HomeMy WebLinkAboutSR_HEX_Report_VEK on Aberdeen TownhomesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
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A. REPORT TO THE HEARING EXAMINER
Hearing Date: May 11, 2021
Project File Number: PR19-000448
Project Name: VEK on Aberdeen Townhomes Plat
Land Use File Number: LUA19-000280, PP, SA-A, ECF, MOD, MOD, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner/Applicant: Nord West Properties, LLC, 14435 NE 40th ST, Apt. B101, Bellevue, WA 98007
Contact: Nicole Mecum, PE, Encompass Engineering and Surveying, 165 NE Juniper St., Suite
201, Issaquah, WA 98027
Project Location: 957 Aberdeen Ave NE
Project Summary: The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Hearing
Examiner Site Plan Review, a Street Modification, an Open Space Modification, and
a Unit Lot Drive Modification for 12 townhomes. The subject site consists of one
parcel (Parcel number 3119900066) located at 957 Aberdeen Ave NE. The subject
site is 54,057 square feet (1.24 acres) and is located in the Residential Multi-Family
(RMF) zoning district and the Residential High Density (HD) land use designation.
The site currently contains one single family residence and several accessory
structures, all of which are proposed for removal in order to construct two new
townhome buildings, both with six units each. The applicant proposes to increase
the maximum wall plate height up to 42 feet and increase the number of stories to
four stories for both townhome structures though the Site Plan Review process.
The proposed project would result in a net density of 15.13 du/ac. The Unit Lot
Subdivision is proposed to be subdivided into 12 lots, three landscape tracts, two
common open space tracts, one unit lot drive tract, and one critical area tract. The
proposed unit lots would range in size from 864 sf to 1,106 sf. Access to all 12 units
is proposed via a new unit lot drive extending from Aberdeen Ave NE. High
landslide hazards, high erosion hazards, protected and sensitive slopes, a category
III wetland, and a type Ns stream (John's Creek) are mapped on the project site. Of
the 90 significant trees located on the project site, 29 significant trees are
proposed for removal.
Site Area: 54,057 square feet (1.24 acres)
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
Staff Report to the Hearing Examiner
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Report of May 11, 2021 Page 2 of 45
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B. EXHIBITS:
Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report
Exhibit 20: Staff Report to the Hearing Examiner
Exhibit 21: Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 22: Project Public Meeting Notice
Exhibit 23: Unit Lot Drive Modification Justification
Exhibit 24: Open Space Modification Justification
Exhibit 25: Density Worksheet
Exhibit 26: Townhome Color Rendering
Exhibit 27: Traffic Concurrency Test dated April 27, 2021
C. GENERAL INFORMATION:
1. Owner(s) of Record: Nord West Properties, LLC; 14435 NE 40th ST, Apt.
B101, Bellevue, WA 98007
2. Zoning Classification: Residential Multi-Family (RMF)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: One single family residence and several accessory
structures.
5. Critical Areas: High landslide hazards, high erosion hazards, protected
and sensitive slopes, a category III wetland, and a type
Ns stream (John's Creek)
6. Neighborhood Characteristics:
a. North: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential
Multi-Family (RMF) Zone; Multi-family (townhomes).
b. East: Aberdeen Ave NE; Residential High Density (RHD) Comprehensive Plan Land Use
Designation; Residential Multi-Family (RMF) zone; Single-family.
c. South: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential
Multi-Family (RMF) Zone; Multi-family (townhomes).
d. West: Residential Low Density (RLD) Comprehensive Plan Land Use Designation; Residential-1
(R-1) zone; Vacant Parcel and Puget Sound Power Light Co. Transmission Lines.
7. Site Area: 54,057 square feet (1.24 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A Dobson 10/07/1959
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
Staff Report to the Hearing Examiner
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Report of May 11, 2021 Page 3 of 45
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Ordinance No.1795
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
located in Aberdeen Ave NE.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 10-inch, non-reinforced
concrete wastewater main located in Aberdeen Ave NE.
c. Surface/Storm Water: There is an existing 12-inch storm drainage system located along the eastern
frontage of Aberdeen Ave NE. The existing property does not contain storm water facilities. Runoff
from the site sheet flows to the west into an unnamed drainage channel, which conveys runoff further
west and into a type Ns stream (John’s Creek).
2. Streets: Aberdeen Ave NE is a Collector Arterial Street with an existing right-of-way (ROW) width of 60
feet as measured using the King County Assessor’s Map.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
6. 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
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
Staff Report to the Hearing Examiner
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Report of May 11, 2021 Page 4 of 45
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 6, 2019, and determined the application complete on December 3, 2019. The project was later
placed on hold on January 10, 2020, and taken off hold on June 3, 2020. The project was placed on hold
again on October 16, 2020, and taken off hold on March 4, 2021. The project complies with the 120-day
review period.
2. A pubic meeting was held on June 27, 2019, at the Renton Highlands Library, located at 2801 NE 10th St.
The project owners, Architect, Project Planner, and City Staff attended the meeting. No neighbors of the
subject site attended the meeting (See Exhibit 22).
3. The project site is located 957 Aberdeen Ave NE.
4. The project site is currently developed with one single family residence and several accessory structures,
all of which are proposed for removal.
5. Access to the site would be provided via a new unit lot drive extending from Aberdeen Ave NE (Tract B).
6. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
7. The site is located within the Residential Multi-Family (RMF) zoning classification.
8. There are approximately 90 significant trees located on-site, of which the applicant is proposing to retain
a total of 61 trees.
9. The site is mapped with high landslide hazards, high erosion hazards, protected and sensitive slopes, a
category III wetland, and a type Ns stream (John's Creek).
10. Approximately 261 cubic yards of material would be cut on-site and approximately 983 cubic yards of fill
is proposed to be brought into the site.
11. The applicant is proposing to begin construction following land use and permit approval.
12. No public or agency comments were received.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
April 5, 2021, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the VEK on Aberdeen Townhomes Plat (Exhibit 21). The DNS-M included two (2)
mitigation measures. A 14-day appeal period commenced on April 5, 2021, and ended on April 19, 2021.
No appeals of the threshold determination were filed.
14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. Project construction shall comply with the recommendations found in the Geotechnical Report
prepared by The Riley Group, Inc. (dated November 27, 2018) for the proposed Unit Lot
Subdivision, and any updated report(s) associated with the building and construction permits to
ensure compliance with the intent of the initial report.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit
a sealed letter stating that he/she has reviewed the construction and building permit plans and in
their opinion the plans and specifications meet the intent of the report(s).
15. 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,
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
Staff Report to the Hearing Examiner
LUA19-000280, PP, SA-A, ECF, MOD, MOD, MOD
Report of May 11, 2021 Page 5 of 45
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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.
16. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. Residential High Density unit types are designed to incorporate features from
both single-family and multifamily developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and infrastructure.
The proposal is compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new 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
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
habitat.
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-30: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
Staff Report to the Hearing Examiner
LUA19-000280, PP, SA-A, ECF, MOD, MOD, MOD
Report of May 11, 2021 Page 6 of 45
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Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-54: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
17. 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
net acre. Net density is calculated after the deduction of sensitive areas, areas intended
for public right-of-way, and private access easements. Unit lot drives are not
subtracted from gross acreage for the purposes of calculating net density.
Staff Comment: The project site has a gross site area of 54,057 square feet (1.24 acres).
The applicant is requesting a street modification that would result in a right-of-way
(ROW) dedication of 394 square feet (See discussion under FOF 22, Street Modification
Analysis). After the deduction of the 394 square feet of ROW dedication, as well as
19,255 square feet for critical areas, the proposal for 12 unit lots on the 1.24 acre site
results in a net density of 15.19 dwelling units per net acre, which is within the density
range permitted in the RMF zone (Exhibit 25).
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 65 feet is required for other attached dwellings.
The following table identifies the proposed approximate dimensions for Lots 1-12:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
Staff Report to the Hearing Examiner
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Report of May 11, 2021 Page 7 of 45
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Unit Lot 1 885 15.00 59.00
Unit Lot 2 1,106 18.75 59.00
Unit Lot 3 1,106 18.75 59.01
Unit Lot 4 1,106 18.75 59.03
Unit Lot 5 1,106 18.75 59.02
Unit Lot 6 864 15.00 59.00
Unit Lot 7 875 15.00 59.01
Unit Lot 8 1,106 18.75 59.00
Unit Lot 9 1,106 18.75 59.00
Unit Lot 10 1,106 18.75 59.00
Unit Lot 11 1,106 18.75 59.00
Unit Lot 12 985 15.09 59.00
Tract A
(Landscape)
590 10.00 59.00
Tract B (Unit Lot
Driveway)
5,556 21.00 264.59
Tract C (Open
Space and Fire
Turnaround)
2,657 44.50 Approximately
56.18
Tract D (Open
Space)
1,691 Approximately
28.00
61.21
Tract E (Landscape) 1,191 4.50 264.59
Tract F (Native
Growth Protection
Area)
28,793 Approximately 87.5 Approximately
330.34
Tract G (Landscape
and Maintenance)
872 3.00 Approximately
272.92
Parent Lot
53,809 87.5 Approximately
603.25
Staff Comment: The individual unit lots are not required to comply with the minimum
lot size, width, and depth requirements of the RMF zone. The new proposed lot lines
outline the building footprint of the individual townhome units with a small private yard
area located in front of each unit and driveway access behind the units. The parent lot
meets the minimum lot size, width and depth requirements of the RMF zone, as shown
in the table above.
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
Staff Report to the Hearing Examiner
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Report of May 11, 2021 Page 8 of 45
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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 attached 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: The individual lots are exempt from setback standards and instead are
applied to the parent site. The proposed townhomes, as shown on the submitted site
plan (Exhibit 2), would meet or exceed all the required RMF zone setback areas from
the property lines of the parent parcel.
Compliant if
condition of
approval is
met. See FOF
20, Site Plan
Review:
Structure
Scale
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
(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 individual lots are exempt from maximum building coverage and
instead the standard is applied to the parent site. The proposed townhomes would have
a total footprint of approximately 9,206 square feet, which would result in a total
building coverage of 17 percent (17%) on the 54,057 square foot project site following
right-of-way (ROW) dedication, which is less than the 70 percent (70%) maximum
permitted on the parent parcel.
The individual lots are exempt from maximum impervious surface coverage and instead
the standard is applied to the parent site. The project proposal would result in the
development of approximately 18,764 square feet of impervious surfaces on the project
site, which would result in a total impervious surface cover of 35 percent (35%) on the
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
Staff Report to the Hearing Examiner
LUA19-000280, PP, SA-A, ECF, MOD, MOD, MOD
Report of May 11, 2021 Page 9 of 45
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54,057 square foot site after ROW dedication, which is less than the 75 percent (75%)
maximum permitted on the parent parcel.
The applicant proposes to increase the maximum wall plate height up to 42 feet and
increase the number of stories to four stories for both townhome structures though the
Site Plan Review process (see discussion under FOF 20, Site Plan Review: Structure
Scale).
