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JON GRAVES ARCHITECTS & PLANNERS, PLLC
3110 Ruston Way, Suite E
Tacoma, WA 98402
October 28, 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 – District ‘D’ Development Standards Report
The site is in the Commercial Arterial (CA) zoning designation, and is subject to the Urban Design Regulations for
District D. The following is a section by section breakdown on each requirement and a description of how each is
addressed in the proposed project.
Section 4-3-100E RMC: Site Design and Building Location
4-3-100E1a: Building Location and Orientation: Natural light was considered when orienting the buildings.
Buildings are oriented to the street with the commercial buildings having clear connections to the sidewalk. The
front entries are oriented towards Sunset Blvd while providing landscaping for the benefit of pedestrians.
4-3-100E1b. Building Entries: The entries that serve the commercial elements of the project are made visually
prominent by incorporating canopies as well as being connected by a walkway to the public sidewalk. Access to
each residential unit is weather protected by upper story balconies that are more than 4 ½ ft. wide over the
entrances. Pedestrian access is provided by sidewalk from property edges, adjacent lots, crosswalks and transit
stops. The refuse enclosures for commercial uses are screened from view from Sunset Blvd. This enclosure is easily
accessible for service vehicles yet is screened from adjacent properties.
4-3-100E1c. Transition to Surrounding Development: The project will provide building articulation to the front
façades that will eliminate the box-like appearance of a large, square building.
Section 4-3-100E2 RMC: Parking and Vehicular Access
4-3-100E2a. Surface Parking: To maintain active pedestrian environments along streets, no parking is located
between the building and the front property line.
4-3-100E2b. Structured Parking Garages: Not Applicable.
4-3-100E2c. Vehicular Access: There is just one curb cut provided to access the site.
Section 4-3-100E3 RMC: Pedestrian Environment
4-3-1003a. Pedestrian Circulation: Pathways leading from the building are clearly delineated and connect it and
the parking areas to the public sidewalk. There are no pathways within the parking area. The sidewalk widths
provided are 5’-0”.
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Section 4-3-100E4 RMC: Recreation Areas and Common Open Space
4-3-1004a. Recreation Areas and Common Open Space: For attached housing developments of 10 or more
dwelling units, 50 square feet minimum per unit will be provided common open space. The project will provide
more than 2778 square feet for recreation, provided as the second-floor gym, the amenity space, the deck space,
and the fourth-floor yoga studio.
Section 4-3-100E5 RMC: Building Architectural Design
4-3-1005a. Building Character and Massing: This project does not have any articulation intervals that are spaced
more than 40’, and no blank walls are visible from public streets, sidewalks, or interior pedestrian pathways. The
ground level will provide more than 75 percent of the linear frontage along NE Sunset Blvd with storefront
windows and doors.
4-3-1005c. Building Roof Lines: There will be no rooftop mechanical equipment. The angled roofs are proposed to
be 4/12 f and 1/4 “/ 12” for the flat roof.
4-3-1005d. Building Materials: All sides of the building visible from a street, pathway, parking area, or open space
will be finished with the same building materials, detailing, and color scheme. The building exterior would have a
combination of materials including high quality fiber cement siding and concrete masonry or brick, and a standing
seam curved metal roof over the residential rooftop amenity.
Thank you,
Ben Childs | Senior Project Manager
JON GRAVES ARCHITECTS