HomeMy WebLinkAboutD_Admin_Report_Sunridge_Townhomes_Phase_2DEPARTMENT OF COMMUNITY
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D_Admin_Report_Sunridge_Townhomes_Phase_2
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 16, 2020
Project File Number: PR20-000056
Project Name: Sunridge Townhomes Phase 2
Land Use File Number: LUA20-000039, SA-A, ERC, MOD
Project Manager: Matt Herrera, Senior Planner
Owner: Vladimir Drofiak, 15012 SE 253rd Pl., Covington, WA 98042
Applicant/Contact: Imad Bahbah, IHB Architects, 21620 84th Ave S., Suite 200, Kent, WA 98032
Project Location: APN 073900-0050 1222XX SE Petrovitsky Rd., Renton, WA 98058
Project Summary: The applicant is requesting administrative site plan review, environmental review,
and one (1) modification for a proposed 11 unit townhome project with associated
improvements located on a vacant 0.77 acre Residential Multifamily (RMF) lot
located on SE Petrovitsky Rd east of 120th Ave SE (APN 0739000050). Vehicle access
to the site would be provided from abutting properties to the west and east 12228
and 12316 SE Petrovitsky Rd, respectively. The development would contain 22
vehicle parking spaces with each unit providing one enclosed space and a surface lot
along the eastern portion of the property that would accommodate 11 spaces. The
applicant has submitted a modification request related to the required street
frontage improvements along the project site. No critical areas are identified on the
City’s mapping system however the site is constrained along the northeastern
portion of the property with overhead power lines. The applicant proposes to
remove the site’s 26 significant trees and replace with 72 caliper inches of new tree
planting.
Site Area: 0.77 acres
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 2 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
B. EXHIBITS:
Exhibits 1-12 Environmental Review Committee (ERC) Report and Exhibits
Exhibit 13: Administrative Report and Decision
Exhibit 14: Comment Letters and Responses
Exhibit 15: Determination of Nonsignificance
Exhibit 16: Floor Plans
Exhibit 17: Refuse and Recycling Plan
Exhibit 18: Elevation Plan Sheets (Black and White)
C. GENERAL INFORMATION:
1. Owner(s) of Record: Vladimir Drofiak, 15012 SE 253rd Pl., Covington, WA
98042
2. Zoning Classification: Residential Multi-Family (RMF)
Urban Design District B
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Vacant
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Multifamily residential and RMF
b. East: Multifamily residential and R-10
c. South: SE Petrovitsky Rd / Single-family residential and R-4
d. West: Multifamily residential and RMF
7. Site Area: 0.77 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Benson Hill Annexation A-06-002 5327 03/01/2008
Sunridge Townhomes
Phase 1
LUA14-001332 N/A 11/24/2014
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by Soos Creek Water and Sewer District.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 3 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
b. Sewer: Sewer service will be provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: The site is located within the Soos Creek Drainage basin and the Soos Creek
Main sub-basin. There is an existing 12-inch public storm drainage system located in the north flow-
line of SE Petrovitsky Road and the site is currently undeveloped and does not contain any storm
drainage facilities. Stormwater from the existing site sheet flows over the existing vegetation from
the north to south where it is intercepted in the public street conveyance system.
2. Streets: The site abuts SE Petrovitsky Road, which is a Principal Arterial with an existing right of way (ROW)
width of 84 feet consisting of four (4) travel lanes and eight (8) foot sidewalks on both sides of the street
adjacent to the curb. The road begins to transition to five (5) lanes (center turn lane) to the west along
the site frontage.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
b. Section 4-6-070: Transportation Concurrency Requirements
5. Chapter 9 Permits – Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
3. Utilities Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on February
10, 2020 and determined the application complete on February 21, 2020. The project complies with the
120-day review period.
2. The project site is located APN 073900-0050 1222XX SE Petrovitsky Rd., Renton, WA 98058.
3. The project site is currently vacant.
4. Access to the site would be provided via a recorded access easement from the abutting Sunridge
Townhomes Phase 1 to the west and within a recorded access easement from the abutting Stonebrook
development to the east.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 4 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
6. The site is located within the Residential Multi-Family (RMF) zoning classification.
7. There are approximately 26 significant trees located on-site. The applicant has proposed to remove all 26
trees onsite however a condition of approval would require the applicant to attempt to retain
approximately four trees, see FOF 15.
8. The City’s COR mapping system does not indicate any critical areas on the subject property.
9. Approximately 1,100 cubic yards of material would be cut on-site and approximately 800 cubic yards of
fill is proposed to be brought into the site.
10. The applicant is proposing to begin construction following civil construction permit issuance and
anticipates 12-months needed for completion.
11. Staff received two public comment letters (Exhibit 14). To address public comments the following report
contains analysis related to fencing, drainage, parking, and trees.
12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on May 11, 2020 the Environmental Review Committee issued a Determination of Non-Significance
(DNS) for the Sunridge Townhomes Phase 2 project (Exhibit 15). There is no agency appeal of the SEPA
Threshold Determination.
13. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
14. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. The purpose of the RHD designation is to allow a variety of unit types that 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. Land designated RHD is where projects will be compatible with existing
uses and where infrastructure is adequate to handle impacts from higher density uses. The proposal is
compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 5 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
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-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Policy L-57: Provide complete arranged as an interconnecting network or grid. Locate
planter strips between the curb and the sidewalk in order to provide separation
between cars and pedestrians. Discourage dead-end streets and cul-de-sacs.
Policy T-26: Ensure provision of safe and convenient storage and parking facilities for
bicyclists.
Policy T-44: Ensure adequate transportation facilities are in place at the time of
development approval or that an adopted strategy is in place to provide adequate
facilities within six years.
Policy T-45: Ensure that new development contributes its fair share of the cost of
transportation facilities, programs and services needed to mitigate growth related
transportation impacts.
Policy U-29: Control runoff from new development, redevelopment, and construction
sites through the implementation of development design standards and construction
techniques that promote the use of best management practices to maintain and
improve storm water quality and manage stormwater flow.
15. Zoning Development Standard Compliance: The RMF Zone provides suitable environments for multi-
family dwellings. It is further intended to conditionally allow uses that are compatible with and support a
multi-family environment. The RMF allows for the development of both infill parcels in existing multi-
family districts with compatible projects and other multi-family development. Densities range from ten
(10) to twenty (20) du/acre with opportunities for bonuses up to twenty-five (25) dwelling units per net
acre. 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 RMF Zone Develop Standards and Analysis
Density: There is no minimum density requirement for townhouse development in the
RMF zone. The minimum density required for other attached dwelling units is 10
dwelling units per net acre. The maximum density permitted is 20 dwelling units per
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 6 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
net acre. Net density is calculated after the deduction of sensitive areas, areas intended
for public right-of-way, and private access easements.
Staff Comment: The proposed 11 units would result in approximately 16 dwelling units
per net acre. A 2,709 square foot private access easement on the property and 1,287
square feet of frontage dedication along SE Petrovitsky Rd would be deducted from the
33,542 square foot (0.77 acres) lot to calculate net density.
Lot Dimensions: There is no minimum lot size required in the RMF zone. A minimum
lot width of 25 feet is required (30 feet for corner lots) for townhouse development.
A minimum lot width of 50 feet is required (60 feet for corner lots) for other attached
dwellings. A minimum lot depth of 50 feet is required for townhouse development. A
minimum lot depth of 66 feet is required for other attached dwellings.
