HomeMy WebLinkAboutSR_HEX_Cedar_River_Apts_210810_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Cedar_River_Apts_210810_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: August 10, 2021
Project File Number: PR19-000306
Project Name: Cedar River Apartments
Land Use File Number: LUA19-000161, ECF, SSDP, SA-M, SA-H
Project Manager: Clark Close, Senior Planner
Owner/Applicant: James D. Rivard, SRM Development, LLC, 720 6th St S, Ste 200, Kirkland, WA 98033
Contact: David Maul, Rutledge Maul Architects PS, 19940 Ballinger Way NE Ste A-33,
Shoreline, WA 98115
Project Location: 1915 Maple Valley Highway, Renton, WA 98055 (APN 1723059026)
Project Summary: The applicant is requesting Master Site Plan Review, Hearing Examiner Site Plan
Review for Phases 1 and 2, Environmental (SEPA) Review, and Shoreline
Substantial Development Review for a proposed phased mixed use development
located at 1915 Maple Valley Highway. The proposal would include a two-phased
five story building with 481 attached dwelling units with approximately 4,852
square feet of ground floor retail. The residential density of the proposal would
result in approximately 39 dwelling units per net acre. A third phase would include
a 25,000 square foot office building. The completed project would provide
approximately 761 vehicle parking spaces with 56 of those spaces within a surface
parking area and the remainder provided as structured parking within the
residential and office buildings. The applicant proposes shoreline restoration that
includes the retention of approximately 34 trees and construction of pedestrian
trails near the Cedar River within the boundaries of the subject property. The
applicant has requested fill activities in the 100-year flood plain along the Cedar
River that would be mitigated via onsite compensatory flood storage.
Site Area: 12.54 acres
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 2 of 64
SR_HEX_Cedar_River_Apts_210810_v1
B. EXHIBITS:
Exhibits 1-39: As shown in the Environmental Review Committee (ERC) Report
Exhibit 40: Staff Report to the Hearing Examiner
Exhibit 41: Notice of Complete Application Letter dated August 15, 2019
Exhibit 42: On Hold Letter dated September 23, 2019
Exhibit 43: On Hold Correction Letter dated December 4, 2019
Exhibit 44: Off Hold Letter dated August 13, 2020
Exhibit 45: Re-Notice of Application dated March 23, 2021
Exhibit 46: Neighborhood Meeting Notes
Exhibit 47: Public Comment Emails
Exhibit 48: Department of Ecology Comments dated August 28, 2019
Exhibit 49: Department of Ecology Comments dated June 29, 2021
Exhibit 50: Environmental “SEPA” Determination and Notice
Exhibit 51: Environmental (SEPA) Checklist
Exhibit 52: Applicant Urban Design Report
Exhibit 53: School District Response Letter
Exhibit 54: View Corridor Study dated January 1, 24, 2020
Exhibit 55: Acknowledgment for Building Permit Submittal
C. GENERAL INFORMATION:
1. Owner(s) of Record: SRM Renton, LLC, 111 N Post St, Ste. 200, Spokane, WA
99201
2. Zoning Classification: Commercial Office Residential (COR)
Urban Design District ‘C’
3. Comprehensive Plan Land Use Designation: Commercial Office Residential (COR)
4. Existing Site Use: Currently Vacant
5. Critical Areas: Special Flood Hazard (FEMA Zone – AE), Floodway,
Shoreline High-Intensity Cedar River Reach C
Designation, Wellhead Protection Zone 1, Regulated
Slopes, High Seismic Hazard Area, and Channel
Migration Zone (CMZ) – Severe Hazard Area
6. Neighborhood Characteristics:
a. North:
Renton Community Center, Henry Moses Aquatic Center, and vacant land north of SR
169. Commercial Office Residential (COR) Comprehensive Plan Land Use Designation;
Commercial Office Residential (COR) zone
b. East: Cedar Place Office Building. Commercial Office Residential (COR) Comprehensive Plan
Land Use Designation; Commercial Office Residential (COR) zone
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 3 of 64
SR_HEX_Cedar_River_Apts_210810_v1
c. South:
Cedar River and vacant City of Renton Parks and Recreation land. Residential Low
Density (LD) Comprehensive Plan Land Use Designation; Resource Conservation (RC)
zone
d. West:
Renton Community Center, Cedar River Park, and Carco Theatre. Commercial Office
Residential (COR) Comprehensive Plan Land Use Designation; Commercial Office
Residential (COR) zone
7. Site Area: 12.54 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Windsor Hills) N/A 1212 04/20/1945
Tier 2 Temporary Use Permit LUA12-092 N/A 10/30/2012
Shoreline Exemption LUA07-136 N/A 11/14/2007
Environmental (SEPA) Review LUA03-043 N/A 09/16/2005
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch ductile water
main northeast of the site within Maple Valley Highway that can deliver a maximum flowrate of 2,500
gallons per minute (gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 12-inch sewer main
running from east to west, north of the site within Cedar River Park Dr.