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. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width
of the planting strip and the presence or lack of overhead power lines; provided, the
Administrator and City arborist shall each retain the right to reject any proposed
cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree
List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root barriers,
structured soils, or other measures to help prevent tree roots from damaging
infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and
the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be permitted or
required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right-of-way including, but not limited to,
underground utilities, street lights, utility poles, traffic signs, fire hydrants, and
driveways; such spacing standards are identified in the City’s Approved Tree List.
Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
Staff Comment: The applicant submitted a Conceptual Landscape and Tree Retention
Worksheet, prepared by Cramer Design Consultants, Inc. (dated June, 13, 2019; Exhibit
5) with the project application materials. The subject property fronts Aberdeen Ave NE
to the east. All vehicular access to the project would be from Aberdeen Ave NE via a
20-foot wide unit lot drive that runs along the north side of the development (Tract B).
The project proposal includes 10 feet of onsite landscaping along the street frontage of
Aberdeen Ave NE. The 10 feet of street frontage landscaping includes a mixture of trees,
shrubs, and groundcover. All landscaping is subject to RMC 4-4-070. For example, all
shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth. In order to verify compliance with RMC 4-4-070, staff recommends as a
condition of approval that the applicant submit a final detailed landscape plan,
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
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consistent with RMC 4-8-120 and RMC 4-4-070, for review and approval by the Current
Planning Project Manager, prior to issuance of the Civil Construction Permit.
Per RMC 4-4-070H.6.c., perimeter landscaping with a minimum depth of 15 feet is
required around storm drainage facilities, within the boundaries of the required storm
drainage facility tract, unless otherwise determined through the subdivision review
process. The applicant is proposing a below-ground biopod water quality vault within
a common open space tract (Tract D). The common open space tract includes
landscaping, lawn, protected trees, benches, and a horse shoe pit. Compliance with the
strict letter of the landscaping code regarding perimeter landscaping would reduce or
detract from these common open space amenities; therefore, staff recommends
approval of elimination of the perimeter landscaping around the below-ground biopod
detention vault.
The applicant is requesting a street modification (see discussion under FOF 22, Street
Modification Analysis) for cross section changes to the Aberdeen Ave NE frontage
improvements, to allow for a 6-foot wide planter strip (rather than the 8-foot planter
strip required by code) and 5-foot wide sidewalk, in lieu of the full half street standards.
The proposed street trees are Redspire Callery Pear, which is not listed as an approved
street tree in the City Approved Tree List. Therefore, staff recommends as a condition
of approval that the applicant submit a revised landscape plan at the time of Civil
Construction Permit application that demonstrates compliance with the City Approved
Tree List for street trees and minimum tree spacing standards.
In addition, the applicant is requesting a modification from RMC 4-6-060 in order to
allow for the reduction of the 8-foot wide unit lot drive landscape strip required by code
to 4.5 feet. Staff recommended a condition of approval to increase the unit lot drive
landscape strip from 4.5 feet to 5 feet, with a 0.5-foot curb between the unit lot drive
and landscape strip. See further discussion and conditions of approval under FOF 23,
Unit Lot Drive Modification Analysis).
As proposed, Tracts A-G would be required to be maintained by the subdivisions’
Homeowners Association. As such, staff recommends, as a condition of approval, that
the applicant create a Homeowners’ Association (“HOA”) that maintains all
improvements and landscaping in the common space tracts and any and all other
common improvements. A draft of the HOA documents shall be submitted to, and
approved by, the Current Planning Project Manager prior to recording of the Unit Lot
Subdivision. Such documents shall be recorded concurrently with the Unit Lot
Subdivision.
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.
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
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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: An Arborist Report, prepared by Shoffner Consulting, was submitted
with the land use application (Exhibit 7). The Arborist Report identified a total of ninety-
three (93) on-site, significant trees on the subject property. A total of fifty-six (56)
significant trees are located within the proposed critical area tract. All trees within the
proposed critical area tract are proposed to be retained. The arborist report identified
a total of thirty-seven (37) trees within the developable portion of the property,
however three (3) of those trees were actually shrubs as indicated in the inventory,
rather than trees. Therefore, a total of thirty-four (34) significant trees are located
within the developable portion of the property. The applicant is proposing to retain a
total of five (5) trees on the developable portion of the site. A total of twenty-nine (29)
trees are proposed for removal as part of the project proposal. The minimum tree
retention requirement is twenty percent (20%) in the Residential Multi-Family (RMF)
zone after deductions. Certain trees are excluded from retention calculations, including
dangerous trees, trees in proposed public streets, trees in proposed private access
easements/tracts, and trees in critical areas and critical area buffers. The tree retention
worksheet (Exhibit 5) identifies a total of four (4) trees within the proposed private
access tract. Following the deduction of trees within critical area and access tracts, the
applicant is required to retain a total of six (6) trees to comply with minimum tree
retention requirements. The applicant proposes a replacement planting of twelve (12)
caliper inches to replace the protected tree removed. Based on the provided tree
retention plan (Exhibit 6), retainment of an additional tree for compliance with the
minimum 20% tree retention does not appear to be feasible without impact to the
health of the retained tree; therefore, the applicant’s request for tree replacement
planting is reasonable.
Per RMC 4-4-130H.1.e, when the required number of protected trees cannot be
retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at
least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees
to replace each protected tree removed. Up to fifty percent (50%) of trees required
pursuant to RMC 4-4-070, Landscaping, may contribute to replacement trees. The
applicant proposes a total of 20 new onsite trees, with a minimum size of two (2) caliper
inches. The applicant also proposes another 19 new onsite trees that are approximately
1.5 caliper inches. The new tree species include Shore pine, Paper birch, Quaking Aspen,
Cascara, Alpine fir, and Vine Maple. After deducting trees required for compliance with
landscaping regulations, the project proposal well exceeds the required replacement
planting of 12 caliper inches.
The new trees shall be planted prior to Certificate of Occupancy of the first building or
plat recording, whichever comes first.
Compliance
not yet
demonstrated
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling and townhouse dwelling unit, however, 1 per dwelling unit
may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed.
For lots abutting an alley, required parking shall be provided in the rear yard area for
any unit, when alley access is available.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
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driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: The applicant has proposed two (2) car garages within each unit lot,
which would meet the minimum parking requirements for each unit lot. Four (4) of the
12 units are proposed to utilize tandem parking garages. Based on the provided grading
plan (Exhibit 10), the proposed unit lot drive and driveways comply with the maximum
driveway slope permitted by code (15 percent). The proposed unit lot drive and
driveways exceed eight percent (8%) and would therefore be required to provide slotted
drains at the lower end with positive drainage discharge to restrict runoff. Compliance
for this standard would be verified at the time of Civil Construction Permit review.
Access to all 12 unit lots would be provided via a new unit lot drive extending from
Aberdeen Ave NE (Tract B). See additional comments regarding access under FOF 20,
Compliance with Subdivision Regulations: Access.
Compliant if
conditions of
approval are
met
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling.
Staff Comment: One-half (0.5) bicycle parking space per one dwelling unit is required
for projects with more than five (5) dwelling units. For attached dwellings, spaces within
the dwelling units or on balconies do not count toward the bicycle parking requirement.
However, designated bicycle parking spaces within individual garages can count toward
the minimum requirement.
Based on the proposal for 12 townhome units, a total of six (6) bicycle parking spaces
are required. Two bicycle racks are identified (Exhibit 8), however the plan does not
indicate if the proposed bicycle racks can accommodate the required 6 bicycle parking
spaces, nor does it clearly identify required weather protection. Therefore, staff
recommends as a condition of approval, that the applicant submit revised plans with
the Building Permit application identifying the location of all code compliant bicycle
parking meeting the standards of RMC 4-4-080.F.11, and identify a minimum of six (6)
bicycle parking stalls throughout the development. The revised plans shall be reviewed
and approved by the Current Planning Project Manager prior to Building Permit
approval for any one of the townhome buildings.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: Existing wood fencing is shown on the Conceptual Landscape Plan
(Exhibit 5) along the south property boundary of the project site; however, the applicant
does not indicate if the existing fencing is proposed to be retained or replaced. In
addition, new retaining walls are proposed along the north and south property lines.
The height of the proposed retaining wall along the north property line ranges from 0.5
feet to 4.5 feet (Exhibit 10). The applicant does not indicate at what point the proposed
retaining wall along the north property line exceeds 4 feet above grade for compliance
with the maximum retaining wall height permitted in the front yard setback.
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The proposed retaining wall along the south property line ranges in height from 0.5 feet
to 7 feet. While the retaining wall along the south property line complies with minimum
height requirements within the front yard setback, it exceeds the maximum height
requirements around Unit Lot 12, where the retaining wall approaches Tract D.
Therefore, staff recommends as a condition of approval that the applicant submit a
revised landscape plan that indicates the location of all new or replaced fences on the
project site and demonstrates compliance with the maximum fence height
requirements. The applicant shall identify the location of the required permanent, split
rail fencing (with required signage) for the native growth protection area containing
critical area and buffers. In addition, the applicant shall either revise the proposed
retaining walls to comply with maximum height requirements, or the applicant shall
submit a Modification application to request the proposed retaining walls to exceed the
maximum height requirements. The revised or modified retaining wall plans shall
include the proposed materials. The revised plans shall be reviewed and approved by
the Current Planning Project Manager, prior to Civil Construction Permit issuance. Any
retaining wall height modification shall be issued prior to Civil Construction Permit
issuance.
Compliant if
condition of
approval is
met
Refuse and Recyclables: Multi-family residences using thirty-five (35) gallon garbage
carts or smaller, when allowed, must meet all of the following requirements:
a. Storage Space: Storage space for carts must be provided either within the garage or
outside.
Storage within a garage must be appropriately sized to accommodate both vehicles
and refuse and recycling carts. Storage space for carts must measure at least two feet
by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified
on floor plans.
Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and
be located on the same lot as the dwelling in a side or rear yard.
b. Screening: Outdoor storage must be adequately screened from public view, made
of wood, masonry, or ornamental metal.
c. Pick-Up Location: Space for carts to be placed on garbage pick-up day must be
sufficient to accommodate the number of carts expected to be serviced on pick-up day.
There shall be a direct connection constructed of a smooth surface that allows carts to
be smoothly rolled to the street or other specified pick-up location.
d. Parking Space Obstruction Prohibited: Refuse and recycle carts may not obstruct a
required parking space at any time.
e. Storage in Required Parking Space Prohibited: Refuse and recycle carts may not be
stored in the minimum required parking spaces.
Staff Comment: The applicant has indicated on the floor plans of the proposed
townhomes (Exhibit 8) that all units would have individual trash and recycling
containers located inside the individual garages for the proposed units, however, the
application materials do not identify the size of the proposed trash containers or the
pick-up location. In addition, due to the narrow width of the street frontage in relation
to the number of units on site, staff has concerns over whether the pick-up location will
have sufficient space to accommodate the number of carts expected to be serviced on
pick-up day. Therefore, staff recommends as a condition of approval that the applicant
either obtain verification from Republic Services that they can drive down the unit lot
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drive to pick-up each individual container, or the applicant shall identify a location for
a refuse and recycling pick-up location in compliance with RMC 4-4-090. The applicant
shall demonstrate compliance with the minimum container size for refuse and
recycling, and approved pick-up location(s), in compliance with RMC 4-4-090, prior to
Civil Construction Permit issuance. See further discussion below under FOF 17
Residential Design and Open Space Standards: Dumpster/Trash/Recycling Collection
Area.
