HomeMy WebLinkAboutSR_HEX_Report_Emerald_HighlandsDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_Emerald_Highlands
A. REPORT TO THE HEARING EXAMINER
Hearing Date: May 26, 2020
Project File Number: PR20-000100
Project Name: Emerald Highlands Unit Lot Subdivision
Land Use File Number: LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner/Applicant: Genesis Homes, LLC, 16220 NE 3rd Place, Bellevue, WA 98008
Contact: James W. Howton, 4621 123rd Ave SE, Bellevue, WA 98006
Project Location: 1509/1507 Kirkland Ave NE
1503/1501 Kirkland Ave NE
Project Summary: The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative Site
Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street
modification for 10 townhomes. The subject site consists of two (2) separate
adjacent tax parcels in the Highlands Community Planning Area at 1509/1507
Kirkland Ave NE (APN 7227801490) and 1503/1501 Kirkland Ave NE (APN
7227801495). The project site is located in the Residential-14 (R-14) zoning district
and the Residential High Density (HD) land use designation. The applicant is
proposing to demolish the existing structures in order to construct two (2) new
townhome buildings, each with five (5) units. The applicant is requesting a
conditional use permit to increase maximum wall plat height up to 32 feet to allow
for a third floor within the residences. The proposed project would result in a net
density of 17.8 du/ac. The Unit Lot Subdivision is proposed to be subdivided into 10
lots and two (2) tracts. One of the 10 units would be affordable under density bonus
review. The proposed unit lots would range in size from 1,240 sf to 1,947 sf. Access
to the units is proposed via a new public alley behind the units and a 16-foot wide
temporary alley along the north end of site from Kirkland Ave NE (8 feet of the
temporary access is located off-site to the north). The topography of the site is
relatively flat and the site is not mapped with any critical areas. There are four (4)
significant trees identified on-site, of which the applicant is proposing to retain one.
Site Area: 24,360 SF
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 2 of 34
SR_HEX_Report_Emerald_Highlands
B. EXHIBITS:
Exhibits 1-14: As shown in the Environmental Review Committee (ERC) Report
Exhibit 15: Staff Report to the Hearing Examiner
Exhibit 16: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 17: Transportation Concurrency Test dated May 13, 2020
Exhibit 18: Street Modification Request
Exhibit 19: Neighborhood Meeting Materials
Exhibit 20: City Approved Tree List
C. GENERAL INFORMATION:
1. Owner(s) of Record: Genesis Homes, LLC, 16220 NE 3rd Place, Bellevue, WA
98008
2. Zoning Classification: Residential-14 (R-14)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Two (2) duplexes and several small outbuildings
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North:
Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 (R-14) zone; Townhome development proposed and approved under separate land
use application (LUA19-000163).
b. East:
Kirkland Ave NE; Residential High Density (RHD) Comprehensive Plan Land Use
Designation; Residential Multi-Family (RMF) zone; Multi-family (duplexes and new
townhomes).
c. South: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 (R-14) zone; Multi-family (Duplex).
d. West: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 (R-14) zone; Single Family and Multi-family (Duplexes).
7. Site Area: 24,360 SF
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation A-46-001 1246 04/16/1946
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 3 of 34
SR_HEX_Report_Emerald_Highlands
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by City of Renton. The site is in the Highlands service area, in the
565 hydraulic pressure zone. There is an existing 10-inch City water main located in Kirkland Ave NE
that can deliver a maximum total flow capacity of 2,500 gpm.
b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete
gravity wastewater main located in Kirkland Ave NE.
c. Surface/Storm Water: There are 12-inch stormwater mains located in Kirkland Avenue NE. Runoff
from the existing site flows southwest to a depression.
2. Streets: Kirkland Avenue NE is a Residential Access Street with an existing right-of-way (ROW) width of 60
feet as measured using the King County Assessor’s Map.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
c. Section 4-9-065: Density Bonus Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March 19,
2020, and determined the application complete on April 3, 2020. The project complies with the 120-day
review period.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 4 of 34
SR_HEX_Report_Emerald_Highlands
2. A public neighborhood meeting was held on February 6, 2020 at Renton Highlands Library located at 2801
NE 10th St. Two (2) members of the public attended the meeting. See Exhibit 19.
3. The subject site consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area
at 1509/1507 Kirkland Ave NE (APN 7227801490) and 1503/1501 Kirkland Ave NE (APN 7227801495),
within the SW ¼ of Section 4, Township 23 North, Range 5 East, in King County, Washington. (Exhibits 3
and 4).
4. The project site currently contains two (2) duplexes, small outbuildings, and paved driveways.
5. Access to the site would be provided via a public alley and a 16-foot wide shared temporary access
driveway along the north end of site from Kirkland Ave NE (Exhibit 5). Eight feet of the temporary access
driveway would be located off-site to the north on parcel no. 7227801485.
6. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
7. The site is located within the Residential-14 (R-14) zoning classification.
8. There are four (4) significant trees identified on-site, of which the applicant is proposing to retain one.
9. The site is not mapped with any critical areas.
10. Approximately 400 cubic yards of excavation are estimated onsite and the cut material would be stored on
the property and used later by spreading the material over the site as top soil.
11. The applicant is proposing to begin construction approximately in summer and fall of 2020 (Exhibit 11).
12. No other public or agency comments were received during the 14-day public comment period.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
May 5, 2020 the Environmental Review Committee issued a Determination of Non-Significance (DNS) for
Emerald Highlands Unit Lot Subdivision (Exhibit 15). There is no administrative appeal of the threshold
determination.
14. 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 have been incorporated into the appropriate sections of this report and the
Departmental Recommendation at the end of this report.
15. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. Residential High Density unit types are designed to incorporate features from
both single-family and multifamily developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and infrastructure.
The proposal is compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 5 of 34
SR_HEX_Report_Emerald_Highlands
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
16. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to encourage
development, and redevelopment, of residential neighborhoods that provide a mix of detached and
attached dwelling structures organized and designed to combine characteristics of both typical single-
family and small-scale multi-family developments. Structure size is intended to be limited in terms of bulk
and scale so that the various unit types allowed in the zone are compatible with one another and can be
integrated together into a quality neighborhood. Project features are encouraged, such as yards for private
use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of
community. Civic and limited commercial uses may be allowed when they support the purpose of the
designation. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
110.A, if all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements. Unit lot drives are not deducted from the gross site area for the purposes
of calculating net density. Individual unit lots are exempt from the maximum net
density requirements, however the density of the parent site shall not exceed the
maximum net density of the zone.
Bonus density is permitted in the R-14 zone, up to a maximum of 18 dwelling units per
net acre, provided one bonus market-rate dwelling unit may be granted for each
affordable dwelling unit constructed on site above the maximum density permitted.
Staff Comment: No right-of-way dedication is required along Kirkland Ave NE, and
public and private alleys are not deducted for purposes of density calculation. Therefore,
based on a gross (net) square footage of 24,360 square feet (0.56 acres), the proposal
for 10 units on the 0.56 net acre site would result in a net density of 17.8 dwelling units
per net acre (10 / 0.56 = 17.8 du/ac), which would comply with the maximum 18 du/ac
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 6 of 34
SR_HEX_Report_Emerald_Highlands
permitted via the density bonus requirements. In order for the project to qualify for
bonus density and comply with RMC 4-9-065, one of the two additional units proposed
above 14 du/ac would be designated as affordable. To ensure that the affordable unit
remains affordable over time, the applicant shall record an agreement in a form
approved by the City with the King County Recorder’s Office requiring that the
affordable housing unit remain affordable for fifty (50) years or the life of the
development, whichever is less. This agreement shall be a covenant running with the
land, binding on the assigns, heirs and successors of the applicant to the satisfaction of
the City Attorney. Staff recommends, as a condition of approval, that a draft affordable
housing covenant is submitted to the Current Planning Project Manager for review and
approval by the Planning Project Manager and the City Attorney at the time of Building
Permit review. Such agreement shall be recorded prior to Temporary Certificate of
Occupancy.
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required. Individual lots within a unit lot subdivision are not required to comply
with the minimum lot size, width, and depth requirements of the underlying zoning
designation.
The following table identifies the proposed approximate dimensions for Lots 1-10:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Unit Lot 1 1,707 26.00 67.01
Unit Lot 2 1,240 18.50 67.03
Unit Lot 3 1,240 18.50 67.04
Unit Lot 4 1,240 18.50 67.05
Unit Lot 5 1,609 24.00 67.07
Unit Lot 6 1,643 24.50 67.08
Unit Lot 7 1,275 19.00 67.10
Unit Lot 8 1,275 19.00 67.11
Unit Lot 9 1,275 19.00 67.12
Unit Lot 10 1,947 29.00 67.14
Tract A (Public Alley and
Temporary Access Driveway)
5,603 N/A N/A
Tract B (Open Space) 4,305 216.00 19.86
Parent Lot 24,360 216.00 105.00
Staff Comment: The individual unit lots are not required to comply with the minimum
lot size, width, and depth requirements of the R-14 zone. The new proposed lot lines
outline the building footprint of the individual townhome units with a small private yard
area located in front of each unit and driveway access behind the units. The parent lot
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 7 of 34
SR_HEX_Report_Emerald_Highlands
meets the minimum lot size, width and depth requirements of the R-14 zone, as shown
in the table above.
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley then 10 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet,
and the rear yard is 10 feet. In a unit lot subdivision, the setback requirements apply to
the parent site, but would not apply to the individual unit lots.
Staff Comment: The proposed townhomes, as shown on the submitted site plan (Exhibit
2), would meet or exceed all the required R-14 zone setback areas from the property
lines of the parent parcel.
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. The maximum building and impervious
surface requirements are applicable to the parent parcel, not the individual unit lots.
