fill soils which present risks of damage due
to soil settlement, if not properly over-excavated and filled with compacted structural
fill. These risks can be mitigated by constructing the building on top of an augercast pile
foundation. According to Geo Group Northwest, concrete grade beams should be used
to connect the pile foundations and distribute the building loads. A structural concrete
slab may be designed and constructed to support the slab loads and transfer these loads
to the piling. Based upon the depth to competent soils at the test pits, pile lengths may
be approximately 20-feet with 10-foot (10’) embedment into the competent dense soil
and a minimum diameter of 14 inches (14”). Geo Group Northwest concludes that the
performance of piles depends on how and to what bearing stratum the piles are
installed and judgement and experience must be used as a basis for determining the
embedment length and acceptability of a pile. Geo Group Northwest recommends that
a geotechnical engineer be retained to monitor the pile installation operation, collect
and interpret installation data and verify suitable bearing stratum. In addition, the
geotechnical engineer recommends that the contractor’s equipment and installation
procedure be reviewed by Geo Group Northwest prior to pile installation to help
mitigate problems that may delay work progress.
Due to the geotechnical recommendations included in the provided geotechnical report
and supplemental letter and to mitigate for potential impacts the project proposal
could have on the site resulting from project construction, staff recommended as a
mitigation measure that the project construction comply with the recommendations
found in the submitted Geotechnical Engineering Report with Infiltration Evaluation,
prepared by Geo Group Northwest, Inc., dated May 14, 2018, and future addenda. Two
(2) additional SEPA mitigation measures were are recommended that would ensure the
geotechnical and structural engineers review the construction and building plans to
verify the recommendations and specifications are consistent with the geotechnical
report and the geotechnical and structural design of the 4th Dimension Building
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 33 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
(Exhibits 1 and 29). For purposes of the Site Plan Review, no further conditions are
recommended.
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: The applicant submitted a Technical Memorandum for Stream and
Wetland Reconnaissance, prepared by Raedeke Associates, Inc. (Raedeke), dated June
25, 2019 (Exhibit 9) with the project application. On June 4, 2019, Raedeke conducted
a site investigation of the project to document the existing piped stream channel and
to document any off-site streams or wetlands within the immediate vicinity. Raedeke
observed a four-foot (4’) wide off-site stream channel approximately 80 feet east of the
project site. The stream channel was found to be associated with an off-site wetland
complex approximately 180 feet east of the project site. The wetland contains a
palustrine, forested (PFO) vegetation community and is considered by Raedeke to be a
seasonal pond with a wetland rating of a Category III. As a result, Raedeke determined
that the off-site wetland buffer does not extend onto the project site.
Raedeke classified the off-site stream as Type Ns (non-fish bearing, seasonal) stream.
The off-site stream channel enters an approximately 24-inch diameter plastic pipe that
extends underneath the central portion of the project site. The flow continues through
a series of drainage pipes before discharging to Maplewood Creek, approximately 850
feet west of the site. Based on Raedeke’s review of historic aerial imagery, the onsite
portion of the stream appears to have been piped sometime between the late 1960s
and early 1980s as part of site development. Aerial imagery available from the Historic
Aerials (2019) website also suggests that the stream historically flowed through the
central portion of the project site and continued off-site further to the west.
The applicant is requesting a variance to allow the piped stream to be redirected to a
new surface channel that would be constructed in the central portion of the site (Exhibit
24). The new stream channel would be spanned by the new building that would be
constructed over the open top of the channel (Exhibit 7). According to Raedeke, the
existing 24-inch diameter culvert and pipe servicing the property are not adequate to
accommodate water from the stream during heavy storm events. This results in water
overtopping the culvert and ponding in the central portion of the site. The proposed
building would be constructed with an open space under the building footprint to
accommodate the new stream channel and provide additional storage during storm
events. The open channel below the building would be required to be privately
maintained. The new building would have access routes/hatches above the open
channel and adjacent to the Bremerton Ave NE to access and maintain the bottom of
the channel. Clearance of 10 feet (10’) vertically (from highest elevation within
horizontal clearance) and 15-foot (15’) horizontally, centered over the channel would
be required by the City. In addition, an easement would be required to be provided to
the City to allow the City to access the stream channel in an emergency.
According to the Preliminary Technical Information Report, prepared by Harmsen &
Associates, Inc., dated June 11, 2019 (revised September 11, 2019; Exhibit 6) the current
volumes and water quality standards would be maintained as part of the proposed
project. In addition, new stormwater generated from the construction of the new
building would be detained and treated onsite before being released to the stormwater
system downstream of the project site. As such, no adverse impacts to water storage,
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 34 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
volume, or water quality are anticipated as part of the proposed site development
application. According Raedeke, the overall project is anticipated to improve the flow
of drainage across the site, and reduce potential impacts from flooding on neighboring
properties. In addition, the applicant concluded that the TIR numbers generated for
backwater and flood storage were suitable for the flow calculations (Exhibit 21).
For purposes of the Site Plan Review, no further conditions are recommended. However,
the project would need to apply for an HPA for removal of the piped stream segment
and construction of an open channel located under the proposed building.
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: See previous discussion above under Streams.
20. Residential Mixed Use Development Standards: Pursuant to RMC 4-4-150, Residential Mixed Use
Development Standards purpose is to ensure that all development is consistent with the goals, objectives
and policies of the Comprehensive Plan and provide development standards for integrated residential and
commercial development within the same building or on the same parcel or contiguous group of parcels.
The proposal is consistent with the Residential Mixed Use Development Standards, if all conditions of
approval are complied with:
Compliance Residential Mixed Use Development Analysis
N/A
a. Design: Where allowed, townhouses or carriage houses shall be subject to the
standards of RMC 4-2-115, Residential Design and Open Space Standards,
applicable to the R-10 and R-14 Zones, in lieu of the Design District Overlay
standards of RMC 4-3-100.
b. Design: For vertically mixed use buildings, the façade necessary for interior
entrances, lobbies, and areas/facilities developed for the exclusive use of the
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 35 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
building’s residents, or their guests, is limited to twenty five percent (25%) of the
overall façade along any street frontage or the primary façade.
Staff Comment: The proposed the façade necessary for interior entrances, lobbies, and
areas/facilities developed for the exclusive use of the building’s residents, or their guests
is limited to approximately 13.5% (9’-3” / 68’-6”) of the front façade along NE 4th St.
The entrances along Bremerton Ave NE are exclusive to commercial or entrance into the
parking garage. See previous discussion under FOF 18, Design District Review:
Structured Parking Garages for more information.
c. Ground Floor Commercial – Where Required:
1. A vertically mixed use building with at least two (2) residential stories above
ground floor commercial is required:
a. Along any street frontage in the CA Zone;
b. The CD Zone within the Downtown Business District; and
c. Along NE Sunset Blvd. for properties in the CV Zone abutting NE Sunset
Blvd. east of Harrington Avenue NE.
2. A vertically mixed use building with ground floor commercial is required in:
a. The CN Zone;
b. The CD Zone within the Downtown Business District; and
c. Along NE Sunset Blvd. for properties in the CV Zone abutting NE Sunset
Blvd. east of Harrington Avenue NE.
Staff Comment: The project is located along a street frontage in the CA zone and the
applicant is proposing to construct a vertically mixed use building with three (3) stories
of residential above the ground floor commercial space.
d. Commercial Area Requirement: Except in the CD Zone outside of the Downtown
Business District, and CV zoned properties not abutting NE Sunset Blvd. east of
Harrington Avenue NE, any development wherein dwelling units are proposed shall
provide gross commercial square footage equivalent to fifty percent (50%) of the
gross ground floor area of all buildings on site.