18. Design Standards: Townhouses within the RMF zone shall be subject to the standards of RMC 4-2-115,
Residential Design and Open Space Standards, applicable to the R-10 and R-14 Zones, in lieu of the design
district standards of RMC 4-3-100. The Standards implement policies established in the Land Use Element
of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to
approval of the subdivision. Compliance with Residential Design Standards would be verified prior to
issuance of the Building Permit for the new multi-family homes. The proposal is consistent with the
following design standards, unless noted otherwise:
Compliance Design Standards and Analysis
N/A
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: Not applicable, the proposal includes two (2) structures.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: The proposed development is required to comply with the 2017 City of
Renton Surface Water Design Manual.
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’),
and is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or
porch at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
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2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight foot (8') separation from any dwellings.
Staff Comment: The garages of Units 1-12 would be attached and would be located to
the rear of the building facing the proposed unit lot drive. The townhome units would
have primary entries located towards the public street, common open space, or
pedestrian easements. The garages would be attached to the units and would face the
unit lot drive to the north. The project, as proposed, complies with the design standards
for garages. Further compliance for this standard would be verified at the time of
Building Permit review.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: Not applicable, the project site is less than 10 acres in area.
Compliant if
conditions of
approval are
met and
modification is
approved. See
FOF 20, Site
Plan Review:
Structure
Scale. See FOF
24, Open
Space
Modification
Analysis
Standards for Common Open Space: Developments of four (4) or more units:
Required to provide common open space as outlined below. Above ground drainage
facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards
the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include
picnic areas, space for recreational activities, and other activities as
appropriate.
3. Open space shall be located in a highly visible area and be easily accessible
to the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty
feet (20') wide.
5. A pedestrian entry easement can be used to meet the access requirements
if it has a minimum width of twenty feet (20') with a minimum five feet (5')
of sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
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Additionally, the pea-patch shall include a tool shed and a common area
with space for compost bins. Water shall be provided to the pea-patch.
Fencing that meets the standards for front yard fencing shall surround the
pea-patch with a one foot (1') landscape area on the outside of the fence.
This area is to be landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open
space for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for
personal vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent
(5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in
common open spaces.
Staff Comment: Based on the proposal for 12 townhome units, a total of 4,200 square
feet of common open space would be required. Landscaped open space, totaling 4,348
square feet is proposed within two (2) common open space tracts (Tracts C and D),
resulting in 362 square feet per unit. The applicant has provided clear connections from
each unit to the common open space tracts.
Tract C, which is a combination fire access turnaround and common open space tract,
is located between the two townhome buildings and is 2,657 square feet. Tract C
amenities include two picnic tables, a covered barbeque, a fire pit with surround
seating, a 16-foot by 16-foot concrete chessboard, and landscaping. However, the
concrete area in Tract C does not appear to comply with the maximum slope of five
percent (5%). In addition, a sloped surface for the proposed chessboard does not meet
the intent for functional recreational activities. In addition, staff anticipates that a
painted chessboard surface will not meet the aesthetic or durability objectives intended
by the code section. Therefore, staff recommends a condition of approval that the
applicant clearly demonstrate compliance with the maximum five percent (5%) slope
for Tract C, prior to Civil Construction Permit issuance. Furthermore, the applicant shall
revise the proposed chessboard to be level and designed with tinted concrete, rather
than painted concrete. If the concrete chessboard cannot be revised to be level, the
applicant shall provide a different recreational amenity alternative to the Current
Planning Project Manager for review and approval, prior to Civil Construction Permit
issuance. The applicant shall revise the concrete area within Tract C to utilize 2-foot by
2-foot (2’x2’) scored concrete, compliant with emergency vehicle apparatus
requirements, to match the other areas of the tract and the wheel stops and curb shall
be removed. The revised common open space design stall be submitted for review and
approval by the Current Planning Project Manager, prior to Civil Construction Permit
issuance. See additional recommended conditions of approval regarding the proposed
common open space amenities under FOF 20, Site Plan Review: Structure Scale.
Tract D is a common open space tract located behind the two townhome buildings, east
of the proposed Native Growth Protection Tract, and is 1,691 square feet. Tract D
amenities include two benches, a horse shoe pit, a dog bag receptacle, and landscaping.
The applicant is requesting a modification from RMC 4-2-115 in order to allow for the
proposed grades in Tract D to exceed the maximum slope of five percent (5%) permitted
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for common open space (see discussion under FOF 24, Open Space Modification
Analysis).
Units Lots 6, 7, and 12 have direct access onto the common open space tracts. Tract C
is both visible and accessible to pedestrians via a pedestrian easement that includes a
five-foot (5’) wide sidewalk that runs along the south property line and connects all 12
units to the common open space tracts and the public street. While the proposed
pedestrian easement leads to and ends at the common open space Tract D, entry into
the tract via the pedestrian easement is obscured by proposed vegetation and a
retaining wall. Therefore, in order to ensure clear connection to the open space Tract D
from the pedestrian easement, staff recommends as a condition of approval that the
applicant revise the proposed pedestrian connection to the open space Tract D to create
and show clear pedestrian connection and eliminate obstructions to the tract. The
applicant shall demonstrate compliance with the required pedestrian connection to the
common open space tracts for review and approval by the Current Planning Project
Manager prior to of Civil Construction Permit issuance.
The final programmed recreation areas with amenities shall be constructed prior to
Certificate of Occupancy of the first building or plat recording whichever comes first.
Compliant if
condition of
approval is
met
Standards for Private Yards: Developments of four (4) or more dwelling units: Each
ground-related dwelling shall have a private yard that is at least two hundred fifty (250)
square feet in size with no dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Staff Comment: Each individual unit lot is ground-related and would require a private
yard that is at least 250 square feet in size. The applicant proposes to use rooftop decks
for private yard space, which is not compliant with the strict letter of the code. The
proposed rooftop private yard for Type A units (unit lots 1, 6, 7, and 12) is 243 square
feet each, which is below the minimum private yard space square footage. The
proposed private yard space for Type C units (unit lots 2, 3, 4, 5, 8, 9, 10, and 11) includes
203 square foot roof top decks and 140 square foot ground level private yards, for a
total of 343 square feet for each unit. However, as stated below under FOF 18, Design
Standards: Sidewalks, Pathways, and Pedestrian Easements, Type C units do not front
on a residential access street, limited residential access street, a park, or a common
green; therefore, pedestrian entry easements that are at least fifteen feet (15') wide
plus a five-foot (5') sidewalk are required to be provided. The applicant includes land
area into the private yard space that would contribute towards compliance with the
minimum twenty feet (20’) total required for the pedestrian easement for Type C units.
In order to ensure compliance with the minimum private yard space, staff recommends
as a condition of approval that the applicant submit revised architectural plans at the
time of Building Permit application, for review and approval by the Current Planning
Project Manager, that demonstrate compliance with the minimum 250 square feet of
private yard space for each unit, outside of the required pedestrian easement. In
addition, the applicant shall either submit a modification request to allow for the roof
top decks to qualify as private yard space, for review and approval by the Current
Planning Project Manager, prior to Building Permit application, or the applicant shall
revise the plan to comply with private yard space on the ground floor.
Compliant if
conditions of
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
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approval are
met. See FOF
18, Design
Standards:
Standards for
Common
Open Space
and Standards
for Private
Yards.
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Desi n Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: Public pedestrian sidewalks are provided in a logical route throughout
the neighborhood. The proposed pedestrian easement includes a five-foot (5’) wide
sidewalk that runs along the south property line and connects all 12 units to the
common open space tracts and the public street. Staff recommended a condition of
approval above under FOF 18, Design Standards: Standards for Common Open Space,
in order to ensure a clearer connection from the pedestrian access easement to Tract D.
Each unit includes a 3-foot and 11-inch (3’11”) entry walk that leads to the proposed
pedestrian easement.
Unit Lots 1, 6, 7, and 12 (Type A units) front on either a public street or common open
space tract. For these units, the pedestrian easement is approximately eleven feet (11’)
in width. Unit Lots 2, 3, 4, 5, 8, 9, 10, and 11 (Type C units) do not front on a residential
access street, limited residential access street, a park, or a common green, and are
therefore required to front on a pedestrian entry easement that is at least fifteen feet
(15') wide plus a five-foot (5') sidewalk. As stated above under FOF 18, Design
Standards: Standards for Private Yards, the applicant includes land area that would
contribute towards compliance with the minimum twenty feet (20’) pedestrian
easement required for Type C units into the private yard space. Unless the private yard
space is relocated outside of the required twenty-foot (20’) pedestrian easement
required for these lots, the proposal is not compliant with the minimum pedestrian
easement width. The proposal is compliant with the minimum width for pedestrian
easements (for Type C units) provided the condition of approval as stated under FOF 18,
Design Standards: Standards for Private Yards, is met.
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Compliant if
condition of
approval is
met
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: The primary entries for unit lots 2, 3, 4, 5, 8, 9, 10, and 11 would be
oriented towards the proposed pedestrian easement. The primary entries for unit lots 6
and 7 would be oriented towards open space Tract C, and the primary entry for unit lot
12 would be oriented towards open space Tract D. The primary entry for unit lot 1 is
oriented towards Aberdeen Ave NE; however, the entry does not have direct pedestrian
access to the public street, but rather towards the pedestrian easement. As a result, the
front façade that faces the public street appears to look more like a side façade, rather
than a front façade. In order to ensure that the primary entry for unit lot 1 more clearly
orients and accesses from the public street, staff recommends as a condition of approval
that the applicant submit a revised primary entry proposal for Unit Lot 1 that
demonstrates clear direct connection to the public sidewalk from the front door. The
applicant shall submit the revised architectural plans demonstrating compliance for
review and approval by the Current Planning Project Manager, prior to Building Permit
issuance.
The entry must include a porch or stoop with a minimum depth of five feet (5') and shall
be a minimum height of twelve inches (12") above grade. Further compliance for this
standard would be verified at the time of Building Permit review.
Facade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2') in
depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all facades facing streets or public spaces.
Staff Comment: The preliminary building elevations include modulation and
articulations along the east elevations facing the public street and common green area
that comply with the minimum dimensional standards for the required articulation.
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
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5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
Staff Comment: The proposed elevations include primary windows that are
proportioned vertically. All primary doors would have inset glass and would face either
a pedestrian access easement, common open space, or public street. The proposal also
includes a minimum of three and one-half inches (3 1/2") trim surrounding all windows
and doors.
Compliant if
condition of
approval is
met
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such
as porches, principal dormers, or other significant features shall not
dominate, and
2. Primary porch plate heights shall be one story. Stacked porches are
allowed, and
3. To differentiate the same models and elevations, different colors shall be
used, and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model
and elevation shall not be abutting.