In the R-14 zone, a maximum building height of three (3) stories with a wall plate height
of 24 feet is permitted. The maximum wall plate height may be increased to 32 feet via
the conditional use permit process. Roofs with a pitch equal to or greater than 4:12
may project an additional six (6) vertical feet from the maximum wall plate height. If
the height of wall plates on a building are less than the states maximum the roof may
project higher to account for the difference, yet the combined height of both features
shall not exceed the combined maximums. Common rooftop features, such as
chimneys, may project an additional four (4) vertical feet from the roof surface. Non-
exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may
extend up to six (6) vertical feet above the maximum wall plate height if the projection
is stepped back one-and-a-half (1.5) horizontal feet from each minimum building
setback line for each one (1) vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The proposed townhomes would have a total footprint of
approximately 7,499 square feet, which would result in a total building coverage of 40
percent (40%) on the 24,360 square foot project site, which is less than the 65 percent
(65%) maximum permitted on the parent parcel.
The project proposal would result in the development of approximately 14,874 square
feet of impervious surfaces on the project site, which would result in a total impervious
surface cover of 61 percent (61%) on the 24,360 square foot site, which is less than the
80 percent (80%) maximum permitted on the parent parcel.
The proposed townhomes would have a total of three (3) stories and a maximum wall
plate height of 32 feet, the applicant has requested a conditional use permit for the
increased wall plate height (see further discussion below under FOF 19, Conditional Use
Permit Analysis).
Maximum Number of Units per Building: In the R-14 zone, no more than six (6) units
per building are permitted.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 8 of 34
SR_HEX_Report_Emerald_Highlands
Staff Comment: There are two (2) buildings proposed on the project site, both 5-unit
townhome buildings in the 10-unit lot subdivision. As described, neither of the proposed
buildings would have more than six (6) units per building.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. The following tree spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
Any additional undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator. Where there is insufficient right-of-way space or no
public frontage, street trees are required in the front yard subject to approval of the
Administrator. A minimum of two trees are to be located in the front yard prior to final
inspection for the new Single-Family Residence.
Staff Comment: The applicant submitted a Conceptual Landscape and Tree Retention
Plan, prepared by landscape architect, Jeff Varley (dated January 17, 2020; Exhibit 5)
with the project application materials. A ten-foot wide bioretention planter strip is
proposed between the curb and sidewalk along Kirkland Ave NE. To meet the City’s
complete street standards and the Sunset Area Surface Water Master Plan, Kirkland
Ave NE would be required to install a 12-foot wide bioretention planter strip on the
project side (i.e. west side) of the street (Exhibit 17). See FOF 21, Compliance with
Subdivision Regulations: Streets and FOF 22, Modification Analysis for the further
discussion on Kirkland Ave NE property frontage improvements.
The proposed landscape planters would include the planting of six (6) street trees
(Linden) and lawn areas. There are two (2) driveway curb cuts on Kirkland Ave NE that
are proposed to be removed and replaced with a 16-foot wide shared temporary access
driveway from the northeast corner of the site along Kirkland Ave NE (Exhibits 2 and 9).
Landscaping would be required to be installed prior to certificate of occupancy for the
proposed buildings. The 10-foot onsite landscape strip along Kirkland Ave NE would be
comprised largely dwarf periwinkle ground cover, slender hinoki cypress trees, spiraea,
sweetbox, nandina, and barberry shrubs. An approximately 19.86-foot wide open space
tract (Tract B) is proposed at the back of sidewalk along Kirkland Ave NE. Ten feet (10')
of on-site landscaping is required along all public street frontages, with the exception
of areas for required walkways and driveways and those zones with building setbacks
less than ten feet (10'). This requirement applies to lots and tracts alike and thus the
first 10 feet of the open space tract, from the back of sidewalk, would be required to
include a mix of trees, shrubs, and ground cover to comply with landscape regulations.
The provided landscape plan complies with minimum street frontage landscaping
requirements.
The proposed street trees are Linden, which is identified as a medium-sized maturing
tree in the City Approved Tree List (Exhibit 20). The proposed tree spacing is 30 feet on
center, which does not comply with the minimum tree spacing standards, which require
40 feet on center. Therefore, staff recommend as a condition of approval that the
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 9 of 34
SR_HEX_Report_Emerald_Highlands
applicant submit a revised landscape plan at the time of Civil Construction Permit
application that demonstrates compliance with minimum tree spacing standards.
As proposed, Tracts B would be required to be maintained by the subdivisions’
Homeowners Association. As such, staff recommends, as a condition of approval, that
the applicant create a Homeowners’ Association (“HOA”) that maintains all
improvements and landscaping in the common space tracts and any and all other
common improvements. A draft of the HOA documents shall be submitted to, and
approved by, the City of Renton Project Manager and the City Attorney prior to
recording of the Unit Lot Subdivision. Such documents shall be recorded concurrently
with the Unit Lot Subdivision.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 20 percent (20%) of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. Lots
developed with detached single-family dwelling units in the R-14 zone are exempt from
the minimum tree density requirements. For multi-family development, the minimum
tree density is four (4) significant trees for every five thousand (5,000) square feet. The
tree density may consist of existing trees, replacement trees, trees required pursuant
to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination.
Staff Comment: An Arborist Report, prepared by landscape architect, Jeff Varley, was
submitted with the land use application (Exhibit 6). The Arborist Report identified four
(4) on-site trees (greater than 6 caliper inches) on the subject property and three (3) off-
site trees. The trees located on and around the site were inventoried as follows: Tree #1
cedar, Tree #2 cedar, Tree #3 douglas fir, Tree #4 unknown (dead), Tree #5 cedar, Tree
#6 elm, and Tree #7 spruce. Trees numbered 2, 3, and 5 are located off-site to the west.
Trees numbered 1, 4, 6, and 7 are located on-site. Three (3) of the four (4) on-site
significant trees were found to be healthy, and one (1) on-site tree (tree number 4) was
found to be non-viable. The minimum tree retention requirement is twenty percent
(20%) in the Residential-14 (R-14) zone after deductions. Certain trees are excluded
from retention calculations, including dangerous trees, trees in proposed public streets,
trees in proposed private access easements/tracts, and trees in critical areas and critical
area buffers. Following deductions, the applicant would be required to retain one (1)
tree on-site. One (1) on-site tree was determined to be non-viable (dead). Two trees,
including the dead tree, are located in the proposed public street/alley. The applicant is
proposing to retain one (1) on-site significant tree on the project site; however the
proposed retained tree is located within the required public alley ROW dedication, and
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 10 of 34
SR_HEX_Report_Emerald_Highlands
therefore cannot count towards tree retention requirements. Other on-site trees are
located within the proposed footprint of the new structures. Per RMC 4-4-130H.1.e,
when the required number of protected trees cannot be retained, replacement trees,
with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be
planted at a rate of twelve (12) caliper inches of new trees to replace each protected
tree removed. Therefore, staff recommend as a condition of approval that the applicant
submit a revised tree retention and replacement plan that demonstrates compliance
with minimum tree replacement planting requirements, at the time of Civil Construction
permit application. A final detailed landscape plan would be required to be submitted
and approved prior to issuance of a Civil Construction permit.
It appears the alley construction may impact the root zone of offsite trees to the west.
All off site trees shall either be protected during construction pursuant to the City tree
protection standards, or an arborist shall provide a report that construction impacts
would not result in damage to the offsite trees creating an unsafe situation, or the
applicant shall receive permission from the property owner to remove the trees to
complete the construction. Furthermore, if the tress are removed from the neighboring
properties the applicant will be required to demonstrate compliance with the 20% tree
retention rate or re-planting requirements.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling and townhouse dwelling unit, however, 1 per dwelling unit
may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed.
For lots abutting an alley, required parking shall be provided in the rear yard area for
any unit, when alley access is available.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: The applicant has proposed two (2) car garages within each unit lot,
which would meet the minimum parking requirements for each unit lot.
Access to all ten unit lots would be provided via a public alley and a 16-foot wide shared
temporary access driveway along the north end of site from Kirkland Ave NE. See
additional comments regarding alley access under FOF 21, Compliance with Subdivision
Regulations: Access.
Compliant if
conditions of
approval are
met
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling.
Staff Comment: One-half (0.5) bicycle parking space per one dwelling unit is required
for projects with more than five (5) dwelling units. For attached dwellings, spaces within
the dwelling units or on balconies do not count toward the bicycle parking requirement.
However, designated bicycle parking spaces within individual garages can count toward
the minimum requirement.
Based on the proposal for 10 townhome units, a total of five (5) bicycle parking spaces
are required. No bicycle parking is referenced on the site plan, architectural elevations
or the unit floor plan (Exhibits 2 and 7). Therefore, staff recommends as a condition of
approval, that the applicant submit revised plans with the Building Permit application
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 11 of 34
SR_HEX_Report_Emerald_Highlands
identifying the location of code compliant bicycle parking meeting the standards of
RMC 4-4-080.F.11, and identify a minimum of five (5) bicycle parking stalls on 10 of the
proposed lots. The revised plans shall be reviewed and approved by the Current
Planning Project Manager prior to Building Permit approval for any one of the
townhome buildings.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: A wood fence is shown on the submitted design review package (Exhibit
7); however, the location of the proposed fencing was not identified on the provided
landscape plan or site plan. Staff recommends as a condition of approval that the
applicant submit a revised landscape plan that demonstrates compliance with the fence
and retaining wall regulations for review and approval by the Current Planning Project
Manager at the time of Civil Construction Permit application.
Compliance
not yet
demonstrated
Refuse and Recyclables: Multi-family residences using thirty-five (35) gallon garbage
carts or smaller, when allowed, must meet all of the following requirements:
a. Storage Space: Storage space for carts must be provided either within the garage or
outside.
Storage within a garage must be appropriately sized to accommodate both vehicles
and refuse and recycling carts. Storage space for carts must measure at least two feet
by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified
on floor plans.
Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and
be located on the same lot as the dwelling in a side or rear yard.
b. Screening: Outdoor storage must be adequately screened from public view, made of
wood, masonry, or ornamental metal.
c. Pick-Up Location: Space for carts to be placed on garbage pick-up day must be
sufficient to accommodate the number of carts expected to be serviced on pick-up day.
