HomeMy WebLinkAboutDOE2_D_Shoreline_Management_Permit_210414DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Admin Report_Rogolo_210414_v5_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 14, 2021
Project File Number: PR20-000209
Project Name: Rogolo Townhomes
Land Use File Number: LUA20-000180, ECF, SA-A, SSDP, MOD
Project Manager: Alex Morganroth, Senior Planner
Owner/Applicant/Contact: Joe Bernasconi / PO Box 1343, Renton WA 98057 / JoeB@Windermere.com
Project Location: 82 Williams Ave S
Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental
(SEPA) Review, a Shoreline Substantial Development Permit, and a Modification
in order to construct an 11,096 sq. ft., three-story residential structure with six
attached dwellings (flats) and structured parking. The subject site is located at 82
Williams Ave S (APN 0007200147) and is in the Center Downtown (CD) zone and
Urban Design District A overlay. The site is designated Commercial Mixed Use
(CMU) in the Comprehensive Plan Land Use Map. The site is 6,000 sq. ft. (0.14
acres) in size. An existing single-family home and associated detached garage is
proposed for removal. The ground floor of the proposed structure would consist
of vehicle parking, storage, and mechanical equipment. The two floors above
would include six (6) attached residential units and would yield a net density of
approximately 42 du/ac. Access to the site would be via a single driveway off of
Williams Ave S. Critical areas mapped on the site include a High Seismic Area,
Wellhead Protection Area Zone 1 and the Cedar River Reach B Regulated
Shoreline - High Intensity area. No trees are proposed for removal as a result of
the project. The applicant is requesting a street modification to retain the
existing ROW width and improvements. The applicant submitted a SEPA
Checklist, Drainage Report, Geotechnical Report, and Shoreline Impacts Memo
with the application.
Site Area: 0.14 ac
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 2 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
B. EXHIBITS:
Exhibits 1-12: As shown in the ERC Report
Exhibit 13: Administrative Staff Report
Exhibit 14: SEPA Determination
Exhibit 15: Utility Plan
C. GENERAL INFORMATION:
1. Owner(s) of Record: Joe Bernasconi, PO Box 1343, Renton WA 98057
2. Zoning Classification: Center Downtown (CD)
Urban Design District A
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Single-family house and associated detached garage
5. Critical Areas: High Seismic Hazard, Wellhead Protection Area Zone 1,
Cedar River Reach B Regulated Shoreline - High
Intensity Overlay
6. Neighborhood Characteristics:
a. North: Multi-family Residential; Center Downtown (CD) Zone
b. East: Single-family Residential; Center Downtown (CD) Zone
c. South: Single-family Residential; Center Downtown (CD) Zone
d. West: Single-family Residential; Center Downtown (CD) Zone
7. Site Area: 0.14 ac
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Incorporation N/A 0 09/06/1901
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
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
in Williams Ave S that can deliver a maximum flow rate of 4,600 gallons per minute (GPM).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity wastewater
main flowing south to north on the east side of the parcel within an existing public utility easement
c. Surface/Storm Water: An existing 8-inch stormwater main is located in Williams Ave N. No
stormwater conveyance systems are located on the site.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 3 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
2. Streets: The proposed development fronts Williams Ave S along the West property line. Williams Ave S is
classified as a Minor Arterial street. Existing right-of-way (ROW) width, according to the King County
Assessor Map, is 60 feet. There is an existing sidewalk (approximately 5 ft wide) and planting strip
(approximately 5 ft wide) along the property frontage.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110B: Development Standards for Commercial Zoning Designations
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-090: Shoreline Master Program Regulations
c. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 8 Permits – General and Appeals
6. Chapter 9 Permits – Specific
a. Section 4-9-200 Master Plan and Site Plan Review
b. Section 4-9-250 Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Shoreline Management Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July 29,
2020 and determined the application complete on the same day. The project was placed on hold on
August 17, 2020 and taken off hold on October 23, 2020. On December 12, 2020, the project was re-
noticed due a clerifcal error on the original Notice of Application.
2. The project site is located 82 Williams Ave S.
3. The project site is currently occupied by a single-family home and associated detached garage.
4. Vehicle access to the site would be provided via a single driveway off Williams Ave S.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 4 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Center Downtown (CD) zoning classification.
7. There are no trees located on-site. One street tree within the Williams Ave S ROW adjacent to the site
would be retained as part of the project.
8. The site is mapped with a High Seismic Hazard Area and Wellhead Protection Area Zone 1. The
northeastern portion of the site is located in the Cedar River Reach B Regulated Shoreline - High Intensity
overlay.
9. Approximately one cubic yard of material would be cut on-site and approximately 88 cubic yards of fill is
proposed to be brought into the site.
10. The applicant is proposing to begin construction in summer of 2021 and end in the spring of 2022.
11. Staff received no public comment letters.
12. Staff received one agency comment from the Duwamish Tribe related to the potential discovery of
Native American cultural artifacts.
13. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on November 23, 2020, the Enviornmental Review Committee issued a Determination of Non-
Significance – Mitigated (DNS-M) for the Rogolo Townhomes project (Exhibit 14). A 14-day appeal period
commenced on November 24, 2020 and ended on December 8, 2020.
14. Based on analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
a. The applicant shall submit an updated geotechnical report by Associated Earth Sciences, Inc.
that is consistent with applicable codes in effect at the time of building permit application. The
applicant shall comply with the recommendations of the updated geotechnical report or future
addenda.
b. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found
all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the
owner/developer shall immediately notify the City of Renton planning department, concerned
Tribes’ cultural committees, and the Washington State Department of Archeology and Historic
Preservation.
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,
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 Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The proposal is
consistent with the following goals and policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 5 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
✓
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.
✓
Policy L-37: 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.
✓ 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-49: Address privacy and quality of life for existing residents by considering scale
and context in infill project design.
✓
Policy L-51: Respond to specific site conditions such as topography, natural features, and
solar access to encourage energy savings and recognize the unique features of the site
through the design of subdivisions and new buildings.
✓ Policy L-53: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
✓ Policy L-55: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
17. Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to provide
a mixed-use urban commercial center serving a regional market as well as high-density residential
development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and
recreation and entertainment uses. The proposal is compliant with the following development standards,
as outlined in RMC 4-2-120B, if all conditions of approval are met:
Compliance CD Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Use: Attached Dwellings - Flats
Staff Comment: The applicant proposes to construct six (6) new attached flats. RMC
4-2-060 Zoning Use Table allows Attached Dwellings - Flats in the CD zone subject to
RMC 4-2-080A.6 (Condition #6) which states: Standalone residential buildings are
permitted in the CD Zone outside of the Downtown Business District CD Zone outside
of the Downtown Business District, provided residential amenity space and/or lobby
space is provided on the ground floor along the street frontage.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 6 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
The applicant’s proposal includes a common mail collection room along a portion of
the front (west) façade with a total size of 60 sq. ft. The room spans approximately
one-third of the front façade and does not provide any interior access to the rest of
the building. Although functional for the purposes of delivering and picking up mail,
the room has limited usability as an amenity due to its small size and does not
provide any meaningful space for other activities, as required by condition #6 of RMC.
In order to meet the intent of the code, to provide an active amenity space that
encourages ground-level activity along the street frontage, the proposed
lobby/amenity space needs to be enlarged. In addition, the space should be
architecturally integrated into the larger building by incorporating a pitched or shed.
Therefore, staff recommends as a condition of approval that the applicant redesign
the lobby/amenity space to increase the size and allow space for an additional
amenity such as a sitting area, coffee bar, or similar. The width of the lobby/amenity
space shall be at least 2/3 of the total width of the front façade. In addition, the
space shall incorporate a pitched or shed-style roof that matches the primary roof
forms used on the rest of the building. The final design of the amenity/lobby space
shall be reviewed and approved by the Current Planning Project Manager at the time
of formal building permit application review.
✓
Density: The density range permitted in the CD zone is a minimum of 75.0 up to a
maximum of 150.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements. The minimum density requirements shall not apply to the subdivision
and/or development of a legal lot 1/2 acre or less in size as of March 1, 1995. Density
may be increased to 150 dwelling units per net acre subject to Administrative
Conditional Use approval. An assisted living bonus of 1.5 times the maximum density
may be allowed subject to conditions of RMC 4-9-065.
Staff Comment: At the time of application acceptance for the Shoreline Substantial
Development Permit (SSDP), the density range permitted in the CD zone was a
minimum of 25 dwelling units per net acres up to a maximum of 100 dwelling units per
acre. Due to the acceptance of a SSDP, the project is vested to the code in effect at the
time of application. The net area of the property is 6,000 square feet or 0.14 acres. The
proposed project would include six (6) new dwelling units yielding a net density of 42.9
du/ac. Therefore, the project complies with the density requirements for the CD zone
in effect at the time of formal complete application.
N/A
Lot Dimensions: There are no minimum lot size, width, or depth requirements in the
CD zone.
Staff Comment: Not applicable.
✓
Setbacks: There is no minimum front yard setback. The maximum front yard setback
is 15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum secondary front yard setback. The maximum secondary front yard setback
is 15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum rear yard setback, unless the lot abuts a lot zoned residential, then there
shall be a 15-foot landscaped strip or a 5-foot wide sight-obscuring landscaped strip
and a solid 6-foot high barrier used along the common boundary. There is no minimum
side yard setback.