Staff Comment: The primary building form is the dominating form and no porches would
exceed one story. A color rendering (Exhibit 26) showing proposed exterior elevations
was provided with the submitted application materials. The color rendering included
one roof color, an example of vertical wood siding, and example of blue fiber cement
panels, and white horizontal siding. No details regarding the balcony railing were
provided. Staff recommends, as a condition of approval that the balcony railings shall
be mostly transparent and a materials board and color palette, coded to the exterior
building elevations, be provided to the Current Planning Project Manager for review and
approval, prior to Building Permit issuance. In addition, to ensure adequate
differentiation between the two proposed structures, staff recommends as a condition
of approval that two different, yet complementary, color pallets shall be used for the
two structures.
Compliant if
condition of
approval is
met
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all
roof material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The applicant is proposing one color of roofing shingles. A variety of
roofing colors shall be used within the development. Therefore, the applicant would be
required to provide a minimum of two (2) shingle colors between the two (2) buildings.
Amongst the two (2) buildings, the roof form of the proposed townhome units includes
a combination of shed roof and rooftop decks. In order to ensure compliance with the
requirement for a variety of roofing colors, staff recommends as a condition of approval
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that two different roof colors be used for the two townhome structures. The applicant
shall submit a roof color pallet demonstrating compliance, for review and approval by
the Current Planning Project Manager, prior to Building Permit issuance.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: Compliance for this standard would be verified at the time of Building
Permit review.
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: The preliminary architectural elevation drawings (Exhibit 8) comply
with the required three and one-half inches (3 ½”) minimum trim around all windows
and doors. In addition, the proposal provides pillars which, while not round or fluted, do
strongly accentuate the modern design of the proposed townhomes.
Compliant if
condition of
approval is
met
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval.
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4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: A fully detailed materials board and corresponding elevation drawings
were not submitted with the application materials; therefore, staff is unable to verify
compliance with this requirement. Staff recommends, as a condition of approval that a
materials board and color palette coded to each building elevation, be provided to the
Current Planning Project Manager for review and approval at the time of Building
Permit review.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance with this requirement would be verified at the time of Civil
Construction review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: Not applicable, no hot tubs or pools are proposed.
Compliant if
condition of
approval is
met
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Utility box locations were not shown on the conceptual landscape plan.
Staff recommends, as a condition of approval that the applicant submit a detailed
landscape plan with utility box locations and any utility boxes that are visible to the
public be screened with berms and/or landscaping. The final detailed landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to Civil
Construction Permit issuance.
Compliant if
condition of
approval is
met. See FOF
17, Zoning
Development
Standard
Compliance:
Refuse and
Recyclables.
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: All units would have individual trash containers. Trash and recycling
can locations are proposed to be provided within the individual garages, as shown on
the provided floor plans (Exhibit 8). Staff recommended a condition of approval
regarding compliance with refuse and recycling container size and pick-up location
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under FOF 17, Zoning Development Standard Compliance: Refuse and Recyclables.
Provided the condition of approval is met, it is not anticipated that the refuse and
recycling will have any negative impact on residents or neighbors.
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The applicant submitted a Geotechnical Engineering Report, prepared
by The Riley Group, Inc. (RGI), dated November 27, 2018, and subsequently revised on
September 2, 2020 (Exhibit 11), with the project application. The subject site is a
rectangular-shaped parcel of land, approximately 1.24 acres in size. The eastern
portion of the property descends generally west with an elevation change of
approximately 28 feet over a horizontal distance of 290 feet. The area is vegetated
with grass, decorative plants and shrubs, a garden, fruit trees, and scattered medium
to large trees. The western portion of the property descends generally west with an
elevation change of approximately 84 feet over a horizontal distance of 300 feet.
Slope gradients range from about 40 percent to over 120 percent. The area is
vegetated with medium to large trees, with an undergrowth of ferns, mixed brush,
and blackberry brambles.
RGI observed the excavation of three (3) test pits at the project site, to a depth of
approximately 9 feet below existing site grades. The soils encountered during field
exploration included loose to medium dense silty sand with varying amounts of gravel,
becoming dense at depths of three to six feet, over very stiff silt.
The report states that the site soils are not conducive to infiltration and infiltration is
not recommended on the site due to the relatively impermeable soils and the slopes on
the west side of the site. Groundwater seepage was encountered at 5.5 to 6.5 feet at
one test pit location during the subsurface exploration. Surface seepage was observed
near the test pit location and adjacent to and within the small drainage channel
extending east through the western portion of the site, and in John Creek extending
south through the site near the western property line. Groundwater levels during
construction or at other times may be higher or lower than measured levels and
groundwater level fluctuations should be considered when developing the site. RGI
reviewed the results of the field and laboratory testing and assessed the potential for
liquefaction of the site’s soil during an earthquake. Since the site is underlain by glacially
consolidated deposits, RGI considers that the possibility of liquefaction during an
earthquake is minimal.
RGI noted the presence of geologic hazards on the project site, including sensitive and
protected slopes, and landslide hazards. The report states that the site slopes have
gradients in the range of about 40 percent to over 120 percent, and meet the criteria of
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Protected Slopes per City code. The site is mapped as a high landslide hazard area with
slopes greater than 40 percent in the western portion of the site. The area also appears
to be underlain by silt deposits. The report states that the slopes in the western portion
of the site meet the criteria of High Landslide Hazards (LH) per City code. The report
further states that the eastern portion of the site meets the criteria for a Low Erosion
Hazard (EL) and the western portion of the site meets the criteria of a High Erosion
Hazard (EH). The area of the site that is mapped as a high erosion hazard will not be
developed. The report states that the portion of the site that will be developed should
have erosion control measures as outlined in the report. Based on the results of the
subsurface explorations and slope stability analysis, the report concludes that the
proposal will not increase the threat of the geological hazard to adjacent or abutting
properties beyond predevelopment conditions or adversely impact other critical areas.
The proposed townhomes have been designed to step down with the existing
topography and the majority of the development is on the least sensitive area of the
site.
To assess the stability of the slopes in the western portion of the site, a slope
reconnaissance was performed by RGI on November 13, 2018. The report states that
the western portion of the site is occupied by a drainage that descends west to John
Creek, near the western property line. The drainage originates on the property to the
north, and the head of the drainage is occupied by a detention tank overflow comprised
of a 12-inch Drisco pipe and spillway constructed of gabion cages and quarry spalls.
According to the report, the drainage appears to have intermittent flow, with native,
glacially consolidated soils exposed along the channel and lower slope areas. Soils are
generally silty sand in the upper drainage, with silt occupying the channel around the
135-foot elevation. Light seepage was observed by RGI along the sand/silt contact in
the southern bank of the channel, consistent with seasonal perched groundwater
collecting above the generally impermeable silt. Trees with curved trucks were observed
that are indicative of surficial creep, however, the report states that the slopes are well
vegetated with trees that do not appear to be affected by large-scale movements.
Exposed soils at and near the base of the drainage are indicative of moderate erosion
at the toe of the slope during the wetter winter months. The report concluded that the
proposed development can be safely accommodated on the site, and no additional
slope setback, beyond what is required by City code, was recommended for the project.
The proposed structures, as currently shown, would comply with the protected slope
setbacks.
The project proposes to emulate the existing site drainage patterns for the developed
stormwater runoff. An above-ground tightline system, designed to convey stormwater
runoff from the developed portion of the site, over the onsite steep slopes, is proposed
to meet this requirement. The proposed tightline system would discharge flows at a
location nearby John’s Creek and outside of the sloped areas and wetland buffers. The
report states that the storm pipe is an HDPE above-ground pipe anchored on the surface
that does not require modification of the slope. The report further states that stability
analysis of the slope indicates stable conditions and the pipe installation should have
no impact on the stability of the slopes.
Per RMC 4-3-050C.3.12, installation of new storm drainage lines in any geologic hazard
area is permitted with a Critical Area Letter of Exemption when a geotechnical report
clearly demonstrates that the installation would comply with the criteria listed in RMC
4-3-050.J.1, criteria for modifying geologically hazardous area standards, and that the
installation would be consistent with each of the purposes of the critical area
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regulations listed in RMC 4-3-050.A. Also, to qualify for the exemption, the report must
propose appropriate mitigation for any potential impacts identified in the report.
Therefore, staff recommends as a condition of approval that the applicant submit a
request for a Critical Area Letter of Exemption for the installation of the storm drainage
line within the geologic hazard area. The exemption request shall be reviewed and
issued prior to or concurrent with the Civil Construction Permit issuance.
The applicant submitted a Geotechnical Engineering Report, prepared by The Riley
Group, Inc. (RGI), dated November 27, 2018, and subsequently revised on September 2,
2020 (Exhibit 11), with the project application. The applicant also submitted a
supplemental letter from The Riley Group, Inc., dated April 23, 2020 (Exhibit 14), in
response to staff comments regarding the steep slopes. The letter states that RGI
completed a stability analysis for the currently proposed conditions and proposed
drainage facilities. Based on the stability analysis, RGI did not recommend additional
buffers for the steep slopes. In addition, RGI concluded that the proposal was feasible
from a geologic perspective and did not recommend further mitigation for the proposed
above ground drainage lines within the geologic hazardous areas. Independent
secondary review was completed for the subject project in accordance with RMC 4-3-
050F.6. GeoEngineers prepared a Geotechnical Engineering Review analysis of the
proposed project, dated October 15, 2020 and October 30, 2020 (Exhibit 15), in
response to RGI’s engineering review. GeoEngineers concluded that the project can be
constructed generally as envisioned without causing undue risk to the public provided
that the recommendations in the project geotechnical report are incorporated into the
design and followed during construction.
Compliant if
condition of
approval is
met
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: The applicant submitted a Critical Areas Study, prepared by Beaver
Creek Environmental Services, Inc., dated August 18, 2018, with the project application,
which was later revised on October 16, 2020 (Exhibit 16). The site visit was conducted
by Beaver Creek Environmental Services on June 21, 2018 and again on February 13,
2020. A combination of field indicators, including: soils, vegetation, and hydrology,
were used to determine whether wetlands were present on the subject lot.
City GIS Maps identified a tributary to Johns Creek transecting the west portion of the
site, confluencing with Johns Creek near the west boundary of the property. The report
states that the stream was observed to be an unnatural drainage ditch, which as stated
in the report, transects the site from the center of the north boundary to the west
boundary, through the center of the site. This drainage originates at a detention pond
on the parcel adjacent offsite to the north, which drains through a 12-inch culvert to
the head of the drainage. The report states that the drainage is deeply incised and
actively eroding. The report states that the streams on the site do not meet the criteria
for definition as a Type Ns stream. The report clarifies that the water source is
“unnatural” in that it is derived from a stormwater system on the parcel to the north
which focuses flow and forces it to the drainage course. This water is diverted from the
stream to the north into the on-site drainage. The report further states that substantial
erosion indicates a recent change in flow regime is altering the stream morphology.