Staff Comment: The applicant is proposing 6,324 square feet of commercial area, 5,399
square feet of garage area, and 646 square feet of elevator/stairs/mechanical/machine
area. The development is proposing dwelling units and would provide gross commercial
square footage equivalent to fifty one percent of the gross ground floor area of the
building (6,324 square feet / 12,369 square feet = 51 percent).
Compliant if
all conditions
of approval
are met
e. Ground Floor Commercial Space Standards: At a minimum, the development shall
include ground floor commercial space along any street frontage or, in the absence
of street frontage, along the primary facade of the building in conformance with
the following standards:
a. A minimum average depth of thirty feet (30') and no less than twenty feet (20')
at any given point;
b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear
height of fifteen feet (15') unless a lesser clear height is approved by the
Administrator;
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 36 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Staff Comment: The project floor plans include commercial space with between 59’-1”
and 89’-8” of depth at any given point along Level 1. The applicant is proposing a floor-
to-ceiling height of sixteen feet (16’), and a minimum clear height of ten feet (10’). Staff
is supportive of a proposing storefront system with a floor-to-ceiling height of sixteen
feet (16’), provided the applicant provides a minimum clear height of fifteen feet (15')
along the portion of the building with a commercial façade, and finds the applicant
would comply with the guidelines of this ground floor commercial space standard.
Therefore, staff recommends, as a condition of approval, that the applicant provide a
floor-to-ceiling height of sixteen feet (16’) and a minimum clear height of fifteen feet
(15') along the portion of the building with a commercial façade. Revised elevations
shall be submitted to the Current Planning Project Manager, and approved, prior to
building permit issuance.
The applicant would be required to install ADA compliant bathrooms, central pluming
drain line, and a grease trap and a ventilation shaft for a commercial kitchen
hood/exhaust. Details of these ground floor commercial space standards were not
submitted with the formal land use application materials. Staff recommends, as a
condition of approval, that the applicant provide building floor plans with details for
ADA compliant bathrooms, central pluming drain line, and a grease trap and a
ventilation shaft for a commercial kitchen hood/exhaust at the time of Building Permit
review for review and approval by the Current Planning Project Manager.
21. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the
Commercial Arterial (CA) 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 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 Compliance.
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 District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 37 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Compliant if
all conditions
of approval
are met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 18, Design District Review: Building Character and Massing.
To surrounding parcels are zoned CA. The previously developed surrounding properties
consists of a mixture of attached multi-story dwelling units and commercial retail
businesses along the NE 4th St corridor. The proposed mixed-use building would not
appear out of scale with surrounding development along NE 4th St.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposed development would provide vehicular access to
Bremerton Ave NE from an access driveway that serves the multi-level structured
parking garage. Pedestrian connections would be provided from the building to the
public sidewalks. In addition, see previous discussion under FOF 17, Zoning
Development Standard Compliance: Vehicular Access.
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: See FOF 17, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposed building is taller than the structures surrounding the
development. However, the proposed building complies with the height requirements
of the CA zone and it does not appear to be any view corridors that would be obstructed
by the construction of the proposed mixed-use building.
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:
Landscaping.
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
recommended, as a condition of approval, that a lighting plan be provided at the time
of building permit review (See Lighting discussion under FOF 18, Design Review:
Lighting).
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 38 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Staff Comment: The proposed building has been situated on the project site such that a
minimum 17-foot (17’) setback would be provided between the building and the south
property line and a minimum ten-foot (10’) setback would be provided between the
parking structure and the west property line. The designated setbacks are intended to
help mitigate the impacts of the proposed mixed-use development on the public street
frontages.
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: Due to the proposed location of the building and topography (Exhibit
5), it is not anticipated that the scale of the proposed building would adversely impact
the view or sunlight currently available to adjacent or abutting properties (Exhibit 21).
The scale of the structures would be compatible with the CA zone building height
requirements and other structures allowed located in the Highlands Community
Planning Area.
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 project proposal would take advantage of the existing site
topography with regards to building placement. Where the existing topography is
lower, along Bremerton Ave NE, structured parking would be developed at a lower
elevation to support the upper building levels. As previously discussed, the project has
proposed to place the building on top of a pile foundation system in order raise the
building high enough to provide the required compensatory storage. Approximately
1,500 cubic yards of cut and approximately 3,500 cubic yards of fill. In addition,
approximately 2,000 cubic yards of existing fill would need to be removed and replaced
with structural material in order to prepare the site for improvements (Exhibit 23).
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: The proposed building footprint (12,137 square feet), driveway/ramp
(2,948 square feet), and the flat work (2,801 square feet) would add approximately
17,886 square feet of total impervious area to the parcel. The site plan design would
limit the on-site parking to be within the proposed building. Required, enhanced and
conditioned landscape measures would reduce the impacts of the structured parking
area.
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.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 39 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Staff Comment: See FOF 17, Zoning Development Standard: 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 proposal includes one vehicular access point off of Bremerton Ave
NE, a residential side street for this project. In addition, see previous discussion under
FOF 17, Zoning Development Standard Compliance: Vehicular 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: Consideration regarding the site topography was taken regarding
vehicular circulation. Safe pedestrian circulation would be provided within and around
the project perimeter. The addition of sidewalks along NE 4th St and Bremerton Ave NE
would provide a safe walking condition for the proposed project and surrounding
neighborhood.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No specific loading or delivery areas are proposed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: King County Metro provides public bus transportation from Renton
Transit Center. The closest bus stop is located at NE 4th St & Union Ave NE. See also FOF
17, Zoning Development Standard Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposed project includes safe and attractive pedestrian
connections throughout the site. See FOF 18, Design District Review for more
information.
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, Design District Compliance: Recreation Areas and Common
Open Space.
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 requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 40 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Staff Comment: The proposal would protect existing natural systems by constructing a
new stream channel under the facility. See FOF 21, Variance Analysis for more
information.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff have indicated that sufficient resources
exist to furnish services to the proposed development; if the applicant provides Code
required improvements and fees. Current fire impact fees rates are applicable at
$964.53 per multifamily unit, $1.25 a square foot for retail, $0.26 a square foot for office
use, and $5.92 a square foot for restaurant. These fees are paid at time of building
permit issuance. Fees quoted reflect the fees applicable in the year 2019 only and fees
assessed would be based on the fee that is current at the time of the permit application
or issuance, as applicable to the permit type. See Advisory Notes (Exhibit 27) for more
information.
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 8-inch
City water main located in NE 4th St that can deliver a maximum total flow capacity of
2,500 gallons per minute (gpm). There is an existing 12-inch City water main located in
Bremerton Ave NE that can deliver a maximum total flow capacity of 4,000 gallons per
minute (gpm). The approximate static water pressure is 74 psi at the elevation of 394
feet. One ¾-inch domestic water meter provides water service to the property.
The proposed water main improvements are shown on the composite utility civil plan
(Exhibit 7) submitted with the Land Use Application. Renton Fire Authority has
determined that the preliminary fire flow demand for the proposed development is
2,500 gpm. Adequate fire flow is available with the aforementioned water main
extensions to meet the minimum fire flow requirements.
