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JON GRAVES ARCHITECTS & PLANNERS, PLLC
3110 Ruston Way, Suite E
Tacoma, WA 98402
October 31, 2019
Community & Economic Development – Planning Division
Renton City Hall, 6th Floor
1055 South Grady Way
Renton, WA 98057
REGARDING: Site Plan Review - Sunset Highlands Mixed Use – Justification for Modification
Project Background
Sunset Highlands is a 16-unit mixed use structure located at 4409 NE Sunset Blvd., Renton, WA 98059. Two yet to
be determined commercial uses are proposed to be on the most norther portion of the ground level facing Sunset
Blvd. The remainder of the ground level is proposed to be parking for residents. Currently the site is vacant.
Proposal:
The project team is proposing a modification to the commercial percentage requirement per Renton Municipal
Code section 4-4-150.D, which states that “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.” The commercial requirement would be approximately 4,019
square feet for the current project scope. The commercial percentage for this proposal is 24% (1,929 square feet).
To meet most design standards required by the RMC, reducing the 50% commercial requirement appears to allow
Sunset Highlands to provide most code standards.
Conformance to Criteria:
The following is a list of the criteria as specified by the City of Renton Modification Submittal Requirements
document. Please see the associated responses for conformance.
a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land
Use Element and the Community Design Element and the proposed modification is the minimum adjustment
necessary to implement these policies and objectives
In order to provide the minimum density required, residential parking within the structure and a commercial
component, a modification must be pursued. To align with the City’s vision for the surrounding area, the project
team would like to incorporate all elements of the code into the project. To do so, a reduction to the minimum
commercial percentage must be made.
b. Will meet the objectives of safety, function, appearance, environmental protection and maintainability
intended by the Code requirements, based upon sound engineering judgement;
The proposal does not change anything required or recommended by the City in terms of safety, function,
appearance, environmental protection or maintainability. This is simply a square footage reduction request.
c. Will not be injurious to the other property(ies) in the vicinity;
The project team does not foresee reducing the commercial percentage provision being injurious to any other uses
or properties in the vicinity.
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d. Conforms to the intent and purpose of the Code
The intent of the modification is so the proposed project scope fits in with the intent and purpose of the code. The
standards for the ground floor commercial space will still be provided, with an average commercial depth of 30
feet and 18-foot floor-to-ceiling heights. To incorporate enclosed residential parking and provide the minimum
density, the commercial component requirement was slightly altered to adhere outright to most of the required
provisions.
e. Can be shown to be justified and required for the use and situation intended; and
In order to provide the required development standards, the commercial space must be reduced from 50%
required, to 24%. The retail spaces will still be usable, and cover the width of the building, just not as deep as what
would originally be prescribed.
f. Will not create adverse impacts to the other property(ies) in the vicinity.
The reduction of commercial space shouldn’t have any adverse impact to other properties in the vicinity. The only
impact would be reducing the amount of leasable commercial space for the ownership.
Thank you,
Glenna Mahar | Project Engineer
JON GRAVES ARCHITECTS