The stream flows west from the site to a culvert under I-405. The drainage flows
approximately 340 feet in the culvert, daylighting on the west berm of I-405, and flows
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immediately into the stormwater sewer system. The storm drain flows south for 1,000
feet, then west 1,000 feet south of Fry’s Electronics, then north 2,000 feet, daylighting
again at the north berm of Southport Drive. The report concludes that, because this
drainage traverses over 4,000 feet in the underground stormwater system, it is not
“physically connected by an above-ground channel system to Type S, F, or Np Waters.”
Because of these considerations, the report states that the drainage does not meet the
criteria for regulation as a typed stream. However, per City GIS Maps, Johns Creek is
identified as a type Ns Stream. Per RMC 4-3-050E.5.a, the reclassification of a water
body to a lower class requires Administrator acceptance of a stream or lake study,
followed by a legislative amendment to the map in subsection E of RMC 4-3-050 prior
to its effect. Therefore, while the critical area study states that the streams on site do
not meet the definition of a Type Ns stream, the streams would be regulated as Type
Ns streams unless a legislative amendment was requested and approved.
City code requires a stream buffer of 50 feet, with a 15-foot building setback beyond
the buffer, for type Ns streams. However, per footnote 5 of RMC 4-3-050G.2, when a
required stream buffer falls within a protected slope, the stream buffer width shall
extend to the boundary of the protected slope. The streams on site are located within
the protected slope; therefore, the edge of the stream buffer would extend to the edge
of the protected slope. The proposed structures and open space (Tract D), as currently
shown, comply with the stream buffer and building setback requirements.
An above-ground tightline system, designed to convey stormwater runoff from the
developed portion of the site, over the onsite steep slopes, is proposed within the
existing stream and wetland buffer. The report states that the proposed homesites and
associated utilities were designed to avoid adversely impacting the identified onsite
wetlands and stream. The report clarifies that, because of the precipitous nature of the
site, collected stormwater must be released where the stream channel gradient
diminishes. Stormwater will be transported to the Rock-lined Pipe Discharge Protector
by elevated pipe. The pipe traverses 168 feet of wetland buffer to the 50 square foot
Discharge Protector. This results in a permanent impact to the wetland buffer of 268
square feet. The report states that this encroachment into the identified buffer for the
on-site wetlands is required to establish the home sites. Per RMC 4-3-050.C.4, a Critical
Areas Letter of Exemption may be issued for necessary conveyance systems including
stormwater dispersion outfall systems designed to minimize impacts to the wetland and
stream buffer and critical area, where the site topography requires their location within
the buffer to allow hydraulic function provided the standard buffer zone area associated
with the critical area classification is retained pursuant to RMC 4-3-050.G.2, and the
conveyance system is sited to reduce impacts between the critical area and surrounding
activities. Therefore, staff recommends as a condition of approval, the applicant submit
a request for a Critical Area Letter of Exemption that identifies how it meets the
exemption criteria for the installation of the storm drainage line within the stream and
wetland buffer areas. If it is determined the action is not exempt, the applicant shall
receive approval via a separate critical areas permit, variance, or other applicable
permit prior to Civil Construction Permit issuance or the applicant shall design an
alternative method of conveyance that does not require the encroachment into the
stream and wetland buffers.
A Wetland Buffer Mitigation Plan prepared by Beaver Creek Environmental Services,
Inc., dated February 22, 2021 (Exhibit 16), was submitted in response to staff
comments. The mitigation plan states that, per the revised Geotechnical Engineering
Report prepared by the Riley Group (Exhibit 11), stormwater directed toward the
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downstream steep slope must be piped in a closed conduit installed on the slope face
and discharged beyond the toe of the slope. Therefore, the proposed outfall location
was selected in order to allow the tightline stormwater pipe to discharge beyond the
toe of slope, where grades are less than 15%. In addition, the proposed tightline
stormwater pipe alignment was selected in order to avoid disturbance of all protected
significant trees within the Critical Area Tract. In order to connect the required tightline
system to the outfall location with minimal disturbance of significant trees, the
stormwater pipe must parallel the stream for a short portion of the alignment. The
mitigation plan concludes that the proposal avoids paralleling the stream to the
maximum extent feasible, while still meeting Critical Area Tract tree retention
requirements and the storm discharge location requirements of the Geotechnical
Engineer of Record.
The Mitigation Plan states that the goal of the mitigation proposal is to fully
compensate for the unavoidable adverse impact to regulated buffer areas. The plan
further states that upon the completion of the mitigation plan there will be no net loss
of wetland acreage, functions, or values; and an increase in the potential for the buffer
to protect aquatic habitats. The proposal includes removal of invasive species and
buffer enhancement planting. Staff recommends as a condition of approval that the
applicant submit a final detailed wetland mitigation plan, for review and approval by
the Current Planning Project Manager, prior to Civil Construction Permit issuance.
Compliant if
condition of
approval is
met
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: The applicant submitted a Critical Areas Study, prepared by Beaver
Creek Environmental Services, Inc., dated August 18, 2018, with the project application,
which was later revised on October 16, 2020 (Exhibit 16). According to the report, a
small (541 square foot) wetland was identified on the west portion of the site. The
report states that no other wetlands were observed within sight distance of project
boundaries. The wetland identified on site was located in the western portion of the site
and offsite along the west boundary. The wetland is associated with the drainage. The
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drainage course flows approximately through the center of the site going west.
Hydrology for this wetland was provided by surface ponding of storm water and runoff
from drainage flowing through the wetland. According to the report, Wetland A meets
the criteria for a Category III wetland, with 4 Habitat Points. This wetland requires a
standard 75-foot buffer and a 15-foot building setback beyond the buffer when
adjacent to non-low impact land uses per RMC 4-3-050.G.2. The edge of the wetland is
mapped more than 270 feet from the edge of nearest developed area (Tract D) for the
proposed development, which exceeds buffer requirements.
20. 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 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Residential Design and Open Space
Standards.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
condition of
approval is
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See discussion below under FOF 20, Site Plan Review: Structure Scale.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal includes a new unit lot driveway, which extends from
Aberdeen Ave NE. This unit lot driveway would provide vehicle access to all 12
townhome units. In addition, pedestrian walkways would be provided from the
townhome units to a pedestrian easement which connects to the proposed new
sidewalk improvements on Aberdeen Ave NE.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
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Staff Comment: The proposed townhomes would not include loading and storage areas
that require screening. The applicant did not provide sufficient details of roof or surface
mounted equipment and/or screening identified for such equipment with the land use
application. Therefore, staff recommends as a condition of approval that the applicant
submit a separate detailed plan set identifying the location and screening provided for
all surface and roof top utility/mechanical equipment with the Building Permit
application. The plan set shall be reviewed and approved by the Current Planning
Project Manager prior to Building Permit approval.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: It is not anticipated that the proposed townhomes would impact any
views of the surrounding properties.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore, staff
recommends, as a condition of approval, that a lighting plan shall be provided at the
time of Building Permit application for review and approval by the Current Planning
Project Manager. To ensure safety and avoid excessive brightness pedestrian scale
lighting should be provided on the primary entries of each unit as well as along the
pedestrian walkways as necessary to provide sufficient lighting for pedestrian safety
but shall also be designed to minimize light spill and glare onto adjoining properties.
Compliant if
condition of
approval is
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: A pedestrian easement and private yard areas are proposed between
the new structures and the neighboring parcel to the south. A unit lot drive tract and
landscaping tract are proposed between the proposed structures and the neighboring
parcel to the north. The proposed tracts, private yard space, and setbacks would provide
privacy and buffer some of the noise either entering or leaving the project site.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The applicant proposes to increase the maximum wall plate height up
to 42 feet and increase the number of stories to four stories for both townhome
structures though the Site Plan Review process. Per RMC 4-2-110E.20, 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
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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'). The proposed common open space tracts
include several recreational facilities, including a horseshoe pit, a fire pit with seating,
one (1) covered barbeque, a dog bag receptacle, five (5) benches throughout the
development, two (2) picnic tables, and one (1) large 16-foot by 16-foot (16’x16’)
concrete chessboard within the fire turnaround within Tract C.
In order to ensure that the proposed site amenities are aesthetically pleasing and made
of durable materials, staff recommends as a condition of approval that the applicant
provide details regarding the design, color, and brand for the proposed seating,
barbeque and cover, picnic tables, as well as the tint color for the proposed chessboard,
for review and approval by the Current Planning Project Manager, prior to Building
Permit issuance.
While the applicant does provide several recreational facilities, the proposed common
open space that the applicant provides is only a nominal 148 square feet more than
what is required by code. The allowance for additional height, in conformance with RMC
4-2-110E.20, is intended to allow developments to build up, rather than out, which
allows more opportunity for quality outdoor spaces and amenities. In addition, staff
observed that the proposed four-story townhomes would be inconsistent with the
neighboring three-story townhomes to the north and south, as well as the single-story
homes across Aberdeen Ave NE the east. Not only would the proposed townhomes be
a full story taller than the existing townhomes to the north and south, but it will also be
closer to the public street. The proposed front yard setback for the new development is
10 feet. The front yard setback for the existing townhome development to the north is
20 feet and the front yard setback for the existing townhome development to the south
is approximately 55 feet. The project site does slope down from the public street, which
helps to reduce the scale of the proposed townhomes as they follow the slope of the site
down to the west; however, where the proposed four-story structure fronts the public
street appears out of character and scale with the surrounding neighborhood. Staff
recommends approval of the increased story and wall plate limit provided the scale of
the structure is further reduced along the public street frontage. In order to reduce the
perceived scale of the proposed structure as seen from the street and ensure
compatibility with the surrounding neighborhood, staff recommends as a condition of
approval that compliance with the maximum three-story limit and maximum 32-foot
wall plate height be maintained for the proposed townhome development within 25
feet of the front yard (east) property line. Outside of the first 25 feet from the front
(east) property line, the townhomes may increase to four stories, with a maximum wall
plate height of 42 feet.
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: Approximately 261 cubic yards of material would be cut on-site and
approximately 983 cubic yards of fill is proposed to be brought into the site. The
proposed development is concentrated on the developable (east) portion of the site,
outside of the protected slopes and critical area buffers, which limits impact to the
natural landscape.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
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stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: On-site parking would be located in the townhome garages. On-street
parking would be available on Aberdeen Ave NE.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: No surface parking is proposed. See discussion under FOF 17, Zoning
Development Standard Compliance: Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The proposed unit lot drive would provide vehicular access to all of the
proposed townhome units. None of the townhomes would take direct access off of the
surrounding public streets, thereby reducing the number of curb cuts generated by the
project to one access.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The proposed development would provide pedestrian connection from
the public right-of-way to each unit via a pedestrian access easement. The proposed
concrete sidewalks would provide a safe and efficient pedestrian circulation system,
provided all conditions of approval are met. The proposed unit lot drive would provide
vehicular access through the project site. None of the townhomes would directly access
off a public right-of-way, thereby providing a safe and efficient vehicular circulation
pattern.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable, no separate loading and delivery areas are required for
townhomes.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Access to SR 900 (NE Sunset Blvd) is approximately 0.16 miles to the
north. An active bus stop is located 0.4 miles to the northeast at NE Sunset Blvd and
Edmonds Ave NE.