The development is subject to applicable water system development charges (SDC) and
meter installation fees based on the size of the water meters. Water system
development charges for each proposed 2-inch domestic water service is $32,400.00
per meter. The development is also subject to fees for water connections, meter
installation, cut and caps, and purity tests. Fees that are current at the time of
construction permit issuance would be levied.
Wastewater service is provided by the City of Renton. There is an existing 10-inch ductile
iron wastewater main located in Bremerton Ave NE. There is an existing 24-inch PVC
wastewater main located in NE 4th St.
The development is subject to applicable wastewater system development charges
based on the size of the new domestic water to serve the project. SDC fee for sewer is
based on the size of the new domestic water to serve the project. The current sewer fee
for a 2-inch meter is $24,800.00. Fees that are current at the time of construction permit
issuance would be levied.
The East Renton Interceptor Commercial and Residential Special Assessment District
(SAD) fee is applicable on the project. The SAD fee rate is $316.80 per single-family unit
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 41 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
and $0.097 per square foot of commercial. Fees are due at the time of construction
permit issuance.
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information Report,
prepared by Harmsen & Associates, Inc., dated June 11, 2019 (revised September 11,
2019; Exhibit 6) with the project application. Based on the City of Renton’s flow control
map, the site falls within the Flow Control Duration Standard Area matching Forested
Site Conditions and is within the Lower Cedar River Drainage Basin. The development is
subject to Full Drainage Review in accordance with the 2017 Renton Surface Water
Design Manual (RSWDM).
According the TIR, the site and surrounding properties are developed and do not
contribute significant surface runoff to the site. The entire site drains to the north and
is within one drainage basin. Runoff currently leaves the site in the 24” storm system
that flows through the site. After development, that the 24” storm system pipe would
be removed and a new extension made to the storm system in Bremerton Ave NE using
30” pipe. As previously discussed, an open channel would be extended under the
building. Site runoff, after it is detained and treated, would flow to a new 30” pipe to
replace the existing 24” storm system. The applicant would be required to provide a
conveyance analysis for all proposed storm drainage conveyance systems including the
concrete channel proposed below the building.
The TIR Report analyzed existing conditions and proposed surface water collection and
distribution. The geotechnical analysis of site soils found that the conditions onsite are
not compatible with stormwater infiltration and recommended that the project not
utilize infiltration, therefore, the project proposes to implement a storm detention vault
(15’ wide x 58’ long x 6.1’ deep) to meet the Flow Control Duration – Forested Condition
Area requirements. The site is located within a Basic Water Quality Treatment Area.
Though being a commercial project it is required to meet the Enhanced Basic Water
Quality standard. A Filterra Treatment System, with a 4’x6’ filter bed, has been chosen
to meet the runoff treatment requirements for the site runoff. The Filterra Facility would
provide treatment of 92.3% of the treatment basin runoff. The facility would be located
in the northwest corner of the site near the access drive and would drain to the
detention vault. The treatment basin includes the roadway, planters and sidewalks as
well as the rain garden runoff.
A localized floodplain has been identified on-site due to the infrastructure constraints
downstream. The project TIR notes that the infrastructure induced floodplain elevation
is 394.87 feet. The project would be required to maintain the compensatory storage
volume on-site at a one-to-one ratio. As previously discussed, the project has proposed
to place the building on top of a pile foundation system in order raise the building high
enough to provide the required compensatory storage. An emergency overflow
spillway, or similar system, would be required that, in the event all discharge tight line
systems are full or plugged, directs storm water into the roadway surface as opposed
to the proposed building or upstream properties.
Surface water system development fee is $0.720 per square foot of new impervious
surface, but not less than $1,800.00. This is assessed based on the final approved civil
construction plans and payable prior to issuance of the construction permit.
Transportation.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 42 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
Staff Comment: The applicant submitted a Traffic Impact Analysis, prepared by Gibson
Traffic Consultants, Inc., dated July 2019 (Exhibit 10) with the project application.
Vehicular access to the site is proposed via Bremerton Ave NE via a two-way driveway.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The current transportation impact fee applicable to
apartment uses would be $4,836.31 per dwelling unit. The current transportation
impact fee for a shopping center is $19.14 per square foot of building. The
transportation impact fee increases each year and the applicable fee is paid at the time
of building permit issuance.
The proposal passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 25),
which is based upon a test of the citywide Transportation Plan, consideration of growth
levels included in the LOS-tested Transportation Plan, and payment of applicable
Transportation Impact Fees at the time of Building Permit issuance.
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: Project construction would be required to comply with the 2017 City of
Renton Surface Water Design Manual (RSWDM).
22. Variance Analysis: The applicant is requesting a reasonable use variance to allow the piped stream to be
redirected to a new surface channel that would be constructed in the central portion of the site (Exhibit
24). Building structures over a natural stream located in an underground pipe or culvert except as may be
granted by a variance in RMC 4-9-250 are prohibited. The proposal is compliant with the following
reasonable use variance criteria, pursuant to RMC 4-9-250.B.6. Therefore, staff recommends approval of
the requested variance.
Compliance Variance Criteria and Analysis
a. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in
which subject property is situated;
Staff Comment: The project proposes to replace the existing 24-inch storm drainage
pipe bisecting the site with a proposed concrete trapezoidal channel that would be
constructed beneath the proposed building. The proposed building would be
constructed with an open space under the building footprint to accommodate the new
stream channel and provide additional storage during storm events. The applicant
contends that granting the reasonable use variance would not impact the public or any
properties because the drainage system currently utilizing the site would not be
diminished. According to the project’s wetland scientist with Raedeke Associates, Inc.,
the overall project is anticipated to improve the flow of drainage across the site, and
reduce potential impacts from flooding on neighboring properties.
Staff concurs with the applicant that granting of the variance would not be materially
detrimental to the public welfare or injurious to the property or improvements in the
vicinity and zone in which subject property is situated.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 43 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
b. There is no reasonable use of the property left if the requested variance is not
granted;
Staff Comment: The applicant contends that the property is encumbered by an existing
drainage pipe and during severe storm activity overflow storage of storm water occurs
on the site. The applicant maintains that the stormwater stored is from upstream and
neighboring properties and because the property has a depressed area on the north
end, water would naturally collect at this location should the drainage pipe become
filled to capacity. The applicant further contends that any changes to the topography
of the site would impact the quantity of stormwater which the site would hold.
Moreover, City regulations generally do not allow storm water pipes or storage outright
under new structures because of potential difficulties in maintaining the structures.
Under the current requirements, approximately one-half the site would be unusable, or
the stormwater overflow storage would be modified in quantity with development of
the site.
Staff concurs with the applicant that without allowing the relocation of the piped
stream system around structures, a piped stream system under the building or the
proposed concrete channel, only a small portion of the site would be developable due
to the topography and the hydrology of the piped stream. Provided all mitigation
measures and conditions of approval are complied with, the concrete trapezoidal
stream channel construction solution proposed under the center of the building would
allow reasonable use of the property.
c. The variance granted is the minimum amount necessary to accommodate the
proposal objectives;
Staff Comment: The applicant contends that the requested variance is the minimum
needed in order to accommodate development of the site and simultaneously
maintaining the drainage system. All other options, including upsizing the entire system
so the storage would not be needed, or constructing additional drainage structures on
site or off site would all be more costly and destructive to the site and surroundings.
According to the applicant, constructing over the storage area is the simplest solution
with the smallest impacts on all concerned.