There shall be a direct connection constructed of a smooth surface that allows carts to
be smoothly rolled to the street or other specified pick-up location.
d. Parking Space Obstruction Prohibited: Refuse and recycle carts may not obstruct a
required parking space at any time.
e. Storage in Required Parking Space Prohibited: Refuse and recycle carts may not be
stored in the minimum required parking spaces.
Staff Comment: The applicant has indicated in the Environmental (SEPA) Checklist that
all units would have individual trash containers (Exhibit 11), however, the application
materials do not identify the location of the proposed trash containers, the size of the
containers, or the pick-up location. The applicant will be required to demonstrate
compliance with the requirements for refuse and recyclables per RMC 4-4-090 at the
time of construction and Building Permit review. See further discussion below under FOF
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 12 of 34
SR_HEX_Report_Emerald_Highlands
17 Residential Design and Open Space Standards: Dumpster/Trash/Recycling Collection
Area.
17. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-14
zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan.
Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision.
Compliance with Residential Design Standards would be verified prior to issuance of the Building Permit
for the new single-family homes. The proposal is consistent with the following design standards, unless
noted otherwise:
Compliance Design Standards R-14 and Analysis
N/A
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: Not applicable, the proposal includes two (2) structures.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: The proposed development is required to comply with the 2017 City of
Renton Surface Water Design Manual.
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 13 of 34
SR_HEX_Report_Emerald_Highlands
2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight-foot (8') separation from any dwellings.
Staff Comment: The garages of Units 1-10 would be attached and would be located to
the rear of the building facing the public alley. The townhome units would have primary
entries located towards the public street/common open space. The garages would be
attached to the units and would face the alley. The project, as proposed, complies with
the design standards for garages. Further compliance for this standard would be
verified at the time of Building Permit review.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: Not applicable, the project site is less than 10 acres in area.
Compliant if
condition of
approval is
met
Standards for Common Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one (1) acre or smaller in
size, open space(s) shall be at least thirty feet (30') in at least one 1) dimension.
For sites larger than one (1) acre in size, open space(s) shall be at least forty
feet (40’) in at least one (1) dimension. For all sites, to allow for variation, open
space(s) of less than the minimum dimension thirty feet (30') or forty feet (40'),
as applicable) are allowed; provided that when all of a site’s open spaces are
averaged the applicable dimension requirement is met.
5. A pedestrian entry easement can be used to meet the access requirements if it
has a minimum width of twenty feet (20') with a minimum five feet (5') of
sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 14 of 34
SR_HEX_Report_Emerald_Highlands
one-foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Staff Comment: Based on the proposal for 10 townhome units, a total of 3,500 square
feet of common open space would be required. Landscaped open space, totaling 4,305
square feet is proposed within one (1) common open space tract (Tracts B). The tract is
located along Kirkland Ave NE. The proposed common open space tract is
approximately 19.86 feet in depth, which does not comply with the 30-foot minimum
requirement. In addition, per RMC 4-2-115E.2, all common open space areas shall be
designed to accommodate both active and passive recreational opportunities. The
common open space, as proposed, is broken up repeatedly by sidewalks connecting
each unit to the public street, which consequentially interrupts the common open space
and prevents active recreational uses. In addition, code requires that open space shall
include picnic areas, space for recreational activities, and other activities as
appropriate. The project proposal does not include picnic areas or other recreational
activities. Therefore, staff recommends as a condition of approval that the applicant
revise the proposed pedestrian connections to limit the interruption within the common
open space tract. The applicant shall include and show required picnic areas, space for
recreational activities, and other activities as appropriate within the common open
space for review and approval by the Current Planning Project Manager at the time of
Civil Construction Permit. In addition, the applicant shall demonstrate compliance with
minimum common open space dimensional requirement of 30 feet at the time of Civil
Construction Permit application or apply for and receive approval for a fee-in-lieu
pursuant to RMC 4-1-240.
Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each
individual dwelling shall have a private yard that is at minimum six hundred (600)
square feet in size. Backyard patios and reciprocal use easements may be included in
the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (250) square feet in size with no
dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Staff Comment: Each individual unit lot is ground-related and would require a private
yard that is at least 250 square feet in size. As proposed, each unit lot would have
private yard areas that exceed 250 square feet. Each private yard space has a minimum
depth of 13.59 feet and a minimum width of 18.5 feet, which exceeds two hundred fifty
(250) square feet of open space per unit. In addition, the proposed private yards for
each unit exceed the minimum dimension of 8 feet in width. Therefore, the proposed
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 15 of 34
SR_HEX_Report_Emerald_Highlands
private yard areas would comply with the minimum standard of two hundred fifty (250)
square feet.
Compliant if
condition of
approval is
met
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Desi n Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: The proposed units would front Kirkland Ave NE. Staff is recommending
a condition of approval that the applicant revise the proposed pedestrian connections
to limit the interruption within the common open space tract (See discussion under FOF
17, Design Standards: Standards for Common Open Space); however, it is anticipated
that pedestrian connections, while limited, can still be provided to comply with
pedestrian requirements. It is anticipated that three pedestrian connections, one at the
north end, one in the middle, and one at the south end of the development would
provide adequate pedestrian connection from the proposed units to Kirkland Ave NE,
while also meeting the intent of the code regarding common open space.
The applicant is proposing one (1) additional sidewalk that runs between the two
proposed buildings and connects the proposed public alley to Kirkland Ave NE; however,
the space between the two buildings (between units 5 and 6), and the proposed
sidewalk that runs between them, is not located within a common open space tract.
This area is not necessary for compliance with private yard space. Staff recommends,
as a condition of approval, that the yard space and pedestrian connection between the
two structures (between units 5 and 6) shall be placed in a common open space tract.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 16 of 34
SR_HEX_Report_Emerald_Highlands
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: The primary entries for Units 1-10 would be oriented towards Kirkland
Ave NE. The entry must include a porch or stoop with a minimum depth of five feet (5')
and shall be a minimum height of twelve inches (12") above grade. Further compliance
for this standard would be verified at the time of Building Permit review.
Compliance
not yet
demonstrated
Façade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2') in
depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all façades facing streets or public spaces.
Staff Comment: The primary building elevations include modulation and articulations
along the east elevations facing the public street and common green area. However, it
is unclear, based on the information submitted, whether the proposed elevations
comply with the minimum dimensional standards for the required articulation. Further
compliance for this standard would be verified at the time of Building Permit review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
Staff Comment: The proposed elevations include primary windows that are
proportioned vertically. All primary doors would have inset glass and would face a
street. It is unclear, based on the information submitted, whether three and one-half
inches (3 1/2") trim is proposed around all doors. Further compliance for this standard
would be verified at the time of Building Permit review.
Compliant if
condition of
approval is
met
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 17 of 34
SR_HEX_Report_Emerald_Highlands
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3. To differentiate the same models and elevations, different colors shall be used,
and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: The primary building form is the dominating form and no porches would
exceed one story. A color palette coded to the exterior elevations was provided with the
submitted application materials. The color palette included one roof color, an example
of horizontal wood siding, and example of fiber cement panels with pre-finished color
options (gray blue, olive green and red). No details regarding the balcony railing were
provided. Staff recommends, as a condition of approval that the balcony railings shall
be mostly transparent and a materials board and color palette, coded to the exterior
building elevations, be provided to the Current Planning Project Manager for review and
approval at the time of Building Permit application. In addition, to ensure adequate
differentiation between the two proposed structures, staff recommend as a condition
of approval that two different, yet complementary, color pallets shall be used for the
two structures.
Compliant if
condition of
approval is
met
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The applicant is proposing one color of roofing shingles. A variety of
roofing colors shall be used within the development. Therefore, the applicant would be
required to provide a minimum of two (2) shingle colors between the two (2) buildings.
Amongst the two (2) buildings, the primary roof form of the townhome units would be
a pitched roof along the length of the buildings and shed roof dormer elements facing
the east and west. The property to the north recently received land use entitlement for
a proposed 13-unit townhome development under City file number LUA19-000163.
However this proposed project utilizes the same roof design (gable roof and shed roof
dormers), which does not meet the intent of the design regulations to encourage a
variety of roof forms in the community. Therefore, in order to add variety to the
proposed development, staff recommends as a condition of approval that the applicant
submit revised elevations for the northern building on the project site utilizing a
different dormer roof form, or other modified roof form alternative for the proposed
structure, for review and approval by the Current Planning Project Manager, at the time
of Building Permit application. In addition, each building shall utilize a different roof
color.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: Details regarding the eaves and fascia were not included on the
submitted elevations. Compliance for this standard would be verified at the time of
Building Permit review.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 18 of 34
SR_HEX_Report_Emerald_Highlands
Compliant if
condition of
approval is
met
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: Staff was unable to verify whether the required three and one-half
inches (3 ½”) minimum trim would be provided around all windows and doors. In
addition, staff was unable to verify the presence of one of the following architectural
details: shutters, knee bracers, flower boxes, or columns. Therefore, staff recommends,
as a condition of approval that the applicant submit revised elevations at the time of
Building Permit application providing the required three and one-half inches (3 1/2”)
minimum trim surrounding all windows and doors and one of the following architectural
details: shutters, knee braces, flower boxes, or columns. Alternatively, the applicant
may submit a modification request to vary from any of these standards for review and
approval, prior to Building Permit application.
Compliant if
condition of
approval is
met
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval.
4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: A fully detailed materials board and corresponding elevation drawings
were not submitted with the application materials; therefore, staff is unable to verify
compliance with this requirement. Staff recommends, as a condition of approval that a
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 19 of 34
SR_HEX_Report_Emerald_Highlands
materials board and color palette coded to each building elevation, be provided to the
Current Planning Project Manager for review and approval at the time of Building
Permit review.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance with this requirement would be verified at the time of Civil
Construction review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: Not applicable, no hot tubs or pools are proposed.