Staff Comment: The proposed building will have a 1.1-foot front yard (west) setback.
The rear yard (east) would have a 7.1-foot setback. Side yards include a 5-foot setback
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 7 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
on the south side and 19-foot setback on the north side. No residential zones are
abutting the subject property to require a landscape strip or barrier along the common
boundary.
✓
Building Standards: There is no maximum building coverage requirement in the CD
zone. The maximum building height permitted is 95 ft., except when abutting a
residential zone, then the maximum height is 20 feet more than the maximum height
allowed in the abutting residential zone.
Staff Comment: No residential zones abut the subject property. The tallest point of the
proposed building is 37.45-feet measured at the top of the shed roof, however most of
the building’s roofline is at 35.5-feet (Exhibit 4). The subject property is located within
an Airport Influence Area and Traffic Pattern Zone (Zone 6) for the Renton Municipal
Airport. The nearest airport height restriction contour is 182-feet. The ground elevation
of the site is approximately 39-feet. The result would be an airport height restriction of
143-feet. Based on the provided elevations the proposed building would be well under
the airport height restriction.
✓
Landscaping: New and existing development in the CD zone is subject to the following
landscaping code subsections: Street Trees and Landscaping Required Within the
Right-of-Way on Public Streets; Parking Lots; and Maintenance. The applicant would
be required to provide street trees and landscaping within the right-of-way
established according to the street development standards of RMC 4-6-060.
Staff Comment: The applicant’s submitted landscape plan (Exhibit 5) provides for the
planting of four (4) new trees/shrubs in the front yard including two small flowering
shrubs and two 6-foot tall White Pines. The applicant’s utility plan (Exhibit 15)
proposes to retain the existing deciduous street located in the planter strip.
The applicant proposes foundation level landscaping along the building’s street side
frontage and a planter integrated into the facade located adjacent to the entry. Both
features improve the aesthetic of the front building façade and adds visual interest at
eye level. Additional at-grade planting including a mix of shrubs and flowers is located
around the perimeter of the site that provides minor screening and creates potential
for stormwater infiltration in an area that would otherwise be paved with asphalt. All
parking would be located within the building; therefore no parking related landscaping
would be required.
The applicant would be required to submit a Detailed Landscape and Irrigation Plan
with the building permit submittal that provides location, size, quantity, planting
details, and other applicable items as set forth in the RMC 4-8-120 submittal
requirements.
N/A
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 8 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: No existing trees are located on the site.
Compliance
not yet
demonstrated
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall
be enclosed so as to be screened from public view.
Staff Comment: According to the applicant, no surface or rooftop mounted equipment
is proposed. If equipment is proposed, the applicant would be required to 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, which would be reviewed and approved by the Current Planning Project
Manager prior to building permit approval.
Compliant if
Condition of
Approval is
Met
Refuse and Recycling: A minimum of one and one-half (1-1/2) square feet per dwelling
unit in multi-family residences shall be provided for recyclables deposit areas, except
where the development is participating in a City-sponsored program in which
individual recycling bins are used for curbside collection. A minimum of three (3)
square feet per dwelling unit shall be provided for refuse deposit areas. A total
minimum area of eighteen (18) square feet shall be provided for refuse and recyclables
deposit areas.
Staff Comment: The applicant has proposed to utilize individual refuse and recycling
cans to be stored within the individual parking areas. However, details of the individual
parking garages potential capacity for additional usage was not provided with the land
use application. Therefore, staff recommends as a condition of approval, the applicant
submit detailed specifications of the areas within the individual garages for refuse and
recycling area to confirm compliance with the code. The specifications shall be
reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
✓
Parking: All parking shall be provided in the rear portion of the yard, with access taken
from an alley, when available. Parking shall not be located in the front yard, nor in a
side yard facing the street nor rear yard facing the street. Parking may be located off-
site or subject to a joint parking requirement. Parking regulations require that a
minimum of one (1) space per residential unit.
Staff Comment: The applicant has proposed the provision of six (6) structured parking
spaces on the ground floor of the proposed building. Each unit would have access to
one parking space. The parking area would face towards the south side yard and would
be mostly screened from the street by a combination of landscaping, architectural
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City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 9 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
features, and individual garage doors with glazing. Therefore, the proposal complies
with the parking requirements for attached units in the CD zone.
✓
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No new fences or retaining walls are proposed as part of the project.
If fencing or retaining walls are proposed at a later date, they would be reviewed for
compliance with the standards by the Current Planning Project Manager at the time of
building permit application review.
18. Design Standards: The project site is located within Design District ‘A’. The following table contains
project elements intended to comply with the standards of the Design District ‘A’ Standards and
guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of
the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility
from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as
with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The separation from abutting properties and relatively low maximum
height of the proposed new building (approximately 38 feet) would allow light to
reach adjacent properties to the north, south, and west. Due to the larger size of the
building, some shading impacts are expected, but impacts are not expected to go
beyond those typically created by mixed use or standalone residential projects in the
CD zone.
Compliance
not yet
demonstrated
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The proposed building is oriented to Williams Ave S and contains an
entry, weather protection, and large windows to help provide a visual connection to
the public realm. Although the connection between the public sidewalk and entryway
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City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 10 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
to the lobby space is clear, the proposed entry faces south towards the drive aisle
instead of towards the street. See comment and condition below.
Compliant if
condition of
approval is
met
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The proposed front entry faces south toward the drive aisle and does
not orient towards the street. Therefore, staff recommends as a condition of approval
that the applicant redesign the front entry to be oriented towards the street.
Compliance with the front entry orientation requirement would be reviewed and
approved by the Current Planning Project Manager at the time of building permit
application review.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: No residential uses are proposed at the street level.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: As proposed, the entrance faces to the south towards the proposed
drive aisle. See comment and condition of approval above under ‘Building Location and
Orientation”.
Compliance
not yet
demonstrated
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: The proposed entryway is highlighted through the use of a brick
façade, metal awning for weather protection, and wall scone accent lights. As
discussed above, staff recommends the applicant be required to redesign the front
entry way so as to face Williams Ave S. If the same architectural features are utilized
as part of the redesigned entry way, the proposal would comply with the primary
entrance standard.
Compliant if
condition of
approval is
met
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than
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City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 11 of 45
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thirty feet (30') in height shall also ensure that the weather protection is proportional
to the distance above ground level.
Staff Comment: The building entry to the lobby area clearly marked as it is protrudes
from the street façade. A metal canopy provides weather protection and is
approximately 10-feet above the ground elevation. Wall light sconces are provided on
sides of the protruding entrance. Planters and foundational landscaping are provided
around the west and north perimeter of the entryway.
Further details are needed to ensure weather protection meets the design intent,
therefore staff recommends as a condition of approval that the applicant be required
to provide specifications for the metal canopy that confirms the weather protection
extends at least 4.5-feet from the building’s façade. The specifications shall be provided
with the building permit application for review and approval by the Current Planning
Project Manager prior to approval.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Not applicable. No parking lot is proposed with the building.
Compliance
not yet
demonstrated
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: See comment and condition above regarding entry orientation.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable. The project will result in a single building on the subject
property.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable. No ground floor residential units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments;
or
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Administrative Report & Decision
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3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The proposed building includes a substantial number of façade
modulations and articulating elements that help reduce the perceived bulk of the
11,000 sq. ft. building. In addition, the variety of roof forms proposed help reduce the
scale of the building as well as increase solar exposure to the abutting neighbors and
provide a high level of visual interest. While taller than the surrounding buildings, the
approximately 38-foot tall building is significantly shorter than the maximum height
allowed in the CD zone that other, future developments may utilize.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them
from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other
abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an
enclosure with fencing that is made of quality materials. Service areas not adjacent to streets, pathways,
or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition to or as part
of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: Service elements will be located in the building’s parking garage and
accessed via the abutting on-site driveway thereby minimizing impacts to the
pedestrian environment and adjacent uses.
N/A
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: No exterior enclosures are proposed as the refuse and recycling bins
would be located in the individual parking garages.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: Not applicable. See comment above
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: Not applicable. See comment above
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various
modes of transportation, including public mass transit, in order to reduce traffic volumes and other
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 13 of 45
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impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the
impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street
frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of
parking lots; and use access streets and parking to maintain an urban edge to the district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
N/A
Standard: Parking shall be located so that no surface parking is located between:
(a) A building and the front property line; and/or
(b) A building and the side property line (when on a corner lot).
Staff Comment: No surface parking is proposed.
N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See comment above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable. Ground floor commercial uses proposed.
✓
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: The individual garage entries do not face the front façade. The
proposed front façade is pedestrian oriented.
N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
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Report of April 14, 2021 Page 14 of 45
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Staff Comment: Not applicable.
✓
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: The entries to the individual garages are oriented towards the south
side yard.
✓
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: The proposed individual parking garages are oriented south away from
the street and are recessed under the building. In addition, garage doors with glazing
area proposed to provide additional screening of the parking area.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h)Other treatments that meet the intent of this standard...