Staff concurs with the applicant that granting the reasonable use variance is the
minimum amount necessary to accommodate the proposal objectives.
d. The need for the variance is not the result of actions of the applicant or property
owner; and.
Staff Comment: Approval of this variance would not be the result of actions of the
applicant or property owner. The property owner recently acquired the property with
the existing 24-inch storm drainage pipe bisecting the site. According to the applicant,
the situation is unusual given the use of private property is not usually required to
accommodate the stormwater of neighboring and upstream properties under the
current size and volumes experienced. The applicant contends that allowing the
variance would enable the developer to maintain and even improve the storm drainage
system without deeming their property unusable.
Staff concurs that the need for the variance is not the result of actions of the applicant
or the current property owner. Allowing the reasonable use variance would enable the
owner to improve the storm drainage system and critical areas on and off-site.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 44 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
23. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: See FOF 21, Site Plan Review Analysis: Police and Fire.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Honey Dew
Elementary, Risdon Middle School and Hazen High School. Students attending Honey
Dew Elementary would walk to school along the following route: east along the existing
sidewalks along Bremerton Ave NE and west along the existing sidewalks along NE 8th
St. Students attending Risdon Middle School would be bussed to school and would walk
0.26 miles to the existing stop located at Bremerton Ave NE at NE 6th St. High School
students attending Hazen High School would be bussed to school via bus number 104
after walking 0.42 miles to the existing stop at Union Ave NE and NE 5th St along the
following route: north along Bremerton Ave NE to NE 5th St and then west along NE
5th St to the bus stop located at Union Ave NE.
A School Impact Fee, based on new residential dwelling units, would 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. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: See FOF 21, Site Plan Review Analysis: Drainage.
Water: See FOF 21, Site Plan Review Analysis: Water and Sewer.
Sanitary Sewer: See FOF 21, Site Plan Review Analysis: Water and Sewer.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Commercial Arterial (CA) 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 site plan complies with Urban Design Regulations provided the applicant complies with City
Code and conditions of approval, see FOF 18.
e. The proposed variance is based on consideration of the best available science as
described in WAC 365-195-905; or where there is an absence of valid scientific
information, the steps in subsection F of this Section are followed.
Staff Comment: As described in the project submittal documents and staff reports, the
proposed variance is based on consideration of the best available science.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 45 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
4. The proposed site plan complies with the Critical Areas Regulations, with the approval of the Reasonable
Use Variance, provided the applicant complies with City Code and conditions of approval, see FOF 19.
5. The proposed site plan complies with the Residential Mixed Use Development Standards as established
by City Code provided all advisory notes and conditions are complied with, see FOF 20.
6. The proposed site plan complies with the Site Plan Review standards as established by City Code provided
all advisory notes and conditions are complied with, see FOF 21.
7. The proposed site plan complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 21.
8. The proposed site plan complies with the Reasonable Use Variance Criteria as established by City Code
provided all advisory notes and conditions are complied with, see FOF 22.
9. There are safe walking routes to the school bus stop and nearby schools, see FOF 23.
10. There are adequate public services and facilities to accommodate the proposed mixed-use development,
see FOF 21 and FOF 23.
11. Key features, which are integral to this project include constructing an open channel below the mixed-use
building, all parking would be located within a parking garage structure and a second level roof deck with
furniture and contemporary planters.
J. RECOMMENDATION:
Staff recommends approval of the 4th Dimension Building, File No. LUA19-000153, SA-H, ECF, V-H, as depicted
in the Site Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated October 28, 2019.
2. The applicant shall submit revised architectural plans that provide additional building modulation or other
architectural detailing along the ground floor of the parking garage and along the bedrooms (levels 2
through 4) facing Bremerton Ave NE. The revised architectural plans shall be reviewed and approved by
the Current Planning Project Manager prior to Building Permit approval.
3. The applicant shall grant a private access easement to the CA zoned parcel located to the east of the
project site, specifically parcel no. 1023059117. The access easement document shall be reviewed and
approved by the Current Planning Project Manager and Development Engineering and shall be recorded
prior to Temporary Certificate of Occupancy.
4. The applicant shall submit revised floor plans and site plan 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 fifteen (15) bicycle parking stalls. The revised floor plans, site plan and bicycle parking details
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
approval.
5. The applicant shall redesign the exposed concrete wall and metal railing along Bremerton Ave NE to a
plaza style design with wall seating and a more pedestrian friendly elements between the building and
the public sidewalk. The revised elevation plans and site plan shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval.
6. Weather protection, measuring a minimum of four and one-half feet (4-1/2') wide and a minimum of
three feet (3') deep, shall be provided over the underground parking garage entrance along Bremerton
Ave NE.
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Hearing Examiner
LUA19-000153, SA-H, ECF, V-H
Report of November 26, 2019 Page 46 of 46
SR_HEX_Report_4th_Dimension_Building_191126_v1
7. The refuse and recyclables deposit area location shall be approved by the City of Renton’s solid waste
utility provider (the City partners with Republic Services) prior to building permit issuance.
8. The applicant shall submit a refuse and recycling enclosure detail at the time of Building Permit review for
review and approved by the Current Planning Project Manager. The refuse and recycling enclosure detail
shall demonstrate that the trash enclosure would have self-closing doors.
9. The applicant shall install a minimum seven-foot six-inch (7’-6”) tall metal framed green wall with climbing
vines near the parking garage pedestrian entrance located along Bremerton Ave NE. The applicant shall
submit a green wall detail with the final landscape plan for review and approval by the Current Planning
Project Manager prior to issuance of the civil construction permit.
10. The applicant shall maintain a minimum interior pathway width no smaller than five feet (5') and the
entrance walk along NE 4th St shall be increased from seven feet (7’) wide to twelve feet (12') wide.
11. The applicant shall include permeable pavement materials for pedestrian walkways, where feasible,
consistent with the 2017 City of Renton Surface Water Design Manual.
12. The applicant shall provide site furniture that is made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended period of time. The site
furniture details shall be submitted to and approved by the Current Planning Project Manager prior to
building permit approval.
13. The applicant shall submit a public art plan in order to reduce the apparent size of the building and add
visual interest. The preferred public art plan shall be submitted to and approved by the Current Planning
Project Manager prior to building permit approval.
14. The applicant shall provide windows within the staircases on the north and south facing façades. In
addition, the applicant shall increase the percentage of glazing and clear windows along NE 4th St. Revised
elevations showing added glazing and upper story clear windows shall be submitted to the Current
Planning Project Manager, and approved, prior to building permit issuance.
15. A materials board including material samples and colors coded to the building elevations shall be provided
at the time of Building Permit Review for review and approval by the Current Planning Manager.
16. If concrete is used for walls and/or columns, the concrete shall be enhanced by techniques such as
texturing, reveals, and/or coloring with a concrete coating or admixture. Treatment of any concrete walls
and/or columns proposed should be included on the materials board submitted as part of the Building
Permit Review.
17. A lighting plan and light fixture details shall be submitted at the time of Building Permit review for review
and approval by the Current Planning Project Manager prior to building permit issuance.
18. The applicant shall provide a floor-to-ceiling height of sixteen feet (16’) and a minimum clear height of
fifteen feet (15') along the portion of the building with a commercial façade. Revised elevations shall be
submitted to the Current Planning Project Manager, and approved, prior to building permit issuance.