City of Renton Department of Community & Economic Development
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See also discussion under FOF 17, Zoning Development Standard Compliance: Bicycle
parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See previous discussion above under Access and Circulation.
Compliant if
conditions of
approval are
met. See FOF
18, Design
Standards:
Standards for
Common
Open Space.
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: It is anticipated that the proposed common open space tracts will
provide adequate area for passive and active recreation by the residents of the
townhome project, provided conditions of approval are met. See additional discussion
under FOF 18, Design Standards: Standards for Common Open Space.
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: See FOF 19, Critical Areas.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Renton Fire Authority staff indicated that sufficient resources
exist to furnish services to the proposed development if the applicant provides Code
required improvements and fees. A Fire Impact Fee, currently assessed at $964.53 per
dwelling unit would be applicable to the proposal. The fee in effect at the time of
Building Permit issuance would be assessed for this project.
Water and Sewer.
Staff Comment: Water service is provided by the City of Renton. The site is in the
Highlands service area in the 435 hydraulic pressure zone. There is an existing 12-inch
City water main located in Aberdeen Ave NE that can deliver a maximum total flow
capacity of 5,000 gallons per minute (gpm). There is an existing 10-inch water stub
along the north property line that can deliver a maximum total flow capacity of 1,900
gpm. There is an existing 8-inch water line within an easement on the adjacent property
to the south that can deliver a maximum total flow capacity of 1,250 gpm. There is an
existing ¾-inch domestic water meter and service to the property. There are two (2)
existing fire hydrants located along the west side of Aberdeen Ave NE on the properties
directly adjacent to the subject property to the north and south. A minimum of five (5)
fire hydrants are required for this project.
The system development charges (SDC) fee for water is based on the size of the new
domestic water to serve the project. The current 2021 SDC fee for each proposed 1-inch
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domestic water service is $4,450.00 per meter, or $57,850 for thirteen (13) 1-inch
meters (including one 1-inch irrigation meter).
Sewer service is provided by the City of Renton. There is an existing 8-inch concrete
gravity wastewater main located in Kirkland Ave NE. A separate side sewer will be
required for each unit. All new sewer stubs shall be a minimum of 6” and shall run at a
slope of at least 2% to the main.
The SDC fee for sewer is based on the size of the new domestic water to serve the
project. The 2021 sewer fee for a 1-inch meter is $3,450.00 per meter, or $41,400 for
12 new connections.
SDC fees are payable at Civil Construction Permit issuance. Credit will be giving for the
existing water and sewer services provided to the project site. See Advisory Comments
for all applicable water and sewer fees (Exhibit 19).
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information Report
(TIR), prepared by Encompass Engineering & Surveying, dated October 31, 2019, with
the project application, which was later revised on December 11, 2020 (Exhibit 9). The
development is subject to Full Drainage Review in accordance with the 2017 City of
Renton Surface Water Design Manual (RSWDM). All nine (9) core requirements and all
six (6) special requirements were discussed in the Technical Information Report. Per the
Flow Control Application Map in the 2017 City of Renton Surface Water Design Manual,
the project site is within the Peak Rate Flow Control Standard area matching Existing
Site Conditions and is within the East Lake Washington Drainage Basin. In this area,
flow control facilities are required to match the existing conditions 2-, 10-, and 100-year
peak-rate runoff from the site. The applicant is proposing a stormwater detention tank
located on the western edge of the unit lot driveway, designed per Section 5.1.2 of the
RSWDM, that would be utilized to mitigate all developed onsite and offsite stormwater
flows for the project. An Oldcastle Biopod filtration device is proposed to provide for
enhanced water quality treatment. The existing site drains to a low point in the form of
a vegetated drainage channel, which discharges to the western edge of the property
and it is conveyed off-site under I-405. The project proposes to emulate the existing site
drainage patterns for the developed stormwater runoff. An above-ground tightline
system, designed to convey stormwater runoff from the developed portion of the site,
over the onsite steep slopes, is proposed to meet this requirement. The proposed
tightline system would discharge flows at a location nearby John’s Creek and outside of
the 15 percent sloped areas.
The proposed development is considered by the City of Renton to be in order with the
“Large Lot” project type. Due to steep slopes, landslide and erosion hazard areas being
located onsite, full dispersion, full infiltration, limited dispersion, limited infiltration,
bioretention and permeable pavement are all infeasible. Specifically, Section 1.2.9.2.2
(5) of the 2017 RSWDM states: ‘The buildable portion of the site/lot is the total area of
the site/lot minus any critical areas and minus 200 ft. buffer areas from a steep slope
hazard, landslide hazard, or erosion hazard area’. For the applicability of BMP’s, the
200 ft. buffer encompasses the entire site, therefore, per definition, there are no onsite
buildable areas subject to BMP’s.
The applicant will be required to submit a final TIR and drainage plan that includes all
the details of the Flow Control facility analysis, water quality analysis, and conveyance
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analysis in compliance with the requirements of RSWDM, for review and approval by
Development Engineering at the time of Civil Construction Permit application.
The 2021 surface water system development fee is $0.80 per square foot of new
impervious surface, but not less than $2,000.00. A credit would be issued for any
existing homes. Stormwater SDCs that are current will be collected at the time of Civil
Construction Permit issuance.
Transportation.
Staff Comment: Access to the site is proposed via a new unit lot drive, see further
discussion under FOF 21 Subdivision Regulations and Analysis: Access and Streets.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The current rate of transportation impact fee is assessed at
$5,645.22 per dwelling unit. Assessed fees are based on the City of Renton Fee Schedule.
The fee is paid at time of Building Permit issuance. A credit would be given for any
existing units.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
21. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Unit Lot Subdivision: Unit lot subdivisions are permitted in the R-10, R-14, RMF, and
CV zone for new townhome development.
The whole parent site shall comply with all development standards as though it were a
stand alone lot.
Prior to the recording of the plat, the applicant shall provide final covenants,
declarations and restrictions in a form satisfactory to the City Attorney, and shall record
the document with the King County Recorder.
All common open space and facilities, private utility infrastructure, exterior building
facades and roofs, and other physical improvements to the land, as determined by the
Administrator, shall be maintained in perpetuity by the homeowners’ association,
unless otherwise agreed to by the City. The covenants, declarations and restrictions
shall provide authority for the City, after providing reasonable written notice to the
homeowners’ association and opportunity to perform required maintenance, to
recover any costs incurred by the City to maintain private infrastructure or common
areas due to a failure of the homeowners’ association to adequately maintain privately
owned improvements. In order to ensure that the City can recover its costs for
performing required maintenance, the City may file a lien against the property or
accept other appropriate security approved by the City.
City of Renton Department of Community & Economic Development
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Staff Comment: See discussion regarding parent site compliance under FOF 17, Zoning
Development Standard Compliance: Lot Dimensions, Setbacks, and Building Standards.
See discussion regarding maintenance of common open space and common
improvements, as well as the condition of approval requiring establishment of a
homeowners’ association, under FOF 17, Zoning Development Standard Compliance:
Landscaping.
Compliant if
condition of
approval is
met and the
modification
(FOF 23) is
approved
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: All vehicular access to the project would be from Aberdeen Ave NE via
a 20-foot wide, 264.59-foot long unit lot drive that runs along the north side of the
development (Tract B). A proposed hammerhead turnaround is proposed within the
open space Tract C for the purposes on Fire Access.
The applicant is requesting a modification (See FOF 23) from RMC 4-6-060.K, Unit Lot
Drives, in order to allow twelve (12) unit lots to access from the proposed unit lot drive,
rather than the maximum of nine (9) units permitted by code. In addition, design
standards for unit lot drives require a minimum eight foot (8') wide landscaping strip
between the curb and neighboring property line, as well as a five foot (5') wide sidewalk
along one side of the unit lot drive. The requested modification proposes to reduce the
landscape strip to 4.5 feet and eliminate the unit lot drive sidewalk in lieu of a
pedestrian easement along the south property line. See additional discussion under FOF
23.
Parking is not permitted within the unit lot drive or fire access turnaround. In order to
ensure that parking is prevented within the unit lot drive and fire access turnaround,
staff recommends as a condition of approval that an access easement be recorded and
be shown on the face of the plat to encumber the entirety of Tract B and the
hammerhead turnaround in Tract C. The easement shall prohibit any temporary or
permanent physical obstructions within the easement including, but not limited to, the
parking of non-emergency vehicles. The applicant shall install one “No Parking” sign on
each side of the pavement within the turnaround, prior to plat recording.
Alley access is the preferred street pattern for all new residential development except
in the Residential Low Density land use designation (RC, R-1, and R-4 zones). The City
uses the following factors to determine whether the use of alleys is not practical,
including: a) Size: The new development is a short plat; b) Topography: The topography
of the site proposed for development is not conducive for an alley configuration; c)
Environmental Impacts: The use of alleys would have more of a negative impact on the
environment than a street pattern without alleys; d) If site characteristics allow for the
effective use of alleys (RMC 4-7-150E.5). The proposed unit lot subdivision has public
street frontage on Aberdeen Ave NE, and the use of alleys would not be characteristic
of the neighborhood or practical. The existing lot width, topography, and critical areas
would not support alley access beyond the proposed construction of the unit lot drive
drive (Exhibit 2).
N/A
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable, no new blocks would be created.
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Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: The project site fronts Aberdeen Ave NE along the east property line
(Exhibit 2). All vehicular access to the project would be from Aberdeen Ave NE via a 20-
foot wide unit lot drive that runs along the north side of the development (Tract B).
Aberdeen Ave NE is classified as a Collector Arterial Road. Existing right-of-way (ROW)
width is approximately 60 feet. To meet the City’s complete street standards for
Collector Arterial streets, a minimum ROW of 83 feet is required, which would require a
dedication of 20.5 feet of ROW for the proposed project. Per RMC 4-6-060, half street
improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-
foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage
improvements. The applicant is requesting a street modification (Exhibit 17) for cross
section changes to the Aberdeen Ave NE frontage improvements, to allow for a 6-foot
wide planter strip and 5-foot wide sidewalk, resulting in a 4.5-foot ROW Dedication
(pending final survey) in lieu of the full half street standards. See further discussion
under FOF 22, Street Modification Analysis.
The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-
070.D (Exhibit 27).
Compliant if
condition of
approval are
met. See FOF
20, Site Plan
Review:
Structure
Scale
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The four-story townhome structures, as proposed, would be
incompatible with the neighboring three-story townhomes to the north and south, as
well as the single-story homes across Aberdeen Ave NE the east. The proposed
townhomes would be a full story taller than the existing townhomes to the north and
south and would also be closer to the public street. The proposed front yard setback for
the new townhome development is 10 feet. The front yard setback for the existing
townhome structure to the north is 20 feet and the front yard setback for the existing
townhome structure to the south is approximately 55 feet. The project site does slope
down from the public street, which helps to reduce the perceived scale of the proposed
townhomes as they follow the slope of the site down to the west; however, where the
proposed four-story structure fronts the public street appears out of character and scale
with the surrounding neighborhood.