Compliant if
condition of
approval is
met
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Utility box locations were not shown on the conceptual landscape plan.
Staff recommends, as a condition of approval that the applicant submit a detailed
landscape plan with utility box locations and any utility boxes that are visible to the
public be screened with berms and/or landscaping. The final detailed landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to
Building Permit approval.
Compliant if
condition of
approval is
met
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: All units would have individual trash containers. A trash enclosure
location was not detailed in the floor plans. Therefore, staff recommends as a condition
of approval, that the applicant submit revised plans with the Building Permit application
identifying the location of trash and recycling containers. The revised plans shall be
reviewed and approved by the Current Planning Project Manager prior to Building
Permit approval.
18. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). Based on the City’s GIS Mapping system, no critical areas are identified on or
near the project site. A Geotechnical Engineering Study, prepared by The Riley Group, Inc. (RGI), dated April
6, 2018 (Exhibit 10) was submitted with the project application. Per the submitted report, no evidence of
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 20 of 34
SR_HEX_Report_Emerald_Highlands
critical areas were identified on the project site and the proposed residential development is feasible from
a geotechnical standpoint.
19. Conditional Use Analysis: A conditional use permit is being requested to increase the maximum wall plate
height of the proposed townhomes from 24 feet up to 32 feet, as required by RMC 4-2-110.A. The proposal
is compliant with the following conditional use criteria, pursuant to RMC 4-9-030.F. Therefore, staff
recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
1. Comprehensive Plan: The proposed height increase shall be compatible with the
general purpose, goals, objectives and standards of the Comprehensive Plan, the
zoning regulations and any other plan, program, map or regulation of the City.
Staff Comment: See FOF 15 for Comprehensive Plan and FOF 16 for zoning regulation
compliance.
2. Effect on Abutting and Adjacent Properties: Building heights shall not result in
substantial or undue adverse effects on adjacent and abutting property. When a
building in excess of the maximum height is proposed adjacent to or abutting a lot
with a maximum height less than the subject property, increased setbacks and/or
step backs may be appropriate to reduce adverse effects on adjacent or abutting
property.
Staff Comment: The applicant is proposing to construct three-story townhome units on
the project site. In order to achieve the desired ceiling heights within the townhomes,
the applicant is requesting a conditional use permit to increase the maximum wall plate
height from 24 feet up to 32 feet. The project site fronts Kirkland Ave NE along the east
property line. The project site is located within the Residential-14 (R-14) zone and near
the Residential Multi-Family (RMF) and Center Village Zone (CV) zoned properties. The
R-14 zone allows increases to the maximum wall plate height from 24 feet, up to 32
feet, with an administrative conditional use permit. The RMF zone allows maximum
wall plate heights of 32 feet and the CV zone permits a maximum height of 50 feet,
except 70 feet for vertically mixed-use buildings (commercial and residential). The
project site is located at the edge of an R-14 zone, adjacent to an RMF zoned parcels
located on the east side of Kirkland Ave NE, placing the project site in a transitional area
with regards to the height of structures and intensity of uses. In addition, the proposed
townhomes include increased setbacks from Kirkland Ave NE, which would reduce the
bulk and scale of the proposed structures. The proposed townhomes would comply with
the density bonus requirements of the R-14 zone as well as other development
standards. This transition area is well-suited to allow an increase in the maximum wall
plate height to facilitate the massing changes dictated by the development standards
permitted by the nearby zones, namely RMF and CV, and the added variety of housing
type would not serve as an overconcentration of a particular use. Therefore, it is not
anticipated that the proposed building height will result in any substantial or undue
adverse effects on adjacent or abutting properties.
3. Bulk and Scale: Upper floor step backs, varied tower heights with separation,
and/or other architectural methods shall be integrated into the design to provide a
human scaled building edge along the street with access to sky views. Bulk
reduction methods such as varied building geometry, variety in materials, texture,
pattern or color, architectural rooftop elements, and/or other techniques shall be
provided.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 21 of 34
SR_HEX_Report_Emerald_Highlands
Staff Comment: As previously discussed above, the proposed townhomes along
Kirkland Ave NE include increased front yard setbacks from the public street, which
tends to reduce the bulk and scale of buildings. The proposed building design (Exhibit
7) includes architectural elements that assist in reducing the scale and bulk of the
proposed structures, including rooftop dormers, building material and texture changes
(including two color tones of fiber cement panels and horizontal wood siding), as well
as adequate building modulation along the public street. It is anticipated that the
proposed design and front setback adequately reduces the bulk and scale of the
proposed structures. In addition, staff recommended as a condition of approval under
FOF 17, Design Standards: Roofs, that the applicant submit revised elevations for the
northern building on the project site, utilizing a different dormer roof form, or other
modified roof form alternative for the proposed structure, in order to add variety to the
proposed development. Compliance with this condition of approval will further add
variety to the proposed structure rooflines as seen from the public right-of-way, which
will serve to reduce the apparent bulk and scale of the proposed buildings.
4. Light and Glare: Buildings(s) shall be designed so that light and glare impacts upon
streets, public facilities, and public open spaces are minimized.
Staff Comment: The townhomes are proposed to be sided with fiber cement panels and
horizontal wood siding, these materials would not result in glare or reflection impacts
to the neighborhood. The glazing and siding as proposed is consistent with typical single
family construction and the surrounding neighborhood. As proposed the increase in
height to a 32-foot wall plate height is not anticipated to generate additional light or
glare impacts over the standard 24-foot height permitted in the R-14 zone.
5. Shade and Shadow: Building(s) shall be designed so that shade and shadow impacts
on adjacent shadow-sensitive uses (e.g., residential, outdoor restaurants, open
spaces, and pedestrian areas) are minimized.
Staff Comment: The proposed structures would be separated from abutting uses to the
west and north by a public alley and temporary access easement. The proposed
structures are separated from uses to the east via a common open space tract, private
yard space, and Kirkland Avenue NE. The applicant proposes a 10-foot side yard setback
from the south property line, which far exceeds the minimum 4-foot setback required
by code. It is anticipated that the proposed building setbacks and separation as
described above would adequately minimize shade and shadow impacts on adjacent
uses.
20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-14
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for both the Master and Site
Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 22 of 34
SR_HEX_Report_Emerald_Highlands
approval are
met
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Design and Open Space Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
condition of
approval is
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: The proposed development would include the construction of 10
townhome units in two (2) buildings on the project site. The proposed townhomes would
have three (3) stories and a maximum wall plate height of 32 feet. The proposed
structures have been sited such that both buildings would front on Kirkland Ave NE. The
proposed structures are located near more intense uses, such as Meadow Crest Early
Learning Center and RMF and CV zoned properties to the east. The proposal would not
result in an overconcentration of development on a particular portion of the project site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal includes a shared temporary access driveway and a public
alley. Together these roadways would provide vehicle access to all 10 townhome units.
In addition, pedestrian walkways would be provided from the townhome units to the
public sidewalks that would be constructed on Kirkland Ave NE.
Utilities, Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize
views from surrounding properties. Locate utilities underground consistent with RMC
4-6-090.
Staff Comment: The proposed townhomes would not include loading and storage areas
that require screening. The applicant did not provide sufficient details of roof or surface
mounted equipment and/or screening identified for such equipment with the land use
application. Therefore staff recommends as a condition of approval, the applicant
submit a separate detailed plan set identifying the location and screening provided for
all surface and roof top utility/mechanical equipment with the Building Permit
application. The plan set shall be reviewed and approved by the Current Planning Project
Manager prior to Building Permit approval. See also discussion under FOF 16, Zoning
Development Standard Compliance: Landscaping.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 23 of 34
SR_HEX_Report_Emerald_Highlands
Staff Comment: It is not anticipated that the proposed townhomes would impact any
views of the surrounding properties.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: A Conceptual Landscape and Tree Retention Plan (Exhibit 5) was
submitted with the project application materials. All units 1-10 are proposed to face
Kirkland Ave NE, with a proposed open space tract (Tract B) located between the unit
lots and the public street. Landscaping and open space is proposed throughout the site
in areas not occupied by buildings or paving. The proposed landscape open space areas
would provide adequate buffer between the townhomes and surrounding uses.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore, staff
recommends, as a condition of approval, that a lighting plan shall be provided at the
time of Building Permit application for review and approval by the Current Planning
Project Manager. To ensure safety and avoid excessive brightness pedestrian scale
lighting should be provided on the primary entries of each unit as well as along the
pedestrian walkways as necessary to provide sufficient lighting for pedestrian safety but
shall also be designed to minimize light spill and glare onto adjoining properties.
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation.
Staff Comment: Common Open Space and private yard areas are proposed between the
new structures and the public street, which would provide privacy and buffer some of
the noise either entering or leaving the project site.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The proposed 10 townhome units would be located within two (2)
separate structures on the project site. In addition, the townhome units would be
setback approximately 36.95 feet from Kirkland Ave NE right-of-way. The density,
placement and orientation of the buildings, increased front yard setbacks along Kirkland
Ave NE, the splitting up of the structures into two buildings, enhanced landscaping, and
common open space contribute to managing the scale of the proposed 10 units in
relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing
winds, and pedestrian and vehicle needs.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces.
Staff Comment: The site is currently flat, which would limit undue grading on and
around the project site (Exhibit 9). The proposal includes approximately 400 cubic yards
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 24 of 34
SR_HEX_Report_Emerald_Highlands
of excavation onsite and the cut material would be stored on the property and used
later by spreading the material over the site as top soil.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as bioretention
areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or
adding vegetation to parking areas; (4) placing existing parking that exceeds maximum
parking ratios in permeable pavement designed consistent with the Surface Water
Design Manual in RMC 4-6-030; and (5) using other low impact development
techniques consistent with RMC 4-6-030.
Staff Comment: On-site parking would be located in the townhome garages. On-street
parking would be available on Kirkland Ave NE.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to
enhance the appearance of the project. Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles
or pedestrian movements.