19. The applicant shall provide building floor plans with details for ADA compliant bathrooms, central pluming
drain line, and a grease trap and a ventilation shaft for a commercial kitchen hood/exhaust at the time of
Building Permit review for review and approval by the Current Planning Project Manager.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
4th Dimension Building
Land Use File Number:
LUA19-000153, SA-H, ECF, V-H
Date of Hearing
November 26, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Martin Reimers
Concept Architecture
2615 West Casino Road, Suite
1A, Everett, WA 98204
Project Location
4502 NE 4th St, Renton,
WA 98059
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-27: As shown in the Environmental Review Committee (ERC) Report
Exhibit 28: Staff Report to the Hearing Examiner
Exhibit 29: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 30: Letter of Understanding Geologic Risk
Exhibit 31: Urban Center Design Overlay District Report
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
November 1, 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 October 28, 2019:
SEPA DETERMINATION: Determination of Non-Significance - Mitigated (DNS-M)
PROJECT NAME: 4th Dimension Building
PROJECT NUMBER: LUA19-000153, SA-H, ECF, V-H
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on
November 15, 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
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: LUA19-000153, SA-H, ECF, V-H
APPLICANT: Hari Ghadia,
12505 Bel Red Road, Suite 212, Bellevue, WA 98005
PROJECT NAME: 4th Dimension Building
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, The applicant is
requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review and a Reasonable Use Variance for the
construction of a 4-story mixed use building located at 4502 NE 4th St. The 23,170 SF parcel is zoned CA and is located in
the Urban Design District D. The applicant is proposing to build a 55-foot tall structure that would include 51 parking
spaces within the building, up to 6,450 SF of commercial space, and 24 apartments units. The residential levels would
include eight (8) two-bedroom living units for a proposed net density of 54 du/ac. The existing vacant single-family
structure would be demolished. Access to the site would be at the rear of the property from Bremerton Ave NE. New
street frontage improvements would be completed on Bremerton Ave NE and NE 4th St. The proposed new building is
proposed to form to the topography of the site. The parcel contains a piped stream channel and regulated slopes. The
applicant is requesting a reasonable use variance to construct an open space under the building to accommodate the new
stream channel and to provide additional storage during storm events. In addition, a stormwater detention vault would
be constructed below the lowest parking level and discharge to the storm system that exists on the site.
PROJECT LOCATION: 4502 NE 4th St, Renton, WA 98059 (APN 102305-9068)
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).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. 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 November 15, 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: November 1, 2019
DATE OF DECISION: October 28, 2019
DocuSign Envelope ID: 9F3642B0-4797-49A7-BD49-E413620F13FA
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman,
Administrator
Date Rick M. Marshall,
Administrator
Date
Public Works Department Renton Regional Fire Authority
Kelly Beymer, Administrator Date C.E. Vincent, Administrator Date
Community Services Department Department Of Community & Economic Development
DocuSign Envelope ID: 9F3642B0-4797-49A7-BD49-E413620F13FA
10/29/2019 | 3:12 PM PDT
10/29/2019 | 4:57 PM PDT
10/30/2019 | 8:54 AM PDT
10/29/2019 | 6:59 PM PDT
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNSM: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
November 1, 2019
PROJECT NAME/NUMBER: PR19-000295 4th Dimension Building / LUA19-
000153, SA-H, ECF, V-H
PROJECT LOCATION: 4502 NE 4th St, Renton, WA 98059 (Parcel No.
1023059068)
APPLICANT/PROJECT CONTACT
PERSON:
Martin Reimers, Concept Architecture / 1712 Pacific Ave, Suite #107, Everett,
WA 98201 / mreimers@conceptarchitecture.com
LOCATION WHERE APPLICATION MAY
BE REVIEWED:
Applicant documents are available online through the City of Renton
Document Center website. See also https://bit.ly/2Wqn39Y
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) Review and a Reasonable Use Variance for the construction of a 4-story mixed use building located at 4502 NE
4th St. The 23,170 SF parcel is zoned CA and is located in the Urban Design District D. The applicant is proposing to build
a 55-foot tall structure that would include 51 parking spaces within the building, up to 6,450 SF of commercial space, and
24 apartments units. The residential levels would include eight (8) two-bedroom living units for a proposed net density
of 54 du/ac. The existing vacant single-family structure would be demolished. Access to the site would be at the rear of
the property from Bremerton Ave NE. New street frontage improvements would be completed on Bremerton Ave NE
and NE 4th St. The proposed new building is proposed to form to the topography of the site. The parcel contains a piped
stream channel and regulated slopes. The applicant is requesting a reasonable use variance to construct an open space
under the building to accommodate the new stream channel and to provide additional storage during storm events. In
addition, a stormwater detention vault would be constructed below the lowest parking level and discharge to the storm
system that exists on the site.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 15, 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 November 26, 2019 at 11:00 am
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
1055 S Grady Way, Renton, WA 98057 | www.rentonwa.gov Page 1 of 2
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED
(DNS-M) MITIGATION MEASURES AND ADVISORY NOTES
PROJECT FILE NUMBER: PR19-000295
PROJECT CONTACT: Martin Reimers, Concept Architecture / 2615 West Casino Road,
Suite 1A, Everett, WA 98204
PROJECT NAME: 4th Dimension Building
LAND USE FILE NUMBER: LUA19-000153, SA-H, ECF, V-H
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review,
Environmental (SEPA) Review and a Reasonable Use Variance for the construction of a 4-story mixed
use building located at 4502 NE 4th St. The 23,170 SF parcel is zoned CA and is located in the Urban
Design District D. The applicant is proposing to build a 55 -foot tall structure that would include 51
parking spaces within the building, up to 6,450 SF of commercial space, and 24 apartments units. The
residential levels would include eight (8) two-bedroom living units for a proposed net density of 54
du/ac. The existing vacant single-family structure would be demolished. Access to the site would be at
the rear of the property from Bremerton Ave NE. New street frontage improvements would be
completed on Bremerton Ave NE and NE 4th St. The proposed new building is proposed to form to the
topography of the site. The parcel contains a piped stream channel and regulated slopes. The applicant
is requesting a reasonable use variance to construct an open space under the building to accommodate
the new stream channel and to provide additional storage during storm events. In additi on, a
stormwater detention vault would be constructed below the lowest parking level and discharge to the
storm system that exists on the site.
PROJECT LOCATION: 4502 NE 4th St, Renton, WA 98059 (Parcel No. 1023059068)
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Report with Infiltration Evaluation, prepared b y Geo Group
Northwest, Inc., dated May 14, 2018, and future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building
permit plans to verify compliance with the geotechnical report(s). The geotechnical
engineer shall submit a sealed letter stating that he/she has reviewed the construction and
building permit plans and in their opinion, the plans and specifications meet the intent of
the report(s).
1055 S Grady Way, Renton, WA 98057 | www.rentonwa.gov Page 2 of 2
3. The geotechnical and structural design of the 4th Dimension Building and the portion of the
building providing compensatory storage must be prepared in a way that will prevent
damage to the subject building and surrounding properties from seepage of water into the
subbase material and potential settlement and erosion that m ight result. Possible means of
accomplishing this include providing a watertight concrete base slab and/or a waterproof
liner beneath the open channel and compensatory storage area to prevent infiltration of
water into the into the subbase material. The project's geotechnical and structural
engineers must provide the City with a correspondence bearing a professional engineering
stamp stating that in their opinion the project as designed will not result in property
damage caused by settlement or erosion of the subbase material.
