HomeMy WebLinkAboutHEX Report_Renton Commons_16-000425.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
HEX Report
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: August 16, 2016
Project Name: Renton Commons
Owners: Low Income Housing Institute; 2407 First Ave; Seattle, WA 98121
Contact: Pamela Derry; Tonkin Architecture; 204 First Ave; Seattle, WA 98104
File Number: LUA16-000425, CU-H, SA-H, ECF, MOD, MOD, MOD
Project Manager: Rocale Timmons, Senior Planner
Project Summary: The Low Income Housing Institute (LIHI) is requesting Hearing Examiner Site Plan
Review, Hearing Examiner Conditional Use Permit, Environmental 'SEPA' Review,
and three (3) modifications for the construction of a 6-story building containing 48
affordable multi-family residential units. The structure would have an average
height of 71 feet. The 0.32 acre site is located within the Center Downtown (CD)
zoning classification on the west side of Whitworth Ave S, just north of S 3rd St, at
215 Whitworth Ave S. Vehicular access to the site would be provided via a single
entry point from Whitworth Ave S. A total of 12 parking spaces would be provided
within the structure. A refuse and recycle modification, from RMC 4-4-090, is
being requested in order to reduce the number of required deposit and collection
points. A bicycle parking modification, from RMC 4-4-080, is being requested in
order to locate bicycle parking exterior to the structre. Finally, the applicant is
requesting a street modification, from RMC 4-6-060, in order to maintain the
existing 60-foot right-of-way, without dedication, and alter the required street
cross section. The site is located within a Seismic Hazard Area. There appears to
be no other critical areas located on site.
Site Area: 13,915 SF Total Building Area GSF: 46,215 SF
Project Location: 215 Whitworth Ave S
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B. EXHIBITS:
Exhibit 1-10: ERC Report Exhibits (dated July 25, 2016)
Exhibit 11: Staff Recommendation to the Hearing Examiner (dated August 8, 2016)
Exhibit 12: SEPA Determination and Mitigation Measures (dated July 25, 2016)
Exhibit 13: City Center Community Plan
Exhibit 14: Lighting Plan
Exhibit 15: Downtown Streetscape Design Standards and Guidelines (DSDSG) (dated March 16,
2016)
Exhibit 16: Renderings
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C. GENERAL INFORMATION:
1. Owner(s) of Record:
Low Income Housing Institute
2407 First Ave
Seattle, WA 98121
2. Zoning Classification: Center Downtown (CD)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Single Family Residence
5. Neighborhood Characteristics:
a. North: Seattle Public Utility’s Cedar River Pipeline ROW (CD Zone)
b. East: Church (CD Zone)
c. South: Church (CD Zone)
d. West: Single Family Residential (CD Zone)
6. Site Area: 13,915 SF (.03194 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 N/A 156 05/18/1909
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. The site is in the 196’ hydraulic pressure
zone. The approximate static water pressure is 71 psi at a ground elevation of 32 feet. There is an
existing 4-inch water main (COR Facility ID: WM-08542) east of the site along the eastern frontage
of Whitworth Ave S. There are also two Seattle Public Utilities (SPU) transmission mains (66-inch
and 51-inch) north of the site.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 6-inch sewer (COR
Facility ID: GM06709) east of the site in Whitworth Ave S that flows south.
c. Surface/Storm Water: There is no existing on-site drainage system. There is an existing 6-inch
storm drain east of the site in Whitworth Ave S, which flows north. There is also an existing 12-inch
storm drain north of the site in the Seattle Public Utilities right of way, which flows west.
2. Streets: The site is bordered by Whitworth Ave S to the east. Whitworth Ave S is classified as a
residential access street. The existing right of way width for this section of Whitworth Ave S is 60-feet.
Sidewalk is located on both sides of the street at the back of curb. Sidewalk width along the project
frontage is approximately 10-feet.
3. Fire Protection: City of Renton Fire Department
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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 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element (LU)
2. Housing and Human Services Element (HHS)
H. FINDINGS OF FACT (FOF):
1. The applicant is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use
Permit, Environmental 'SEPA' Review, and three (3) modifications for the construction of a 6-story
building containing 48 affordable multi-family residential units.
2. Renton Commons will include a set-aside of 36 units for homeless families and individuals, including
veterans, who will have access to on-site supportive services, job connections and case managers to
help people improve their incomes, get back on their feet, retain their self-sufficiency, strengthen their
physical and mental health and progress in their lives.
3. The northeastern portion of the site is developed with a two-story single family residence, proposed for
demolition. The undeveloped portion of the site is vegetated with grass, shrubbery and scattered trees.
4. The development would result in a density of 150.28 du/ac. The proposed 48 units would be
comprised of (4) studio units, (19) 1-bedroom units, (20) 2-bedroom units, and (5) 3-bedroom units.
5. The project would incorporate sustainable “green” features meeting the requirements of the
Washington State Commerce Department’s Evergreen Sustainable Design Standard.
6. The Planning Division of the City of Renton accepted the above master application for review on June 9,
2016 and determined the application complete on June 22, 2016. On June 30, 2016 a re-notice
occurred, in order to correct the proposed project description. The project complies with the 120-day
review period.
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7. The project site is located on the west side of Whitworth Ave S, between S 2nd St and S 3rd St. The site is
generally rectangular in shape and totals 13,915 square feet in area (0.3194 acres).
8. The site is located within the Center Downtown (CD) zoning classification, Commercial Mixed Use
(CMU) Comprehensive Plan land use designation, Design District ‘A’, and the Downtown Business
District.
9. Surrounding uses include: existing single family residential to the west (zoned CD); churches to the east
and south (zoned CD); and an office building to the north for an international adoption agency (zoned
CD). It should be noted that immediately north of the site is a Seattle Public Utility’s Cedar River
pipeline right-of-way and an 11-foot wide public alley is abutting the property to the west.
10. Access to the site is proposed via a new curb cut extended from Whitworth Ave S.
11. The proposed building includes an open surface parking garage on the west side of the property, which
includes 12 parking spaces. An additional 3-parking stalls are proposed to be secured, via a lease with
SPU, in the parking area abutting the site to the north.
12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on July 25, 2016, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Renton Commons project. The DNS-M included one mitigation measure
(Exhibit 12). A 14-day appeal period commenced on July 29, 2016 and will end on August 12, 2016. No
appeals of the threshold determination have been filed as the date of this report.
13. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
(ERC) issued the following mitigation measure with the Determination of Non-Significance – Mitigated:
a. A survey shall be submitted to the Current Planning Project Manager that conforms to the
requirements and standards of the Washington State Office of Archaeology and Historic
Preservation and must be conducted under the on-site supervision of a state-approved
archaeologist prior to construction permit approval. In addition to the survey, should evidence
of a historic site be found during site development, work shall immediately cease and the
Washington State of Archaeology and Historic Preservation shall be contacted at (360) 586-
3065. In the event that cultural artifacts are found, work cannot recommence until approval is
received from the Office of Archaeology and Historic Preservation.
14. The proposed building massing would be L-shaped with an outdoor play area. The building would also
provide amenity spaces for its residents such as a multi-purpose common room, a library, community
computer stations, a community kitchen for events, a classroom, a management office, and a
counseling office.
15. The tallest point of the structure would be approximately 76-feet from the average grade plane
to the highest peak of a shed roof elements with an average height of 71-feet. The proposed building
materials would be a combination of concrete masonry, brick, metal canopy, cast-inplace concrete,
fiber cement board, and wood elements. All concrete walls are proposed to be treated with texturing
and/or reveals (Exhibit 4).