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian
mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: The proposed individual garages would be accessed via a main
driveway off of Williams Ave S. No alleys are available for access.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 15 of 45
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Staff Comment: A single main driveway would access Williams Ave S via an existing curb
cut. A single curb cut utilized by all six (6) units will minimize impacts to pedestrian
circulation on the adjacent sidewalk.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building entrances;
make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk
between businesses, on sidewalks, to and from access points, and through parking lots; and promote the
use of multi-modal and public transportation systems in order to reduce other vehicular traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and
encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Compliant if
condition of
approval is met
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the design
of the development.
Staff Comment: The proposed building would result in near full build out to the property
lines of the subject site. Pedestrian connectivity would occur within the building’s
interior. The entry to the common lobby/amenity area is less than five (5) feet from the
sidewalk, providing adequate pedestrian access. The individual units would be accessed
by entering the associated main doors located on both north and south sides of the
building. The plans submitted by the applicant did not indicate the type of material or
dimensions of the pedestrian pathway that would be utilized for accessing the rear
(north) main doors that lead into the garage. In order to ensure an adequate connection
is provided, staff recommends as a condition of approval that the applicant be required
to provide a paved pedestrian pathway with a minimum width of four (4) feet that
connects the public sidewalk to the entrances on the north side of the building. The
specifications shall be provided with the building permit application for review and
approval by the Current Planning Project Manager.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable. No surface parking is proposed.
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City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
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Compliance not
yet
demonstrated
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100
or more feet in width (measured along the facade) shall provide sidewalks at least
12 feet in width. The walkway shall include an 8 foot minimum unobstructed
walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: See comment and condition above.
N/A
Standard: Mid-block connections between buildings shall be provided.
Staff Comment: Not applicable.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient locations.
To create usable and inviting open space that is accessible to the public; and to promote pedestrian
activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common opens space and/or recreation areas.
(a) At minimum, fifty (50) square feet per unit shall be provided.
(b) The location, layout, and proposed type of common space or recreation area shall
be subject to approval by the Administrator.
(c) Open space or recreation areas shall be located to provide sun and light exposure to
the area and located so that they are aggregated to provide usable area(s) for residents.
(d) For projects with more than one hundred (100) dwelling units, vegetated low impact
development facilities may be used in required or provided open space where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall be
counted towards no more than fifty percent (50%) of the required open space.
(e) At least one of the following shall be provided in each open space and/or recreation
area (the Administrator may require more than one of the following elements for
developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
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Report of April 14, 2021 Page 17 of 45
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ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above
the street level must feature views or amenities that are unique to the site and are
provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the public
street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming
pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling units
and visible from surrounding units. They shall also be located away from hazardous
areas such as garbage dumpsters, drainage facilities, and parking areas.
(f) The following shall not be counted toward the common open space or recreation
area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or
semi-private (from abutting or adjacent properties) courtyards, plazas or passive use
areas containing landscaping and fencing sufficient to create a fully usable area
accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common access
links, such as pedestrian trails.
Staff Comment: The applicant proposes six (6) new attached units and is therefore not
required to provide common open space.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square feet
of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-
oriented space.
(a) The pedestrian-oriented space shall be provided according to the following formula:
1% of the site area + 1% of the gross building area, at minimum.
(b) The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual
seat per sixty (60) square feet of plaza area or open space.
(c) The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the definition of
pedestrian-oriented space.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
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ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
(d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: No commercial space proposed. Not applicable.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 19 of 45
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Staff Comment: Not applicable.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with a
minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: Not applicable.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at
minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Staff Comment: Not applicable.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human scale,
and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage
franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that
all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood.
Articulation, modulation, and their intervals should create a sense of scale important to residential
buildings.
✓
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: Modulations occur on the north and south facades at intervals of
approximately 20-feet. The modulations, including four (4) on the south façade and
three (3) on the north façade, range between 9.5-feet and 22.5-feet wide. A single
modulation with a width of approximately 22-feet is provided on each of the narrower
east and west facades which have a total façade width of approximately 44 feet.
Articulation is provided on all four façades at intervals of less than 40-feet via glazing,
metal railings, trim band, color change, and roof overhang.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: Modulations exceed minimum standards.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable. The proposed building measures 45-feet along the
Williams Ave S frontage and 110-feet along the east/west façade of the proposed
building.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character
of the pedestrian environment; and ensure that all sides of a building within near or distant public view
have visual interest.
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City of Renton Department of Community & Economic Development
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Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry paving,
street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The applicant has proposed human scale elements including landscape
features such as a planter box, large windows, sconce lighting, and a metal weather
protection awning. The base of the building is comprised of brick and hardiplank siding
in both lap and panel configurations with varying colors. Architectural elements
including a metal overhang for weather protection, decorative light sconces next to all
exterior doors, and floor-to-ceiling glazing on the lobby area facades bring the proposal
into compliance with the standard intended to create human-scale character in the
pedestrian environment.
✓
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The south and west facades will be visible to the public. The applicant
has proposed windows on the west front façade and south side facade that exceeds the
50-percent minimum requirement along the ground floor between four (4) and eight (8)
feet.
✓
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Upper level windows are proposed to contain clear gazing.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Staff Comment: Not applicable.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Ground level windows are proposed to contain clear glazing.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted or reflective glazing is proposed.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
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(b) Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: The elevation plan provided by the applicant indicates that the
proposed design does not include any large, untreated blank walls. A combination of
glazing, material variation, and significant façade modulation were utilized to provide
visual interest to all facades.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Staff Comment: Not applicable.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
Complies
with Intent
and
Guidelines
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposed addition contains a roof profile that provides significant
visual interest in order to meet the intent and guidelines of the roof line design criteria. As
shown on the color renderings and elevations (Exhibit 4), the proposed structure utilizes
both pitched and sloped roof forms to provide a distinctive, modern roof form. In addition
to providing visual interest, the use of multiple roof forms decreases the perceived mass of
the building when viewed from the public realm.
d. Building Materials:
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 22 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual
interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate
monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall
be used. If materials like concrete or block walls are used they shall be enhanced to create variation and
enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or open space
shall be finished on all sides with the same building materials, detailing, and color scheme,
or if different, with materials of the same quality.
Staff Comment: All materials continue on all sides and include consistent detailing.
Compliant if
Condition of
Approval is
met
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
Staff Comment: The building contains a combination of brick, large windows, and fiber
cement lap siding, panels and trim.. Colors of the brick and fiber cement siding shown on
the submitted elevations (Exhibit 4) appear to vary without consistency across the various
renderings. In order to maintain consistency and ensure a high level of material variation
for the large building, staff recommends as a condition of approval the applicant submit a
materials board providing sample materials and colors for the building exterior cladding.
The materials board shall be submitted with the building permit application for review and
approval by the Current Planning Project Manager prior to permit approval.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See comments above.
✓
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished metal,
stone, steel, glass and cast-in-place concrete.
Staff Comment: Fiber cement siding, storefront windows, and brick are durable consistent
with urban development.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: Not applicable.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other
masonry materials.
Staff Comment: Not applicable.
✓
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns, or textural changes.
Staff Comment: The building contains material variations such as the use of masonry and
fiber cement siding. Window trim that extends past the window openings onto the face is
provided along street facing façade and provides additional visual interest to the fiber
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 23 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
cement lap siding. A significant number of color changes are also incorporate into the
design on all facades.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F, Modification
of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required.
Compliance not
yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A sign package was not submitted with the application materials and
it is likely minimal or no signage would be located on this frontage of the due to the size
of the building and proposed use. Any potential future signage will require a separate
sign permit. Signage will require compliance with the Signage standards outlined in the
City Center Sign Regulation Area overlay.
Compliance not
yet
demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: See comment above.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 24 of 45
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Compliance not
yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See comment above.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
✓
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: Sconces are provided at the building’s entrance and on the first floor of
the north façade near the back doors of the individual units.
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: Sconces are provided on either side of the lobby entrance along the
Williams Ave S frontage, however no lighting is provided along the southern façade to
light the drive aisle and front door areas. Extending the lighting along the southern
façade would provide a consistent ground level detail and provide lighting within the
driveway aisle under the cantilevered portion of the building. Therefore, staff
recommends as a condition of approval, the applicant submit revised elevations with
the building permit application that provides additional sconce lighting, or an
alternative lighting method, along the south façade at intervals that provide adequate
lighting for the drive aisle and unit front entries. The additional scone lighting or
alternative light source shall be reviewed and approved by the Current Planning Project
Manager prior to building permit approval.
✓
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: Lighting will be limited to pedestrian level sconces and necessary
public street lighting standards as the building addition will encompass nearly the
entire remaining property and no surface parking is proposed. Off-site glare is not
anticipated with the style of lighting proposed or needed for the building addition.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 25 of 45
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19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CD
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for both the Master and Site
Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
Conditions
of 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, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
✓
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed building is consistent with the scale of the type of higher
density development intended for the CD zone. The building is pedestrian scale at the
ground level facing the street through the use of floor-to-ceiling glazing and a brick
base, ornamental lighting, foundation landscaping, and architecturally interesting
weather protection. The building design includes a significant number of modulations
on all facades and various roof forms in order to break up the scale of the building and
provide significant visual interest. See also FOF 18, Design District Review: Building
Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The applicant will retain the existing 5-foot wide sidewalk along
Williams Ave S. The entrance to the lobby area will be connected to the public sidewalk
via a short concrete pathway.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties.