c. Surface/Storm Water: There is no existing on-site conveyance system. There is an existing 12-inch
public storm drain that flows from northwest to southeast along the southern frontage of Maple
Valley Highway that collects drainage in the public right-of-way. In addition, there is a 12-inch public
storm drain that flows from east to west that collects drainage from the Cedar River Park Dr public
right-of-way. Storm drainage from this system is conveyed through the Renton Community Center
site and into the Cedar River.
2. Streets: Maple Valley Highway (State Route 169) is classified as a principal arterial. Maple Valley Highway
is owned and maintained by WSDOT. The existing right-of-way width for Maple Valley Highway adjacent
to the site varies from approximately 95’ to approximately 127’ per the King County Assessor’s Map. The
paved roadway width adjacent to the site is approximately 82’ consisting of three (3) travel lanes in each
direction and a center turn lane. There is a concrete curb and sidewalk directly behind the curb along each
side of the roadway. The sidewalk along the project frontage is approximately six and one half feet (6 ½’)
in width.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 4 of 64
SR_HEX_Cedar_River_Apts_210810_v1
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120B: Development Standards for Commercial Zoning Designations (CD, CO, & COR)
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 4-6-030: Drainage (Surface Water) Standards
b. Section 4-6-040: Sanitary Sewer Standards
c. Section 4-6-060: Street Standards
d. Section 4-6-080: Water Service Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-190: Shoreline Permits
b. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July 19,
2019 and determined the application complete on August 15, 2019 (Exhibit 41). The project was placed
on hold for secondary review on September 23, 2019 and a subsequent on hold correction letter was
issued on December 4, 2019 for additional information (Exhibits 42 and 43, respectively). The project was
taken off hold on August 13, 2020 (Exhibit 44). The project was re-noticed on March 23, 2021 to allow for
a thirty (30) day public comment period as is required for shoreline permits and to provide notice of the
applicant’s intent to include site plan review for Phase 1 and 2 with the master application (Exhibit 45).
On February 24, 2021, the applicant waived the 120 day review period.
2. A neighborhood meeting facilitated by the applicant was held on September 25, 2018 at the Renton
Community Center located at 1715 Maple Valley Highway, Renton, WA 98057. One (1) member of the
public attending the meeting. See Exhibit 46 for more information.
3. The project site is located 1915 Maple Valley Highway, Renton, WA 98055 (APN 1723059026).
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 5 of 64
SR_HEX_Cedar_River_Apts_210810_v1
4. The project site is currently a compacted gravel lot with minimal vegetation. The majority of the site is
relatively flat and gradually slopes from the northeast to the south, with an elevation change of
approximately twenty feet (20’) across the site.
5. Access to the site would be provided via Maple Valley Highway (SR 169) and Cedar River Park Dr.
6. The property is located within the Error! Reference source not found. Comprehensive Plan land use
designation.
7. The site is located within the Error! Reference source not found. zoning classification and within Design
District C.
8. There are approximately 53 trees located onsite, of which the applicant is proposing to retain a total of
34 trees along the Cedar River shoreline.
9. The site is mapped with Shoreline High-Intensity Cedar River Reach C Designation, Special Flood Hazard
Area (FEMA Zone – AE), Severe Channel Migration Zone (as mapped by King County), Floodway, Wellhead
Protection Zone 1, Regulated Slopes, and High Seismic Hazard Area.