Staff Comment: The subject property contains approximately 135-feet of width and
260-feet of depth. No new lots would be created as part of the proposal.
Non-
Compliant
See Condition
of approval
Setbacks: The required setbacks for townhouse development in the RMF zone are as
follows: front yard is 10 feet, the side yard is 0 feet for the attached sides and 5 feet
for the unattached sides secondary front yard (applies to corner lots) is 20 feet, and
the rear yard is 10 feet. The required setbacks for other attached dwellings in the RMF
zone are as follows: front yard is 20 feet, the side yard is 0 feet for the attac hed sides
and 5 feet for the unattached sides secondary front yard (applies to corner lots) is 20
feet, and rear yard is 15 feet.
Staff Comment: As shown on the site plan (Exhibit 2), the proposed townhouse
development is setback 15-feet from SE Petrovitsky (front yard) post dedication. The
rear yard setback is approximately 60-feet. The side yard setback along the east
property line is 10-feet. Building 1 is setback from the sideyard along the west property
line is 10-feet. The unattached sideyard along the west property line for Building 2 does
not meet the five (5) foot minimum side yard setback and appears to straddle the
property line.
Staff recommends as a condition of approval, the applicant submit revised site,
landscape, and civil plans with the building and construction permit applications that
shifts Building 2 easterly to comply with the sideyard setback along the west property
line. The applicant may also reduce the width of Unit 2A, remove the unit from Building
2, or propose another remedy that is acceptable to the Current Planning Project
Manager to comply with the sideyard setback requirement. The revised site, landscape,
and civil plans shall be reviewed and approved by the Current Planning Project
Manager.
Building Standards: The RMF zone has a maximum building coverage of 70% for
townhouse development and 35% for other attached dwellings. The maximum building
coverage may be increased to 45% through the Hearing Examiner site plan review
process. The RMF zone has a maximum impervious surface coverage of 75%. In the
RMF zone, a maximum building height of 3 stories with a wall plate height of 32 feet is
permitted. 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
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 7 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
(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.
An additional ten feet (10') of maximum wall plate height and an additional story for a
residential dwelling structure may be obtained through the provision of additional
amenities such as additional recreation facilities, underground parking, and additional
landscaped open space areas; as determined through the site development plan
review process and depending on the compatibility of the proposed buildings with
adjacent or abutting existing residential development. The maximum wall plate height
of a residential structure shall not exceed forty-two feet (42’).
Staff Comment: The coverage for Building 1 is 3,112 square feet and Building 2 is 3,971
square feet resulting in approximately 24-percent total building coverage for the lot.
Impervious surface coverage for the site would total approximately sixty-two percent
(62%).
The proposed structures would be three stories in height with gabled roof pitches of
5:12 and 6:12. Maximum height of the buildings at top of ridge is 36-feet and 10-inches.
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.
When a Residential Multi-family Zone or Use Is Abutting a Less Intense Residential
Zone: A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or
ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the
common property line.
Surface parking lots with more than fourteen (14) stalls shall be landscaped with
plantings and trees.
Staff Comment: A conceptual landscaping plan (Exhibit 5) was submitted with the land
use application. A detailed landscaping plan that includes all conditions of approval of
the land use decision, tree caliper replacement, and items listed in RMC 4-8-120D.12
will be required as a submittal item with the civil construction permit.
The conceptual landscape plan shows a mixture of trees, shrubs, and groundcover in
areas located north of the sidewalk that appear to be within area that would be
dedicated as ROW. North of the frontage landscaping an area noted as a bioswale
planting, which is also shown on the site plan (Exhibit 5), but not shown on any of the
civil sheets or in the TIR (Exhibit 8). North of the bioswale planting is an area noted at
250sf private yard for the residents of Building 1. While there appears to be adequate
space between the buildings and new front property line to provide the minimum 10-
foot wide street frontage landscaping strip, additional clarity will be needed for the
150-feet of private open space programming and how it coincides with the frontage
landscaping. Additionally, the bioswale and its associated planting will need to be
removed from this area. Therefore staff recommends as a condition of approval, the
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 8 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
applicant submit a revised planting schedule for street frontage landscaping and a
private open space exhibit for Buildings 1 and 2 on the detailed landscaping plan to be
submitted with the civil construction permit application. The street frontage
landscaping shall clearly indicate the 10-foot width requirement north of the new front
property line post dedication and the bioswale shall be removed. The private open
space exhibit shall provide programming details such as low fencing 3-4 feet in height,
gates, and planters and/or other elements as approved by the Current Planning Project
Manager and indicate how those elements comingle with the street frontage
landscaping. The detailed landscaping plan shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
The conceptual landscaping plan provides space that is scaled for street tree planting
at 8-feet in width however a note incorrectly states the planter is 10-feet wide.
Therefore staff recommends as a condition of approval, the applicant provide an 8-foot
wide planter strip with street tree species and spacing per the City’s Approved Tree List
between the curb and sidewalk on the detailed landscaping plan submitted with the
civil construction permit to be reviewed and approved by the Current Planning Project
Manager.
The project is proposing to construct vehicle access from the east via a panhandle
portion of the neighboring Stonebrook apartment development located at 12316 SE
Petrovitsky Rd. that is currently used as pedestrian access only. The panhandle is 30-
feet wide and abutting the east is Residential-10 zoned property. As the project is using
the Stonebrook property for vehicle access, which is abutting a less intensive zone, a
sight-obscuring landscape barrier would be required. Therefore staff recommends the
applicant provide either a 15-foot wide partially sight-obscuring landscaped visual
barrier or 10-foot wide fully sight-obscuring landscaped visual barrier or provide
evidence the existing landscape screen provides the required visual barrier along the
property line between the R-10 zoned property at 12328 SE Petrovitsky Rd and the new
vehicle access driveway located on the Stonebrook development at 12316 SE
Petrovitsky Rd. The access easement with the neighboring Stonebrook Apartments shall
also be updated to reflect the required visual barrier and responsibility for maintenance
of the landscaping. The sight-obscuring landscape visual barrier or evidence of an
existing barrier shall be shown on the detailed landscaping plan and updated easement
shall be submitted with the civil construction permit application to be reviewed and
approved by the Current Planning Project Manager prior to permit issuance. The
applicant proposes 11 parking spaces and therefore is not required to provide internal
parking lot landscaping.
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 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.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 9 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant submitted a tree inventory prepared by ArboristsNW
dated May 17, 2019 (Exhibit 9). The site contains 31 trees. Two (2) trees are in poor
condition and three (3) trees are located along the SE Petrovitsky Rd frontage that
would be dedicated to the City for street improvements resulting in the site containing
26 significant trees.
The applicant has proposed to remove all trees on the site and replant. The minimum
tree retention on the site would be five (5) trees. Comparing the tree inventory map and
the proposed site plan, the following four (4) trees could be retained with arborist
supervision during construction.
17 – Black Cottonwood – The tree straddles the east property line and can be
retained within a planted island in the new surface parking lot.
22 – Douglas Fir – Tree is located along the power line easement and outside
of building footprint.
23 – Douglas Fir – Same comment as #22 above
27 – Douglas Fir (marked as Black Cottonwood) – Tree straddles west property line
and can be retained within a planted island in the alley.