Staff Comment: Loading and storage activities would occur within the individual
structured parking garages accessed via a single driveway off of Williams Ave S,
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 26 of 45
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resulting in limited view impacts to neighbors and passersby. See also FOF 17, Zoning
Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Due to the relatively flat topography of the surrounding neighborhood,
no significant views are available to the existing residents or uses. Therefore, no
obstruction of other existing views of natural features are anticipated.
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: The applicant proposes new landscaping along the building base on
the Williams Ave S frontage in addition to retention of an existing mature street tree.
Additional planting would be provided along the perimeter of the building on the south,
east, and north sides of the site. The installation of small to medium shrubs and trees
is proposed for installation at the rear (east) of the site in order to provide ground-level
screening between the future building and the existing uses to the east. See also
discussion under FOF 17, Zoning Development Standard: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: Exterior lighting would be provided via sconces on the building installed
near the front entry way to the common area and the rear entrances of the individual
units. Excessive brightness or glare offsite is not anticipated with the sconce-style
fixtures.
✓
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The building will provide privacy and noise reduction for the future
residents, as the majority of the units are located away from the street and all living
spaces are located on the second and third floors of the building.
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 total height of the building above grade, approximately 38 feet, is
significantly shorter than the 95-foot maximum height allowed in the zone. Although
taller than the surrounding single-family and multifamily buildings that currently exist,
the proposed building is not tall enough to significantly impact any of the limited views
in the immediate area and will not significantly impact solar access due to the east-
west orientation of building and use of various roof forms that allow sunlight to pass
through. Glazing along the front façade, weather protection for the future residents,
and pedestrian-scale landscaping will provide an improved pedestrian environment
over the current conditions on the vacant site.
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.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 27 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
Staff Comment: Limited cutting and filling is proposed on the site as it is mostly flat.
Existing grass on the subject property will be removed during construction of the site,
however the development will result in the retention of the existing mature street tree,
new foundation landscaping along the building Williams Ave S frontage, and new
perimeter landscaping around the entire site with rhododendrons, evergreen azaleas,
various fruit trees, as well as numerous shrubs and groundcover plantings.
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 or would be provided with the proposed
building. New planting would occur along the building’s Williams Ave S frontage and
along the perimeter of the site. See also FOF 17, Zoning Development Standard:
Landscaping.
Compliant if
Condition of
Approval is
met
g. Access
Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points
on the site and, when feasible, with adjacent properties.
Staff Comment: Vehicle access to the six (6) new units would be provided via a new
driveway off of Williams Ave S.
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 building would be constructed abutting the public
sidewalk and therefore internal circulation to the site is limited. Future residents would
access their unit through either the front door via the proposed driveway or the rear
doors along the north façade. Based on the site plan and elevations provided by the
applicant, it is unclear whether the rear entryways are connected to the public sidewalk
on Williams Ave S via a pedestrian pathway. See FOF 18 ‘Pedestrian Circulation’ for
additional analysis and a recommended condition related to the lack of connection.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No commercial uses are proposed and therefore no separate loading
or delivery areas are required.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Access to the transit center located approximately one (1) block south
and one (1) block west at the corner of S. 2nd and Burnett Ave S is provided via public
sidewalks. Ride-sharing service availability is plentiful in the downtown Renton area
and pick up in front of the site would be available to future residents. In addition, the
downtown nature of the development will allow residents to walk to the various
services and amenities in the area.
Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of
required off-street parking spaces. No new bicycle parking meeting off-street standards
is proposed according to the project documents submitted by the applicant. Therefore
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 28 of 45
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staff recommends as a condition of approval the applicant provide details of proposed
off-street bicycle parking for review and approval by the Current Planning Project
Manager prior to building permit approval or request a formal modification from the
minimum bicycle parking requirements per RMC 4-9-250D2 prior to building permit
approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The applicant would retain the existing 5-foot wide sidewalk and
mature street tree along the property’s Williams Ave S frontage.
✓
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: Elevated patios for each unit would provide adequate open space
for residents of the new building. In addition, the landscaped setback on the north
side of the structure will provide an outdoor area for residents to congregate and
passively recreate.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: Existing view corridors should not be impacted. Views to Lake
Washington and the Cedar River may be possible from the new units depending
on the tree canopy between the site and the natural features. The public access
requirement is not applicable to this proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The property currently consists primarily of unmanicured grass,
therefore, no existing natural systems occur on the subject property.
Compliant if
Condition of
Approval
under FOF 21
is met
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire: Police and Fire Prevention staff indicated that sufficient resources
exist to furnish services to the proposed development; if the applicant provides Code
required improvements and fees. The 2021 Fire Impact Fees would be $964.63 per
attached dwelling unit.
Parks: A Park Impact Fee would be required for the assisted living units. The 2018
Multi-Family Park Impact Fee is $1,977.62 The fee is payable at the time of building
permit issuance.
Water and Sewer.
Staff Comment: The Utility Plan (Exhibit 15) identifies a 1.5-inch domestic water meter
in a vault for the new addition. The domestic water service line will be connected to
the existing 12-inch water main in Williams Avenue S. near the south-west corner of
the addition. All residential domestic water meters shall have a double check valve
assembly (DCVA) installed behind on the meter on private property per City Standards.
The service line and meter vault shall be designed and installed in accordance with COR
Std. Plan 320.4. 3. Based on the review of project information submitted, Renton
Regional Fire Authority (RFA) has determined that the fire flow demand for the
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 29 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
proposed development is 3,000 GPM. Projects with a fire flow demand in excess of
2,500 GPM are required to provide a looped water main around the building. As the
proposed layout does not provide adequate space for a looped water main, the RFA
recommends the applicant provide an alternative method of construction to reduce the
required fire flow. In addition, based on the fire flow demand, the applicant is required
to install one new hydrant.
The utility plan identifies an existing side sewer extending off of Williams Ave S. The
existing sewer stub shall be cut and capped at the property line. A new side sewer will
be installed as part of the project. In addition, an oil/water separator is required for
the connecting the structured parking area to sewer. The proposal indicates that the
building would be located approximately two feet west of an existing sewer easement
and that the existing sewer main is approximately 0-1 feet east of the existing
easement edge. The applicant will need to demonstrate at the time of civil construction
permit that construction of the building foundation will not compromise the existing
sewer main. If, during construction, City determines that the sewer main may have
been damaged, applicant shall provide CCTV video for City review and City may require
repair up to and including replacement of line.
Drainage.
Staff Comment: A drainage plan and Technical Information Report (TIR) (Exhibits 6
and 7) prepared by D.R. Strong Consulting Engineers, Inc, dated July 14, 2020 were
submitted with the land use application. The site is located in the City’s Peak Rate Flow
Control Standard (Existing Site Conditions). The site is located in the Lower Cedar River
drainage basin. The TIR was completed in accordance with the standards found in the
2017 Renton Surface Water Design Manual (RSWDM). The project qualifies for full
drainage review. All nine core and six special requirements were addressed. The
project proposes a net impervious area reduction of approximately 500 square feet.
The TIR claims exemptions from offsite analysis, flow control, and water quality. The
applicant will need to demonstrate in the final TIR that the project complies with the
five items listed in the direct discharge exemption. In addition, the Final TIR will need
to provide a review of the downstream water quality problems in accordance with
section 1.2.2.1.2 and provide mitigation as required per section 1.2.2.3 of the RSWDM.
The project is within the City’s Aquifer Protection Area Zone 1 and therefore infiltrative
style BMP’s are not allowed.
The applicant has indicated the project would result in approximately 257 sq. ft. of
replaced impervious area and 5,052 sq. ft. of new impervious surface area.
Transportation.
Staff Comment: Access to the site would be taken via an existing curb cut on the
southern portion of the subject property. The applicant submitted a street modification
request (see FOF 21) with the land use application. The street modification request
would allow the applicant to maintain the existing Williams Ave S ROW width at 60
feet instead of 91 feet as required for Minor Arterial streets per RMC 4-6-060. In
addition, the modification request would allow the applicant to retain the existing
improvements including a 5-foot sidewalk, 5-foot planter strip, and 0.5-foot curb. As
discussed in FOF 21, staff supports the modification request if the condition of approval
requiring the existing sidewalk and driveway approach to comply with ADA and City
standards. The utility plan identifies the proposed modified street section.
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 30 of 45
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A Traffic Study was waived by staff as the six (6) unit project is anticipated to generate
less than 20 net new AM or PM trips. The proposal has passed the City’s Traffic
Concurrency Test per RMC 4-6-070.D (Exhibit 17), which is based upon a test of the
citywide Transportation Plan, consideration of growth levels included in the LOS-tested
Transportation Plan, and future payment of appropriate Transportation Impact Fees.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. Currently this fee is assessed at $4,717.10 per apartment
(unit). This fee increases each year and the applicable fee is paid at the time of building
permit issuance.
N/A l. Phasing: The applicant is not requesting any additional phasing.