16. Requested Modifications from RMC: The following modifications have been requested to be
considered simultaneously as part of the Site Plan Review:
RMC Code Citation Required Standard Requested Modification
RMC 4-6-060F Street
Standards
12-foot sidewalk, street trees (4-foot x
8-foot grates) behind the curb, and
street lighting meeting City’s arterial
Elimination of the 5-foot wide
bicycle lane.
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street lighting levels. Additionally, a 5-
foot wide bike lane is required.
RMC 4-4-080F,
Parking, Loading, and
Driveway Regulations
Based on the proposed use, a
minimum 24 interior bicycle parking
spaces would be required.
The applicant is proposing a total of
24 bicycle parking spaces within
four exterior bike racks.
RMC 4-4-090, Refuse
and Recyclables
Standards
There shall be at least one deposit
area/collection point for every thirty
dwelling units.
The proposal includes a single
refuse/recycle storage area.
17. The site is located in Seismic Hazard Area. There are no other known critical areas on site.
18. There are three existing trees located within the right-of-way which are proposed for removal.
Preliminary earthwork for the proposal includes 100 cubic yards of excavation and 300 yards of fill.
19. Construction is expected to start in mid-September 2017. Construction is expected to be completed by
the end of October 2018.
20. Studies provided by the applicant include a stormwater report, traffic study, arborist report,
preliminary archeology assessment, and a geotechnical report (Exhibit 6-8, and 10).
21. Staff received a single comment letter, from the Department of Archaeology and Historic Preservation,
regarding the potential of archaeological deposits on site (Exhibit 9). No other public comments were
received.
22. On page two of the staff report, to the Environmental Review Committee, it states the applicant is
proposing a 19,795 square foot landscape community space and goes on to describe the space (Exhibit
1). This is an error, and necessitates a correction for the record. The proposed exterior open space
(playground and courtyard) is a total of 1,458 square feet. There is an additional 1,169 square feet of
community space on the interior of the structure.
23. 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.
24. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The intention of this designation is to transform strip commercial
development into business districts through the intensification of uses and with cohesive site planning,
landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is
compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are
met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
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-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
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Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-46: Identify and catalog historic, cultural, and archaeological resources on an
on-going basis and as part of project specific review.
Policy L-51: 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-52: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-53: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
Policy L-57: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
Policy L-60: Thoughtfully balance the need for appropriate lighting levels for safety and
security to avoid light intrusion and glare impacts, and to preserve the night sky.
Policy L-64: Collaborate with schools, businesses, and faith-based groups to promote
healthy lifestyles through education, activity and nutrition
Policy HHS-3: Work with other jurisdictions and organizations, including the Renton
Housing Authority and non-profit housing developers, to address the need for housing
to be affordable to very low-income households. This housing should focus on
accessibility, mobility, and proximity to social services.
Policy HHS-14: Work with other jurisdictions and social service organizations to
develop a regional approach to end homelessness and, on a local level, with community
partners to expand services available to the chronically homeless, temporarily
homeless, and other vulnerable populations in Renton.
Policy HHS-25: Encourage construction of universally designed units, supportive
housing arrangements, and transitional housing in close proximity (within one-quarter
mile) to public transportation.
25. Zoning Development Standard Compliance: The CD Zone is intended to revitalize the area by creating a
vibrant, urban center in Renton’s historic downtown core. Surface parking is discouraged in this zone,
except as a land bank. The proposal is compliant with the following development standards if all
conditions of approval are met:
Compliance CD Zone Develop Standards and Analysis
See FOF 28:
Conditional
Use Permit
Analysis
Density: Per RMC 4-2-120B the allowed density range in the CD zoning classification is
a minimum of 25 dwelling units per net acre (du/ac) up to a maximum of 100 du/ac.
Density may be increased to 150 dwelling units per net acre subject to Administrative
Conditional Use approval. Net density is calculated after public rights-of-way, private
access easements, and critical areas are deducted from the gross acreage of the site.
Fractions which result from net density calculations shall be truncated at two (2)
numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or
maximum density which result in a fraction that is 0.50 or greater shall be rounded up
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to the nearest whole number. Those density calculations resulting in a fraction that is
less than 0.50 shall be rounded down to the nearest whole number.
Staff Comment: There would be no deductions from the 13,915 gross square foot
(0.3194 acres) site for critical areas, right-of-way dedications, or access easements.
The 48 unit proposal would arrive at a net density of 150 dwelling units per acre (48
units / 0.3194 acres = 150.28 du/ac rounded down to the nearest whole number).
Therefore the proposal requires an Administrative Conditional Use Permit.
Pursuant to RMC 4-8-080C.2 where required permits are subject to different types of
permit review procedures, then all the applications are subject to the highest-number
procedure. Pursuant to RMC 4-9-200D.2 a public hearing before the Hearing Examiner
is required for Site Plan Review when the structure is taller than four stories.
Therefore, the requested Conditional Use Permit is also required to be reviewed by the
Hearing Examiner.
See Conditional Use Permit analysis under Finding 28: Conditional Use Permit Analysis.
Lot Dimensions: Per RMC 4-2-120B there is no minimum lot size, width or depth in
the CD zone.
Staff Comment: The proposal does not propose to alter any lot lines.
Lot Coverage: Per RMC 4-2-120B there is no maximum lot coverage for buildings
within the CD zone.
Staff Comment: The proposed building would have a footprint of 8,294 square feet on
the 13,915 square foot site resulting in a building lot coverage of approximately 60
percent.
Compliant if
Condition of
Approval is
Met
Setbacks: Per RMC 4-2-120B the CD zoning classification has a minimum front yard
and side yard along-a-street setback of 0-feet and a maximum setback of 15 feet for
portions of the structure that are below 25 feet in height. There is no maximum front
yard, or side yard along-a-street setback for those portions of the structure that
exceed 25 feet in height. There are no other setback requirements within this zone.
Staff Comment: The following table contains setbacks, at the closest point, for the
proposed structure:
West Setback
(Alley)
East Setback
(Whitworth Ave)
North Setback
(SPU ROW)
South Setback
6-feetand 7-inches 2-feet and 3-inches 2-feet 10-feet and 3 inches
The proposed structure complies with all setbacks of the CD zone. It should be noted
that in order to provide more varied and interesting modulation on the upper façade
facing the street—Whitworth Ave S, and to make the main building entrance more
prominent, the applicant is proposing to overhang the right-of-way by a maximum of
two feet at the entrance canopy and at the central bay on the building’s east and
main façade. The central bay is proposed to begin at the third floor at a height of
approximately 25 feet above grade. The distance above grade would ensure that the
encroachment over the sidewalk portion of the right-of-way would have no adverse
impact on pedestrians on the sidewalk. The proposed bay window would require the
applicant to obtain a right-of-way use permit.
Therefore staff recommends a condition of approval, requiring the applicant to obtain
a permanent right-of-way use permit in order to encroach into right-of-way by no
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more than two –feet for the central bay. The right-of-way use permit shall be
obtained prior to construction/building permit approval.
Compliant if
Condition of
Approval is
Met
Building Height: Per RMC 4-2-120B building height is restricted to 95 feet.
Staff Comment: The applicant has provided a varied roofline consisting of a
continuous roof cornice which would wrap the top of the facades, providing a strong
horizontal line that is interrupted by taller bays with pitched shed roofs for visual
interest (Exhibit 4 and 16). The height of the proposed structure would be 76-feet at
the tallest point of the shed roof elements with an average height of 71-feet. The
proposal complies with the height requirement of the zone. The Airport overlay, Part
77 horizontal surface height limit is 179 feet above mean sea level in this area. Staff
recommends a condition of approval requiring the applicant to demonstrate
compliance with the Part 77 Horizontal Surface Height Limit prior to
construction/building permit approval.