Based on the locations of the above referenced trees, staff recommends as a condition
of approval, the applicant submit a revised tree retention plan and arborist report with
the civil construction permit that attempts to preserve Trees 17, 22, 23, and 27. The
retention plan and arborist report shall identify techniques and provide
recommendations to construct improvements around the trees and within their
driplines including but not limited to pervious pavement, root and limb pruning, air
excavation, watering, fencing, mulch, soil decompaction, and arborist observation
during construction. The revised tree retention plan, arborist report, and attempt to
retain the four (4) trees shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
If the applicant is unable to retain all of the five (5) required significant trees during the
civil construction permit review phase or during construction on the site, then a
replacement schedule of 12 caliper inches will be required for each of the five (5) trees
that cannot be retained. The replacement trees within required planting areas such as
street trees and street frontage landscaping receive only fifty percent (50%) credit in
replacement caliper inches. The applicant would be required to update the civil
construction permit’s detailed landscaping plans and as-builts to reflect any approved
changes in the field.
Compliant if
conditions of
approval are
met
Parking: Parking regulations for townhouses is a minimum of two (2) spaces per
dwelling unit. In addition to the minimum parking stalls required, a minimum 10-
percent of the total number of required parking spaces shall be provided for guest
parking and located in a common area accessible by guests.
Developments with attached dwellings units in RMF zones shall provide a minimum of
one assigned parking space to each dwelling unit. A restrictive covenant or other device
acceptable to the City will be required to assign parking spaces to the exclusive use of
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 10 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
specific dwelling units. Enforcement of assigned parking spaces shall be provided by
the property owner, property manager, or homeowners’ association as appropriate.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet and are not to exceed 30-percent. Standard parking aisle widths
for 90-degree parking spaces in one and two row parking lots is 24-feet.
Staff Comment: Each dwelling contains a one (1) vehicle parking garage and the surface
parking lot contains 11 spaces for a total of 22 spaces. The site lacks the required two
(2) guest parking spaces required for multifamily dwellings in the RMF zone, however
there appears to be space to provide the stalls on the north portion of the surface
parking lot or carving out additional space currently proposed as common open space.
Therefore staff recommends as a condition of approval, the applicant provide two (2)
additional parking spaces for guest parking on the subject site. The spaces shall be
labeled guest parking via paint or signage. The two (2) guest parking spaces shall be
shown on the revised site plan submitted with the civil construction permit application
to be reviewed and approved by the Current Planning Project Manager. In order to
ensure the 22 minimum spaces are assigned and used by the residents, staff
recommends as a condition of approval, the applicant prepare language to include in
lease agreements that requires the residents to park their primary vehicles in their
garage and not utilize the space for storage or other use and should they have a second
vehicle it shall be parked in an assigned and labeled surface parking space. The
language shall be reviewed and approved by the Current Planning Project Manager
prior to Temporary Certificate of Occupancy. If the units are sold to individual buyers,
then the language shall be drafted as restricted covenants and recorded on the
property.
The garage spaces in each unit contain 12-feet of width and 20-feet of depth, exceeding
the standard dimensionally requirement. The surface parking spaces contain 9-feet of
width and 16-feet of depth and therefore does not meet the dimensional standards.
The depth may be able to be met as the aisle width exceeds the 24-foot width standard
through the parking lot and the open space area could also be nominally narrowed to
accommodate the standard width. Therefore staff recommends as a condition of
approval, the applicant submit a revised site plan and detailed landscape plan with the
civil construction permit application that clarifies each surface parking stall meets the
dimensional standards and the aisle width meets the 24-foot standard. The revised
plans shall be reviewed and approved by the Current Planning Project Manager prior
to permit issuance or alternatively the applicant may submit request a modification to
the standards for consideration by the Current Planning Project Manager prior to
submitting the civil construction permit application.
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling. 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.
Staff Comment: As shown on the floor plans (Exhibit 16), the six (6) units in Building 2
contain identified spaces for bicycle parking.
Compliance
not yet
determined
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
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 11 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
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: The site plan (Exhibit 2) indicates proposed fencing six (6) feet in height
on the perimeters of the private yard spaces for Building 2. Fences of this height are out
of scale for the size and orientation of private open spaces as they abut a common open
space. The condition of approval recommended in the Landscaping section would
require lower fence heights of three (3) to four (4) feet.
Existing six (6) foot fences are shown on the topographic survey (Exhibit 3) along the
north and west boundary (except for the western shared boundary with Sunridge
Townhomes Phase I). An existing fence is also located along the Stonebrook panhandle
area boundary with the Residential-10 zone. Compliance with fences and/or walls
standards will be reviewed again during the civil construction permit stage.
Compliant if
conditions of
approval are
met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The floor plans (Exhibit 16) indicate heat pumps are located along the
street frontage of Building 1 that would be in full view from the abutting ROW as no
screening is shown on landscape, architectural, or site plans. Therefore staff
recommends the applicant submit revised plans with the civil construction permit
application that relocates the heat pumps out of public view. Alternatively, the
applicant can propose to screen the pumps using architectural and design elements
that may be considered. The revised plans shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
The submitted civil plans and architectural elevations do not provide locations of
surface utility boxes or roof mounted equipment and it is unknown how these future
appurtenances would conflict with landscaping on the site or architecture of the
buildings. Therefore staff recommends as a condition of approval, the applicant submit
a utility plan that include cross section details with the civil construction permit
application that identifies all surface mounted utility equipment and rooftop equipment
with screening measures. The applicant shall work with franchise utilities to ensure
utility boxes are located out of public ROW view, active common open spaces, and they
shall not displace required landscaping areas. Rooftop equipment screening shall be
integrated into the architecture of the buildings. The utility plan and details shall be
reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
Compliant if
conditions of
approval are
met
Refuse and Recycling: A minimum of one and one-half (1-1/2) square feet per dwelling
unit in multi-family residences shall be provided for recyclables deposit areas, except
where the development is participating in a City-sponsored program in which
individual recycling bins are used for curbside collection. A minimum of three (3)
square feet per dwelling unit shall be provided for refuse deposit areas. A total
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 12 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
minimum area of eighty (80) square feet shall be provided for refuse and recyclables
deposit areas.
Garbage dumpsters, refuse compactor areas, and recycling collection areas must be
fenced or screened. A six foot (6') wall or fence shall enclose any outdoor refuse or
recyclables deposit area.
Enclosures for outdoor refuse or recyclables deposit areas/collection points and
separate buildings used primarily to contain a refuse or recyclables deposit
area/collection point shall have gate openings at least twelve feet (12') wide for
haulers. In addition, the gate opening for any separate building or other roofed
structure used primarily as a refuse or recyclables deposit area/collection point shall
have a vertical clearance of at least eleven feet (11'), but no more than fourteen feet
(14').
Architectural design of any structure enclosing an outdoor refuse or recyclables
deposit area or any building primarily used to contain a refuse or recyclables deposit
area shall be consistent with the design of the primary structure(s) on the site.
Outdoor refuse and recyclables deposit areas and collection points shall not be located
within fifty feet (50') of a lot zoned residential, except by approval through the site
development plan review process
Staff Comment: As shown on the site plan (Exhibit 2) the applicant has proposed a 100sf
garbage enclosure with 12-foot wide gate openings located along the east portion of
the property and south of the surface parking spaces. The refuse and recycling plan
(Exhibit 17) indicates a 76-inch high screening wall, but the vertical clearance of the
collection point does not have the minimum 11-foot clearance. Therefore staff
recommends as a condition of approval the applicant submit revised enclosure plans
with the building permit application that provides the minimum 11-foot clearance
height at the collection point unless a modification is approved prior to submitting the
application. The revised plans shall be reviewed and approved by the Current Planning
Project Manager.