Staff Comment: No surface parking is proposed. See discussion under FOF 16, Zoning
Development Standard Compliance: Landscaping and FOF 20, Site Plan Review:
Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points
on the site and, when feasible, with adjacent properties.
Staff Comment: The combination of the shared temporary access driveway and public
alley would provide vehicular access to all of the proposed townhome units. None of the
townhomes would take direct access off of the surrounding public streets, thereby
reducing the number of curb cuts generated by the project to one access.
Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access points,
drives, parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: The townhome units would provide pedestrian connections from right-
of-ways to each unit through the common open space. The proposed concrete sidewalks
would provide a safe and efficient pedestrian circulation system, provided all conditions
of approval are met. A combination of a shared temporary access driveway and public
alley would provide vehicular access through the project site. None of the townhomes
would directly access off a public right-of-way, thereby providing a safe and efficient
vehicular circulation pattern.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable, no separate loading and delivery areas are required for
townhomes.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 25 of 34
SR_HEX_Report_Emerald_Highlands
Staff Comment: Access to SR 900 (NE Sunset Blvd) is approximately a quarter of a mile
to the south. An active bus stop is located adjacent to the Greater Highlands Shopping
Center located at 2806 NE Sunset Blvd. This stop is a very active bus stop and should the
Greater Highlands Shopping Center redevelop, King County Metro Transit could
potentially convert this bus stop into a major RapidRide station.
See also discussion under FOF 16, Zoning Development Standard Compliance: Bicycle
parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See previous discussion above under Access and Circulation.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: See FOF 17, Residential Design and Open Space Standards.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access to shorelines requirement is not applicable to the
proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The proposed project does not contain any sensitive areas, viable trees
or natural systems on the project site.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Renton Fire Authority staff indicated that sufficient resources
exist to furnish services to the proposed development if the applicant provides Code
required improvements and fees. A Fire Impact Fee, currently assessed at $964.53 per
dwelling unit would be applicable to the proposal. The fee in effect at the time of
Building Permit issuance would be assessed for this project.
Water and Sewer.
Staff Comment: Water service is provided by the City of Renton. The site is in the
Highlands service area in the 565 hydraulic pressure zone. There is an existing 10-inch
City water main located in Kirkland Ave NE that can deliver a maximum total flow
capacity of 2,500 gpm. The approximate static water pressure is 82 psi at the elevation
of 376 feet. There are 3 existing ¾-inch domestic water meters, one meter for the north
property and two meters for the south property. The preliminary fire flow demand for
the development is 2,500 gpm for each five unit building, assuming they are built with
non-rated construction and fire sprinklers provided. A minimum of five (5) fire hydrants
are required for this project. The applicant submitted a Fire Hydrant Location Map of
each existing fire hydrant (Hydrants #1 - #2) with the submittal materials (Exhibit 13).
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 26 of 34
SR_HEX_Report_Emerald_Highlands
The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,400.00 per meter and the
water service installation charges for each proposed domestic water service is
$2,875.00 for every 1-inch water service line. This is payable at construction permit
issuance. See Advisory Comments for all applicable water fees (Exhibit 14).
Sewer service is provided by the City of Renton. There is an existing 8-inch concrete
gravity wastewater main located in Kirkland Ave NE. A separate side sewer will be
required for each unit. All new sewer stubs shall be a minimum of 6” and shall run at a
slope of at least 2% to the main.
SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 1-inch meter is $3,400.00 per meter. SDC fees are payable
at construction permit issuance.
Credit will be giving for the existing water and sewer services provided to the project
site.
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information Report,
prepared by Encompass Engineering & Surveying, dated February 4, 2020 (Exhibit 8),
with the project application. The development is subject to Full Drainage Review in
accordance with the 2017 City of Renton Surface Water Design Manual (RSWDM). All
nine (9) core requirements and all six (6) special requirements were discussed in the
Technical Information Report. According to the TIR, the project meets the exemption for
Peak Rate Flow Control Standard Areas per Section 1.2.3.1 of the 2017 RSWDM and no
further flow control facilities are required. Per the Flow Control Application Map in the
2017 City of Renton Surface Water Design Manual, the project site is within the Peak
Rate Flow Control Standard area matching Existing Site Conditions and is within the East
Lake Washington Drainage Basin. In this area, flow control facilities are required to
match the existing conditions 2-, 10-, and 100-year peak-rate runoff from the site. The
applicant is proposing full infiltration trenches and a Biopod system to provide the
required stormwater controls for water quality and flow control. These would overflow
into the existing storm system in Kirkland Ave NE. The project is considered to be a Small
Subdivision Project, and is therefore designed to comply with the Small Subdivision
Project BMP Requirements detailed in Section 1.2.9.3.1 of the RSWDM.
Full Infiltration of the 14,874 SF (0.342 AC) of onsite impervious areas is proposed for
the site in the form of Gravel Filled Trenches for Full Infiltration per Appendix C.2.2.3.
Per the Geotech report, the site is underlain with medium dense silty sand and requires
a 30-foot-long section per 1,000 SF of impervious area infiltrated. A total of 178.5 LF of
5-foot-wide trenching is required to fully infiltrate the tributary areas. Two 5-foot-wide
by 90-foot-long trenches are proposed for a total of 180 LF of trenching to meet this
requirement. The proposed project shows a peak flow increase of less than 0.15 CFS and
therefore meets the exemption for Peak Rate Flow Control Standard Areas per Section
1.2.3.1 of the RSWDM and no further flow control facilities are required.
Appropriate on-site BMPs would be required to help mitigate the new runoff created by
this development. A temporary erosion and sediment control (TESC) plan provides BMPs
to be implemented during construction. The final drainage plan with BMPs and drainage
report must be submitted with the Civil Construction permit application.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 27 of 34
SR_HEX_Report_Emerald_Highlands
The infiltration trench sizing and design of the proposed Biopod system, enhanced water
quality treatment, and on-site BMPs would be reviewed for compliance with the
adopted 2017 City of Renton Surface Water Design Manual.
The 2020 surface water system development fee is $0.76 per square foot of new
impervious surface, but not less than $1,900.00. A credit would be issued for any existing
homes. Stormwater SDCs that are current will be collected at the time of construction
permit issuance.
Transportation.
Staff Comment: Access to the site is proposed via a combination of a shared temporary
access driveway and a public alley, see further discussion under FOF 19 Subdivision
Regulations and Analysis: Access and Streets.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The current rate of transportation impact fee is assessed at
$7,820.42 per dwelling. Payment of the transportation impact fee is applicable on the
construction of the development at the time of application for the Building Permit. A
credit would be given for any existing units.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
21. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Unit Lot Subdivision: Unit lot subdivisions are permitted in the R-10, R-14, RMF, and
CV zone for new townhome development.
The whole parent site shall comply with all development standards as though it were a
stand alone lot.
Prior to the recording of the plat, the applicant shall provide final covenants,
declarations and restrictions in a form satisfactory to the City Attorney, and shall record
the document with the King County Recorder.
All common open space and facilities, private utility infrastructure, exterior building
facades and roofs, and other physical improvements to the land, as determined by the
Administrator, shall be maintained in perpetuity by the homeowners’ association,
unless otherwise agreed to by the City. The covenants, declarations and restrictions
shall provide authority for the City, after providing reasonable written notice to the
homeowners’ association and opportunity to perform required maintenance, to
recover any costs incurred by the City to maintain private infrastructure or common
areas due to a failure of the homeowners’ association to adequately maintain privately
owned improvements. In order to ensure that the City can recover its costs for
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 28 of 34
SR_HEX_Report_Emerald_Highlands
performing required maintenance, the City may file a lien against the property or
accept other appropriate security approved by the City.
Staff Comment: See discussion regarding parent site compliance under FOF 16, Zoning
Development Standard Compliance: Lot Dimensions, Setbacks, and Building Standards.
See discussion regarding maintenance of common open space and common
improvements, as well as the condition of approval requiring establishment of a
homeowners’ association, under FOF 16, Zoning Development Standard Compliance:
Landscaping.
Compliant if
condition of
approval is
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may
serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street.
The paved roadway shall be a minimum of sixteen feet (16') wide; the Renton Regional
Fire Authority may require the paved roadway to be up to twenty feet (20') wide.
Except for points of ingress/egress, curbs shall be installed along the perimeter of the
roadway. There shall be an eight foot (8') wide landscaping strip between the curb and
a five foot (5') wide sidewalk along one side of the unit lot drive.
Alleys may be used for vehicular access, but are not to be considered as the primary
access for emergency or Fire Department concerns. Alleys require a minimum right-of-
way width of 16 feet and a minimum pavement width of 12 feet in residential zones.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The proposed project includes the following improvements: a shared
temporary access driveway along the north property line and a new north/south 16-
foot wide alley along the west property line, behind the units. Only the 16-foot wide
alley behind the units would be required to be dedicated as public right-of-way. The
shared temporary driveway (also 16-feet wide) would be permitted as an access
easement. Eight feet of the temporary access driveway would be located off-site to the
north on parcel no. 7227801485. The shared temporary access driveway (access
easement) would connect the public alley to Kirkland Ave NE at the northeast corner of
the parcel. Together, the proposed shared temporary access driveway and public alley
would function as roadway access for all lots.
Staff recommends, as a condition of approval that the proposed temporary access
driveway be privately owned and maintained by a Homeowners Association. The
applicant shall record a note on the face of the plat that executes a shared maintenance
agreement for equal ownership and maintenance responsibilities for improvements in
the shared driveway easement. A draft version of a shared maintenance agreement
shall be submitted for review and approval by the Current Planning Project Manager
prior to plat recording.
N/A
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable, no new blocks would be created.
Compliant if
condition of
approval is
met. See
street
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: All vehicular access to the project would be from Kirkland Ave NE via a
16-foot wide shared temporary access driveway from Kirkland Ave NE. Eight feet of the
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 29 of 34
SR_HEX_Report_Emerald_Highlands
modification
FOF 22
temporary access driveway would be located off-site to the north on parcel no.