10. Approximately 2,673 cubic yards of material would be cut onsite and approximately 42,417 cubic yards of
fill is proposed to be brought into the site.
11. The applicant was originally proposing to start Phase 1 construction on September 3, 2019 and end
construction on August 11, 2021. Phase 2 construction was originally proposed to begin on August 21,
2021 and end on April 12, 2023. Phase 3 construction was originally proposed to begin on April 12, 2023
and end on May 13, 2024.
12. Staff received public comment emails from Nicola Robbinson (Exhibit 47). To address public comments
the following report contains analysis related to the aquifer protection zone, shoreline regulations, flood
zones, refuse and recycling collection, traffic impacts, and tree retention.
13. Staff received agency comments from Muckleshoot Indian Tribe Fisheries Division (Exhibit 30),
Department of Ecology (Exhibits 48 and 49), Duwamish Tribe (Exhibit 37), and Washington State
Department of Transportation (Exhibit 33).
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
June 17, 2021, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Cedar River Apartments (Exhibit 50). The DNS-M included eight (8) mitigation
measures. A 14-day appeal period commenced on June 17, 2021 and ended on July 1, 2021. No appeals
of the threshold determination have been filed as of the date of this report.
15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. The project shall comply with the recommendations of the geotechnical report, prepared by
Terracon Consultants Inc., dated October 31, 2018 and any future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit
a sealed letter stating that he/she has reviewed the construction and building permit plans and in
their opinion the plans and specifications meet the intent of the report(s).
3. The applicant’s geotechnical engineer shall provide notes on the construction and building permit
plans identifying when onsite geotechnical engineer supervision of construction events is
recommended.
4. The applicant shall submit a Final Technical Information Report (TIR) with the civil construction
permit application that includes qualitative and quantitative analysis demonstrating compliance
with the Water Resource Inventory Area (WRIA) 8 Chinook Salmon Conservation Plan. The analysis
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 6 of 64
SR_HEX_Cedar_River_Apts_210810_v1
shall provide justification for the currently proposed stormwater improvements, or if needed, an
amended proposal to comply with the conservation plan as it relates to salmon health, habitat,
and effects from the project’s stormwater discharge into the Cedar River. The analysis and any
amendments to the proposed stormwater improvements needed to comply with the
conservation plan shall be reviewed and approved by the Development Engineering Plan
Reviewer prior to permit issuance.
5. The applicant shall submit an archeological survey prepared by a qualified professional with the
civil construction permit application. Consultation with Concerned Tribes shall occur prior to
survey activities. Based on the results and recommendations of the survey, an Inadvertent
Discoveries Plan and onsite monitoring during construction activities by a professional
archeologist funded by the applicant may be required.
6. The applicant shall reconfigure the northbound Cedar River Park Drive to provide dual left turn
lanes with a shared right turn lane (curb lane). To support this new channelization, the applicant
shall install signal detection, signal head modifications, and overhead signage on the east side
mast-arm at the intersection of Cedar River Park Drive and Maple Valley Highway. The applicant
shall submit plans to construct these off-site improvements with the civil construction permit
application to be reviewed and approved by Development Engineering and Transportation staff
prior to permit issuance.
7. The applicant shall fully fund the installation and configuration of the Adaptive Traffic Control
System (ATCS) Split Cycle Offset Optimization Technique (SCOOT) along intersections impacted by
the proposal including NE 3rd Street/Monterey Drive NE and those identified in the Cedar River
Apartments Independent Transportation and Mitigation Analysis (Exhibit 34) prepared by Transpo
Group dated May 7, 2021. Installation, configuration, and operation of the SCOOT system shall
occur prior to Temporary Certificate of Occupancy of the first building.
8. The applicant shall identify and propose potential traffic calming measures to be located within
the Cedar River Park parking lot to discourage project related cut-through traffic. The traffic
calming proposal shall be coordinated and approved by the Community Services Department.
Approved traffic calming measures shall be installed prior to Temporary Certificate of Occupancy
of the first building.
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development (Exhibit 39). 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.