The proposed enclosure walls are shown as 8-inch CMU block walls with 4-inch caps.
CMU wall material not consistent with the architectural design of the primary
townhome buildings and does not rise to the level of quality material to be used in an
Urban Design District. Therefore staff recommends as a condition of approval, the
applicant submit a revised garbage enclosure plan with the building permit application
that provides a wall material or veneer consistent with the architectural design of the
townhome buildings, such as a Hardie panel wrap with paint color(s) that match the
townhomes or alternative approved by the Current Planning Project Manager. The
revised garbage enclosure plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
The proposed location of the enclosure would be within 50-feet of a residential zoned
lot to the east (12328 SE Petrovitsky Rd). However the enclosure would be
approximately 35-feet from the residential zone, separated by the project’s vehicle
access driveway and visual landscaping barrier as conditioned in FOF 15 Zoning
Development Standard Compliance: Landscaping. The location of the enclosure is
approved.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 13 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
16. Design Standards: The project site is located within Design District ‘B’. The following table contains project
elements intended to comply with the standards of the Design District ‘B’ Standards and guidelines, as
outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The scale of the three (3) story structures and their location on the
site allows solar exposure during the spring, summer, and early fall to the open space
within the center of the site.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: Building 1 entrances orient to SE Petrovitsky Rd with individual
walkways to the sidewalk. A delineated pedestrian pathway parallel to the driveway
along the east portion of the property leads to Building 2.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The front entries of Building 1 are oriented to SE Petrovitsky Rd.
Building 2 front entries are oriented to the open space amenity on the north portion of
the lot.
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: The ground floor units of Building 1 would be setback from the
sidewalk between 19-21 feet with street frontage landscaping transitioning to private
open space programming between the building and the sidewalk. See FOF 15 Zoning
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 14 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
and Development Standard Compliance: Landscaping and FOF 16 Design Standards:
Pedestrian Environment.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The primary entrances to Building 1 are provided via individual
walkways to the SE Petrovitsky Rd sidewalk. Building 2 contains a walkway connection
parallel to the driveway entrance on the Stonebrook Apartments panhandle that leads
to the amenity space and a walkway along the rear entries of Building 2. The entrances
to each of the units as shown on the colored rendering and elevations lack prominence
resulting in difficulty visually identifying the front door.
Therefore staff recommends as a condition of approval the applicant submit a primary
entrance exhibit for each of the units with the civil construction permit as a component
of the detailed landscaping plan. The primary entries for Building 1 oriented to SE
Petrovitsky Rd and Building 2 oriented to the amenity space shall contain canopies and
other visually prominent architectural and landscape features such as sconce lighting,
planters, ornamental entry gates from fenced private open spaces, seating, and/or
other elements as approved by the Current Planning Project Manager. Primary entry
exhibits shall be reviewed and approved by the Current Planning Project Manager prior
to permit issuance.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See response above.
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional
to the distance above ground level.
Staff Comment: See initial primary entrance response above.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Not applicable. Each unit contains individual entries that are not from
the surface parking lot.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 15 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: As proposed and further conditioned, Building 1 entries would be
oriented to SE Petrovitsky Rd and Building 2 entries would be oriented to the amenity
space.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable. The proposal contains townhomes with individual
entrances.
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Building 1 contains individual entries and pathways connecting the
abutting sidewalk to the private front yard and front door. Building 2 contains front
doors oriented to the open space amenity. A delineated pathway is shown from the
open space to the sidewalk along SE Petrovitsky Rd.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: Buildings 1 and 2 contain vertically modulated gabled roofs similar to
the abutting Sunridge Townhomes Phase 1 providing a transition to the R-10 zone to
east and R-4 zone to south via single-family residential roof form.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 16 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: The development would consolidate garbage and recycling into one (1)
enclosure located in surface parking lot south of the marked vehicle spaces and
accessible to the haulers.
Compliant if
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: As shown on the garbage enclosure plan per the condition of approval
listed in FOF 15 Zoning and Development Standard Compliance: Refuse and Recycling,
the enclosure would be enclosed on all sides with a roof. To ensure gates remain closed
when unattended staff recommends as a condition of approval, the applicant submit
revised garbage enclosure plans with the building permit application that provides a
detail of a self-closing mechanism incorporated into the gates. The revised plan shall be
reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
Compliant if
condition of
approval is
met
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: See analysis and condition of approval in FOF 15 Zoning and
Development Compliance: Refuse and Recycling.
Compliant if
Condition of
approval is
met
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The refuse and recycling enclosure is adjacent to the pedestrian
pathway serving the Stonebrook Apartments. The enclosure is setback five (5) feet from
the property line, which would provide adequate space for a landscape planting strip.
Therefore staff recommends as a condition of approval, the applicant provide a
landscaped planting strip consisting of tall shrubs and ground cover between the refuse
and recycling enclosure and eastern property line on the detailed landscaping plan
submitted with the civil construction permit to be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 17 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: Surface parking is located behind Building 1 and obscured from view.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See comment above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not applicable.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not applicable.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 18 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not applicable.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Vehicle access is provided via a shared driveway from Sunridge
Townhomes Phase 1 and the abutting property’s (Stonebrook Apartments) pipe stem.
A private alley is located behind Building 1 and west of Building 2, both obscured from
public view, providing access to garages.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: One new curb cut would be constructed on the Stonebrook Apartments
pipe stem along SE Petrovitsky and the existing curb cut in Sunridge Phase 1 would be
utilized.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 19 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Compliance
not yet
determined
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Compliance with this BMP measure would be reviewed with the civil
construction permit application.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
activities, at all times of the year, and under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Compliant if
condition of
approval is
met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: See condition of approval noted in Building Entries section.
See FOF 17
Site Plan
Review: Open
Space
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: A large open space amenity is shown on the conceptual landscape plan
however no programming has been proposed. See FOF 17 Site Plan Review: Open Space
for condition of approval.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 20 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Standard: All attached housing developments shall provide at least one hundred fifty
(150) square feet of private usable space per unit.
1. At least one hundred (100) square feet of the private space shall abut each unit.
2. Private space may include porches, balconies, yards, and decks.
Staff Comment: The site plan (Exhibit 2) indicates each unit will contain 250 square of
private open space abutting the primary entry of each unit. Space and programming of
the private open space will be reviewed with the civil construction permit and as
conditioned by FOF 15 Zoning Development Standard Compliance: Landscaping.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 21 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Compliant if
condition of
approval is
met
Standard: All building facades shall include modulation or articulation at intervals of no
more than twenty feet (20').
Staff Comment: Building 1 contains two modulations that do not meet the 20-foot
interval requirement and it is unclear from the colored rendering and elevations (Exhibit
4) whether the modulations meet the two (2) foot depth and four (4) foot depth
requirement. Building 2 does not appear to contain any substantive modulations along
the amenity space facing façade. Therefore staff recommends as a condition of
approval, the applicant submit revised elevation and rendering sheets with the building
permit application that provide additional modulations and articulations that meet the
interval, depth, and width requirements or meet the intent and guidelines for building
character and massing as approved by the Current Planning Project Manager. The
revised elevations and renderings shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
Standard: Modulations shall be a minimum of two feet (2') in depth and four feet (4')
in width.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 22 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Staff Comment: See comment above.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade; or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
Staff Comment: Proposed buildings do not exceed 160-feet in length.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
See Building
Entries
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: See discussion and conditions of approval in Building Entries section.