7227801485. Once inside the development, primary access to the unit garages would
be provided via a public alley. However, the proposed alley does not extend to the west
or south property lines, but rather is separated by landscaped space. It is anticipated
that the public alley will be extended to the north and south of the project site and will
serve future developments along this block. Therefore, staff recommends as a condition
of approval that the applicant dedicate eight (8) feet of public right-of-way (ROW) from
the west property line for the public alley and any additional dedication needed to
ensure the transition of the public alley to the north of the site re-aligns to the center of
the properties. The public alley shall extend from the north property line and stub at the
south property line. The applicant shall include a minimum of 10 feet of pavement
width, starting from the west property line, for the full length of the property from north
to south. The additional two (2) feet of paving beyond the edge of the alley ROW, shall
be placed within a temporary public access easement. In addition, the proposed Biopod
system, which is located within the vicinity of the new public alley, shall be flush the
finished alley grade.
Kirkland Ave NE is classified as a residential access street. To meet the City’s complete
street standards and the Sunset Area Surface Water Master Plan for Kirkland Ave NE,
half street improvements would be required to include a pavement width of 26 feet (13
feet from centerline), a 0.5-foot curb, a 12-foot bioretention planter strip, a 8-foot
sidewalk, street trees and storm drainage improvements. No right-of-way (ROW)
dedication is required along Kirkland Avenue NE. The applicant is requesting a street
modification for cross section changes to Kirkland Ave NE along the property frontage.
The street modification request includes a request for an 11-foot travel lane, 0.5-foot
vertical curb, 10-foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot
clear width from the back of sidewalk to the edge of the ROW. See further discussion
under FOF 22, Modification Analysis.
The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-
070.D (Exhibit 17).
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed unit lots would meet the requirements for a unit lot
subdivision and would be compatible with the R-14 zoning development standards in
all conditions of approval are complied with. All lots are rectangular in shape and would
take direct access via a public alley.
22. Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250.D, the applicant is requesting
an Administrative Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and
Alleys for Kirkland Ave NE a Residential Access street. The applicant is proposing to construct an 11-foot
wide travel lane measured from the center of the existing 60-foot wide right-of-way, a 0.5-foot vertical
curb, a 10-foot wide bioretention planter strip, an 8-foot wide sidewalk, with a 0.5-foot clear width from
back of sidewalk to edge of the right-of-way (Exhibit 18).
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 30 of 34
SR_HEX_Report_Emerald_Highlands
Staff Comment: To meet the City’s complete street standards and the Sunset Area
Surface Water Master Plan for Kirkland Ave NE, a residential access street, half street
improvements include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot
curb, a 12-foot bioretention planter strip, a 8-foot sidewalk, street trees and storm
drainage improvements. This road section would span 33 ½ feet from the centerline
and would require three and one-half feet (3 1/2") ROW dedication. The applicant
contends that the street standards and the Sunset Area Surface Water Master Plan for
Kirkland Ave NE would not fit within the existing ROW width. The applicant states that
in order to fit within the required residential access street, the applicant is proposing a
modified 30-foot wide road section along the property frontage of Kirkland Ave NE
(Exhibit 20). However, this street is identified in the Sunset Area Surface Water Plan as
a Green street, which includes the following street section: 28 feet paved width, 0.5 -
foot curb, 11.5-foot rain garden, 5-foot sidewalk, and 1-foot of clear space at back of
walk, street trees and storm drainage improvements (See Exhibit 14). These
improvements would fit within the current 60 feet of ROW for Kirkland Ave NE, without
the requirement of additional ROW dedication. Therefore staff recommends approval
of a modified street section that includes 28 feet paved width, 0.5-foot curb, 11.5-foot
rain garden, 5-foot sidewalk, and 1-foot of clear space at back of walk, street trees and
storm drainage improvements.
The Community Design Element has applicable policies listed under a separate section
labeled Promoting a Safe, Healthy, and Attractive Community. These policies address
walkable neighborhoods, safety, and shared uses. The intent of the policies are to
promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The street modification as noted above is consistent with these policy
guidelines. See also FOF 15, Comprehensive Plan Analysis.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation and Community and Economic
Development sections have reviewed the street cross section along Kirkland Ave NE and
the surrounding area and have determined that a modified Residential Green Access
street section is more suitable for the portion of Kirkland Ave NE adjacent to the site.
The modified street section must fit within the existing right-of-way width of 60 feet.
The roadway width shall remain 28 feet wide and shall consist of two (2) 10-foot travel
lanes, an 8-foot wide parallel parking lane (including the 0.5-foot wide vertical curb), a
12-foot wide biorention planter strip on the west side of the roadway (including the 0.5-
foot wide vertical curb), an 8-foot wide biorention planter strip on the east side of the
roadway, 5-foot wide sidewalks along both sides of the roadway, and one-foot (1’)
between back of sidewalk and ROW on both sides of the road section (Exhibit 14). As a
result, no ROW dedication would be required along Kirkland Ave NE to construct the
required road section. This existing roadway width would meet the transportation
needs of the surrounding area and tie-in to the existing improvements already installed
along the east side of Kirkland Ave NE. The identified roadway section along Kirkland
Ave NE, would provide the required separation between the vehicular and pedestrian
travel ways as required by the code. In addition, the modified roadway section as
described, was approved for the proposed Jefferson Townhomes development to the
north, which was approved under City file number LUA19-000163. Therefore, the
proposed modification would be consistent with a previous modification approval on
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 31 of 34
SR_HEX_Report_Emerald_Highlands
the same street. Approval of this same modified street cross section would result in a
consistent design for street improvements along Kirkland Ave. NE.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The modified street section is consistent with the surrounding
neighborhood and would increase pedestrian safety.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
23. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Sierra Heights
Elementary, McKnight Middle School and Hazen High School. Any new students from
the proposed development would be bussed to their elementary and high schools and
would walk to middle school. The stop for Sierra Heights Elementary School is located
at the corner of Kirkland Ave NE @ NE 15th St. Students attending McKnight Middle
School would walk to school, approximately 0.38 miles from the project site. Students
would walk north along the existing sidewalks on Kirkland Ave NE and west along NE
16th St where they would reach the school at the southwest corner of NE 16th St and
Harrington Ave NE. The bus stop for students attending Hazen High School is located at
the corner of NE 16th St and Kirkland Ave NE. The proposed project includes the
installation of frontage improvements along Kirkland Ave NE frontages, including
sidewalks. The existing sidewalks in the area provide a safe walking route to both bus
stops and McKnight Middle School.
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is
payable to the City as specified by the Renton Municipal Code. Currently the fee is
assessed at $3,582.00 per multi-family dwelling unit.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,676.89 (for 5 or more units). The fee in effect at the time of Building
Permit application is applicable to this project and is payable at the time of Building
Permit issuance.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 32 of 34
SR_HEX_Report_Emerald_Highlands
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 15.
2. The subject site is located in the Residential-14 (R-14) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 16.
3. The proposed unit lot subdivision complies with the Residential Design and Open Space Standards
provided the applicant complies with City Code and conditions of approval, see FOF 17.
4. The proposed unit lot subdivision complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 18.
5. The proposed unit lot subdivision complies with the Conditional Use Permit criteria provided the applicant
complies with City Code and conditions of approval, see FOF 19.
6. The proposed unit lot subdivision complies with the Site Plan Review criteria provided the applicant
complies with City Code and conditions of approval, see FOF 20.
7. The proposed unit lot subdivision complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 21.
8. The proposed unit lot subdivision complies with the street standards as modified in FOF 22 and as
established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 21.
9. The proposed project complies with the Modification criteria provided the applicant complies with City
Code and conditions of approval, see FOF 22.
10. There are adequate public services and facilities to accommodate the proposed unit lot subdivision, see
FOF 23.
11. There are safe walking routes to school and/or the school bus stops, see FOF 23.
12. Key features, which are integral to this project, include dormers and balconies for each townhome unit.
J. RECOMMENDATION:
Staff recommends approval of the Emerald Highlands Unit Lot Subdivision Preliminary Plat, Unit Lot Subdivision,
Administrative Site Plan, Administrative Conditional Use, and Street Modification, File No. LUA20-000077, PP,
SA-A, CU-A, ECF, MOD, as depicted in the Preliminary Plat Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall submit a draft affordable housing covenant to the Current Planning Project Manager
for review and approval by the Planning Project Manager and the City Attorney at the time of Building
Permit review. Such agreement shall be recorded prior to Temporary Certificate of Occupancy.
2. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and
landscaping in the common space tracts and any and all other common improvements. A draft of the HOA
documents shall be submitted to, and approved by, the Current Planning Project Manager and the City
Attorney prior to recording of the Unit Lot Subdivision. Such documents shall be recorded concurrently
with the Unit Lot Subdivision.
3. The applicant shall submit revised plans with the Building Permit application identifying the location of
code compliant bicycle parking meeting the standards of RMC 4-4-080.F.11. The revised plans shall be
reviewed and approved by the Current Planning Project Manager prior to Building Permit approval.
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 33 of 34
SR_HEX_Report_Emerald_Highlands
4. The applicant shall revise the proposed pedestrian connections to limit the interruption within the
common open space tract. The applicant shall include and show required picnic areas, space for
recreational activities, and other activities as appropriate within the common open space for review and
approval by the Current Planning Project Manager at the time of Civil Construction Permit. In addition,
the applicant shall demonstrate compliance with minimum common open space dimensional requirement
of 30 feet at the time of Civil Construction Permit application or apply for and receive approval for a fee-
in-lieu pursuant to RMC 4-1-240.
5. The yard space and pedestrian connection between the two proposed structures (between units 5 and 6)
shall be placed in a common open space tract.
6. The applicant shall submit a revised landscape plan that demonstrates compliance with the fence and
retaining wall regulations and minimum tree spacing standards for review and approval by the Current
Planning Project Manager at the time of Civil Construction Permit application.