N/A
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: Due to the location of the site within the Wellhead Protection Area
Zone 1, infiltrative BMPs are not permitted.
20. 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 (delete those critical areas that are not located on or near the site):
Compliance Critical Areas Analysis
Compliant if
conditions of
approval are
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: According to the City of Renton (COR) Critical Areas Maps, the project
site is located in a seismic hazard area. The submitted geotechnical report concluded
that the project site is subject to three (3) potential hazards as a result of a seismic
event: 1) surficial ground rupture, 2) liquefaction, and 3) ground motion. Due to the
long recurrence interval between seismic events and distance of the site from the
nearest fault system, the risk of surficial ground rupture is low according to the report.
A liquefaction hazard analysis completed for the site by the consultant using LiquefyPro
computer software concluded that the potential for liquefaction on the site is moderate
and can be mitigated for with a specific foundation design. According to the consultant,
ground motion during a seismic event should be expected and can be mitigated for by
ensuring the 2015 IBC guidelines for seismic design are met.
The applicant’s geotechnical engineer included a number of recommendations related
to site preparation, subgrade protection, site drainage and surface water control, and
foundations. The installation of rock-filled trenches under the foundation is
recommended in order to mitigate for the likely post-construction consolidation and
settlement on the site. The trenches would extend to a depth of between 8 and 9 feet
and have minimum width of four feet. The consultant specifically recommends that a
geotechnical engineer or engineering geologist be present at the site on a full-time basis
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 31 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
during the trench excavation and backfill in order to ensure proper rock placement and
trench depth.
A SEPA mitigation measure was included with the environmental threshold
determination that the project comply with the recommendations of the geotechnical
report and any updated reports. The SEPA mitigation measure is included as
recommended condition of approval.
✓
Wellhead Protection Areas:
Staff Comment: The COR mapping system has identified that the site is located in the
Wellhead Protection Zone 1 due to its proximity to the City’s source of drinking water.
The site’s proposed residential use is not indicative of a type of use that would
potentially harm the City’s groundwater. Further, site excavations are relatively shallow
and likely would not encounter groundwater as it was found to be 16-17 feet below
grade. However, any offsite fill materials shall be from a verifiable source in order to
ensure it is clear of contaminants. The City’s grading and excavation regulations require
imported fill in excess of 50 cubic yards within a Zone protection have a source
statement certified by a qualified professional or confirm the fill was obtained from a
WDOT approved source.
21. Shoreline Master Program Regulations: The subject site is located in the Cedar River Reach B Regulated
Shoreline area (High Intensity Overlay) is therefore subject the shoreline regulations RMC 4-3-090 and
requires a Shoreline Substantial Development Permit.
SHORELINE MASTER PROGRAM CRITERA:
A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY, SHORELINE ELEMENT:
The site is located in the Shoreline High-Intensity Overlay District. The objective of the High Intensity
Overlay is to provide opportunities for large-scale office and commercial employment centers as well as
multi-family residential use and public services. This district provides opportunities for water-
dependent and water-oriented uses while protecting existing ecological functions and restoring
ecological functions in areas that have been previously degraded. Development may also provide for
public use and/or community use, especially access to and along the water's edge. The proposal is
compliant with the following Shoreline policies:
✓
Policy SH-14. Shoreline use and development should be carried out in a manner that
prevents or mitigates adverse impacts so that the resulting ecological condition does not
become worse than the current condition. This means ensuring no net loss of ecological
functions and processes in all development and use. Permitted uses should be designed
and conducted to minimize, in so far as practical, any resultant damage to the ecology
and environment (RCW 90.58.020). Shoreline ecological functions that should be
protected include, but are not limited to, fish and wildlife habitat, food chain support,
and water temperature maintenance. Shoreline processes that shall be protected
include, but are not limited to, water flow; littoral drift; erosion and accretion;
infiltration; ground water recharge and discharge; sediment delivery, transport, and
storage; large woody debris recruitment; organic matter input; nutrient and pathogen
removal; and stream channel formation/maintenance.
✓
Objective SH-E. Existing economic uses and activities on the shorelines should be
recognized and economic uses or activities that are water-oriented should be
encouraged and supported.
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✓ Policy SH-18. All economic activities on the shoreline shall provide for no net loss of
ecological functions during construction and operation.
B. DEVELOPMENT STANDARDS:
The subject site is classified as Shoreline High Intensity on the City of Renton Shoreline Overlay Map.
The following development standards are applicable to the proposal:
1. No Net Loss Required
✓
Shoreline use and development shall be carried out in a manner that prevents or
mitigates adverse impacts to ensure no net loss of ecological functions and processes in
all development and use. Permitted uses are designed and conducted to minimize, in so
far as practical, any resultant damage to the ecology and environment (RCW 90.58.020).
Shoreline ecological functions that shall be protected include, but are not limited to, fish
and wildlife habitat, food chain support, and water temperature maintenance. Shoreline
processes that shall be protected include, but are not limited to, water flow; erosion and
accretion; infiltration; groundwater recharge and discharge; sediment delivery,
transport, and storage; large woody debris recruitment; organic matter input; nutrient
and pathogen removal; and stream channel formation/maintenance.
Staff Comment: The applicant submitted a Shoreline Critical Area Review, prepared by
Re-Align Environmental and dated July 7, 2020 (Exhibit 11). Per the report, approximately
930 sq. ft. of the property (or 16%) is located in the shoreline overlay. The proposed
building would be sited at a distance of approximately 170 feet from the Cedar River at
its nearest point. Existing development including a paved road (S Riverside Dr), multiple
commercial buildings with associated surface parking, and a single-family home is
located between the project site and the river. Due to several factors including the
developed nature of the surrounding area, a drainage conveyance design in which runoff
from all impervious surfaces are captured and conveyed to City infrastructure, and the
fact that only a small portion of the site that is located within the actual shoreline buffer
area, the report concludes that the project would result in no net loss of ecological
function for the Cedar River.
2. View Obstruction and Visual Quality
✓
View Corridors Required: Where commercial, industrial, multiple use, multi-family
and/or multi-lot developments are proposed, primary structures shall provide for view
corridors between buildings where views of the shoreline are available from public right-
of-way or trails.
Staff Comment: The proposed structure would be located within a highly developed,
dense neighborhood and would not impact the limited views of the river at the project
site. Views are limited for any properties not directly adjacent to the river due the
elevation of the river compared to the surrounding upland area. Furthermore, multiple
legally established structures including commercial structures, single-family residential
structures, and a road are located between the project site and the OHWM of the Cedar
River. No views from public rights-of-way or trails would be impacted by the proposed
addition.
N/A Minimum Setbacks for Commercial Development Adjacent to Residential or Park Uses:
All new or expanded commercial development adjacent to residential use and public
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City of Renton Department of Community & Economic Development
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parks shall provide fifteen feet (15') setbacks from adjacent properties to attenuate
proximity impacts such as noise, light and glare, and may address scale and aesthetic
impacts. Fencing or landscape areas may be required to provide a visual screen.
✓
Lighting Requirements: Display and other exterior lighting shall be designed and
operated so as to prevent glare, to avoid illuminating nearby properties used for
noncommercial purposes, and to prevent hazards for public traffic. Methods of
controlling spillover light include, but are not limited to, limits on the height of light
structure, limits on light levels of fixtures, light shields, and screening.
Staff Comment: The proposed wall sconces on the structure will not create excess light or
glare and will be similar in design to other lights found in the predominantly residential
neighborhood. After construction of the building, the distance between the lights and the
OHWM of the Cedar River would be approximately 200 feet. Due to the various lawfully
established structures between the project site and the Cedar River, the proposed lighting
would not reach the Cedar River and a change in light levels off-site would be almost
imperceptible due to the large number of street lights and other lights on private
property already present. Therefore, the project will not result in light impingement on
the adjacent properties, public rights-of-way, or the Cedar River.
✓
Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall employ
materials that limit reflected light.
Staff Comment: The proposed addition is not adjacent to the Cedar River and would not
reflect any light towards the water. See analysis above under ‘Lighting Requirements’.
N/A
Integration and Screening of Mechanical Equipment: Building mechanical equipment
shall be incorporated into building architectural features, such as pitched roofs, to the
maximum extent feasible. Where mechanical equipment cannot be incorporated into
architectural features, a visual screen shall be provided consistent with building exterior
materials that obstructs views of such equipment.
Staff Comment: No new mechanical equipment is proposed on the roof of the addition. If
mechanical equipment is added to the proposal, compliance with the screening
requirements would be verified at the time of formal building permit application review.
N/A
Visual Prominence of Freestanding Structures to Be Minimized: Facilities not
incorporated into buildings including fences, piers, poles, wires, lights, and other
freestanding structures shall be designed to minimize visual prominence.
Staff Comment: No new freestanding structures are proposed as part of the project.
N/A
Maximum Stair and Walkway Width: Stairs and walkways located within shoreline
vegetated buffers shall not exceed four feet (4') in width; provided, that where ADA
requirements apply, such facilities may be increased to six feet (6') in width. Stairways
shall conform to the existing topography to the extent feasible.