Compliant if
Conditions of
Approval is
Met
Landscaping: Per RMC 4-4-070 all development in the CD zone is exempt from all but
the maintenance of any existing landscaping, landscaping for surface parking areas,
and street tree requirements of this Section.
Staff Comment: While there are no on-site landscape requirements in the CD zone,
with the exception of surface parking areas and street trees, a conceptual landscape
plan was submitted with the project application (Exhibit 3). The conceptual landscape
plan illustrates materials that would be used to enhance the visual character of the
building.
The proposed street level landscaping utilizes street trees in 5-foot x 5-foot tree grates
used to highlight architectural features and create visual interest along the
streetscape. The proposed street trees are Rocky Mountain glow maple.
Along the north façade, the applicant is proposing a mix of vegetation in order to
soften the facades of the utility spaces and also help define the new sidewalk along
the SPU right-of-way. At the northwest corner, the applicant is proposing a gazebo
which would mark the terminus of the pedestrian experience until the property to the
west is developed and possibly extends the new walkway through the block to
Shattuck Ave S.
The landscaping along the west façade and the southwest corner would be a
combination of soft, colorful ground cover and small ornamental trees that would
serve to soften the concrete walls and help screen the parking garage.
At the southeast corner, the main outdoor area for residents and visitors, trellises,
seating, covered bike racks, and play equipment are proposed.
The landscape plan includes a planting plan which contains different tree (vine maple,
Kousa dogwood, galaxy magnolia, Japanese maple, shore pine, and Autumn brilliance
serviceberry) and shrub species (smoketree, spike winter hazel, common lilac,
heavenly bamboo, snowberry, deer fern, yellowtwig dogwood, goldflame spirarea). It
should also be noted the applicant is proposing green roof elements.
The proposed landscape plan does not provide specific detail for proposed screening,
landscape elements, and furniture. The City has begun to draft the Downtown
Streetscape Design Standards and Guidelines (DSDSG) of which the most recent
standards are dated March 16, 2016 (Exhibit 15). The DSDSG include specifications for
street and public realm elements, treatments and surfaces (benches, tree grates, bike
racks, street lights, litter receptacles, etc.). Compliance with the standard elements,
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included in this document, will serve to comply with the landscaping requirements, as
well as many of the design standards (see additional discussion under FOF 27: Design
District Review), and would allow for a more consistent urban design signature that
reinforces the Downtown identity. Therefore staff recommends, as a condition of
approval, the applicant be required to submit a revised landscape plan to the Current
Planning Project Manager prior to building permit approval. The revised landscape
plan shall include the following: compliance with the draft Downtown Streetscape
Design Standards and Guidelines (DSDSG) (dated March 16, 2016) or as may be
amended or approved prior to plans being submitted for building permits; specific
detail for courtyard screening and furniture; the addition of one litter receptacle to the
frontage improvements located as close to primary building entrance as possible; and
landscape planters to denote pedestrian entry points.
It should be noted existing landscaping between the subject property and the three
proposed joint parking spaces, located within the SPU right-of-way, has died. The
applicant is encouraged to replace the landscaping as part of the proposed project.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
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 site does not contain any significant trees on site and is therefore
exempt from tree retention requirements found in RMC 4-4-130. The applicant
however is proposing to plant 21 new trees on site (Exhibit 3).
Compliant if
Conditions of
Approval are
Met
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-
street parking stalls be provided based on the square footage of the use. Pursuant to
RMC 4-2-120B all parking shall be provided in the rear portion of the yard, with access
taken from an alley, when available. Parking shall not be located in the front yard, nor
in a side yard facing the street nor rear yard facing the street. Parking may be located
off-site or subject to a joint parking requirement.
Staff Comment: The following ratios would be applicable to the site:
Use # of residential units Ratio Required Spaces
Affordable
Residential
Units
48 Min: 0.25 space /
residential unit
Max: 1 space / residential
unit
Min: 12
Max: 48
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Based on the proposed uses, a minimum of 12 parking spaces would be required in
order to meet code up to a maximum of 48 stalls. The applicant proposed a total of 12
spaces within structured parking (4 standard stalls, 6 compact stalls, and 2 ADA
stalls). Additionally, the applicant is proposing to lease three parking stalls, on the
SPU right-of-way abutting the project site to the north, for staff parking.
Staff would like to note while the proposal complies with the parking ratios of the
code and dimensional standards, the proposed project is anticipated to not only
create new jobs but create 36 housing units which are not supported by parking.
Since the proposed housing is for extremely low income families and individuals (half
30% and half 50% AMI), many of the tenants are not expected to own cars and LIHI’s
experience on other projects in the area suggests that 12 parking spaces would be
more than sufficient for the needs of these tenants. The project site is also in very
close proximity to the Renton Transit Center and a wide range of shopping options are
within easy walking distance of the site which is ideal for tenants without vehicles.
The applicant is proposing, as part of their leasing process, a declaration that on-site
parking is very limited. It is the applicant’s intention to create a process which gives
priority for parking spaces to (1) the disabled; (2) families with children who are car
owners; and (3) commuters for whom taking public transit is not feasible. It is also the
intent of applicant to allow no more than one car per unit to be garaged, if they are
within the priority populations noted above.
Given three of the proposed parking stalls are located of site, staff is recommending a
condition of the approval requiring the applicant provide a copy of a joint parking
agreement for those parking stalls located off site. The joint parking agreement shall
be submitted to the Current Planning Project Manager prior to building permit
approval.
Additionally, the proposal does not appear to include van accessible parking.
Therefore, staff recommends the provision of an ADA van accessible parking stall. The
revised parking plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit approval.
See FOF 31:
Refuse and
Recycle
Modification
Analysis
Refuse and Recyclables: Per RMC 4-4-090 for multi-family developments a minimum
of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a
minimum of 3 square feet per dwelling unit is required for refuse deposit areas.
There shall be at least one deposit area/collection point for every thirty (30) dwelling
units.
Staff Comment: Based on the proposal for a total 48 residential units, 216 square feet
of refuse and recycle area is required to be dedicated. The proposal includes a 373
square foot area dedicated to refuse and recycle which complies with the area
dedication requirements. The applicant is proposing only one collection point for the
building as opposed to the two that would be required pursuant to code.
Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification
from RMC 4-4-090, Refuse and Recyclable Standards in order to reduce the number of
collections points for the refuse and recycle area.
Staff is in support of the requested modification if all conditions of approval are met.
See additional discussion below in FOF 31: Refuse and Recycle Modification Analysis.
26. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CD
zoning classification when it is not exempt from Environmental (SEPA) Review. Site Plan applications
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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 the Site Plan review
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 24: Comprehensive Plan Analysis.
Compliant if
Conditions of
Approval are
Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 25: Zoning Development Standard
Compliance.
Compliant if
Conditions of
Approval are
Met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 27: Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
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: While the proposed mixed-use structure is concentrated over most of
the site. The building’s façade would be articulated and modulated in order to divide
larger architectural elements into small increments. Large horizontal material
changes along the bottom floor and the upper two floors would help to reduce the
perceived height of the building mass. Smaller-scaled design elements such as the
windows, cornices, canopies, plus the textures and colors of the façade materials
would also help provide a well-balanced and well-proportioned building.
The applicant is proposing a few bay windows on each façade that would extend up
past the top of the roof parapet. These tall bay windows would be capped by pitched
shed roofs to provide additional articulation and interest, especially when viewed from
afar. A continuous roof cornice is proposed to wrap the top of the facades, providing a
strong horizontal line that is interrupted only by the taller bays with the pitched shed
roofs.