17. Comprehensive Plan Compliance: The site is designated Error! Reference source not found. on the City’s
Comprehensive Plan Map. COR designations are place areas that are located near a significant amenity,
such as a waterfront, are near major transportation or transit routes, and are comprised of one or more
large tracts of vacant or underutilized land. The intention of this land banking designation is to transform
properties into compact, mixed-use developments that act as City gateways, through master planning and
coordinated design. The proposal is compliant with the following development standards if all conditions
of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal L-H: Plan for high quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 7 of 64
SR_HEX_Cedar_River_Apts_210810_v1
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Infill development on vacant and underutilized land in established neighborhoods and
multi-family areas.
✓
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
✓
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
✓
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
✓
Policy L-29: Protect the integrity of natural drainage systems, existing land forms, and
maintain wildlife habitat values by preserving and enhancing existing vegetation and
tree canopy coverage to the maximum extent possible and by restoring hydrological
flows and improving the condition of shorelines.
✓ Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
✓
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering scale
and context in infill project design.
✓
Policy L-49: Maintain existing, and encourage the creation of additional, places and
events throughout the community where people can gather and interact. Allow for
flexibility in public gathering places to encourage place-making efforts and activities.
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓ Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
✓ Policy L-54: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
✓
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 8 of 64
SR_HEX_Cedar_River_Apts_210810_v1
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
✓ Policy L-60: Improve the appearance of parking lots through landscaping and screening.
✓
Policy T-45: Ensure that new development contributes its fair share of the cost of
transportation facilities, programs and services needed to mitigate growth related
transportation impacts.
18. Zoning Development Standard Compliance: The purpose of the Commercial Office Residential Zone (COR)
is to provide for a mix of intensive office, hotel, convention center, and residential activity in a high-quality,
master-planned development that is integrated with the natural environment. Commercial retail and
service uses that are architecturally and functionally integrated are permitted. Also, commercial uses that
provide high economic value may be allowed if designed with the scale and intensity envisioned for the
COR Zone. The scale and location of these sites will typically denote a gateway into the City and should be
designed accordingly. The proposal is compliant with the following development standards, as outlined in
RMC 4-2-120.B, if all conditions of approval are met:
Compliance COR Zone Develop Standards and Analysis
✓
Use: Pursuant to RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning Designations,
mixed use projects for attached dwellings – flats, retail sales, and medical office are
permitted in the COR zone provided the retail sales are housed in a structure containing
offices, residences, hotels, convention centers, and/or research and development
facilities. The retail sales requirement can be adjusted through the Master Plan process.
Staff Comment: The applicant proposes to provide attached dwellings – flats
(apartments) as two (2) new attached two- to five-story buildings as part of Phases 1 and
2. RMC 4-2-060 Zoning Use Table allows attached dwellings – flats in the COR zone,
subject to RMC 4-2-080.A.6 (Condition #6). In the COR zone, standalone residential is
allowed as determined through the Master Site Plan process. The applicant did not
propose three (3) exclusive standalone residential buildings, rather the multi-phased
project would include residential (Building A), mixed-use residential with commercial
retail space (Building B), and medical office (Building C). Commercial uses in residential
mixed-use buildings are limited to retail sales, on-site services, eating and drinking
establishments, taverns, daycares, preschools, indoor recreational facilities, pet
daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general
offices not located on the ground floor, and similar uses as determined by the
Administrator. No specific commercial retail use or tenant has been proposed by the
applicant at this time. Verification of the use and tenant would occur during the tenant
improvement building permit application at a later date.
The five-story mixed-use apartment buildings would be connected via a two-story leasing
and lounge area located between Buildings A and B, near the center of the site. Buildings
A and B would be constructed as part of Phases 1 and 2, respectively (Exhibits 3-8).
Buildings A and B would each wrap around a structured parking area. The garage
wrapped with units and wings would extend out from the wrapped garage to allow for
courtyards on the south facing elevations that are oriented towards Cedar River to the
south. The future standalone medical office building would be located at the intersection
of Cedar River Park Dr and Maple Valley Highway as part of Phase 3 (Exhibits 9 and 10).