Compliant
with intent
and guidelines
if condition of
approval is
met / See
Building
Entries
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: Each ground floor entry on Building 1 facing SE Petrovitsky contains one
door and one window that added together along the entire façade does not meet the
fifty percent (50%) requirement. The use of the building will be residential and the
abutting street is classified a principal arterial, transparency is not an ideal element for
the residents. However, the ground floor can meet the intent and guidelines of a visually
interesting and human scaled pedestrian environment with material variations and
entry prominence. To meet the Building Entries standards, the applicant will be required
to submit an entry exhibit that provides visually prominent and appealing elements.
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Upper story windows contain clear windows as shown on the colored
renderings and elevations (Exhibit 4).
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Clear glazing is shown on submittals and would be further verified with
building permit application.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 23 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: Tinted, dark, or reflective glass is not proposed.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: No untreated blank walls per the above referenced dimensions are
shown on submitted elevations.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: Not applicable, see discussion above.
c. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Compliant if
condition of
approval is
met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The colored renderings and elevations (Exhibit 4) indicate the exterior
cladding would be comprised of cementitious panel and lap (Hardie) along with areas
of board and batten. Color schemes of white, grey, and rust are proposed. Concrete
piers and posts would support overhangs instead of cantilever. The applicant also
submitted an elevation plan sheet (Exhibit 18) that is inconstant with the colored
renderings and elevation (Exhibit 4) that clads the buildings with stucco, board and
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 24 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
batten, and lap. Stucco is not a typical cladding material used in the Pacific Northwest
and it is inferior to the proposed cladding in the colored renderings and elevation
(Exhibit 4). Therefore staff recommends as a condition of approval, the applicant utilize
the materials indicated on the colored renderings and elevations (Exhibit 4) or materials
of similar or better quality. The applicant shall also submit with the building permit
application a materials board with specification sheets for all exterior cladding
materials to be reviewed and approved by the Current Planning Project Manager prior
to issuance.
It is unclear why concrete piers and wood posts to support the overhangs are needed
for the buildings as a cantilever could be utilized. To ensure the piers and posts provide
an aesthetic enhancement staff recommends as a condition of approval, the applicant
submit revised elevation sheets with a column detail exhibit for the concrete piers and
wooden posts. If the posts are pressure treated timbers then they shall be wrapped and
collared with another material and the concrete piers shall be painted or wrapped to
match or as approved by the Current Planning Project Manager. The revised elevation
and column detail exhibit shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See discussion above.
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See discussion above.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: See discussion above.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: Not applicable. Concrete walls are not proposed.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: Not applicable.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 25 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: No lighting information was provided by the applicant with the land
use application. Therefore staff recommends as a condition of approval, the applicant
submit a lighting plan with the building permit application that adequately provides for
public safety and creates visual interest to the building and site. Pedestrian scaled
lighting shall be provided at the primary entrance and accent lighting on building
facades. The parking area shall also contain adequate lighting to ensure safety and
security. The lighting plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
Compliance
not yet
demonstrated
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion above.
17. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the RMF
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 14, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 26 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Compliant if
conditions of
approval are
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: Buildings would be comprised of three (3) story structures that would
be consistent height limitations and with other multifamily developments in the area.
See also FOF 16, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposed project would provide direct pedestrian access via
individual walkways from each unit in Building 1 to the sidewalk along SE Petrovitsky
Rd. A centralized walkway from the panhandle of the abutting Stonebrook apartments
would provide a pedestrian linkage for Building 2.
Vehicle access would be provided via a new curb cut in the Stonebrook Apartment
panhandle along SE Petrovitsky Rd and the existing access in Sunridge Phase 1 . No
vehicle circulation would occur between the building and the street as access would be
within an alley north of Building 1.
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 location and screening of garbage enclosure would be
obscured from view from the ROW and surrounding properties. Recommended
conditions of approval would ensure surface utilities and the heat pumps for Building 1
would also be obscured from public view. See also FOF 15, Zoning Development
Standard: Screening and Refuse and Recycling.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: No views are anticipated to be blocked from the proposed townhomes.
Landscaping: Using landscaping to provide transitions between developments and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: The applicant would be required to provide a minimum 10-foot street
frontage landscaping strip along the SE Petrovitsky Rd ROW. Additionally,
recommended conditions of approval include the applicant providing an exhibit with
the civil construction permit that would detail the private open space along Building 1
and the transitions to frontage landscaping and abutting sidewalk. See also FOF 15,
Zoning Development Standard: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore staff
recommends that a lighting plan be provided at the time of building permit review (See
Lighting discussion under FOF 16, Design Standards: Lighting).
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 27 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Compliant if
conditions of
approval are
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The subject property abuts SE Petrovitsky Rd., a principal arterial that
exceeds 14,000 average daily vehicle trips. Building 1 of the proposal abuts and is
oriented toward the street. As shown in the site plan (Exhibit 2), the neighboring
Sunridge Townhomes Phase 1 building to the west is oriented similar to SE Petrovitsky,
however it is setback five (5) feet further from SE Petrovitsky Rd then its counterpart as
proposed in Sunridge Townhomes Phase 2. There appears to be enough space on the
Phase II site to provide the same setback as Phase I with the proposed layout providing
paved alley space approximately 30-feet in width between Buildings 1 and 2. An
increased setback for Phase II would provide greater separation from vehicle traffic
noise and additional space for landscaping, privacy screening, and a meaningful
transition from public realm to private property. Additionally, by setting Building 1 of
Phase II back an additional five (5) feet, it provides greater continuity with the Sunridge
Townhomes Phase I project. Therefore staff recommends as a condition of approval,
the applicant submit a revised site plan with the civil construction permit application
that relocates Building 1 approximately five (5) north creating an even setback plane
with the street frontage building of Sunridge Townhomes Phase I or as determined by
the Current Planning Project Manager based on infrastructure constraints. The revised
site plan shall be reviewed and approved by the Current Planning Project Manager prior
to permit issuance.
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 three (3) story height and overall scale of the two (2) townhome
buildings is consistent with the surrounding development pattern scale of residential
multifamily buildings. The proposed development is not anticipated to block views or
sunlight to other properties.
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: As recommended in FOF 15 Zoning and Development Standards: Tree
Retention, the applicant would be required to attempt to retain several evergreen trees
near the open space amenity and one (1) tree abutting the proposed surface parking
lot.
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
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 28 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Staff Comment: An existing tree abutting the surface parking would be required to be
retained surrounded by a landscape island, see FOF 15 Zoning and Development
Standards: Tree Retention. The applicant would also be required to implement an
infiltration method for stormwater along with the proposed detention tank and
cartridge system to comply with the City’s surface water design manual.
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: The proposed surface parking lot would be obscured from view by
Building 1 and a landscaping along the property frontage. As discussed above, a
condition of approval would require the applicant to retain an existing tree within the
parking area and surround it in a landscape island. The conceptual landscaping plan
(Exhibit 5) provides landscaping transitions from the private open space areas to the
public sidewalk for Building 1 and the open space amenity for Building 2. See also FOF
15, Zoning Development Standard: Landscaping.
Compliant if
conditions of
approval are
met
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 site would share an existing access point with the abutting Sunridge
Townhomes Phase 1 project to the west. A new driveway would be located on the
panhandle portion of the Stonebrook Apartment site that currently serves pedestrians
only.