The building mass would be further modulated by a large vertical notch at the inside
corner of the south façade. To help balance the strong vertical elements of the bay
windows and the recessed notch, the applicant has proposed exterior cladding
materials which serve to create strong horizontal lines along the ground floor and the
top two floors.
At the ground floor the common spaces would be clad in stained horizontal cedar slats
and the parking/utility spaces would be clad in concrete with strong horizontal reveals
aligned with the wall openings.
At floors two through four the facades would be clad in cementitious panel siding with
a composition of reveals providing subtle horizontal lines at the tops and bottoms of
the window openings. The cladding on the upper two floors, 5 and 6 would be a
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combination of horizontal cementitious panel and lapsiding.
Varying paint colors are intended to further emphasize the various parts of the
exterior composition; the distinct bay windows, building masses, base/middle/top of
the façades and also smaller scale accent panels that provide additional interest and
help tie the various exterior elements together into a single expression that is
expected to be attractive from both near and far.
See additional discussion under FOF 27, Design District Review.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The applicant is proposing to access the structured parking garage via
a single curb cut from Whitworth Ave S. Off-site street improvements are proposed
along Whitworth Ave S which includes a new 12-foot wide sidewalk providing linkages
to the existing sidewalk network.
In order to build a 12-foot wide sidewalk, without modifying the alignment of the
right-of-way curb requires the sidewalk to encroach on to the subject site by
approximately two feet. The applicant is proposing to build the sidewalk with this
extension onto the property, without a right of way dedication. This would allow the
full sidewalk width without modifying the curb alignment, but would also allow the
upper floors of the building to overhang the sidewalk extension into the parcel. A
pedestrian easement would insure that this sidewalk extension remains available to
the public. Therefore, staff recommends as a condition of approval, the applicant be
required to submit a recorded pedestrian easement in sufficient width (up to 2 feet) to
construct required street improvements behind the existing curb. The easement shall
be submitted to, and approved by, the Plan Reviewer prior to construction permit
approval.
Finally, the proposed plan does not include a suitable transition to the adjacent
sidewalk north and south of the site. The transition of new sidewalk may need to be
extended slightly beyond property frontage to the north and south sides and it would
likely need to be field verified where the transition should occur. Therefore staff
recommends a condition of approval requiring the applicant to submit a revised
paving plan which includes a suitable transition to the existing sidewalk, north and
south of the subject property. The revised paving plan shall be submitted to, and
approved by, the Plan Reviewer prior to construction permit approval.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties.
Staff Comment: The proposed refuse and recycle area is located within the structure
along the northwestern portion (rear) of the site to avoid having the trash room highly
visible from the public.
The bins are proposed to have wheels and with the assistance of a trash caddy the on-
site manager would be able to bring the bins to the curb for pick up and return the
bins to the trash room after pick up. An exterior staging area for trash and recycling is
proposed to be provided directly exterior to the trash/recycling room. Care will be
needed to ensure that the bins do not leak once they exit the building and moved
toward the pick-up area.
With respect to temporary storage the description does not indicate if an on-site
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staging site is necessary given the limited space of the subject site. Therefore, staff
recommends a condition of approval requiring the applicant to identify an off-site
staging area for construction. The area shall be within a reasonable distance from site
to limit construction traffic to and from the site. Pedestrian paths to and from Renton
High School should be carefully studied to ensure a well-coordinated, signed, and
maintained traffic control plan. The traffic control plan shall be submitted to, and
approved by, the Plan Reviewer prior to construction permit approval. Additionally,
the applicant shall be required to notify surrounding property owners (within 300-foot
radius of the site) in advance of the start of construction (no less than 30 days), and
provide updates no less than quarterly during the construction period. This would
ensure students walking to Renton High School and other businesses in the vicinity of
the subject site have safe walking conditions.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: There are no territorial views for which to maintain visual accessibility
with the exception of potential views. Staff received no comments from adjacent
properties regarding views.
The proposed mixed use structure would establish new territorial views to the north as
well as potential visual access to Mt. Rainier to the south.
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 25: Zoning Development Standard
Compliance, 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 provided with the application (Exhibit 14).It is
anticipated that exterior lighting fixtures are located to provide light on the outdoor
areas around the parcel for safety and security, but would not spill onto neighboring
properties.
However, concerns have been raised regarding the adequacy of lighting along the
western property line, the adjacent alley, and structured parking area. See additional
discussion under FOF 26: Site Plan Review Analysis, Internal Circulation.
Finally street lights along the Whitworth Ave S frontage would are required to be
replaced by pedestrian level light pole(s). It is unclear the number of poles and
distance separation needed for a demonstration of compliance with required
illumination levels pursuant to RMC 4-6-060.I. Therefore, staff recommends the
applicant be required to submit a lighting analysis demonstrating compliance with
RMC 4-6-060.I.3. The lighting analysis shall be submitted to, and approved by, the
Plan Reviewer prior to construction permit approval.
Compliant if
Condition of
Approval is
Met
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The exterior common spaces are located adjacent to the public right-
of-ways and the existing parking lot to the south not close to adjacent buildings. There
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are also no occupied exterior terraces or roof decks above the ground level that could
project noise over the adjacent buildings to the larger area. All noise from exterior
common spaces at ground level would be limited and contained by hardscape and
landscape features such as trees, canopies, trellises, and fencing.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The proposed building massing would be L-shaped with an outdoor
play area and a vehicle access driveway located on the southeast corner of the site.
This design will provide the maximum amount of natural sunlight to both the outdoor
common spaces and the residential units above.
The pedestrian courtyard has been strategically placed on site in order take
advantage of sun exposure from the south most times of the year and would likely
only be shaded at certain times of the day during the winter months.
Revisions to the entrance canopy, exterior lighting elements, and the provision of
streetscape elements along Whitworth Ave S are recommended to be used to
reinforce the pedestrian scale and orientation of the ground floor frontage (see FOF
27: Design District Analysis). If all recommended conditions of approval are met the
building's ground floor street frontage would be visually distinct from the upper floors
of the building to create a well-defined, pedestrian-scaled base.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The site does not contain any significant trees on site and therefore
exempt from tree retention requirements found in RMC 4-4-130.
The site can best be characterized as relatively flat with the western side of the site
sloping gently down toward the southwest to northwest from a high point near the
center of the site. The northwest corner of the site has the lowest elevation. There is
a change in elevation on the order of five feet across the site. The majority of the
slopes on site are moderate, ranging from 1-4%. The steepest slope on the site is
approximately 32%, which is a man-made depression which is proposed to be leveled
as part of construction.
The applicant is proposing excavation in the amount of approximately 100 cubic
yards. Approximately 300 cubic yards of fill is proposed. Following construction the
applicant is proposing an impervious cover of approximately 88% of the net site area.
It should be noted that a 1,164 square foot vegetated roof is proposed.
The applicant submitted a Geotechnical Report prepared by Geotech Consultants,
dated July 21, 2015 (Exhibit 6). The loose to medium-dense sand soils that are
saturated are susceptible to seismic liquefaction. As a result, the proposal includes a
deep foundation system supported by pipe piles to reduce the potential for uneven
settlement. Groundwater seepage was observed at depths of 12-14 feet. The seepage
levels represent transient water seepage water and likely do not indicate static
groundwater.
The geotechnical report includes specific recommendations in order to mitigate
potential geotechnical impacts including: site preparation, structural fill, foundat ions,
drainage considerations, hazards including, and project design and monitoring. The
applicant will be required to demonstrate compliance with the recommendations
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included in the provided Geotechnical Engineering Report with the building permit
application and during construction (Exhibit 6).