3. Community Disturbances:
✓ Noise, odors, night lighting, water and land traffic, and other structures and activities
shall be considered in the design plans and their impacts avoided or mitigated.
4. Public Access
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City of Renton Department of Community & Economic Development
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Physical or visual access to shorelines shall be incorporated in all new development when the
development would either generate a demand for one or more forms of such access, would impair
existing legal access opportunities or rights, or is required to meet the specific policies and regulations
of the Shoreline Master Program.
✓
Cedar River Reach B: Public access should generally be provided within the corridor of
public lands adjacent to the river; however, adjacent private parcels not separated by
public streets should provide active open space and other facilities to provide gathering
places to enjoy the shoreline environment, together with water-oriented uses. Revisions
to the existing trail to relocate further from the water’s edge to allow revegetation
should be considered in the future as part of public park and river maintenance plans.
Staff Comment: Only a small portion of the project site is located within 200 feet of the
Cedar River OHMW. In addition, the parcel is separated by a public street and multiple
other properties; therefore water-oriented uses or amenities on the project site are not
practical. Residents of the new building may have limited views of the river when viewed
from the second or third floors of the units. Public access to the shoreline would not be
changed as a result of the project.
5. Building and Development Location – Shoreline Orientation
Shoreline developments shall locate the water-dependent, water-related, and water-enjoyment
portions of their developments along the shoreline. Development and use shall be designed in a
manner that directs land alteration to the least sensitive portions of the site to maximize vegetation
conservation; minimize impervious surfaces and runoff; protect riparian, nearshore and wetland
habitats; protect wildlife and habitats; protect archaeological, historic and cultural resources; and
preserve aesthetic values.
✓
Location of Development: Development and use shall be designed in a manner that
directs land alteration to the least sensitive portions of the site.
Staff Comment: All work is proposed in previously developed areas of the site. In
addition, only a small portion of the site is located within the shoreline area and a
significant amount of lawfully established structures are located between the project site
and shoreline. Approximately 5,700 sq. ft. of land disturbance would be required for the
development. The majority of the land disturbance, or approximately 5,000 sq. ft., would
occur outside of the 200-foot regulated shoreline area, or the most sensitive portion of
the site.
✓
Minimization of Site Alteration: Development shall minimize site alteration in sites with
substantial unaltered natural features by applying the following criteria:
(a) Vehicle and pedestrian circulation systems shall be designed to limit clearing, grading,
and alteration of topography and natural features.
(b) Impervious surfacing for parking lot/space areas shall be limited through the use of
under-building parking or permeable surfaces where feasible.
(c) Utilities shall share roadway and driveway corridors and rights-of-way wherever
feasible.
(d) Development shall be located and designed to avoid the need for structural shoreline
stabilization over the life of the development. Exceptions may be made for the limited
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City of Renton Department of Community & Economic Development
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instances where stabilization is necessary to protect allowed uses, particularly water-
dependent uses, where no alternative locations are available and no net loss of
ecological functions will result.
Staff Comment: The proposed structure will require minimal grading. In addition, the
proposed structure will not alter existing natural features as the work area is located in a
fully developed neighborhood with a wide range of uses and structures located within
200 feet of the Cedar River OHMW. The use of a structured parking area will help limit
the total amount of impervious surface on site.
N/A
Location for Accessory Development: Accessory development or use that does not
require a shoreline location shall be located outside of shoreline jurisdiction unless such
development is required to serve approved water-oriented uses and/or developments or
unless otherwise allowed in a High Intensity designation. When sited within shoreline
jurisdiction, uses and/or developments such as parking, service buildings or areas, access
roads, utilities, signs and storage of materials shall be located inland away from the
land/water interface and landward of water-oriented developments and/or other
approved uses unless a location closer to the water is reasonably necessary.
N/A
Navigation and Recreation to Be Preserved: Shoreline uses shall not deprive other uses
of reasonable access to navigable waters. Existing water-related recreation shall be
preserved.
6. Standards for Density, Setbacks, and Height
✓
Setbacks and buffers from the OHWM: For non-water oriented uses a 100 foot setback is
required from the OHWM.
Staff Comment: The proposed structure would be located approximately 180 feet from
the Cedar River OHWM and therefore would be located outside of the 100-foot setback.
No other structures are proposed as part of the project.
N/A
Vegetation Conservation Buffer: 100 feet.
Cedar River Reach B Standard:
Enhancement of native riparian vegetation shall be implemented as part of flood control
management programs that may be integrated with opportunities to provide public
visual and physical access to the shoreline. Vegetation management and public access
should be addressed in a comprehensive management plan prior to issuance of shoreline
permits for additional flood management activities. This developed single family area
shall implement vegetation management based on the standards related to lot depth
together with replacement of shoreline armoring with soft shoreline protection
incorporating vegetation as provided for alteration of nonconforming uses, structures,
and sites.
Staff Comment: As no portion of the project site lies within 100 feet of the Cedar River,
the vegetation conservation buffer requirement is not applicable to the project.
✓ Building Height – Maximum:
In water – 35 ft.
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City of Renton Department of Community & Economic Development
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Within 100 feet of OHWM – 35 ft.
More than 100 feet from the OHWM – 35 ft.
Height up to that established in chapter 4-2 RMC, Zoning Districts – Uses and Standards,
may be allowed for non-water-dependent uses in the following reaches: Lake
Washington Reaches C, H, I, and J; Cedar River Reaches A, B, and C; Black River Reach A;
May Creek Reach B; and Springbrook Creek Reaches B, C, and D:
For buildings landward of one hundred feet (100') from OHWM, the maximum building
height shall be defined by a maximum allowable building height envelope that shall:
i. Begin along a line laying parallel to and one hundred feet (100') from OHWM at a
height of either thirty five feet (35') or one half (1/2) the maximum height allowed in the
underlying zone, whichever is greater; and
ii. Have an upward, landward transition at a slope of one vertical to one horizontal from
the beginning height either (a) until the line at which the maximum height allowed in the
underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope
shall extend landward at the maximum height allowed in the underlying zoning), or (b) to
the end of shoreline jurisdiction, whichever comes first.
Staff Comment: The proposed structure is located approximately 180 feet landward of
the Cedar River OHWM. The CD zone allows a maximum height of 95 feet. Therefore
based on the maximum height limit allowed in the zone, the project complies with the
height maximum within Reach B of the Cedar River regulated shoreline area.
✓
Impervious area within the Buffer/Setback: 5%
Staff Comment: No portion of the project site is located within the vegetative buffer or
setback area. Therefore, the project would not result in any new impervious surface
within buffer or setback area.
✓
Impervious area within 100 feet of the OHWM: 50%
Staff Comment: No portion of the project site is located within 100 feet of the Cedar River
OHWM.
7. Use Regulations:
a. Residential Development: Land uses allowed in the underlying zoning in RMC 4-2-060 are
allowed in High Intensity overlay district, subject to the preference for water-oriented uses.
Single family residences are a priority on the shoreline under the Shoreline Management Act
(RCW 90.58.020). All other residential uses are subject to the preference for water-oriented use
and must provide for meeting the requirements for ecological restoration and/or public access.
To the maximum extent feasible the following standards shall be applied to all residential
projects:
✓
General Criteria: Residential developments shall be allowed only when:
i. Density and other characteristics of the development are consistent with the Renton
Comprehensive Plan and Zoning Code.
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City of Renton Department of Community & Economic Development
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ii. Residential structures shall provide setbacks and buffers as provided in subsection D7a
of this Section, Shoreline Bulk Standards, or as modified under subsection F1 of this
Section, Vegetation Conservation.
Staff Comment: As discussed above, only a small portion (approximately 900 sq. ft.) of
the project site is located within Cedar River regulated shoreline area. The site is outside
of all shoreline setbacks and vegetation buffers. The characteristics and density of the
development is consistent with the City of Renton Comprehensive Plan objectives and
goals, as well as the Zoning Code. See FOF 16 and 17.
N/A
Public Access Required: Unless deemed inappropriate due to health, safety, or
environmental concerns, new single family residential developments, including
subdivision of land for ten (10) or more parcels, shall provide public access in accordance
with subsection D4 of this Section, Public Access. Unless deemed inappropriate due to
health, safety or environmental concerns, new multi-family developments shall provide a
significant public benefit such as providing public access and/or ecological restoration
along the water’s edge. For such proposed development, a community access plan may
be used to satisfy the public access requirement if the following written findings are
made by the Administrator:
i. The community access plan allows for a substantial number of people to enjoy the
shoreline; and
ii. The balance of the waterfront not devoted to public and/or community access shall be
devoted to ecological restoration.
Staff Comment: The proposed project does not include any single-family residential
development.
N/A
Shoreline Stabilization Prohibited: New residential development shall not require new
shoreline stabilization. Developable portions of lots shall not be subject to flooding or
require structural flood hazard reduction measures within a channel migration zone or
floodway to support intended development during the life of the development or use.
Prior to approval, geotechnical analysis of the site and shoreline characteristics shall
demonstrate that new shoreline stabilization is unlikely to be necessary for each new lot
to support intended development during the life of the development or use.
Staff Comment: The proposed project would not require shoreline armoring.