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: Vehicle circulation internal to the site would be via a private alley
directly behind Building 1 in an east/west alignment and directly behind Building 2 in a
north/south alignment. The alleys provide the appropriate width and radii for
passenger and emergency vehicle maneuvering however they do not provide the space
for parking. Therefore staff recommends as a condition of approval, the applicant
provide planters, landscaping, and/or other streetscape features along the perimeters
of the alleys to prevent vehicle parking. The streetscape features shall not obstruct
emergency vehicle access and shall be shown on the detailed landscape plan submitted
with the civil construction permit application to be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
As shown on the conceptual landscaping plan (Exhibit 5), the applicant would provide a
delineated concrete pedestrian pathway abutting the vehicle driveway within the
Stonebrook Apartment site panhandle. The pathway would connect to the open space
amenity within the project site and provide a new transition to the existing Stonebrook
Apartment pedestrian pathway. The number of dwelling units and limited vehicle
speeds within the alley and surface parking lot does not compel the need for extensive
pedestrian connections within the alley way with the exception of the pedestrian
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 29 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
connection abutting the eastern edge of Building 2. As shown on the site plan (Exhibit
2), the pedestrian pathway abruptly halts north of the private yard space of Unit 2F and
does not connect private yard spaces or front doors. Therefore staff recommends as a
condition of approval the applicant provide pedestrian pathways from each of the units
private yard spaces in Building 2 using pavers or similar methods to the delineated
pedestrian pathway leading to SE Petrovitsky Rd sidewalk. The pedestrian pathways
shall be shown on the detailed landscaping plan submitted with the civil construction
permit application to be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Loading and delivery for the dwelling units would likely be limited to
mail and UPS/FedEx vehicles. Areas near the refuse and recycling enclosure and near
the open space amenity would provide adequate short term loading that would not
obstruct pedestrian or vehicle maneuvering.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The applicant would be required to provide 0.5 bicycle parking spaces
per dwelling unit. The six (6) units in Building 2 would provide bicycle parking in the
garage. Access to transit would be provided via the new 12-foot wide shared
sidewalk/bicycle pathway abutting the property on SE Petrovitsky Rd. Routes 102 and
906 are available at the intersection of 128th Ave SE.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: As mentioned previously, the applicant would provide a delineated
concrete pedestrian pathway abutting the vehicle driveway within the Stonebrook
Apartment site panhandle. The pathway would connect to the open space amenity
within the project site and provide a new transition to the existing Stonebrook
Apartment pedestrian pathway. Units in Building 1 would provide individual pedestrian
connections from each front door to the SE Petrovitsky Rd. sidewalk. The number of
dwelling units and limited vehicle speeds within the alley and surface parking lot does
not compel the need for extensive pedestrian connections.
Compliant if
condition of
approval is
met
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: The applicant proposes to provide a common open space area for
residents within portions of the overhead powerline easement in the northwestern
portion of the property. As is typical for these types of easements, only limited
improvements would be permitted. The conceptual landscaping plan (Exhibit 5)
indicates the applicant proposes to provide an open lawn area as the open space with
no seating, gathering, or recreational equipment provided. Staff is unaware of
limitations and restrictions for improvements and programming within open space area
due to the overhead powerline easement. Therefore staff recommends as a condition
of approval, the applicant submit a common open space exhibit as a component of the
detailed landscaping plan submitted with the civil construction permit that identifies
seating, benches, gardens, decorative paving, or other improvements that would
comply with the overhead powerline easement limitations. The common open space
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 30 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
exhibit shall be reviewed and approved by the Current Planning Project Manager prior
to permit issuance.
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The subject property does not contain critical areas. As detailed in FOF
15 Zoning Development Standard Compliance: Tree Retention, a condition of approval
to attempt to retain four mature significant trees would require protection and
monitoring during construction.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. A Fire Impact Fee would be required for each new multifamily
dwelling unit which is currently $964.53 per unit. The fee in effect at the time of building
permit application would be applicable and is payable at the time of building permit
issuance.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Cascade
Elementary, Nelson Middle School, and Lindbergh High School. New middle and high
school students from the proposed development would be bussed to their schools. The
stop is located at SE 175th St and 120th Ave SE. Elementary school students are within
walking distance. The proposed project includes the installation of frontage
improvements with sidewalk along the SE Petrovitsky Rd frontage. Bussed students
would walk west along the sidewalk on SE Petrovitsky R and turn north on SE 120th and
walk along the sidewalk to SE 175th St. Elementary school students would walk west on
SE Petrovitsky Rd sidewalk to 116th Ave SE and continue north along the sidewalk to
Cascade Elementary.
A School Impact Fee would be required for each new multifamily dwelling unit which is
currently $2,676.89 per unit. The fee in effect at the time of building permit application
would be applicable and is payable at the time of building permit issuance.
Parks: A Parks Impact Fee would be required for each new multifamily dwelling unit
which is currently $3,582 per unit for projects totaling five (5) or more dwelling units.
The fee in effect at the time of building permit application would be applicable and is
payable at the time of building permit issuance.
Water and Sewer.
Staff Comment: The subject property is within the Soos Creek Water and Sewer District.
The applicant would be required to provide the City updated water and sewer
availability certificates with the civil construction permit. Approved Soos Creek Water
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 31 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
and Sewer District plans would be required to be submitted to the City prior to issuance
of the civil construction permit.
Drainage.
Staff Comment: A Preliminary Drainage Plan and Technical Information Report (TIR),
dated October 28, 2019 was submitted by Anstey Engineering with the land use
application. Based on the City’s flow control map, the site falls within the Flow Control
Duration Standard area matching Forested Site Conditions and is within the Soos Creek
Drainage Basin. To mitigate stormwater impacts associated with the development, the
applicant proposes to route drainage from roofs and paved surfaces to a detention tank
located under the private alley and portions of the surface parking lot and open space
amenity. The detention facility would then meter the discharge through a Filterra
cartridge system before entering the City’s stormwater facility. The development is
subject to Full Drainage Review in accordance with the 2017 Renton Surface Water
Design Manual (RSWDM). See also Exhibit 12 Advisory Notes.
Transportation.
Staff Comment: Vehicle access to the site would be via the abutting Sunridge
Townhomes Phase 1 property to the west where an existing driveway is located off SE
Petrovitsky Rd and a new driveway located on the abutting east Stonebrook Apartments
development property’s pipe stem that currently serves as pedestrian only access. An
existing curb cut located on the subject property would be closed. The existing private
alley from Sunridge Phase 1 would extend east into the Sunridge Phase 2 property and
turn south along the Stonebrook Apartment’s to SE Petrovitsky Rd. An alley spur would
extend north on the Sunridge Phase 2 site to serve Building 2. Access agreements from
the abutting property owners have been obtained by the applicant and recorded with
King County (Exhibit 10).
Pedestrian access to the site would be provided via individual pathways to each unit in
Building 1 from the SE Petrovitsky Rd sidewalk. Concrete paving is shown on the
conceptual landscaping plan (Exhibit 5) between the alley and buildings. The applicant
has proposed a five (5) foot wide delineated pathway on the Stonebrook Apartment
pipe stem parallel with the vehicle driveway that would realign with the existing
pedestrian pathway further north within the pipe stem.
The applicant would be required to construct frontage improvements along the
property’s SE Petrovitsky Rd frontage as the existing street does not meet current
standards as identified in RMC 4-6-060. The applicant has submitted a Street
Modification (see FOF 18: Modification) to construct the required improvements
utilizing the current curb line along the street. This would result in a frontage dedication
of approximately 9.5-feet to construct the required 0.5-foot wide curb, 8-foot wide
planter strip with street trees, 12-foot wide shared pedestrian/bike path, and 2-feet of
clear behind the sidewalk.