Removal of the existing vegetated cover during construction would leave soils
susceptible to erosion. The applicant will be required to design a Temporary Erosion
and Sedimentation Control Plan (TESCP) pursuant to the 2009 King County Surface
Water Design Manual Erosion and Sediment Control Requirements.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 24: Zoning Development Standard Compliance, Landscaping.
Compliant if
Conditions of
Approval are
Met
g. Access
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: Access to the site is proposed via a single entry to the structured
parking via Whitworth Ave S. The proposal promotes safe and efficient circulation
through a single access point.
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: According to the Police Department, due to the heavy foot and
vehicle traffic in the area of the proposed building, it is expected that the covered
garage will be an attractive target to auto thieves and prowlers. Additionally, the
alley west of the site has historically had safety concerns.
Therefore staff recommends the applicant provide a lighting/safety plan which
includes the following: lighting within the covered garage during all hours; lighting to
illuminate the alley; a limited access gate for the garage; a surveillance system
installed in the covered garage to help deter incidents of crime and suspicious activity;
and an emergency communications device within the covered garage. The
lighting/safety plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit approval.
See Location and Consolidation discussion above and Pedestrian discussion below.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: See FOF 26, Site Plan Review Analysis, Loading and Storage Areas.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a 0.5 bicycle parking space is required per one
dwelling unit. The proposal contains 48 units therefore, a minimum of 24 bicycle
parking stalls shall be required for the residential units.
Whenever possible, bicycle parking shall be incorporated into the building design. The
applicant is proposing to provide four exterior bicycle racks with capacity for 24 bikes
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outside of the structure. Two of these racks with capacity for 16 bikes will be protected
from weather by a canopy. Two short term bicycle racks at the public sidewalk with
space for up to 4 bicycles will also be provided.
Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification
from RMC 4-4-080, in order to locate bicycle parking outside of the structure. Staff is
in support of the requested modification if all conditions of approval are met. See
discussion below in FOF 29: Bicycle Parking Modification Analysis.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: With the provision of a 2-foot wide pedestrian easement along
Whitworth Ave S the existing 10-foot wide sidewalk would be widened to 12-feet. The
increase in width would serve to reinforce the pedestrian network linkages and
promote pedestrian activity. See FOF 26: Site Plan Review Analysis, Circulation.
The applicant’s intent for pavement design for the replaced and new sidewalk areas, is
unclear. In order to ensure consistent pavement design with existing Downtown
public sidewalk pavement design staff recommends the applicant provide a pavement
design for Whitworth Ave S. The pavement design shall be submitted to, and
approved by, the Current Planning Project Manager prior to construction permit
approval.
Compliant if
Condition of
Approval is
Met
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: Exterior open space will include a small children’s play area at the
southeast corner of the property and a quieter exterior courtyard with a gazebo,
appropriate for older tenants, at the northwest corner. Interior common spaces will
include a multipurpose community room with computer access for tenants and a
kitchenette for community functions a TV/library room and a classroom with direct
access to the building exterior for potential community events such as a homework
club for school age children. On site counseling services will also be provided for the
building’s tenants
The pergola/gazebo structure is located in the rear of property which could be
problematic as proposed in a “dead” area with no adjacent ground floor windows and
may become an attraction for loitering. Therefore, staff recommends a condition of
approval requiring the applicant relocate the proposed pergola/gazebo closer to
Whitworth Ave S for more natural visibility, possibly in front of classroom window/exit
corridor to the north or an alternative location. A revised landscaping plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval.
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.
Staff Comment: There are no natural systems located on site with the exception of
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drainage flows. See Drainage discussion below.
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 indicated that sufficient resources
exist to furnish services to the proposed development; if the applicant provides Code
required improvements and fees. A Fire Impact Fee would be applicable to the
proposal, the current fees are based on a rate of $495.10 per new multi-family unit.
Water and Sewer.
Staff Comment: The site is served by the City of Renton for all utilities. It has been
determined that the preliminary fire flow demand for the proposed development is
2,500 gpm which is greater than that the available maximum fire flow capacity. In
order to provide water service for domestic and fire protection to the proposed
project, the following water main improvements are required: installation of a 12-inch
water main in Whitworth S from the existing 12-inch water main in S 3rd St to the
existing 12-inch water main at the intersection of Whitworth Ave S and S 2nd S.
There is an existing 6-inch sewer (COR Facility ID: GM06709) east of the site in
Whitworth Ave S that flows south. The replacement of the existing 6-inch sewer main
is not required as part of this project. This main will be replaced in the near future as
part of a City of Renton capital improvement project.
Drainage.
Staff Comment: The site is located within the Black River drainage basin. The existing
roof drainage is collected via roof downspouts and conveyed to the existing PSS in
Whitworth Ave S. Runoff from landscaped areas appears to sheet flow off the site.
There is no formal site drainage collection or conveyance system evident.
There is an existing 6-inch storm drain east of the site in Whitworth Ave S which flows
north. There is also an existing 12-inch storm drain north of the site in the Seattle
Public Utilities right of way which flows west.
This project is required to comply with the 2009 King County Surface Water Manual
and the City of Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the
City’s flow control map, this site falls within the Peak Flow Control Duration Standard,
Existing Conditions. This project is subject to full drainage review. The applicant
submitted a Preliminary Drainage Report prepared by Sitewise Design, dated June 9,
2016 (Exhibit 7).
The report also includes a detailed summary of the pre and post developed conditions.
Stormwater runoff from the proposed improvements would be collected via roof
drains, catch basins, and area drains. Runoff would be routed to a duplex pump
chamber and would be discharged to the existing storm main in the SPU right-of-way
to the north of the project site. Connection to the existing storm drainage system in
Whitworth Ave S is preferred over a connection to the existing storm drainage system
in the SPU right-of-way. Work in the right-of-way may require additional permit and
coordination with Seattle Public Utilities and the City of Seattle. Therefore, staff
recommends a condition of approval requiring the applicant provide the City with SPU
authorization to construct infrastructure improvements within the SPU right-of-way
before construction permits are issued.
Flow control is not required as the project will create less than a 0.1 cfs increase in the
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existing site condition’s 100 year peak flow. Water quality is also not required as the
project will create less than 5,000 SF of new and replaced pollution generated
impervious surfaces. The report includes a proposal for the use of a vegetated roof
and permeable pavement for the flow control BMP. Required flow control BMPs shall
be in accordance with Section 1.2.3.3 and Section 5.2 of the 2009 KCSWDM.
Transportation.
Staff Comment: The applicant submitted a Traffic Impact Analysis prepared by Gibson
Traffic Consultants, Inc., dated April 18, 2016 (Exhibit 8). The provided TIA was found
to meet the intent of the TIA guidelines and is generally acceptable for preliminary
review.
Level of Service: It is anticipated that the proposed development would generate
approximately 201 average daily trips with 14 new AM peak-hour trips and 19 PM
peak-hour trips. It is anticipated that trips generated by the Renton Commons
development will split 50% traveling to and from the north and 50% traveling to and
from the south. The development will impact off-site City of Renton intersections with
less than 10 peak-hour trips impacting any public intersections. Therefore, additional
analysis of impacts to surrounding intersections is not required based on City of
Renton threshold requirements.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The transportation impact fee that is current at the time
of building permit application will be levied. The fee currently being assessed, in
2016, is $1,923.83 per new multi-family unit. The fee is estimated at approximately
$92,343.84. The fee shall be payable to the City at the time of building permit
issuance.