4. A prorated share of the traffic signal costs shall be collected from the proposed project
based upon the ratio of number of peak trips that would be added by the project to the
number of future baseline trips at the NE 4th St at Bremerton Ave NE intersection. The fee
would be based on (new PM peak-hour trips) / (total vehicle PM peak-hour trips for the
signal) x (cost of new signal and improvements). The prorated share of the traffic signal is
$8,432.54 ((34/3,024) x 750,000 = $8,432.54). The fee shall be paid prior to temporary
certificate of occupancy.
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 LUA19-000153
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 unles s
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed o r 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: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov)
1. See Attached Development Engineering Memo dated September 30, 2019.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $964.53 per multifamily unit. Current rates for retail are
$1.25 a square foot, office use is $0.26 a square foot and for restaurant it is $5.92 a square foot. These
fees are paid at time of building permit issuance. No charges to covered parking garages. Credit
granted for the removal of the existing structures.
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000153
Code Related Comments:
1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants is required. One within 150-
feet and two within 300-feet of the building. Hydrants are required within 50-feet of all fire
department connections for standpipes and sprinkler systems. A looped water main is required if fire
flow exceeds 2,500 gpm. Existing hydrants may be counted toward the requirements as long as they
meet current code. A minimum of one new fire hydrant is required.
2. Approved fire sprinkler and fire alarm systems are required throughout all of the buildings. Dry
standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser
rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate
plans and permits required by the fire department.
3. Fire department apparatus access roadways are required within 150 -feet of all points on all buildings.
Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-
feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a
30-ton vehicle and 75-psi point loading.
4. All buildings are required to be equipped with elevators to meet the size requirements for a bariatric
size stretcher to all areas of each building. Car size shall accommodate a minimum of a 40-inch by 84-
inch stretcher.
5. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance.
Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If
inadequate, the building shall be enhanced with amplification equipment in order to meet minimum
coverage. Separate plans and permits are required for any proposed amplification systems.
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 Morris, 425-430-7521, cmorris@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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Land Use
Files\2019\LUA19-000153\06 - Working Files
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 30, 2019
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Utility and Transportation Comments for 4th Dimension Building
4502 NE 4th Street
LUA19-000153
I have reviewed the application for the 4th Dimension Building at 4502 NE 4th Street (APN
1023059068). The applicant is proposing a mixed use commercial and 24-unit apartment building
with parking garage.
EXISTING CONDITIONS
The site is approximately 0.55 acres in size and is rectangular in shape. The site is currently
developed with one single family residential structure and associated driveway that will be
removed.
Water 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 8-inch City water main located
in NE 4th Street (see Water plan no. W-0240) that can deliver a maximum total flow
capacity of 2,500 gallons per minute (gpm). There is an existing 12-inch City water main
located in Bremerton Avenue NE (see Water plan no. W-1910) that can deliver a
maximum total flow capacity of 4,000 gallons per minute (gpm). The approximate static
water pressure is 74 psi at the elevation of 394 feet. One ¾-inch domestic water meter
provides water service to the property. The site is located within Zone 2 of an Aquifer
Protection Area.
Sewer Wastewater service is provided by the City of Renton. There is an existing 10-inch
ductile iron wastewater main located in Bremerton Avenue NE (see City plan no. S-
1910). There is an existing 24-inch PVC wastewater main located in NE 4th Street (see
City plan no. S-0503).
Storm The existing property does not contain storm water detention/retention facilities.
Runoff from the existing site drains to an existing private 24-inch diameter storm water
pipe that runs from the east-west direction bisecting the middle of the site. This storm
drainage system conveys a stream that drains a large upstream tributary area including
wetlands. A localized floodplain has been identified on site. Offsite there are storm
water mains located in NE 4th Street and Bremerton Avenue NE.
4th Dimension Building – LUA19-000153
Page 2 of 10
Streets NE 4th Avenue is a Principal Arterial Street with an existing right of way (ROW) width of
84 feet as measured using the King County Assessor’s Map. Bremerton Avenue NE is a
Residential Street with an existing right of way (ROW) width of 25 feet as measured
using the King County Assessor’s Map. There is an existing sidewalk along NE 4th Street
property frontage.
CODE REQUIREMENTS
WATER
1. The proposed water main improvements are shown on the composite utility civil plan
submitted with the Land Use Application. Renton Fire Authority has determined that the
preliminary fire flow demand for the proposed development is 2,500 gpm. Adequate fire
flow is available with the aforementioned water main extensions to meet the minimum
fire flow requirements.
2. The following water improvements are required to provide water service for domestic
use and fire protection for the development per City Code and Development standards
(RMC 4-6-010B) including, but not limited to:
a. 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). Please see the following sketch identifying the
water improvement comments.
b. Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to the 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 DCVA should be located on the Bremerton Ave NE side
of the site. Please see the following sketch identifying the water improvement
comments.
4th Dimension Building – LUA19-000153
Page 3 of 10
4th Dimension Building – LUA19-000153
Page 4 of 10
c. Installation of one commercial domestic water meter for the commercial use and a
separate domestic water meter for the residential use for each building. The sizing of
the meter(s) shall be in accordance with the most recent edition of the Uniform
Plumbing Code. Domestic water meter with size 3-inch or larger shall be installed in
an exterior vault per standard plan no. 320.4. The meter vault shall be located within
public right-of-way or within an easement on private property.
d. Installation of a backflow prevention assembly on private property behind each
domestic water meter.
i. A double check valve assembly (DCVA) is required for water meters for
residential water use for buildings with 3 or more floors. DCVA’s with size 2-
inch or smaller shall be installed a meter box on private property and DCVA’s
with size 3-inch and larger shall be installed in an exterior vault on private
property per City standard plan 320.4.
ii. A reduced-pressure principle backflow prevention assembly (RPBA) in a “Hot
Box” is required for water meters for retail, commercial, industrial water use.
The RPBA shall be installed inside an above-ground heated enclosure located
on private property per City standard plan no. 350.2.
e. Installation of a landscape irrigation meter and double check valve assembly (DCVA),
if applicable.
f. The existing domestic water service should be cut and capped.
g. Civil plans for the water main improvements will be required and must be prepared
by a professional engineer registered in the State of Washington. Please refer to City
of Renton General Design and Construction Standards for Water Main Extensions as
shown in Appendix J of the City’s 2012 Water System Plan.
h. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be
provided for the operation and maintenance of the water main.
i. Retaining walls, rockeries or similar structures cannot be installed over the water
main unless the water main is installed inside a steel casing.
j. The development is subject to System Development Charges (SDCs) for water and fire
service. This fee is payable at construction permit issuance. Below is a list of current
SDCs and meter installation fees for water and fire service.
a. The 2019 SDC Fees for a:
i. 2” water service is $32,400.00 per meter.
ii. 3” water service is $64,800.00 per meter. The applicant pays for the
meter and installs it. A $220.00 processing fee is due at the time of
meter application.
iii. 6” fire service is $12,956.00 per meter.
The development is also subject to fees for water connections, meter
installation, cut and caps, and purity tests. A complete list of current fees can
be found in the 2019-2020 City of Renton Fee Schedule on the City’s website.
Fees that are current at the time of construction permit issuance will be
levied.
b. Additional water system development charges and water meter charges will
apply based on the final water service sizing and quantity. An additional water
meter is required to provide separate service to the commercial and
residential portions of the building.