✓
Critical Areas: New residential development shall include provisions for critical areas
including avoidance, setbacks from steep slopes, bluffs, landslide hazard areas, seismic
hazard areas, riparian and marine shoreline erosion areas, and shall meet all applicable
development standards. Setbacks from hazards shall be sufficient to protect structures
during the life of the structure (one hundred (100) years).
Staff Comment: The proposed project is in a High Seismic Hazard area and Wellhead
Protection Area Zone 1. Compliance with the critical area regulations have been
evaluated through the SEPA review process.
N/A
Vegetation Conservation: All new residential lots shall meet vegetation conservation
provisions in subsection F1 of this Section, Vegetation Conservation, including the full
required buffer area together with replanting and control of invasive species within
buffers to ensure establishment and continuation of a vegetation community
characteristic of a native climax community. Each lot must be able to support intended
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22. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to modify
the minor arterial street section classification for Williams Ave S. The code required minimum width for
minor arterials streets is 91-feet consisting of four (4) 11-foot vehicle lanes, two (2) 5-foot bike lanes with
curb, gutter, and two (2) 12-foot wide sidewalks with street trees. The current right-of-way width for
Williams Ave S is 60-feet with approximately 39-feet of paved roadway and 10-foot sidewalks.
The applicant has proposed a modified minor arterial street standard containing a right of way width of
approximately 60-feet instead of the required 91-feet and retention of the existing planter and sidewalk.
This modification would allow the existing curb line to remain in its current alignment.
City staff from the transportation and planning divisions have reviewed the portion of Williams Avenue S.
adjacent to the site and support the modified minor arterial street section reduction from 91-feet to 60-
feet to allow for maintaining the existing curb-to-curb pavement width and improvements. However,
within the City Center Community Planning Area, 12-foot sidewalks and tree grates are required behind
the curb per RMC 4-6-060. Therefore, staff supports the proposed modification request to retain the
existing curb line (a roadway width of approximately 40 feet), but does not support the request to retain
the existing planter and sidewalk width. Recent nearby developments, staff concluded that an alternative
street profile with a 40-foot paved road, a 0.5 foot curb, at twelve (12) foot sidewalk with tree grates,
street trees, and storm drainage improvements would be appropriate. Two (2) ft of dedication would be
required for the above described street section. Therefore, staff is recommending a partial approval of
the requested modification. The proposal is compliant the following modification criteria, pursuant to
RMC 4-9-250:
Compliance Modification Criteria and Analysis
Partially
Compliant
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: Maintaining the existing roadway width, as proposed in the
modification request, encourages the type of walkable, pedestrian oriented
environment consistent with multiple goals in the Comprehensive Plan including both
Goal L-H and L-I. Maintaining the existing roadway section of two (2) parking lanes and
two (2) travel lanes instead of the minor arterial standard of four (4) travel lanes
reduces the transportation-related impact of growth, which is consistent with Goal L-B.
Therefore staff concurs with the applicants assessment that the portion of the proposed
modification request related to the curb-to-curb width is consistent with the policy and
development without encroachment on vegetation conservation areas, except for public
trains and other uses allowed within such areas. Areas within vegetation conservation
areas shall be placed in common or public ownership when feasible.
N/A
New Private Docks Restricted: All new subdivisions shall record a prohibition on new
private docks on the face of the plat. An area reserved for shared moorage may be
designated if it meets all requirements of the Shoreline Master Program including
demonstration that public and private marinas and other boating facilities are not
sufficient to meet the moorage needs of the subdivision.
N/A Floating Residences Prohibited: Floating residences are prohibited.
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objectives of the Comprehensive Plan Land Use element and is the minimum adjustment
necessary.
However, staff does not concur with the justification for retaining the existing sidewalk
width of five (5) feet. Increasing the width of the sidewalk to 12 feet and removing the
landscape strip would provide a compact, pedestrian oriented streetscape consistent
with Goal L-B and would encourage a walkable environment. In addition, the sidewalk
and streetscape improvements would be more consistent with the City’s Downtown
Streetscape Design Standards and Guidelines, complying with the Community Design
Element of the Comprehensive Plan. The site is less than one block from the Downtown
Business District where the subject standards apply. Providing the full twelve (12) foot
sidewalk in front of the site would provide a better transition between the two
streetscape standards and would more appropriately accommodate the zero foot
setback request.
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 partially
consistent with these policy guidelines. After installation of a full twelve (12) foot
sidewalk, the proposed modification maintains the street’s vehicle capacity while
improving the sidewalk to meet current width, design, and street tree standards.
Therefore, staff determined that the proposed modification implements the policy
direction of the Comprehensive Plan and is the minimum adjustment necessary if a
twelve (12) foot sidewalk is constructed in lieu of retaining the existing improvements.
Partially
Compliant
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 existing improvements including a 5-foot
sidewalk, 5-foot planter, and 0.5-foot curb meets the objects and intent of the code by
providing a safe pedestrian environment while minimizing potentially unsafe
improvement transitions that could occur on the narrow lot. In addition, the applicant
contends that approval of the modification would create a lesser environmental impact
by allowing the retention of the existing mature street tree in planter strip.
Staff concurs the proposed modification to the curb-to-curb width would meet the
objectives of function and maintainability intended by the code requirements. Staff has
reviewed the portion of Williams Avenue S adjacent to the site and determined that a
modified minor arterial street section is more suitable due to the fact that the right of
way required to construct a minor arterial street per the standards found in RMC 4-6-
060 would conflict with other existing structures along this portion of Williams Avenue
S. Modification to the established curb line for this block has the potential to create a
significant safety hazard to motorists along this portion of Williams Avenue S.
Staff does not concur the proposed modification related to the retaining the existing
street improvements would meet the objectives of function and maintainability
intended by the code requirements. Staff considered the proximity to City’s Downtown
Business District (500 feet) and found the location an appropriate location to tie into
future projects in the City’s Downtown Business District by, for example, complying with
sidewalk paving and street tree grate standards of the City’s adopted Downtown
Streetscape Design Standards and Guidelines. An additional benefit of constructing a
twelve (12) foot wide sidewalk in front of the site is that the lobby/amenity space front
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door would not encroach into the ADA clearance area, as it might with a 0 foot setback
and the existing 5 foot wide sidewalk. The existing street tree is located in a planter
strip and therefore does not have a tree grate. For aesthetic consistency, staff
recommends as a condition of approval, the applicant install a grate around the existing
tree that is consistent with the type of grate required by the Downtown Streetscape
Design Standards and Guidelines. The new grate shall be shown on the final landscape
plan submitted with the construction permit application to be reviewed and approved
by the Current Planning Project Manager prior to construction permit issuance.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends that maintaining the existing roadway width
will prevent the creation of potentially unsafe pedestrian movement in front of the
project site, where the frontage improvements associated with the development of the
narrow lot would have to transition back to the existing improvements on Williams Ave
S. In addition, the significant ROW dedication required for Williams Ave S to meet Minor
Arterial standards would significantly impact the properties with frontage on Williams
Ave S.
Staff finds the modification would not create adverse impacts to other properties in the
vicinity. See comments under criteria ‘b’ and ‘c’.
Partially
Compliant
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the proposed improvements would provide
a safe condition for pedestrians along the property frontage and would meet the
objectives intended by code requirements.
Staff concurs the proposed retention of the curb-to-curb to width meets the intent and
purposes of the Code, as the existing character of Williams Ave S in the vicinity of the
project is much more of a neighborhood street, with primarily existing single-family
residences on both sides of the street. Therefore, it would be inappropriate to provide
the standard Minor Arterial section in this area. However, staff does not concur with
applicants justification for retaining the existing frontage improvements (five (5) foot
sidewalk and five (5) foot landscape strip), as it would not meet the objectives of
function and maintainability intended by the code requirements. Due to the proximity
to the Downtown Business District, a twelve (12) foot sidewalk is appropriate for the
site and will greatly improve the pedestrian environment in the front of the site. See
also comments under criterion ‘b’. Therefore, staff determined that the proposed
modification partially conforms to the intent and purpose of the code.
Staff concurs the proposed modification meets the intent and purposes of the Code. See
also comments under criterion ‘b’.
Partially
Compliant
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: Because the proposed development falls below the 20-trip peak hour,
a traffic impact analysis was not required as part of the land use application. The traffic
impact of six (6) new units is anticipated to be negligible and the proposed development
will not increase traffic to level that would justify doubling the number of travel lanes
from 2 to 4. Staff concurs the modification is justified as it is impractical to widen the
existing paved roadway for this particular frontage of property. It is however, justifiable
to improve the sidewalk and provide street trees thereby necessitating the dedication
of two (2) feet of frontage to construct the improvements.
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City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 41 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
23. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Fire impact fees are applicable
at the rate of $964.53 per multi-family unit. This fee is paid at time of building permit
issuance.