Street Improvements: Street Improvements are regulated by RMC 4-6-060 – Street
Standards. See below:
Whitworth Ave S – Whitworth Ave S is classified as a residential access street. The
existing right-of-way width is 60-feet. This portion of Whitworth Ave S falls within the
City’s downtown planning area. The City’s Downtown Streetscape Design Standards
and Guidelines apply. Street improvements fronting this site would be required to
include a new 12-foot sidewalk, street trees (4-foot x 8-foot grates) behind the curb,
and street lighting meeting City’s arterial street lighting levels. Additionally, a 5-foot
wide bike lane is required. The applicant is proposing to maintain the existing right-of-
way and as a result the applicant has requested a modification to remove the 5-foot
bike lane requirement.
Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification
from RMC 4-6-060, Street Standards in order to modify the cross section for
Whitworth Ave S.
Staff is in support of the requested modification if all conditions of approval are met.
See discussion below in FOF 30: Street Modification Analysis.
Concurrency: Transportation concurrency approval is not required given the proposal
would have less than 20 peak hour trips.
l. Schools:
It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Bryn Mawr Elementary
(2.1 miles from the subject site), Dimmitt Middle School (2.0 miles from the subject
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site), and Renton High School (0.2 miles from the subject site).
Renton High School is within walking distance of the subject site while Bryn Mawr
Elementary and Dimmitt Middle schools would require future students to be
transported via bus. The site is surrounded by public sidewalks which facilitate safe
walking conditions to Renton High School and would likely provide safe walking
conditions to future bus locations.
A School Impact Fee, based on new multifamily unit, will be required in order to
mitigate the proposal’s potential impacts to Renton School District. The fee is payable
to the City as specified by the Renton Municipal Code. Currently the fee is assessed at
$1,385.00 per multi-family unit.
27. Design District Review: The project site is located within Design District ‘A’. The following table
contains project elements intended to comply with the standards of the Design District ‘A’ 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.
Compliant if
Condition of
Approval is
Met
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: The proposed structure is located on a majority of the site with little
to no setbacks. The proposed building massing would be L-shaped with an outdoor
play area and a vehicle access driveway located on the southeast corner of the site.
The proposed design includes the availability of natural light into the building as well
as natural sunlight to both the outdoor common spaces and the residential units
above.
However, with the absence of natural light is limited for the building’s ground floor.
The proposed indoor areas along the north, south and east elevations would benefit
from the availability of additional natural light. This objective could be met with an
increase in height for the ground level windows.
Therefore, staff recommends a condition of approval requiring the applicant submit
revised elevations which incorporate additional height for the ground level windows
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along the north, south, and eastern facades to a height of no less than 12 feet. The
revised elevations shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit approval.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
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
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
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.
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
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.
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: The main entrance is centrally located along the eastern (Whitworth
Ave S) façade of the structure and proposed to be marked with signage and a canopy
structure providing overhead weather protection.
Currently the height of the bottom of the canopy is shown at approximately 13 feet
above grade. Increasing the height of the entry canopy would serve to emphasize the
project’s taller ground floor base, as well as ensure added clearance for pedestrians
passing under it as part of the requested encroachment over the right-of-way.
Therefore, staff recommends a condition of approval requiring the canopy along
southern and eastern facades be increased to a height of no less than 14 feet at the
bottom of the canopy. Depending upon the final design, the canopy should extend
15-feet above grade. Designing the canopy to either: tilt upward, reduce the width of
the face of the canopy, or modulate consistent with the bay window encroachment
above would also help emphasize a taller ground floor height especially at the
entrance. The revised elevations shall be submitted to, and approved by, the Current
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Planning Project Manager prior to building permit approval.
Staff has recommended the applicant submit revised elevations with additional
glazing which would serve to enhance the natural light to the ground floor (See
discussion above). The recommended condition would also serve to amplify the entry.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
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.
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.
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.
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.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
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convenient for tenant use.
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.
N/A Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides
of such facility.
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).
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.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
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.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
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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.
N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
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.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback 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...
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.
Compliant
with
Guideline
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Access to the site is proposed via a new single curb cut extended from
Whitworth Ave S. While there is an alley abutting the property to the west, it is heavily
encumbered by existing structures which limit access. The single proposed access point
would minimize the impacts to pedestrian access on the adjacent sidewalk.
Standard: The number of driveways and curb cuts shall be minimized, so that
pedestrian circulation along the sidewalk is minimally impeded.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village
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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 permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development.
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.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100
or more feet in width (measured along the facade) shall provide sidewalks at least
12 feet in width. The walkway shall include an 8 foot minimum unobstructed
walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width
to accommodate the anticipated number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
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
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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
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) At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the
site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
(e) The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas or
passive use areas containing landscaping and fencing sufficient to create a fully
usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
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….
N/A Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
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(a) Benson Area….
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.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such as
a clock tower, courtyard, fountain, or public gathering area.
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
Condition of
Approval is
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: While the applicant notes human-scaled elements such as lighting
fixtures or other landscape features along the majority of the building’s southern
and/or eastern façades are proposed, the proposal would benefit from additional
decorative details along the ground façade to ensure the human scale character of the
pedestrian environment is reinforced especially given the requested increases in
density. A recommended condition above for compliance with the Downtown
Streetscape Design Standards and Guidelines would partially meet the intent of this
standard (see FOF 25: Zoning Development Standard Compliance, Landscaping). The
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inclusion of public art along the frontage of the site would further serve to comply
with the Ground Level Detail standard. Therefore, staff recommends a condition of
approval requiring the applicant consider adding public artwork, along Whitworth Ave
S, that is publicly visible and in keeping with the vision of Downtown Renton as an arts
center. A narrative regarding the ability to incorporate public art into the proposal
shall be submitted to the Current Planning Project Manager prior to building permit
approval. If appropriate, public art shall be included in a revised landscape plan to be
submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval.
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade
that is between 4 feet and 8 feet above ground (as measured on the true elevation).
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.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
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.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
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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.
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.
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.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Compliant if
Condition of
Approval is
Met
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: The applicant has proposed a building exterior with varied colors,
textures, and profiles. It isn’t clear if the proposal would use high quality building
materials. In order to ensure that quality materials are used staff recommends the
applicant submit a materials board subject to the approval of the Current Planning
Project Manager prior to building permit approval. Acceptable materials include a
combination of brick, integrally colored concrete masonry, pre-finished metal, stone,
steel, glass, cast-in-place concrete, or other high quality material. The materials board
shall also include, but not be limited to the following: street level windows; frames and
glass, cedar siding strips, any proposed fencing (especially surrounding the
playground), trellis/pergola structure on south side of property, bicycle rack canopy,
and parapet cap. Any non-brick masonry finishes proposed at the ground level that
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may be accessible to humans shall be anti-graffiti coated to ensure easy removal of
graffiti.
If this condition of approval is met the proposal would satisfy this standard.
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
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.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
District A 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.
Compliant if
Condition of
Approval is
Met
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: Signage has not yet been designed for the proposed project. The
applicant would be required to submit a comprehensive signage package which
complies with the standards of Design District ‘A’. However to ensure the proposed
signage in-keeping with the architectural character of the structure staff recommends
a conceptual sign package, which indicates approximate locations of all exterior
building signage be submitted. Locations and supports are required to be compatible
with the building’s architecture and exterior finishes. The conceptual sign package
shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval.
N/A Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
N/A Standard: Corporate logos and signs shall be sized appropriately for their location.
Compliant if
Condition of
Approval is
Met
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See condition above.
N/A
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.
Compliant if
Condition of
Approval is
Met
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See condition above.
Compliant if
Condition of
Approval is
Met
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See condition above.