The proposal has passed the City’s Concurrency Test (Exhibit 11) which is based upon a
test of the citywide Transportation Plan, consideration of growth levels included in the
LOS-tested Transportation Plan, and future payment of appropriate Transportation
Impact Fees. It is anticipated that increased traffic created by the development would
be mitigated by the payment of transportation impact fees and the construction of
frontage improvements
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 32 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
A Transportation Impact Fee would be required for each new multifamily dwelling unit
which is currently $4,836.31 per unit. The fee in effect at the time of building permit
application would be applicable and is payable at the time of building permit issuance.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: As identified in FOF 12 Advisory Notes, the applicant would be required
to comply with BMP requirements of the 2017 RSWDM which includes infiltration
techniques.
18. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 for construction
of the required half-street frontage improvements along the SE Petrovitsky Rd, which is classified as a
principal arterial with a minimum right-of-way width of 91-feet. The applicant, at the direction of the
Public Works Department Transportation Division, has requested to maintain the current curb line along
the project’s SE Petrovitsky Rd frontage resulting in an 84-foot wide right-of-way. The applicant would
dedicate approximately 9.5 feet of property frontage and construct a new 0.5-foot wide curb, 8-foot wide
planter strip with street trees, 12-foot wide shared pedestrian/bike pathway, and 2-foot wide clear space
behind the pathway as shown on the preliminary construction plans (Exhibit 6). The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-250.D.2, therefore, staff is recommending
approval of the requested modification.
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The applicant contends the modification will implement the
Comprehensive Plan and is the minimum adjustment necessary.
Staff concurs the proposed modification substantially implements the Comprehensive
Plan Land Use Element including but not limited to Policy L-57: Provide complete streets
arranged as an interconnecting network or grid. Locate planter strips between the curb
and the sidewalk in order to provide separation between cars and pedestrians.
Discourage dead-end streets and cul-de-sacs. The proposed modification constructs the
planter strip between the curb and sidewalk where it is currently not existing along SE
Petrovitsky Rd on the property’s frontage. See also FOF 14, Comprehensive Plan
Analysis.
The modification is the minimum adjustment necessary as it maintains the current curb
line while providing enhanced pedestrian improvements along the frontage.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 33 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
Staff Comment: The applicant contends the proposed modification will meet the above
referenced objectives intended by the Code requirements.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. The Public Works Department
Transportation Division has reviewed SE Petrovitsky Rd along and near the subject
property and has determined the existing curb line is appropriate at this time and
frontage improvements consisting of an 8-foot wide planter strip, 12-foot wide shared
pedestrian/bicycle pathway, and 2-foot clear space behind the sidewalk would meet the
objectives and safety, function, appearance, environmental protection, and
maintainability intended by the Code requirements based on their engineering
judgement. The modified frontage improvements would require an approximate right-
of-way dedication width of 9.5-feet along the subject property.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends the modification will not be injurious to other
properties.
Staff concurs the modification will not be injurious to other properties. The proposed
modification would provide a planter strip where it is currently not existing along the
subject property and would be designed to tie-in to the abutting sidewalk.
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’.
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 14.
2. The subject site is located in the Residential Multi-Family (RMF) 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 15.
3. The proposed site plan complies with the Urban Design District B Standards provided the applicant
complies with City Code and conditions of approval, see FOF 16.
4. The proposed site plan complies with the Site Plan Review decision criteria provided the applicant
complies with City Code and conditions of approval, see FOF 17
5. The proposed site plan complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 17.
6. There are adequate public services and facilities to accommodate the proposed site plan provided the
project complies with all advisory notes and conditions of approval, see FOF 17.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 34 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
7. The proposed street modification request complies with modification decision criteria provided the
applicant complies with City Code and conditions of approval, see FOF 18.
8. Key features which are integral to this project include a consistent site plan transition with the abutting
Sunridge Townhomes Phase I as it relates street frontage building location and orientation to SE
Petrovitsky. Cementitious panel and lap siding (Hardie or equivalent) provide a cladding material that is
prevalent in the region. Site constraints from the overhead powerlines result in opportunities for shared
common open space that can be programmed as permitted by the utility provider as well as space to
provide guest and short term delivery surface parking. Access to the site is shared with the abutting Phase
1 and the applicant would provide additional vehicle/pedestrian access within the neighboring
Stonebrook Apartment site between the completed Sunridge Townhome Phase I and proposed Phase II.
J. DECISION:
The Sunridge Townhomes Phase 2 site plan , File No. LUA20-000039, SA-A, ERC, MOD, as depicted in Exhibit 2,
is approved and is subject to the following conditions:
1. The applicant shall submit revised site, landscape, and civil plans with the building and construction
permit applications that shifts Building 2 easterly to comply with the sideyard setback along the west
property line. The applicant may also reduce the width of Unit 2A, remove the unit from Building 2, or
propose another remedy that is acceptable to the Current Planning Project Manager to comply with the
sideyard setback requirement. The revised site, landscape, and civil plans shall be reviewed and
approved by the Current Planning Project Manager.
2. The applicant shall submit a revised planting schedule for street frontage landscaping and a private open
space exhibit for Buildings 1 and 2 on the detailed landscaping plan to be submitted with the civil
construction permit application. The street frontage landscaping shall clearly indicate the 10-foot width
requirement north of the new front property line post dedication and the bioswale shall be removed.
The private open space exhibit for buildings 1 and 2 shall provide programming details such as low
fencing 3-4 feet in height, gates, and planters and/or other elements as approved by the Current
Planning Project Manager and indicate how those elements comingle with the street frontage
landscaping for Building 1. The detailed landscaping plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
3. The applicant shall provide an 8-foot wide planter strip with street tree species and spacing per the
City’s Approved Tree List between the curb and sidewalk on the detailed landscaping plan submitted
with the civil construction permit to be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
4. The applicant shall provide either a 15-foot wide partially sight-obscuring landscaped visual barrier or
10-foot wide fully sight-obscuring landscaped visual barrier or provide evidence the existing landscape
screen provides the required visual barrier along the property line between the R-10 zoned property at
12328 SE Petrovitsky Rd and the new vehicle access driveway located on the Stonebrook development
at 12316 SE Petrovitsky Rd. The access easement with the neighboring Stonebrook Apartments shall also
be updated to reflect the required visual barrier and responsibility for maintenance of the landscaping.
The sight-obscuring landscape visual barrier or evidence of an existing barrier shall be shown on the
detailed landscaping plan and updated easement shall be submitted with the civil construction permit
application to be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
5. The applicant shall submit a revised tree retention plan and arborist report with the civil construction
permit application that attempts to preserve Trees 17, 22, 23, and 27. The retention plan and arborist
report shall identify techniques and provide recommendations to construct improvements around the
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 35 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
trees and within their driplines including but not limited to pervious pavement, root and limb pruning,
air excavation, watering, fencing, mulch, soil decompaction, and arborist observation during
construction. The revised tree retention plan, arborist report, and attempt to retain the four (4) trees
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
6. The applicant shall provide two (2) additional parking spaces for guest parking on the subject site. The
spaces shall be labeled guest parking via paint or signage. The two (2) guest parking spaces shall be
shown on the revised site plan submitted with the civil construction permit application to be reviewed
and approved by the Current Planning Project Manager
7. The applicant shall prepare language to include in lease agreements that requires the residents to park
their primary vehicles in their garage and not utilize the space for storage or other use and should they
have a second vehicle it shall be parked in an assigned and labeled surface parking space. The language
shall be reviewed and approved by the Current Planning Project Manager prior to Temporary Certificate
of Occupancy. If the units are sold to individual buyers, then the language shall be drafted as restricted
covenants and recorded on the property.