Staff would support the increased height for the western portion of the townhomes if
the applicant reduces the height of the proposed structure to the code compliant three-
stories, with a maximum wall plate of 32 feet, for the portion of the structure within 25
feet of the front yard (east) property line to mitigate the scale of the proposed
development and increase compatibility with the surrounding neighborhood. Therefore,
staff recommended a condition of approval under FOF 20, Site Plan Review: Structure
Scale, to reduce the scale of the proposed development within 25 feet of the east
property line. The proposed unit lots would be compatible with existing surrounding
uses provided the condition of approval is complied with.
22. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting a Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys,
to modify the required street improvements on the street frontage of Aberdeen Ave NE (Exhibit 17).
Aberdeen Ave NE is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is
approximately 60 feet. To meet the City’s complete street standards for Collector Arterial streets, a
minimum ROW of 83 feet is required, which would require a dedication of 20.5 feet of ROW for the
City of Renton Department of Community & Economic Development
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proposed project. Per RMC 4-6-060, half street improvements shall include a pavement width of 46 feet
(23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm
drainage improvements. The applicant is requesting a street modification for cross section changes to the
Aberdeen Ave NE frontage improvements, to allow for a 6-foot wide planter strip and 5-foot wide sidewalk,
resulting in a 4.5-foot ROW Dedication (pending final survey) in lieu of the full half street standards.
Whenever there is a practical difficulty involved in carrying out the provisions of this Title IV, the applicant
may request a modification of the standards, provided the Criteria for modification identified in RMC 4-9-
250.D.2 is satisfied. The proposal is in compliance with the modification criteria; therefore, staff is
recommending approval of the requested modification, per the following:
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 that the proposed street modification request
implements the policy direction of the Comprehensive Plan Land Use Element and the
Community Design Element and is the minimum adjustment necessary to implement
these policies and objectives.
Staff agrees that the Community Design Element of the Comprehensive Plan has
applicable policies listed under a separate section labeled, Promoting a Safe, Healthy,
and Attractive Community. These policies address walkable neighborhoods, safety, and
shared uses. The intent of the policies are to promote new development with walkable
places that support grid and flexible grid street and pathway patterns, and are visually
attractive, safe, and healthy environments. The requested street modification is
consistent with these policy guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
Staff Comment: The City’s Public Works Transportation section and Economic
Development section have reviewed Aberdeen Ave NE and the surrounding area and
have determined that the modified collector arterial street section is more suitable for
the portion of Aberdeen Ave NE adjacent to the site. The section of Aberdeen Ave NE
along the development site is designated as a Neighborhood Greenway (Bicycle
Boulevard) in the current update to the Renton Trails and Bicycle Master Plan. A
Greenway would not include bike lanes but could include traffic calming, signage, and
pavement marking improvements to encourage bicycle travel. A minimum 36-foot
width roadway is required to provide two travel lanes with parking on each side. The
modification request proposed along the property frontage will provide a 42-foot wide
paved roadway, providing the required paved width. In addition, the existing properties
to the north and south provide 5-foot sidewalks along the street frontage, which is less
than the 8-feet required by code, The property to the south includes a 4-foot planter
between the curb and the sidewalk, with no street trees. The property to the north
includes no landscape strip between the curb and the sidewalk. The requested
modification to allow for a 6-foot wide planter strip and 5-foot wide sidewalk, rather
than the code-required 8-foot wide planter strip and 8-foot wide sidewalk, will be more
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consistent with the surrounding neighborhood and will result in a smoother sidewalk
transition and realignment.
City staff agrees that the modified frontage improvements along Aberdeen Ave NE will
meet the transportation needs of the surrounding area and maintain the objectives of
function, safety and appearance, as required by code.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
Staff Comment: The proposed modified half-street improvements along Aberdeen Ave
NE provide for safe vehicular and pedestrian travel. There are no identified adverse
impacts to other properties from the requested modification.
d. Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
23. Unit Lot Drive Modification Analysis: The applicant is requesting a modification from RMC 4-6-060K (See
Exhibit 23), Unit Lot Drives, in order to allow twelve (12) unit lots to access from the proposed unit lot drive,
rather than the standard maximum of nine (9) unit lots. In addition, the applicant requests to reduce the
required landscape strip along the unit lot drive to 4.5 feet rather than the eight feet (8’) required by code,
as well as eliminate the five foot (5') wide sidewalk required along one side of the unit lot drive. The
applicant proposes that the pedestrian easement provided along the front entries of the units provides
adequate pedestrian access in lieu of the unit lot drive sidewalk. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as noted
below:
Compliance Modification Criteria and Analysis
Compliant if
condition of
approval is
met
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 that the request to allow twelve (12) unit lots
to access from the proposed unit lot drive, rather than the standard maximum of nine
(9) unit lots, is consistent with the policies and objectives of the Comprehensive Plan by
supporting compact urban development to improve health outcomes, support transit
use, maximize land use efficiency, and maximize public investment in infrastructure and
services.
Staff concurs that the proposed modification would meet the policies and objective of
the Comprehensive Plan, provided the condition of approval as noted below under
criterion b. is met.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
Staff Comment: The applicant contends that, while this modification request involves
the removal of a sidewalk and reduction in the standard landscaping strip required by
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RMC 4-6-060K, a pedestrian pathway located along the landscaped southern project
boundary will replace the standard sidewalk, which will be more aesthetically pleasing
and safer for pedestrians as it will be removed from motorized traffic. The applicant
also states that, while the modification requests to reduce the required landscape strip
along the unit lot drive to 4.5 feet rather than the eight feet (8’) required by code, the
proposed landscaping strip will be vegetated with dense vegetative screening to
improve the appearance of the unit lot drive and to screen the proposed units from the
neighboring townhomes to the north. The proposed vegetative screening includes a
mixture of trees, shrubs, and groundcover, including Cascara trees, Golden Mexican
Mock Orange shrubs, Charity Mahonia shrubs, and Kinnikinnick groundcover.
Based on the provided conceptual landscape plan (Exhibit 5) the applicant also proposes
groundcover and tall species shrubs (Heavenly bamboo and Greenspire Upright
Euonymus) between each garage driveway entrance, which will help reduce the visual
impact of the townhome garage doors as seen from the public street.
The applicant states that the modification request is necessary due to space concerns
and fire access requirements.
However, staff does not agree the proposed removal of the required sidewalk on one
side of the unit lot drive is consistent with the safety objectives intended by the code
standards. While a pedestrian easement is proposed along the south property line that
would provide pedestrian opportunities from the unit front doors to the common open
space tracts and public street, it is anticipated that the townhome residents will
continue to also use the unit lot drive for pedestrian needs, in addition to the pedestrian
easement. While staff agrees that a minimum 20-foot wide paved surface is needed for
this project to meet fire access needs, staff believes that a more clearly defined walking
path along the unit lot drive is necessary to reduce or prevent pedestrian and vehicle
conflicts. Therefore, staff recommends as a condition of approval that the applicant
include a minimum four foot (4-foot) wide sidewalk, within the 20-foot wide paved
section flush with the unit lot drive asphalt, along the full length of the unit lot drive.
The sidewalk shall be a different color and surface material than the unit lot drive
asphalt surface, and shall be differentiated by a stamped decorative pattern. The
applicant shall provide a unit lot drive sidewalk color and pattern design proposal for
review and approval by the Current Planning Project Manager, prior to Civil
Construction Permit Issuance.
In addition, while staff agrees that space concerns prevent the full installation of an
eight-foot (8’) planter strip along the unit lot drive, the lot width does provide adequate
room for a 16 foot wide unit lot drive (with a four-foot (4’) wide sidewalk flush with the
unit lot drive paved surface), a 0.5 foot curb along the north end of the unit lot drive,
and a five-foot (5’) wide landscape strip, rather than a 4.5-foot wide landscape strip.
Therefore, staff recommends as a condition of approval that the applicant provide a
minimum five-foot wide landscape strip along the full length of the unit lot drive (north
side), as well a 0.5-foot curb between the unit lot drive and the landscape strip. The
applicant shall show the revised unit lot drive landscape strip and 0.5-foot curb on the
final detail landscape plan, for review and approval by the Current Planning Project
Manager, prior to Civil Construction Permit issuance.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
Staff Comment: It is not anticipated that the requested modification will have any
negative impact to other properties in the vicinity.
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VEK on Aberdeen Townhomes Plat
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d. Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
24. Open Space Modification Analysis: The applicant is requesting a modification from RMC 4-2-115 in order
to exceed the maximum slope of five percent (5%) permitted in common open space areas (Exhibit 24).
The applicant is requesting a maximum slope of seven percent (7%) within the common open space Tract
D. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2.
Whenever there is a practical difficulty involved in carrying out the provisions of this Title IV, the applicant
may request a modification of the standards, provided the Criteria for modification identified in RMC 4-9-
250.D.2 is satisfied. The proposal is in compliance with the modification criteria; therefore, staff is
recommending approval of the requested modification, per the following:
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 that the proposal implements the policies and
objectives of the Comprehensive Plan Land Use Element and the Community Design
Element by being located in an area that already consists of multi-family residences,
minimizing grading and steep slope impacts, preserving natural landforms and
vegetation, and providing native plantings for sun/shade in a recreation area.
Staff agrees that the Land Use Element of the Comprehensive Plan includes policies,
such as Policy L-55 and Policy L-29, which promote the preservation of natural
landforms, existing vegetation, distinctive stands of trees and canopy coverage, and
natural slopes. The intent of these policies is to encourage new development that
provides scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods. The requested open space
modification is consistent with these policy guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
Staff Comment: The applicant states that the common open space Tract D contains the
steep slope buffer for the steep slope contained in the Native Growth Protection Area
(NGPA) Tract F. Tract D is located between the NGPA, Tract F, and the developable
portion of the site. In its existing condition, the majority of Tract D has a slope of five
percent (5%) or less; however, a small area around the significant trees proposed to be
retained gently slopes to a grade of approximately seven percent (7%) at its steepest
point. The applicant contends that regrading the slope buffer area to less than 5
percent would require removing existing trees within Tract D, which include one 32
caliper inch Douglas Fir and five Big Leaf Maple trees. The applicant states that some
grading is proposed around the driplines of the retained trees, under the supervision of
a certified and qualified arborist to ensure trees remain protected. The applicant asserts
that it is not feasible to both preserve existing significant trees along the top of slope
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
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and also provide a maximum slope of five percent (5%) within the common open space
as required by code.
Staff concurs the proposed modification would closely meet the intent of the code
standard, which is to ensure usable and functional common open space for the purposes
of recreational activity, while also preserving existing, mature tree canopy coverage.
Therefore, it is anticipated that the requested modification will meet the objectives of
function, appearance, and maintainability intended by the code requirements.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
Staff Comment: It is not anticipated that the requested modification will have any
negative impact to other properties in the vicinity, and in fact, preservation of the
existing, mature canopy coverage may enhance the character of the community.
d. Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
25. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, McKnight Middle School and Hazen High School. Any new students from
the proposed development would be bussed to their schools. The bus stop for both
Kennydale Elementary and Hazen High School is located at 975 Aberdeen Ave NE,
approximately 0.02 miles from the project site. Students would walk north along the
existing sidewalk on Aberdeen Ave NE to the bus stop on the west side of the street.