4th Dimension Building – LUA19-000153
Page 5 of 10
c. A redevelopment credit of the water system development charges in the
amount of $4,400.00 will be applied to each of the one (1) existing ¾-inch
meters servicing the property(ies) if it is abandoned and capped at the main
line.
d. SDC fees are assessed and payable at construction permit issuance.
k. Water service installation charges for each proposed 2-inch water service is $4,735*
per meter. This is payable at construction permit issuance. The applicant must
provide materials and install water meters larger than 2-inch. A water meter
processing fee for meters over 2-inch is $220*. See City of Renton Fee Schedule for
additional fees associated with water meters larger than 2-inch.
l. Drop-in meter fee is $950.00* per 2-inch meter. This is payable at issuance of the
building permit.
m. Separate water service cut and cap permits are required. Cut and cap permit fee is
$275* for each water service line.
n. Additional water system development charges and water meter charges will apply if
a landscape irrigation meter is required and is based on the size of the meter.
SEWER COMMENTS
1. All new building side sewers shall be a minimum of 6” and shall run at a slope of at least
2% to the main.
2. Drainage from all parking under cover shall be routed to the sanitary sewer system after
passing through a City approved oil/water separator.
3. A grease trap/ grease interceptor is required for any commercial kitchen use if proposed
in the development.
4. The development is subject to System Development Charges (SDCs) for sewer service.
SDCs for sewer service are based on the size of the domestic water service. This fee is
payable at construction permit issuance. Below is a list of current SDCs for sewer service.
a. The 2019 SDC for sewer service with a 1” water service is $3,100.00.
b. The 2019 SDC for sewer service with a 1-1/2” water service is $15,500.00.
c. The 2019 SDC for sewer service with a 2” water service is $24,800.00.
d. The 2019 SDC for sewer service with a 3” water service is $49,600.00.
A complete list of current fees can be found in the 2019-2020 City of Renton Fee Schedule
on the City’s website. Fees that are current at the time of construction permit issuance
will be levied.
5. The East Renton Interceptor Commercial and Residential Special Assessment District
(SAD) fee is applicable on the project. The SAD fee rate when it was established in 1996
and has reached is maximum assessment. The SAD fee rate is $316.80 per single family
unit and $0.097 per square foot of commercial. Fees are due at the time of construction
permit issuance.
STORM DRAINAGE
1. A geotechnical report, dated May 14, 2018, completed by GEO Group Northwest, Inc., for
the site has been provided. Erosion control measures will need to be in place prior to
starting grading activities on the site. The report discusses the soil and groundwater
characteristics of the site including infiltration potential and provide recommendations
4th Dimension Building – LUA19-000153
Page 6 of 10
for project design and construction. The geotechnical report notes that the existing soils
have low permeability. Geotechnical recommendations presented need to be address
within the project plans.
2. Harmsen & Associates, Inc. with the Land Use Application, submitted a Preliminary
Drainage Plan and Technical Information Report (TIR), dated June 11, 2019. Based on the
City of Renton’s flow control map, the site falls within the Flow Control Duration Standard
Area matching Forested Site Conditions and is within the Lower Cedar River Drainage
Basin. The development is subject to Full Drainage Review in accordance with the 2017
Renton Surface Water Design Manual (RSWDM). All nine Core Requirements and the six
Special Requirements have been discussed in the Technical Information Report.
a. General: The following general comments shall be addressed as part of the Civil
Construction Permit Application:
i. Substitute all references to the “2009 City of Renton Surface Water Design
Manual” to “2016 City of Renton Surface Water Design Manual.”
ii. TIR Section 4: Add Special Requirement #6 Aquifer Protection as part of
Section 4 of the TIR.
iii. TIR Section 9: All documents provided shall be prepared on City of Renton
Templates including bond quantity worksheet, flow control and water
quality facility summary sheets, Declaration of Covenant for Storm
Drainage, Declaration of covenant for Leachable Materials.
iv. Appendix A: Update Figure 3B to show the proposal to convey the
upstream flows through an open channel below the building.
v. Appendix B: Maps for COA, Shoreline, Landslide, Erosion, Seismic, Coal
Mine, Channel Migration, and Critical Aquifer shall be updated to reflect
City of Renton GIS system which can be accessed via COR Maps.
b. Offsite Analysis, RSWDM Core Requirement #2: The downstream and upstream
analysis were evaluated under a Level 2 offsite analysis due to the existing
conveyance capacity issues downstream and the localized floodplain onsite. The
Project TIR evaluates the downstream and upstream systems for backwater
effects on the site caused by the downstream system. The project TIR appears to
have sufficient evaluated the downstream and upstream basin in order to
determine what is required for the proposed on site system. See comments
related to conveyance systems noted in Comment 2.d below.
c. Flow Control, RSWDM Core Requirement #3: 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. Special inspection
from the building department is required. The project proposes a detention vault
to address the flow control requirements.
d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems
constructed as part of the project must be sized to RSWDM standards for the total
tributary area (onsite and offsite) that the storm systems serve. The project
proposes to replace the existing 24-inch storm drainage pipe bisecting the site
with a proposed concrete trapezoidal channel that will be constructed beneath
the proposed building. The following shall be fully addressed as part of the Civil
Construction Permit Application:
4th Dimension Building – LUA19-000153
Page 7 of 10
i. Conveyance analysis shall be provided for all proposed storm drainage
conveyance systems including the concrete channel proposed below the
building.
e. Water Quality, RSWDM Core Requirement #8: Based on the commercial use of
the project, Enhanced Basic Water Quality Treatment is required. The project
proposes to us a Filterra Treatment System downstream of the detention vault in
order to meet water quality requirements.
i. A Leachable Material Covenant will be required to be submitted as part
of the Civil Construction Permit Application in order to eliminate the
roof material from as a source of PGIS.
f. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be
required to help mitigate the new runoff created by this development. A
preliminary drainage plan, including the application of on-site BMPs, has been
included with the land use application. The final drainage plan and drainage
report must be submitted with the civil construction permit application. The
project proposes to utilize Rain Gardens, Soil Amendments, and Perforated
Stubout Connection.
g. Special Requirement #2 Flood Hazard Delineation: A localized floodplain has been
identified on site due to the infrastructure constraints downstream. The project
TIR notes that the infrastructure induced floodplain elevation is 394.87. The
project will need to maintain the compensatory storage volume on site at a one
to one ratio. The project has proposed to place the building on piles in order raise
the building high enough to provide the required compensatory storage. The
following shall be fully addressed as part of the Civil Construction Permit
Application:
i. An emergency overflow spillway, or similar system, shall be provided
that, in the event all discharge tight line systems are full or plugged,
directs storm water into the roadway surface as oppose to the proposed
building or upstream properties.
ii. The open channel below the building will be required to be privately
maintained, however, an easement shall be provided to the City to
allow the City to access and in an emergency maintain the facility.
iii. Access routes/hatches above the open channel and adjacent to the
Bremerton Avenue NE shall be provided to access and maintain the
bottom of the channel.
iv. A clearance of 10 feet vertically (from highest elevation within
horizontal clearance) and 15 foot horizontally, centered over the
channel shall be provided.
3. Surface water system development fee is $0.720 per square foot of new impervious
surface, but not less than $1,800.00. This is assessed based on the final approved civil
construction plans and payable prior to issuance of the construction permit.
TRANSPORTATION/STREET
1. The 2019 transportation impact fees based on land use category is available in the Fee
Schedule at the City of Renton website. Transportation impact fees that are current are
payable at the time of building permit issuance.