8. The applicant shall submit a revised site plan with the civil construction permit application that clarifies
each surface parking stall meets the dimensional standards and the aisle width meets the 24-foot wide
standard. The revised plans shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance or alternatively the applicant may submit request a modification to the
standards for consideration by the Current Planning Project Manager prior to submitting the civil
construction permit application.
9. The applicant shall submit revised plans with the civil construction permit application that relocates the
heat pumps out of public view. Alternatively, the applicant can propose to screen the pumps using
architectural and design elements that may be considered. The revised plans shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
10. The applicant shall submit a utility plan that includes cross section details with the civil construction
permit application that identifies all surface mounted utility equipment and rooftop equipment with
screening measures. The applicant shall work with franchise utilities to ensure utility boxes are located
out of public ROW view, active common open spaces, and they shall not displace required landscaping
areas. Rooftop equipment screening shall be integrated into the architecture of the buildings. The utility
plan and details shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
11. The applicant shall submit revised refuse and recycling enclosure plans with the building permit
application that provides the minimum 11-foot clearance height at the collection point unless a
modification is approved prior to submitting the application. The revised plans shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
12. The applicant shall submit a revised refuse and recycling enclosure plan with the building permit
application that provides a wall material or veneer consistent with the architectural design of the
townhome buildings, such as a Hardie panel wrap with paint color(s) that match the townhomes or
alternative approved by the Current Planning Project Manager. The revised garbage enclosure plan shall
be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
13. The applicant shall submit a primary entrance exhibit for each of the units with the civil construction
permit as a component of the detailed landscaping plan. The primary entries for Building 1 oriented to
SE Petrovitsky Rd and Building 2 oriented to the amenity space shall contain canopies and other visually
prominent architectural and landscape features such as sconce lighting, planters, ornamental entry
gates from fenced private open spaces, seating, and/or other elements as approved by the Current
Planning Project Manager. Primary entry exhibits shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 36 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
14. The applicant shall submit revised refuse and recycling enclosure plans with the building permit
application that provides a detail of a self-closing mechanism incorporated into the gates. The revised
plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
15. The applicant shall provide a landscaped planting strip consisting of tall shrubs and ground cover
between the refuse and recycling enclosure and eastern property line on the detailed landscaping plan
submitted with the civil construction permit to be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
16. The applicant shall submit revised elevation and rendering sheets with the building permit application
that provide additional modulations and articulations that meet the interval, depth, and width
requirements or meet the intent and guidelines for building character and massing as approved by the
Current Planning Project Manager. The revised elevations and renderings shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
17. The applicant shall utilize the materials indicated on the colored renderings and elevations (Exhibit 4) or
materials of similar or better quality. The applicant shall also submit with the building permit application
a materials board with specification sheets for all exterior cladding materials to be reviewed and
approved by the Current Planning Project Manager prior to issuance.
18. The applicant shall submit revised elevation sheets with a column detail exhibit for the concrete piers
and wooden posts. If the posts are pressure treated timbers or similar, they shall be wrapped and
collared with another material and the concrete piers shall be painted or wrapped to match or as
approved by the Current Planning Project Manager. The revised elevation and column detail exhibit shall
be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
19. The applicant shall submit a lighting plan with the building permit application that adequately provides
for public safety and creates visual interest to the building and site. Pedestrian scaled lighting shall be
provided at the primary entrance and accent lighting on building facades. The parking area shall also
contain adequate lighting to ensure safety and security. The lighting plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
20. The applicant shall submit a revised site plan with the civil construction permit application that relocates
Building 1 approximately five (5) north creating an even setback plane with the street frontage building
of Sunridge Townhomes Phase I or as determined by the Current Planning Project Manager based on
infrastructure constraints. The revised site plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
21. The applicant shall provide planters, landscaping, and/or other streetscape features along the
perimeters of the alleys to prevent vehicle parking. The streetscape features shall not obstruct
emergency vehicle access and shall be shown on the detailed landscape plan submitted with the civil
construction permit application to be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
22. The applicant shall provide pedestrian pathways from each of the unit’s private yard spaces in Building
2, using pavers or similar methods, to the delineated pedestrian pathway leading to the SE Petrovitsky
Rd sidewalk. The pedestrian pathways shall be shown on the detailed landscaping plan submitted with
the civil construction permit application to be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
23. The applicant shall submit a common open space exhibit as a component of the detailed landscaping
plan submitted with the civil construction permit that identifies seating, benches, gardens, decorative
paving, or other improvements that would comply with the overhead powerline easement limitations.
The common open space exhibit shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 37 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on June 16, 2020 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Vladimir Drofiak, 15012 SE 253rd
Pl., Covington, WA 98042
Imad Bahbah, IHB Architects,
21620 84th Ave S., Suite 200, Kent,
WA 98032
TRANSMITTED on June 16, 2020 to the Parties of Record:
David Jones
13015 SE 231st Way
Kent, WA 98031
drdrjones@gmail.com
Duwamish Tribe
John Boddy
Cultural Preservation Officer
4705 W Marginal Way SW
Seattle, WA 98106
johnboddy@duwamishtribe.org
TRANSMITTED on June 16, 2020 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on June 30, 2020. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay
Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is
submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your
appeal, you have the option of filing the appeal in person.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
EXPIRATION: The Modification decisions will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
6/16/2020 | 3:29 PM PDT
City of Renton Department of Community & Economic Development
Sunridge Townhomes Phase 2
Administrative Report & Decision
LUA20-000039, SA-A, ERC, MOD
Report of June 16, 2020 Page 38 of 38
D_Admin_Report_Sunridge_Townhomes_Phase_2
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Sunridge Townhomes Phase 2
Land Use File Number:
LUA20-000039, SA-A, ERC, MOD
Date of Report
June 16, 2020
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Imad Bahbah
IHB Architects
21620 84th Ave S., Suite 200,
Kent, WA 98032
Project Location
APN 073900-0050 1222XX
SE Petrovitsky Rd., Renton,
WA 98058
The following exhibits are included with the administrative report:
Exhibit 1 Environmental Review Committee (ERC) Report
Exhibit 2 Site Plan
Exhibit 3 Topographic Survey
Exhibit 4 Colored Renderings and Elevations
Exhibit 5 Conceptual Landscape Plan
Exhibit 6 Preliminary Construction Plans
Exhibit 7 Geotechnical Report, prepared by Cobalt Geosciences, dated June 17, 2019
Exhibit 8 Technical Information Report, prepared by Anstey Engineering dated October 28, 2019
Exhibit 9 Arborist Memo and Tree Inventory prepared by ArboristsNW dated May 17, 2019
Exhibit 10 Recorded Access Easements
Exhibit 11 Transportation Concurrency
Exhibit 12 Advisory Notes
Exhibit 13: Administrative Report and Decision
Exhibit 14: Comment Letters and Responses
Exhibit 15: Determination of Nonsignificance
Exhibit 16: Floor Plans
Exhibit 17: Refuse and Recycling Plan
Exhibit 18: Elevation Plan Sheets (Black and White)
DocuSign Envelope ID: 6FEDE754-AC7F-4A9A-847E-EDB66D55B606