7. The balcony railings for the proposed structures shall be mostly transparent and two different color pallets
shall be used for the two structures. A materials board showing the two color palettes, coded to the
exterior building elevations, shall be provided to the Current Planning Project Manager for review and
approval at the time of Building Permit review.
8. The applicant shall submit revised elevations for the northern building on the project site, utilizing a
different dormer roof form, or other modified roof form alternative for the proposed structure, for review
and approval by the Current Planning Project Manager, at the time of Building Permit application. In
addition, each building shall utilize a different roof color.
9. The applicant shall submit revised elevations at the time of Building Permit application providing the
required three and one-half inches (3 1/2”) minimum trim surrounding all windows and doors and one of
the following architectural details: shutters, knee braces, flower boxes, or columns. Alternatively, the
applicant may submit a modification request to vary from any of these standards for review and approval,
prior to Building Permit application.
10. The applicant shall submit a revised tree retention and replacement plan that demonstrates compliance
with minimum tree replacement planting requirements, at the time of Civil Construction permit
application.
11. The applicant shall submit a detailed landscape plan with utility box locations and any utility boxes that
are visible to the public be screened with berms and/or landscaping. The final detailed landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to Building Permit
approval.
12. The applicant shall submit revised plans with the Building Permit application identifying the location of
trash and recycling containers. The revised plans shall be reviewed and approved by the Current Planning
Project Manager prior to Building Permit approval.
13. The applicant shall submit a separate detailed plan set identifying the location and screening provided for
all surface and roof top utility/mechanical equipment with the Building Permit application. The plan set
shall be reviewed and approved by the Current Planning Project Manager prior to Building Permit
approval.
14. A lighting plan shall be provided at the time of Building Permit review for review and approval by the
Current Planning Project Manager. To ensure safety and avoid excessive brightness pedestrian scale
lighting should be provided on the primary entries of each unit as well as along the pedestrian walkways
as necessary to provide sufficient lighting for pedestrian safety but shall also be designed to minimize light
spill and glare onto adjoining properties.
15. The proposed temporary access driveway shall be privately owned and maintained by a Homeowners
Association. The applicant shall record a note on the face of the plat that executes a shared maintenance
City of Renton Department of Community & Economic Development
Emerald Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Report of May 26, 2020 Page 34 of 34
SR_HEX_Report_Emerald_Highlands
agreement for equal ownership and maintenance responsibilities for improvements in the shared
driveway easement. A draft version of a shared maintenance agreement shall be submitted for review
and approval by the current planning project manager prior to plat recording.
16. The applicant shall dedicate eight (8) feet of public right-of-way (ROW) from the west property line for
the public alley and any additional dedication needed to ensure the transition of the public alley to the
north of the site re-aligns to the center of the properties. The public alley shall extend from the north
property line and stub at the south property line. The applicant shall include a minimum of 10 feet of
pavement width, starting from the west property line, for the full length of the property from north to
south. The additional two (2) feet of paving, beyond the edge of the alley ROW, shall be placed within a
temporary public access easement. In addition, the proposed Biopod system, which is located within the
vicinity of the new public alley, shall be flush the finished alley grade.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Emerald Highlands Unit Lot Subdivision
Land Use File Number:
LUA20-000077, PP, SA-A, CU-A, ECF, MOD
Date of Hearing
May 26, 2020
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
James W. Howton
4621 123rd Ave SE, Bellevue,
WA 98006
Project Location
1509/1507 Kirkland Ave
NE
1503/1501 Kirkland Ave
NE
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-14: As shown in the Environmental Review Committee (ERC) Report
Exhibit 15: Staff Report to the Hearing Examiner
Exhibit 16: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 17: Transportation Concurrency Test dated May 13, 2020
Exhibit 18: Street Modification Request
Exhibit 19: Neighborhood Meeting Materials
Exhibit 20: City Approved Tree List
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Ronald Straka, Utility Systems Director
Public Works Interim Administrator
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
Interim Chair
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS)
PROJECT NUMBER: PR20-000100/ LUA20-000077, ECF, CU-A, MOD, PP, SA-A
APPLICANT: James W. Howton / 4621 123rd Ave SE, Bellevue, WA 98006 /
jimhjim1111@comcast.net
PROJECT NAME: Emerald Highlands Unit Lot Subdivision
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative
Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 10 townhomes. The
subject site consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area at 1509/1507
Kirkland Ave NE (APN 7227801490) and 1503/1501 Kirkland Ave NE (APN 7227801495). Both parcels have a combined
area of 24,360 square feet (0.56 acres). Currently the site contains two (2) duplexes and two (2) small outbuildings. The
project site is located in the Residential-14 (R-14) zoning district and the Residential High Density (HD) land use
designation. The applicant is proposing to demolish the existing structures in order to construct two (2) new townhome
buildings, each with five (5) units. The applicant is requesting a conditional use permit to increase maximum wall plat
height up to 32 feet to allow for a third floor within the residences. The proposed project would result in a net density of
17.8 du/ac. The Unit Lot Subdivision is proposed to be subdivided into 10 lots and two (2) tracts, one for private access
and one for open space and stormwater. All ten (10) of the lots would face Kirkland Ave NE. One of the 10 units would be
affordable under density bonus review. The applicant would dedicate approximately 5,603 square feet in the public alley.
No right-of-way dedication is required along Kirkland Ave NE. A street modification request for cross section changes to
Kirkland Ave NE frontage improvements includes a request for an 11-foot travel lane, 0.5-foot vertical curb, 10-foot
bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width from the back of sidewalk to the edge of the
right-of-way. The proposed unit lots would range in size from 1,240 sf to 1,947 sf. Access to the units is proposed via a
new public alley behind the units and a 16-foot wide temporary alley along the north end of site from Kirkland Ave NE (8
feet of the temporary access is located off-site to the north). The topography of the site is relatively flat and the site is not
mapped with any critical areas. There are four (4) significant trees identified on-site, of which the applicant is proposing
to retain one. The applicant has submitted a Geotechnical Engineering Report, Preliminary Technical Information Report,
and Arborist Report with the application.
PROJECT LOCATION: 1509/1507 Kirkland Ave NE (APN 7227801490) and 1503/1501 Kirkland Ave NE
(APN 7227801495
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This
Determination of Non-Significance is issued under WAC 197-11-340. There is no agency appeal.
DATE OF DECISION:
DocuSign Envelope ID: 15A8BB29-3C8D-4671-B5F8-B61B5175ACBE
5/5/2020 | 1:05 PM PDT5/5/2020 | 9:14 AM PDT
5/5/2020 | 9:11 AM PDT5/5/2020 | 8:57 AM PDT
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNS: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
May 5, 2020
PROJECT NAME/NUMBER: PR20-000100 Emerald Highlands Unit Lot
Subdivision/LUA20-000077
PROJECT LOCATION: 1509/1507 Kirkland Ave NE (APN 7227801490) and
1503/1501 Kirkland Ave NE (APN 7227801495
APPLICANT/PROJECT CONTACT
PERSON:
James W. Howton / 4621 123rd Ave SE, Bellevue, WA 98006 /
jimhjim1111@comcast.net
LOCATION WHERE APPLICATION MAY
BE REVIEWED:
Applicant documents are available online through the City of Renton
Document Center website. See also https://bit.ly/3dRRw9h
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative
Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 10 townhomes.
The subject site consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area at 1509/1507
Kirkland Ave NE (APN 7227801490) and 1503/1501 Kirkland Ave NE (APN 7227801495). Both parcels have a combined
area of 24,360 square feet (0.56 acres). Currently the site contains two (2) duplexes and two (2) small outbuildings. The
project site is located in the Residential-14 (R-14) zoning district and the Residential High Density (HD) land use
designation. The applicant is proposing to demolish the existing structures in order to construct two (2) new townhome
buildings, each with five (5) units. The applicant is requesting a conditional use permit to increase maximum wall plat
height up to 32 feet to allow for a third floor within the residences. The proposed project would result in a net density
of 17.8 du/ac. The Unit Lot Subdivision is proposed to be subdivided into 10 lots and two (2) tracts, one for private access
and one for open space and stormwater. All ten (10) of the lots would face Kirkland Ave NE. One of the 10 units would
be affordable under density bonus review. The applicant would dedicate approximately 5,603 square feet in the public
alley. No right-of-way dedication is required along Kirkland Ave NE. A street modification request for cross section
changes to Kirkland Ave NE frontage improvements includes a request for an 11-foot travel lane, 0.5-foot vertical curb,
10-foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width from the back of sidewalk to the edge
of the right-of-way. The proposed unit lots would range in size from 1,240 sf to 1,947 sf. Access to the units is proposed
via a new public alley behind the units and a 16-foot wide temporary alley along the north end of site from Kirkland Ave
NE (8 feet of the temporary access is located off-site to the north). The topography of the site is relatively flat and the
site is not mapped with any critical areas. There are four (4) significant trees identified on-site, of which the applicant is
proposing to retain one. The applicant has submitted a Geotechnical Engineering Report, Preliminary Technical
Information Report, and Arborist Report with the application.
THERE IS NO AGENCY APPEAL.