6. LIGHTING:
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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: The application includes a lighting plan which indicates that building
lighting will be utilized to complement the architecture of the structure (Exhibit 14).
See additional discussion below in FOF 30: Street Modification Analysis
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.
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.).
28. Conditional Use Permit: The proposal requires a Conditional Use Permit in order to establish increase
the base density from 100 du/ac to 150 du/ac. The following table contains project elements intended
to comply with Conditional Use Permit decision criteria as related to the request for an increase in
density, as outlined in RMC 4-9-030.D:
Compliance Conditional Use Permit Criteria and Analysis
Compliant if
Conditions of
Approval Are
Met
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOF 24: Comprehensive Plan Compliance and FOF 25: Zoning
Development Standard Compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The issue of housing affordability has worsened over the previous
years, with reports of more and more people paying as much as 50% of their monthly
income for rent; rent burden is defined as paying more than 30%. Additionally,
increases in individuals and families without a permanent address point to the benefit
of building units to be part of the solution.
Locating added density in downtown and near transit hubs supports growth near
transit and preserves the single-family communities of Renton while managing growth
to accommodate rental housing demand.
The site at has some unique synergies. The adjacent Harambee Church provides
community meals and resource referrals for those experiencing homelessness. The
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church also houses the Cry Out! program for youth, giving access to music recording
studio, dance, art, and various life skills workshops in robust afterschool programs for
middle and high school students. The site is also very near Renton High School, and
close to Safeway, the Renton Farmer’s Market, and other shops and restaurants. As a
result there are unique opportunities to provide working individuals and families,
including those who have exited homelessness, access to these amenities.
Increasing the density at this site by permitting the building of another 16 units over
what is permitted outright, would bring housing within reach of an additional 16
households.
Additionally, the proposed project would be located in the Downtown Core. The
proposed architecture and streetscape amenities, if all conditions of approval are met,
would enhance the character of the Downtown Core.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
Staff Comment: The proposed project’s increase in density is not anticipated to create
undue adverse effects on surrounding properties if all conditions of approval are met.
The project is expected to assist in revitalization efforts for the Downtown Core area.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The surrounding neighborhood is in transition with some low-rise
small-scale existing buildings and a growing number of multi-story multifamily and
mixed-use buildings. The existing buildings around the site include a single family
house to the west, churches to the south and east, and an office building for an
international adoption agency to the north. A four-story mixed-use building, the
Compass Veterans Center, is located to the northeast, diagonally across Whitworth
Ave S. Renton High School is also located a block to the north.
Although the proposed building would be taller than immediately surrounding
buildings, the area is zoned CD and likely to change as incremental redevelopment
occurs. Comprehensive Plan policies encourage taller buildings and more intensive
use of properties in the downtown core. The CD zoning allows for a 95-foot height
limit.
Based on existing uses within the surrounding area, staff considers the proposal to be
compatible with the neighborhood.
Compliant if
Condition of
Approval is
Met
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: See discussion under FOF 25: Zoning and Development Standard
Compliance, Parking.
Compliant if
Condition of
Approval is
Met
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
Staff Comment: See discussion under FOF 26: Site Plan Review Analysis,
Transportation.
Compliant if
Condition of
Approval is
Met
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: See discussion under FOF 26: Site Plan Review Analysis.
Compliant if h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
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Condition of
Approval is
Met
paving, or critical areas. Additional landscaping may be required to buffer
adjacent properties from potentially adverse effects of the proposed use.
Staff Comment: See discussion under FOF 25: Zoning and Development Standard
Compliance, Landscaping.
29. Bicycle Parking Modification Analysis: Pursuant to RMC 4-9-250D the applicant is requesting an
Administrative Modification from RMC 4-4-080, in order to locate bicycle parking outside of the
structure. The proposal is compliant with the following modification criteria, pursuant to RMC 4 9 250D,
if all conditions of approval are met:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: See FOF 24, Comprehensive Plan Analysis.
Compliant if
Condition of
Approval is
Met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The site plan is showing varied locations for 24 bicycle spaces exterior
to the structure. The applicant contends in LIHI’s other developments, that people
occupying studios and one-bedrooms as individuals or couples and young families who
are bike riders and bike commuters, prefer to store their bicycles within their units. As a
result the applicant is proposing to provide a wall-mounted bike rack for those who
request it in order to addresses the need for bike storage which is secure.
The bike rack location along the northern property line would be very isolated from view
from any transitory traffic, which would potentially make bicycles susceptible to theft.
Bicycles are commonly stolen either for transportation or to pawn at area pawn shops.
Therefore, staff recommends the site plan be revised to remove and/or relocate the
proposed bicycle rack currently proposed along the northern property line to a more
visible location. The revised site plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to building permit approval.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirement if all conditions of approval are met.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The proposal includes adequate bicycle parking spaces for the intended
use, along with special accommodations for secure bicycle parking on site. Therefore
the proposed modification would not have impacts on surrounding properties within the
vicinity of the subject site.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
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Staff Comment: See comments under criterion ‘c’.
30. Street Modification Analysis: All frontage roads are required to meet street standards pursuant to
RMC 4-6-060. The applicant is requesting a street modification, from RMC 4-6-060, in order to modify
the requirement for required right-of-way improvements along Whitworth Ave S to eliminate the
required 5-foot wide bicycle lane. The proposal is compliant with the following modification criteria,
pursuant to RMC 4 9 250D, if all conditions of approval are met.:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: See FOF 24: Comprehensive Plan Analysis.
Compliant if
Condition of
Approval is
Met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The adopted City Center Community Plan requires that a 5-foot bike
lane, curb and gutter, and 12 foot wide sidewalks be provided on both sides of the
street (Exhibit 13). The addition of the 5 foot bike lane, revised location of curb and
gutter, and 12-foot sidewalk along the project frontage would require a right of way
dedication of 7-feet and a relocation of the existing curb.
However Shattuck Ave S, the roadway just east of Whitworth Ave S, has been chosen as
the designated appropriate bicycle commuter route per the City of Renton Bike and
Trails Master Plan. Shattuck Avenue S provides the link connections to transit stops.
Therefore, the City’s Transportation Department determined Whitworth Ave S should
maintain the curb traveled width of 36 feet. Staff has recommended a condition of
approval requiring up to a two-foot wide pedestrian easement immediately adjacent to
the right-of-way to accommodate the proposed 12-foot wide sidewalk (see discussion
under FOF 26: Site Plan Review Analysis, Circulation). However, staff recommends as a
condition of approval requiring the replacement of the existing curb along the frontage
of the site. A revised paving plan shall be submitted to, and be approved by, the Plan
Reviewer prior to construction permit approval.
If all conditions of approval are met staff concurs the proposed modification would meet
the objectives of function and maintainability intended by the code requirements.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: Should the requested modification be approved it would not be
injurious to other properties within the vicinity of the subject site. Shattuck Ave S, the
roadway just east of Whitworth Ave S, has been chosen as the designated appropriate
bicycle commuter route per the City of Renton Bike and Trails Master Plan. Shattuck
Avenue S provides the link connections to transit stops.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
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Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
31. Refuse and Recycle Modification: Pursuant to RMC 4-9-250D the applicant is requesting an
Administrative Modification from RMC 4-4-090, Refuse and Recyclable Standards in order to reduce the
number of collections points. The proposal is compliant with the following modification criteria,
pursuant to RMC 4-9-250D, if all conditions of approval are met:
Compliance Modification Criteria and Analysis
N/A
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The Comprehensive Plan does not specifically address refuse and
recycle standards. Therefore this criterion is not applicable.