✓
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Highlands Elementary,
Dimmitt Middle School and Renton High School. Any new students from the proposed
development would be bussed to their elementary and middle schools. The stop for the
elementary school is located approximately 0.25 miles north of the project site at the
intersection of N 3rd St and Williams Ave N. The interaction is a four-way stop with
crosswalks on all four sides. Students would walk on the protected sidewalk in the
Williams Ave N ROW to and from the bus stop. The stop for the middle school is located
approximately 700 feet south of the project site at the intersection of S 2nd St and
Williams Ave S. The traffic-controlled (i.e. stop light) intersection has crosswalks on all
four sides. Students would walk on the protected sidewalk in the Williams Ave N ROW to
and from bus stop. High school students would walk to and from Renton High School
which is located approximately 0.5 miles to the west. Students would walk south on
Williams Ave N on the protected sidewalks until the intersection of Williams Ave N and S
2nd St. Students would then proceed west on S 2nd St on the protected sidewalk until
reaching Renton High School. All intersections between the project site and the high
school have crosswalks for students to utilize.
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 unit.
✓
Parks: A Park Impact Fee would be required for the future units. The current Park Impact
Fee is $1,977.62. The fee is payable at the time of building permit issuance.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: See above under FOF 19 ‘Site Plan Review’.
✓ Water: See above under FOF 19 ‘Site Plan Review’.
✓ Sanitary Sewer: See above under FOF 19 ‘Site Plan Review’.
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City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 42 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Center Downtown (CD) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 17.
3. The proposed Site Plan and Shoreline Substantial Development Permit complies with the Urban Design
District A standards provided the applicant complies with City Code and conditions of approval, see FOF
18.
4. The proposed Site Plan and Shoreline Substantial Development Permit complies with the site plan review
criteria as established by City Code and state law provided all advisory notes and conditions are complied
with, see FOF 19.
5. The proposed Site Plan and Shoreline Substantial Development Permit complies with the Critical Areas
Regulations provided the applicant complies with City Code and conditions of approval, see FOF 20.
6. The proposed Site Plan and Shoreline Substantial Development Permit complies with the street standards
as established by City Code and the Modification request, provided the project complies with all advisory
notes and conditions of approval contained herein, see FOF 19.
7. The proposed Site Plan and Shoreline Substantial Development Permit comply with the standards in the
Shoreline Master Program Regulations, provided the project complies with all advisory notes and
conditions of approval contained herein, see FOF 21.
8. The proposed modification request complies with the modification criteria provided the project complies
with all advisory note and condition of approval herein, see FOF 22.
9. There are safe walking routes to the school bus stop, see FOF 23.
10. There are adequate public services and facilities to accommodate the proposed Site Plan and Shoreline
Substantial Development Permit, see FOF 23.
11. Key features which are integral to this project include pedestrian scale elements on the front façade such
as floor-to-ceiling windows, light sconces, weather protection, and planter box, as well as modulations
and articulations on all facades that provide visual interest and the use of a variety of roof forms that
reduce the structures bulk and scale.
J. DECISION:
The Rogolo Townhomes project, File No. LUA20-000180, ECF, SA-A, SSDP, MOD, as depicted in Exhibit 2, is
approved and is subject to the following conditions:
1. The applicant shall comply with the following mitigation measures issued as part of the Determination of
Non-Significance Mitigated, dated November 23, 2020.
a. The applicant shall submit an updated geotechnical report by Associated Earth Sciences, Inc.
that is consistent with applicable codes in effect at the time of building permit application. The
applicant shall comply with the recommendations of the updated geotechnical report or future
addenda.
b. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found
all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the
DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 43 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
owner/developer shall immediately notify the City of Renton planning department, concerned
Tribes’ cultural committees, and the Washington State Department of Archeology and Historic
Preservation.
2. The applicant shall redesign the lobby/amenity space to increase the overall size and include an additional
amenity such as a sitting area, coffee bar, or similar. The width of the lobby/amenity space shall extend a
minimum of two-thirds (2/3) of the total width of the front façade. In addition, the space shall incorporate
a pitched or shed-style roof that matches a primary roof forms utilized on the rest of the building. The
final design of the amenity/lobby space shall be reviewed and approved by the Current Planning Project
Manager at the time of formal building permit application review.
3. The applicant shall submit detailed specifications of the areas within the individual garages to be used
for refuse and recycling area to confirm compliance with the code. The specifications shall be reviewed
and approved by the Current Planning Project Manager prior to building permit approval.
4. The applicant shall redesign the front entry to be oriented towards the Williams Ave S. Compliance with
the front entry orientation requirement shall be reviewed and approved by the Current Planning Project
Manager at the time of formal building permit application review.
5. The applicant shall provide specifications for the metal canopy that confirms the weather protection
extends at least 4.5-feet from the building’s façade. The specifications shall be provided with the
building permit application for review and approval by the Current Planning Project Manager.
6. The applicant shall provide a paved pathway connecting the public sidewalk to each individual door on
the north side of the building. The specifications of the pathway shall be provided with the building
permit application for review and approval by the Current Planning Project Manager.
7. The applicant shall submit a materials board with sample materials and colors for the building exterior
cladding. The materials board shall be submitted with the building permit application for review and
approval by the Current Planning Project Manager prior to permit approval.
8. The applicant shall submit revised elevations with the building permit application that provides
additional sconce lighting, or an alternative lighting method, along the south façade at intervals that
provide adequate lighting for the drive aisle and unit front entries. The additional scone lighting or
alternative light source shall be reviewed and approved by the Current Planning Project Manager prior
to building permit approval.
9. The applicant shall propose a pedestrian connection with a minimum width of four (4) feet between the
rear entryways to the units on the north façade and the public sidewalk. The specifications of the
proposed pathway shall be provided with the building permit application for review and approval by the
Current Planning Project Manager prior to approval.
10. The applicant shall provide details of proposed off-street bicycle parking for review and approval by the
Current Planning Project Manager prior to building permit approval or request a formal modification
from the minimum bicycle parking requirements per RMC 4-9-250D2 prior to building permit approval.
11. The applicant shall install a grate around the existing street tree that is consistent with the type of grate
required by the Downtown Streetscape Design Standards and Guidelines. The new grate shall be shown
on the final landscape plan submitted with the construction permit application to be reviewed and
approved by the Current Planning Project Manager prior to construction permit issuance.
This Shoreline Substantial Development Permit is granted pursuant to the Shoreline Management Action of
1971 and pursuant to the following:
1. The issuance of a license under the Shoreline Management Act of 1971 shall not release the
applicant from compliance with federal, state, and other permit requirements.
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City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 44 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
2. This permit may be rescinded pursuant to Section 14(7) of the Shoreline Management Act of
1971 in the event the permittee fails to comply with any condition(s) hereof.
3. Construction permits shall not be issued until twenty-one (21) days after approval by the
Washington State Department of Ecology or until any review proceedings initiated within this
twenty-one (21) day review period have been completed.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on April 14, 2021 to the Owner/Applicant/Contact:
Owner/Applicant/Contact:
Joe Bernasconi / PO Box 1343,
Renton WA 98057 /
JoeB@Windermere.com
TRANSMITTED on April 14, 2021 to the Parties of Record:
None
TRANSMITTED on April 14, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Matt Herrera, Interim Current Planning Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
Site Plan Review and Modification Process:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is
working remotely. For that reason, appeals must be submitted electronically to the City Clerk at
cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected at a
future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information
regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the
situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of
filing the appeal in person.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
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4/14/2021 | 4:03 PM PDT
City of Renton Department of Community & Economic Development
Rogolo Townhomes
Administrative Report & Decision
LUA20-000180, ECF, SA-A, SSDP, MOD
Report of April 14, 2021 Page 45 of 45
D_Admin Report_Rogolo_210414_v5_FINAL
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
Shoreline Substantial Development Permit Process:
APPEALS: Appeals of Shoreline Substantial Development Permit issuance must be made directly to the
Shorelines Hearings Board. Appeals are made by filing a request in writing within the twenty-one (21) days of
receipt of the final order and concurrently filing copies of such request with the Washington State Department
of Ecology and the Attorney General’s office as provided in section 18(1) of the Shorelines Management Act of
1971. All copies of appeal notices shall also be filed with the City of Renton Planning Division and the City Clerk’s
office.
EXPIRATION: Unless a different time period is specified in the shoreline permit as authorized by RCW 90.58.143
and subsection J1 of RMC 4-9-190, construction activities, or a use or activity, for which a permit has been granted
pursuant to this Master Program must be commenced within two (2) years of the effective date of a shoreline
permit, or the shoreline permit shall terminate, and a new permit shall be necessary. However, the Planning
Division may authorize a single extension for a period not to exceed one year based on reasonable factors, if a
request for extension has been filed with the Planning Division before the expiration date, and notice of the
proposed extension is given to parties of record and the Washington State Department of Ecology. DEFINITION
OF COMMENCEMENT OF CONSTRUCTION ACTIVITIES: the construction applications must be submitted, permits
must be issued, and foundation inspections must be completed before the end of the two (2) year period.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Rogolo Townhomes
Land Use File Number:
LUA20-000180, ECF, SA-A, SSDP, MOD
Date of Report
April 14, 2021
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Joe Bernasconi / PO Box
1343, Renton WA 98057 /
JoeB@Windermere.com
Project Location
82 Williams Ave S
The following exhibits are included with the ERC report:
Exhibits 1-12: As shown in the ERC Report
Exhibit 13: Administrative Staff Report
Exhibit 14: SEPA Determination
Exhibit 15: Utility Plan
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