PUBLIC HEARING: Per the Governor's Emergency Proclamation 20-28, the City of Renton is prohibited from holding an
in-person meeting at this time. Therefore, a virtual/telephonic Public Hearing has been tentatively scheduled before the
Renton Hearing Examiner on May 26, 2020 at 11:00 am by means of the Zoom video conferencing web application,
which includes a toll-free phone-in option, to consider the following petition. The public is highly encouraged to attend
the meeting by using one of the methods listed below. The procedures to a Public Hearing can be found here:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8160093&dbid=0&repo=CityofRenton
1. By online videoconference: Zoom Meeting Link: https://us02web.zoom.us/j/82339772602?pwd=bDRCVDVRdy
9qaDZWam8zL0lVOURhdz09 Password: 058753
2. By videoconference via the Zoom app: Enter Zoom Meeting ID: 823 3977 2602 Password: 058753
3. By telephone (toll-free): Zoom Meeting By Telephone: 1-888-788-0099 Password: 058753
NOTICE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 13, 2020
TO:Angelea Weihs, Associate Planner
FROM:Brianne Bannwarth, Development Engineering Manager
SUBJECT:Traffic Concurrency Test – Emerald Highlands Unit Lot Subdivision;
LUA20-000077
The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative Site Plan,
Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 10
townhomes. The subject site consists of two (2) separate adjacent tax parcels in the Highlands
Community Planning Area at 1509/1507 Kirkland Ave NE (APN 7227801490) and 1503/1501
Kirkland Ave NE (APN 7227801495). Both parcels have a combined area of 24,360 square feet
(0.56 acres). Currently the site contains two (2) duplexes and two (2) small outbuildings. The
project site is located in the Residential-14 (R-14) zoning district and the Residential High Density
(HD) land use designation. The applicant is proposing to demolish the existing structures in order
to construct two (2) new townhome buildings, each with five (5) units. The applicant is requesting
a conditional use permit to increase maximum wall plat height up to 32 feet to allow for a third
floor within the residences. The proposed project would result in a net density of 17.8 du/ac. The
Unit Lot Subdivision is proposed to be subdivided into 10 lots and two (2) tracts, one for private
access and one for open space and stormwater. All ten (10) of the lots would face Kirkland Ave
NE. One of the 10 units would be affordable under density bonus review. The applicant would
dedicate approximately 5,603 square feet in the public alley. No right-of-way dedication is
required along Kirkland Ave NE. A street modification request for cross section changes to
Kirkland Ave NE frontage improvements includes a request for an 11-foot travel lane, 0.5-foot
vertical curb, 10-foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width
from the back of sidewalk to the edge of the right-of-way. The proposed unit lots would range in
size from 1,240 sf to 1,947 sf. Access to the units is proposed via a new public alley behind the
units and a 16-foot wide temporary alley along the north end of site from Kirkland Ave NE (8 feet
of the temporary access is located off-site to the north).
Transportation Concurrency Test – Emerald Highlands Unit Lot Subdivision
Page 2 of 4
May 13, 2020
The proposed development would generate approximately 17 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 1 net new
trips (0 inbound and 1 outbound). During the weekday PM peak hour, the project would generate
approximately 0 net new trips (-1 inbound and 1 outbound). The proposed project passes the
City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2020.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 2019 is
1,703 trips, which provides sufficient capacity to accommodate approximately 0 additional trips
from this project. A resulting 1,703 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The applicant has submitted a
street modification that will be reviewed as part of the land use application. The project will be
required to complete frontage street improvements prior to Certificate of Occupancy. Any
additional off-site improvements identified through SEPA or land use approval will also be
completed prior to Certificate of Occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
Transportation Concurrency Test – Emerald Highlands Unit Lot Subdivision
Page 3 of 4
May 13, 2020
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
Transportation Concurrency Test – Emerald Highlands Unit Lot Subdivision
Page 4 of 4
May 13, 2020
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI-65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd, Cle Elum, WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
February 21, 2020
City of Renton
Attn: Rohini Nair
1055 S Grady Way
Renton, WA 98057
RE: Street Modification Request
Emerald Highlands
1501 & 1507 Kirkland Avenue NE
City of Renton Permit #PRE18-000526
Dear Rohini,
Please consider this letter a street modification request for improving the Kirkland Avenue NE frontage
with the following curb/paving/sidewalk improvements:
• 11’ travel lane measured from the center of the existing 60’ wide right of way. (30’ half right of
way width)
• 0.5’ vertical curb, 10' bioretention planter strip, and 8’ sidewalk, with 0.5’ clear width from back
of sidewalk to edge of right of way.
This is a reduction from the requested frontage section spelled out in the transportation section of the
City of Renton’s “Preapplication Meeting For Genisis Living PRE18-000526” dated August 9, 2018:
To meet the City's complete street standards and the Sunset Area Surface Water
Master Plan for Kirkland Ave NE, a residential access street, half street
improvements shall include a pavement width of 26 feet (13 feet from centerline), a
0.5-foot curb, a 12-foot bioretention planter strip, a 8-foot sidewalk, street trees and
storm drainage improvements. No ROW dedication is required along Kirkland Ave
NE.
The above requested section spans 33.5’ from the centerline to the back of sidewalk, but the existing
width of the ROW from the centerline is 30’. This would require a ROW dedication.
Street Modification Request-Emerald Highlands
1501 & 1507 Kirkland Avenue NE
City of Renton Permit #PRE18-000526
February 21, 2020
Page 2 of 3
The proposed section reduces the bioretention planter strip from 12’ to 10’, and reduces the traveled
lane from 13’ to 11’. This proposed section spans 29.5’ and would not require a ROW dedication.
This request meets the following criteria outlined in the Renton Municipal Code (RMC) 4-9-250.D:
1. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the project
modification is the minimum adjustment necessary to implement these policies and objectives.
The proposed section fits with the existing Kirkland Avenue NE right-of-way.
2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment.
The proposed section meets all applicable standards and objectives and safety, function, appearance,
environmental protection and maintainability intended by the Code requirements.
3. Will not be injurious to other property(ies) in the vicinity. This proposed street widening
matches the street width along adjacent property to the south.
This proposed street section is likely to conform to future frontage improvement requirements for
the neighboring properties on the west side of this block of Kirkland Avenue NE.
4. Conforms to the intent and purpose of the Code.
This modification conforms to the intent and purpose of the Code and to the directions provided by
the City of Renton staff.
5. Can be shown to be justified and required for the use and situation intended.
The proposed section fits with the existing ROW. This is justified per the City’s comment that “No
ROW dedication is required along Kirkland Ave NE”.
6. Will not create adverse impacts to other property(ies) in the vicinity.
This proposed street section is likely to conform to future frontage improvement requirements for
the neighboring properties on the west side of this block of Kirkland Avenue NE.
If you have questions or need additional information, please call me at 425-392-0250 or email me at
nmecum@encompasses.net
Sincerely,
Encompass Engineering
Nicole Mecum, PE
Street Modification Request-Emerald Highlands
1501 & 1507 Kirkland Avenue NE
City of Renton Permit #PRE18-000526
February 21, 2020
Page 3 of 3
Description of the 10-unit townhome project known as Emerald
Highlands.
The project name is Emerald Highlands. The project consists of
building two 5-unit Townhome buildings on 10 Unit Lot
Subdivision lots. The 10 townhomes will be constructed on two
existing contiguous lots. Lot 1, at address 1501 Kirkland
Avenue NE, Renton, WA 98056 fronts on Kirkland Avenue NE.
Lot 2, at address 1507 Emerald Avenue NE Renton, WA 98056,
fronts on Kirkland Avenue NE and is contiguous with Lot 1
along the south side of Lot 2. (See attached plan). Lot 1 is
12,075 square feet and Lot 2 is 12,175 square feet. The total
square footage of both lots together is 24,360 square feet. A
duplex currently exists on each of the 2 existing lots. There is
one small shed on Lot 1. Both existing duplexes, one each lot,
along with the one shed on Lot 1 will be demolished and
removed from the site when development begins.
February 6, 2020 NEIGHBORHOOD MEETING
AT THE RENTON HIGHLAND LIBRARY
FOR THE PROJECT OF EMERALD HIGHLANDS
LOCATED AT 1501 KIRKLAND AVENUE NE, RENTON, WA 98056
AGENDA
WELCOME.
Introduce Santosh Ameti and Phani Pattapu
Describe project
1. Location – go to maps on board to point out and describe the existing property and the
project layout. Review Project Description Handout.
A. Existing property layout.
B. New Site Plan
C. Landscape Plan.
2. Project Schedule.
3. Questions from attendees.
Thank you for coming.
APPROVED TREE LIST – Small, Medium, and Large
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\treeslist_march2010.doc P. 1
In the City of Renton there is an overabundance of maple and cherry species. According to the most recent street tree inventory, maples
currently comprise 35% and cherry 24% of all species. To reduce a catastrophic loss of species, experts agree that 10% o r less of any species
or cultivar exist within a street tree population. Because of this, planting maple or cherry trees within the right -of-way is discouraged.
SMALL TREES:
30 feet in height or less
Botanical name / Common Name
Mature
Height
in Feet
Mature
Spread
in Feet Fall Color Comments
Acer buergeranum / Trident Maple 20 20
yellow
orange
and red
Adaptable to urban environments. Decidiuous: prefers moist, well-drained soils:
tolerates infertile sites. Drought tolerant.
Acer campestre / Hedge Maple 30 30 yellow
Deciduous; prefers moist, rich soils; slow growing tree tolerant of air pollution
and soil compaction; yellow fall color; cultivars available including Queen
Elizabeth maple (‘Evelyn’) with dark green, glossy foliage.
Acer circinatum / Vine Maple 20-25 10
orange
and red
Deciduous; prefers moist, well-drained soils; tolerates seasonal saturation and
varying soil types; drought tolerant once established; bushy shrub or small tree;
most often multi-trunked and does well in small groups; white flowers April-
June.
Acer ginnala 'Flame' / Amur Maple 20 20 red
Deciduous; prefers moist, well-drained soils, but is tolerant of drought; is often
multi-trunked, but can be pruned to a single stem; rounded form; fragrant,
yellowish-white flowers in spring; cultivars are available such as ‘Flame’ and
‘Embers’ with differing fall colors. Select or prune for single stem; can be multi-
trunked.
Acer grandidentatum 'Schmidt' / Rocky Mt.
Glow Maple 25+ 15 intense
Acer griseum / Paperback Maple 25 20 scarlet
Deciduous; prefers moist, well-drained soils, but is moderately drought tolerant;
bronze peeling bark provides year-round visual interest; often multitrunked, but
can be trained to a single stem; slow growing; disease and pest resistant.
Smooth, peeling, cinnamon colored bark.