Compliant if
Condition of
Approval is
Met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends the required number of deposit and collection
locations would present a practical difficulty for creating a functional and efficient
ground floor layout. If approved, the refuse deposit area would be located in a
relatively centralized location at the rear of the building It’s location would also serve to
provide ease of access to hauling trucks if all conditions of approval are complied with
(see additional discussion under FOF 25: Zoning Development Standard Compliance,
Refuse and Recyclables).
Staff concurs the requested modification conforms to the intent and purpose of the
refuse and recyclable standards by providing adequate refuse deposit areas in the
amount necessary for the Renton Commons project and sufficient locations as to not
cause residents to travel very far to drop refuse and recyclables.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The proposed refuse and recycle deposit areas would be located within
the proposed structure and would therefore not have impacts on surrounding properties
within the vicinity.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
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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 if all conditions of approval are
met, see FOF 24: Comprehensive Plan Analysis.
2. The subject site is located in the Center Downtown (CD) 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 25.
3. The proposal complies with the Urban Design Regulations, for District ‘A’ provided the applicant
complies with City Code and conditions of approval, see FOF 27.
4. The proposal complies with the Site Plan Review regulations as established by City Code provided all
advisory notes and conditions are complied with, see FOF 26.
5. The proposed density with the Conditional Use Permit regulations as established by City Code provided
all advisory notes and conditions are complied with, see FOF 28.
6. The proposed bicycle parking modification from RMC 4-4-080, is compliant with criteria pursuant to
RMC 4-9-250D, in order to eliminate the need for bicycle parking within the structure, if all conditions
of approval are met, see FOF 29.
7. The proposed street modification from RMC 4-6-060, is compliant with criteria pursuant to RMC 4-9-
250D, in order to eliminate the five-foot wide bicycle lane, if all conditions of approval are met, see FOF
30.
8. The proposed refuse and recycle modification from RMC 4-4-090, is compliant with criteria pursuant to
RMC 4-9-250D, in order to reduce the number of collection points, if all conditions of approval are met,
see FOF 31.
9. There are adequate public services and facilities to accommodate the proposed development, see FOF
26.
J. RECOMMENDATION:
Staff recommends approval of the Renton Commons Site Plan Review, Conditional Use Permit, and three (3)
modification requests, File No. LUA16-000425, as depicted in Exhibit 2, subject to the following conditions:
1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non-
Significance Mitigated, dated July 25, 2016.
2. The applicant shall obtain a permanent right-of-way use permit in order to encroach into right-of-way
by no more than two –feet for the central bay. The right-of-way use permit shall be obtained prior to
construction/building permit approval.
3. The applicant shall demonstrate compliance with the Part 77 Horizontal Surface Height Limit prior to
construction/building permit approval.
4. The applicant shall be required to submit a revised landscape plan to the Current Planning Project
Manager prior to building permit approval. The revised landscape plan shall include the following:
compliance with the draft Downtown Streetscape Design Standards and Guidelines (DSDSG) (dated
March 16, 2016) or as may be amended or approved prior to plans being submitted for building
permits; specific detail for courtyard screening and furniture; the addition of one litter receptacle to the
frontage improvements located as close to primary building entrance as possible; and landscape
planters to denote pedestrian entry points.
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5. The applicant shall provide a copy of a joint parking agreement for those parking stalls located off site.
The joint parking agreement shall be submitted to the Current Planning Project Manager prior to
building permit approval.
6. The provision of an ADA van accessible parking stall shall be required. The revised parking plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
7. The applicant shall be required to submit a recorded pedestrian easement in sufficient width (up to 2
feet) to construct required street improvements behind the existing curb. The easement shall be
submitted to, and approved by, the Plan Reviewer prior to construction permit approval.
8. The applicant shall submit a revised paving plan which includes a suitable transition to the existing
sidewalk, north and south of the subject property. The revised paving plan shall be submitted to, and
approved by, the Plan Reviewer prior to construction permit approval.
9. The applicant shall identify an off-site staging area for construction. The area shall be within a
reasonable distance from site to limit construction traffic to and from the site. Pedestrian paths to and
from Renton High School should be carefully studied to ensure a well-coordinated, signed, and
maintained traffic control plan. The traffic control plan shall be submitted to, and approved by, the
Plan Reviewer prior to construction permit approval. Additionally, the applicant shall be required to
notify surrounding property owners (within 300-foot radius of the site) in advance of the start of
construction (no less than 30 days), and provide updates no less than quarterly during the construction
period.
10. The applicant shall be required to submit a lighting analysis demonstrating compliance with RMC 4-6-
060.I.3. The lighting analysis shall be submitted to, and approved by, the Plan Reviewer prior to
construction permit approval
11. The applicant shall provide a lighting/safety plan which includes the following: lighting within the
covered garage during all hours; lighting to illuminate the alley; a limited access gate for the garage; a
surveillance system installed in the covered garage to help deter incidents of crime and suspicious
activity; and an emergency communications device within the covered garage. The lighting/safety plan
shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
12. The applicant shall provide a pavement design for Whitworth Ave S. The pavement design shall be
submitted to, and approved by, the Current Planning Project Manager prior to construction permit
approval.
13. The applicant shall relocate the proposed pergola/gazebo closer to Whitworth Ave S for mo re natural
visibility, possibly in front of classroom window/exit corridor to the north or an alternative location. A
revised landscaping plan shall be submitted to, and approved by, the Current Planning Project Manager
prior to building permit approval.
14. The applicant shall provide the City with SPU authorization to construct infrastructure improvements
within the SPU right-of-way before construction permits are issued.
15. The applicant shall submit revised elevations which incorporate additional height for the ground level
windows along the north, south, and eastern facades to a height of no less than 12 feet. The revised
elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval.
16. The canopy along southern and eastern facades shall be increased to a height of no less than 14 feet at
the bottom of the canopy. Depending upon the final design, the canopy should extend 15-feet above
grade. Designing the canopy to either: tilt upward, reduce the width of the face of the canopy, or
modulate consistent with the bay window encroachment above would also help emphasize a taller
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ground floor height especially at the entrance. The revised elevations shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
17. The applicant shall consider adding public artwork, along Whitworth Ave S, that is publicly visible and in
keeping with the vision of Downtown Renton as an arts center. A narrative regarding the ability to
incorporate public art into the proposal shall be submitted to the Current Planning Project Manager
prior to building permit approval. If appropriate, public art shall be included in a revised landscape plan
to be submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
18. The applicant shall submit a materials board subject to the approval of the Current Planning Project
Manager prior to building permit approval. Acceptable materials include a combination of brick,
integrally colored concrete masonry, pre-finished metal, stone, steel, glass, cast-in-place concrete, or
other high quality material. The materials board shall also include, but not be limited to the following:
street level windows; frames and glass, cedar siding strips, any proposed fencing (especially
surrounding the playground), trellis/pergola structure on south side of property, bicycle rack canopy,
and parapet cap. Any non-brick masonry finishes proposed at the ground level that may be accessible
to humans shall be anti-graffiti coated to ensure easy removal of graffiti.
19. A conceptual sign package, which indicates approximate locations of all exterior building signage shall
be submitted. Locations and supports are required to be compatible with the building’s architecture
and exterior finishes. The conceptual sign package shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
20. The site plan shall be revised to remove and/or relocate the proposed bicycle rack currently proposed
along the northern property line to a more visible location. The revised site plan shall be submitted to,
and approved by, the Current Planning Project Manager prior to building permit approval.
21. The applicant shall be required to replace the existing curb along the frontage of the site. A revised
paving plan shall be submitted to, and be approved by, the Plan Reviewer prior to construction permit
approval.