4th Dimension Building – LUA19-000153
Page 8 of 10
2. Existing right-of-way width fronting the site in Bremerton Ave NE is 25 feet. Bremerton
Ave NE is classified as a residential access road. To meet the City’s complete street
standards, half street improvements including a 26-foot paved roadway, 0.5- foot wide
curb, 8-foot planter strip and 5-foot sidewalk are required to be constructed in the right
of way fronting the site per City code 4-6-060. Final right of way and dedication width
shall be subject to survey. The proposed project provides the required street section.
a. Staff recommends a condition of approval to connect the proposed sidewalk on
the north side of the Bremerton Avenue NE frontage to the existing sidewalk.
This will require, at minimum, a public access easement be obtained from the
northern property owner.
b. As part of the Civil Construction Permit Application, the existing lane line along
Bremerton Avenue NE shall be identified for removal and installation of new
lane lines and pavement markings shall be proposed. Please see provided sketch
following Transportation Comment #3 showing striping/re-striping comments
along the property frontage.
3. Existing right-of-way width in this section of NE 4th Street is 84 feet. NE 4th is classified
as a Principal Arterial. There is the NE 4th Street corridor improvement plan. To meet the
requirements, half street improvements including a 0.5-foot wide curb, 5-foot wide
landscaped planter, 5-foot wide sidewalk, a 5- foot bike lane, a 22 foot paved roadway
and 6 feet for a left turn lane will be required fronting the site per City code 4-6-060.
Dedication of 1.5- foot of right of way will be required fronting the site. This will provide
for a future 87-foot wide right of way in NE 4th Street. The proposed project provides the
required street section.
4. ADA compliance is required for frontage improvements.
a. As part of the Civil Construction Permit Application, two ADA ramps shall be
installed at northeast corner of Bremerton Avenue NE and NE 4 th Street (one
facing west and one facing south). Existing companion ramps on the northwest
and southeast corners of the intersection shall be upgraded to current ADA
standards. Please see provided sketch showing ADA improvement comments
along the property frontage.
4th Dimension Building – LUA19-000153
Page 9 of 10
4th Dimension Building – LUA19-000153
Page 10 of 10
5. A traffic analysis dated July 2019, was provided by Gibson Traffic Consultants, Inc. The site
generated traffic volumes were calculated using data from the Institute of Transportation
Engineers (ITE) Trip Generation Manual, 10th Edition. Based on the calculations provided,
the proposed development would average 277 new daily vehicle trips. Weekday peak
hour AM trips would generate 12 new vehicle trips. Weekday peak hour PM trips would
generate 26 new vehicle trips. As detailed in the report the proposed project is not
expected to lower the levels of service of the surrounding intersections included in the
traffic study. Increased traffic created by the development will be mitigated by payment
of transportation impact fees.
a. The values provided in the table do not appear to match values generated based
on the 10th edition of the ITE Manual and should be verified prior to submittal.
6. Transportation concurrency has been provided under separate cover.
7. Driveways shall follow requirements of RMC 4-4-080, RMC 4-6-060, and the requirements
of the Renton Fire Authority.
8. Street lighting in accordance with City Standards is required along all public street
frontages for commercial sites with commercial structures larger than 5,000 square feet.
A street lighting plan and photometric analysis shall be submitted as part of the
construction permit submittal.
9. Paving and trench restoration within the City of Renton right of way shall comply with the
City’s Restoration and Overlay requirements.
GENERAL
1. The fees listed are for 2019. The fees that are current at the time of the respective permit
issuance will be levied. Please see the City of Renton website for the current development
fee schedule.
2. All new utility lines (i.e. electrical, phone, and cable services, etc.) must be underground.
The construction of these franchise utilities must be inspected and approved by a City of
Renton inspector.
3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention
vaults will require a separate building permit. Structural calculations and plans prepared
by a licensed engineer will be required as part of the building permit review.
4. A 15-foot utility easement will be required for any new public water main, hydrants and
water meters within private property.
5. All civil plans shall conform to the current City of Renton survey and drafting standards.
Current drafting standards can be found on the City of Renton website.
6. A separate plan submittal will be required for a construction permit for utility work and
street improvements. All plans shall be prepared by a licensed Civil Engineer in the State
of Washington.
7. Please see the City of Renton Development Engineering website for the Construction
Permit Application and Construction Permit Process and Submittal Requirements. Please
contact the City to schedule a construction permit intake meeting.
8. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/
for more information.
4TH CREEK MEADOWS LLC
12505 Bel Red Road., Suite: 212
Bellevue, WA 98005
Phone No: (425) 264-0400
August 3, 2018
City of Renton
1055 S. Grady Way
Renton, WA 98057
Attn. Clark H. Close
RE: 4th Dimension Building
4502 NE 4th Street, Renton, WA
Dear Clark:
As owners of the 4th Dimension project, we understand and accept the risk of developing
our property. We understand that there is geologic risk in our area and will advise in
writing any prospective purchasers of our project that the potential of geologic issues in
our area.
Sincerely,
-------------------------------------------
Hari Ghadia, Managing Member
4th Creek Meadows LLC
CONCEPT ARCHITECTURE, LLC
1712 Pacific Avenue Suite 107, Everett, WA 98201
1005 Terminal Way Suite 245 Reno, NV 89502
ConceptArchitecture.com
URBAN CENTER DESIGN OVERLAY
DISTRICT REPORT
Project: 4th Dimension Building
Site Location: 4502 NE 4th Street, Renton, WA
APN 1023059068
District: D
• Pedestrian Building Entries: The building has pedestrian access from both NE 4th St and
Bremerton Ave. Commerical spaces address both streets. The apartments have
pedestrian access from Bremerton Avenue. The entries are accessed by paved walks
and have defining features that identify them as such.
• Transition to surrounding development: The surrounding development consists of
multistory multifamily structures. Our project being a mixed use project is a fitting
transition from the commercial activity of NE 4th St. and the neighboring residential area.
• The parking for the project will be within the building. The basement level will be parking
and a portion of the main floor will also be parking. The parking areas will be accessed
from a driveway to the north of the property. The parking area facing Bremerton will be
screened with landscaping.
• Vehicular access will be via a driveway on the northern portion of the property. The
drive will access the basement parking level directly and a ramp up from the drive will
provide vehicle access to the main floor parking.
• Pedestrian Circulation: The main level of the building houses parking, commercial uses,
and access to residential areas and will be directly accessible from Bremerton Ave and
NE 4th Street. An elevator and stairways will provide access to all floors. The residential
units will be accessed from the elevator via exterior balconies and walks.
• Common Space: The commercial spaces are planned to have patio areas on the street
sides for seating and common uses. The second level will have a large patio space for
the recreational use of residents. The access to the units will be by common stairs,
elevators and a balcony system.
• Landscaping: The building will be landscaped according to city requirements including
the landscape buffer along NE 4th St. and Bremerton Ave. Please see preliminary
landscape drawings.
• Building Character and Massing: The building has been designed to reflect the
distinctive uses within. The residential units each have an inset balcony / deck which
provides frequent modulation in the elevation (Less than 40’ on center greater than 8’ in
width and greater than 2’ in depth. The height of these modulations also exceeds 16’ in
height. The commercial spaces have an abundance of glazing to provide good visibility
and approachability. A canopy at the commercial areas will further define the spaces
and offer shelter to users. The roof height varies with the modulation in the building.