The bus stop for McKnight Middle School is located at the corner of Sunset Blvd NE and
Aberdeen Ave NE, approximately 0.05 miles from the project site. Students would walk
south along the existing sidewalk on Aberdeen Ave NE to the northwest corner of
Sunset Blvd NE and Aberdeen Ave NE. The proposed project includes the installation of
frontage improvements along Aberdeen Ave NE frontages, including sidewalks. The
existing sidewalks in the area provide a safe walking route to both bus stops.
A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is
payable to the City as specified by the Renton Municipal Code. Currently the fee is
assessed at $4,989.00 per multi-family residence. Assessed fees are based on the City
of Renton Fee Schedule. The fee is paid at time of Building Permit issuance.
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $1,977.62. Assessed fees are based on the City of Renton Fee Schedule.
The fee is paid at time of Building Permit issuance.
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
Staff Report to the Hearing Examiner
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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 16.
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 17.
3. The proposed Unit Lot Subdivision complies with the Residential Design and Open Space Standards
provided the applicant complies with City Code and conditions of approval, see FOF 18.
4. The proposed Unit Lot Subdivision complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 19.
5. The proposed Unit Lot Subdivision complies with the Site Plan Review criteria provided the applicant
complies with City Code and conditions of approval, see FOF 20.
6. The proposed Unit Lot Subdivision complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 21.
7. The proposed Unit Lot Subdivision complies with the street standards as modified in FOF 22 and as
established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 21.
8. The proposed Street Modification complies with the Modification criteria provided the applicant complies
with City Code and conditions of approval, see FOF 22.
9. The proposed Unit Lot Drive Modification complies with the Modification criteria provided the applicant
complies with City Code and conditions of approval, see FOF 23.
10. The proposed Open Space Modification complies with the Modification criteria provided the applicant
complies with City Code and conditions of approval, see FOF 24.
11. There are safe walking routes to the school bus stops, see FOF 25.
12. There are adequate public services and facilities to accommodate the proposed Unit Lot Subdivision, see
FOF 25.
13. Key features, which are integral to this project include the proposed shrubs and groundcover between
each unit garage entrance, as well as the following site amenities: a horseshoe pit, a fire pit with seating,
one (1) covered barbeque, a dog bag receptacle, five (5) benches throughout the development, two (2)
picnic tables, one (1) large 16-foot by 16-foot (16’x16’) concrete chessboard, and a Stormwater
detention facility located entirely underground.
J. RECOMMENDATION:
Staff recommends approval of the VEK on Aberdeen Townhomes Plat Unit Lot Subdivision, File No. LUA19-
000280, PP, SA-A, ECF, MOD, MOD, MOD, as depicted in the Preliminary Plat Plan (Exhibit 4), subject to the
following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated April 5, 2021.
2. The applicant shall submit a final detailed wetland mitigation plan, for review and approval by the Current
Planning Project Manager, prior to Civil Construction Permit issuance.
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
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3. The applicant shall submit a final detailed landscape plan, consistent with RMC 4-8-120 and RMC 4-4-070,
for review and approval by the Current Planning Project Manager, prior to Civil Construction Permit
issuance. The final detailed landscape plan shall identify all utility box locations and any utility boxes that
are visible to the public shall be screened with berms and/or landscaping. In addition, the final detailed
landscape plan shall demonstrates compliance with the City Approved Tree List for street trees and
minimum tree spacing standards.
4. The final detailed landscape plan shall indicate the location of all new or replaced fences on the project
site and demonstrates compliance with the maximum fence height requirements. The applicant shall
identify the location of the required permanent, split rail fencing (with required signage) for the native
growth protection area containing critical area and buffers. In addition, the applicant shall either revise
the proposed retaining walls to comply with maximum height requirements, or the applicant shall submit
a Modification application to request the proposed retaining walls to exceed the maximum height
requirements. The revised or modified retaining wall plans shall include the proposed materials. The
revised plans shall be reviewed and approved by the Current Planning Project Manager, prior to Civil
Construction Permit issuance. Any retaining wall height modification shall be issued prior to Civil
Construction Permit issuance.
5. The applicant shall submit a request for a Critical Area Letter of Exemption for the installation of the storm
drainage line within the geologic hazard area, and stream and wetland buffers areas. The request for
Critical Area Letter of Exemption shall identify how it meets the exemption criteria for the installation of
the storm drainage line within the stream and wetland buffer areas. If it is determined the action is not
exempt, the applicant shall receive approval via a separate critical areas permit, variance, or other
applicable permit prior to Civil Construction Permit issuance, or the applicant shall design an alternative
method of conveyance that does not require the encroachment into the stream and wetland buffers. The
exemption request shall be reviewed and issued prior to or concurrent with the Civil Construction Permit
issuance.
6. The applicant shall submit revised plans with the Building Permit or Civil Construction Permit application
identifying the location of code compliant bicycle parking meeting the standards of RMC 4-4-080.F.11.
The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to
Building Permit or Civil Construction Permit approval.
7. A lighting plan shall be provided at the time of Building Permit review for review and approval by the
Current Planning Project Manager. To ensure safety and avoid excessive brightness pedestrian scale
lighting should be provided on the primary entries of each unit as well as along the pedestrian walkways
as necessary to provide sufficient lighting for pedestrian safety but shall also be designed to minimize light
spill and glare onto adjoining properties.
8. The applicant shall either obtain verification from Republic Services that they can drive down the unit lot
drive to pick-up each individual container, or the applicant shall identify a location for a refuse and
recycling pick-up location in compliance with RMC 4-4-090. The applicant shall demonstrate compliance
with the minimum container size for refuse and recycling, and approved pick-up location(s), in compliance
with RMC 4-4-090, prior to Civil Construction Permit issuance.
9. The applicant shall submit a separate detailed plan set identifying the location and screening provided for
all surface and roof top utility/mechanical equipment with the Building Permit application. The plan set
shall be reviewed and approved by the Current Planning Project Manager prior to Building Permit
approval.
10. The applicant shall submit revised architectural plans at the time of Building Permit application, for review
and approval by the Current Planning Project Manager, that demonstrate compliance with the minimum
250 square feet of private yard space for each unit, outside of the required pedestrian easement. In
addition, the applicant shall either submit a modification request to allow for the roof top decks to qualify
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
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as private yard space, for review and approval by the Current Planning Project Manager, prior to Building
Permit application, or the applicant shall revise the plan to comply with private yard space on the ground
floor.
11. Compliance with the maximum three-story limit and maximum 32-foot wall plate height shall be
maintained for the proposed townhome development within 25 feet of the front yard (east) property line.
Outside of the first 25 feet from the front (east) property line, the townhomes may increase to four stories,
with a maximum wall plate height of 42 feet.
12. The applicant shall submit a revised primary entry proposal for Unit Lot 1 that demonstrates clear direct
connection to the public side walk from the front door. The applicant shall submit the revised architectural
plans demonstrating compliance for review and approval by the Current Planning Project Manager, prior
to Building Permit issuance.
13. The balcony railings for the proposed structures shall be mostly transparent. In addition, two different
roof colors and two different color pallets shall be used for the two structures. A materials board
showing the two color palettes, coded to the exterior building elevations, shall be provided to the
Current Planning Project Manager for review and approval, prior to Building Permit issuance.
14. The applicant shall provide details regarding the site amenities, including the design, color, and brand for
the proposed seating, barbeque and cover, picnic tables, as well as the tinted color for the proposed
chessboard, for review and approval by the Current Planning Project Manager, prior to Building Permit
issuance.
15. The applicant shall clearly demonstrate compliance with the maximum five percent (5%) slope for Tract
C, prior to Civil Construction Permit issuance. Furthermore, the applicant shall revise the proposed
chessboard to be level and designed with tinted concrete, rather than painted concrete. If the concrete
chessboard cannot be revised to be level, the applicant shall provide a different recreational amenity
alternative to the Current Planning Project Manager for review and approval, prior to Civil Construction
Permit issuance.
16. The applicant shall revise the concrete area within Tract C to utilize 2-foot by 2-foot (2’x2’) scored
concrete, compliant with emergency vehicle apparatus requirements, to match the other areas of the
tract and the wheel stops and curb shall be removed. The revised common open space design stall be
submitted for review and approval by the Current Planning Project Manager, prior to Civil Construction
Permit issuance.
17. The applicant shall revise the proposed pedestrian connection to the open space Tract D to create and
show clear pedestrian connection and eliminate obstructions to the tract. The applicant shall demonstrate
compliance with the required pedestrian connection to the common open space tracts for review and
approval by the Current Planning Project Manager prior to of Civil Construction Permit issuance.
18. The applicant shall include a minimum four foot (4-foot) wide sidewalk, within the 20-foot wide paved
section flush with the unit lot drive asphalt, along the full length of the unit lot drive. The sidewalk shall
be a different color and surface material than the unit lot drive asphalt surface, and shall be differentiated
by a stamped decorative pattern. The applicant shall provide a unit lot drive sidewalk color and pattern
design proposal for review and approval by the Current Planning Project Manager, prior to Civil
Construction Permit Issuance.
19. The applicant shall provide a minimum five-foot wide landscape strip along the full length of the unit lot
drive (north side), as well a 0.5-foot curb between the unit lot drive and the landscape strip. The applicant
shall show the revised unit lot drive landscape strip and 0.5-foot curb on the final detail landscape plan,
for review and approval by the Current Planning Project Manager, prior to Civil Construction Permit
issuance.
City of Renton Department of Community & Economic Development
VEK on Aberdeen Townhomes Plat
Staff Report to the Hearing Examiner
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Report of May 11, 2021 Page 45 of 45
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20. The applicant shall record an access easement on the face of the plat to encumber the entirety of Tract B
and the hammerhead turnaround in Tract C. The easement shall prohibit any temporary or permanent
physical obstructions within the easement including, but not limited to, the parking of non-emergency
vehicles. The applicant shall install one “No Parking” sign on each side of the pavement within the
turnaround, prior to plat recording.
21. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and
landscaping in the common space tracts and any and all other common improvements. A draft of the HOA
documents shall be submitted to, and approved by, the Current Planning Project Manager prior to
recording of the Unit Lot Subdivision. Such documents shall be recorded concurrently with the Unit Lot
Subdivision.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
VEK on Aberdeen Townhomes Plat
Land Use File Number:
LUA19-000280, PP, SA-A, ECF, MOD, MOD, MOD
Date of Hearing
May 11, 2021
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Nicole Mecum, PE
Encompass Engineering and
Surveying
165 NE Juniper St., Suite 201,
Issaquah, WA 98027
Project Location
957 Aberdeen Ave NE
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report
Exhibit 20: Staff Report to the Hearing Examiner
Exhibit 21: Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 22: Project Public Meeting Notice
Exhibit 23: Unit Lot Drive Modification Justification
Exhibit 24: Open Space Modification Justification
Exhibit 25: Density Worksheet
Exhibit 26: Townhome Color Rendering
Exhibit 27: Traffic Concurrency Test dated April 27, 2021