Phase 3 would require a future Site Plan Review application to confirm compliance with
the master site plan and development regulations.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 9 of 64
SR_HEX_Cedar_River_Apts_210810_v1
✓
Density: The density range permitted in the COR zone is a minimum of 30 up to a
maximum of 50 dwelling units per net acre. The same area used for commercial and
office development can also be used to calculate residential density. Where commercial
and/or office areas are utilized in the calculation of density, the City may require
restrictive covenants to ensure the maximum density is not exceeded should the
property be subdivided or in another manner made available for separate lease or
conveyance. Density may be increased 30-percent above the maximum per RMC 4-9-
065, Density Bonus Review. Net density is calculated after the deduction of sensitive
areas, areas intended for public right-of-way, and private access easements.
Staff Comment: The calculated net area of the property is 536,989 square feet or 12.33
acres after 6,022 square feet of right-of-way dedications (in varying widths) along Cedar
River Park Dr to achieve the designated commercial access street standard. In addition,
the site has roughly 3,197 square feet of critical areas. The proposal would add 481 new
multi-family units to the site and the result in net density would be 39 dwellings per net
acre (481 units / 12.33 acres = 39 du/ac rounded up to the nearest whole number).
Therefore, the proposal complies with the density range permitted in the COR zone.
✓
Setbacks: Setbacks in the COR zone are determined through site plan review.
Staff Comment: The proposed Buildings A and B would be setback a minimum of 100 feet
from the Ordinary High Water Mark (OHWM) of Cedar River. Phase 1 would maintain a
minimum setback of roughly 43 feet to the west property line and roughly 40 feet to the
north property line. Phase 2 would maintain a minimum setback of roughly 168 feet to
the north property line and roughly 23 feet to the east property line at its closest point.
The proposed Phase 1 and 2 buildings are appropriate for the site.
The Phase 3 medical office building footprint, as shown in the proposed phasing plan
(Exhibit 5), is conceptual and Building C setbacks would be determined during a future
site plan review for Phase 3.
✓
Building Standards: The maximum lot coverage requirements for buildings in the COR
zone is 65 percent of the total lot area or 75 percent is parking is provided within the
building or within a parking garage. The maximum building height permitted is 10 stories
and/or 125 feet.
Staff Comment: The proposed buildings would have a footprint of approximately 149,189
square feet on the 536,989 square foot site resulting in a building lot coverage of
approximately 28 percent (149,189 sf / 536,989 sf = 28 percent rounded up to the nearest
whole number). As currently proposed, the buildings would comply with the maximum
lot coverage requirements in the COR zone.
The proposed multifamily buildings (Buildings A and B) would be five (5) stories and
approximately 67 feet in height at their highest point (top of the roof to finished grade).
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 at the finished building pads is approximately
52 feet. The result would be an airport height restriction of 130 feet. Based on the
provided elevations the proposed building would be under the airport height restriction.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 10 of 64
SR_HEX_Cedar_River_Apts_210810_v1
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one tree
per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space,
and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter
parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped
areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: The applicant submitted a landscape plan (Exhibit 4), tree retention plan
(Exhibit 17), arborist report (Exhibit 18), and shoreline landscaping plans (Exhibit 15) with
the application submittal. The existing onsite landscaping includes relatively small areas
of shrub and groundcover species, predominantly along the southern edge of the
property adjacent to Cedar River, and in some places below the concrete bulkhead wall.
All onsite trees inventoried within the project area were within the 100-foot standard
shoreline buffer of Cedar River. Existing significant trees onsite include balsam poplar,
bigleaf maple, red alder, and black cottonwood with a range of 8 to 48 caliper inches
(DBH). The tree retention plans include the preservation of 34 existing trees along the
shoreline and a detailed planting plan has been provided within the 100-foot vegetation
conservation buffer that would provide native plantings with 125,724 square feet of
planting areas designated for high visibility and low growing (e.g., Douglas aster, tufted
hair grass, and creeping Oregon grape), view preservation (e.g., vine maple, western
columbine, and redtwig dogwood), forested (e.g., big leaf maple, serviceberry, and bitter
cherry), bioswale (e.g., slough sedge, sawbeak sedge, and spike rush), and meadow (e.g.,
western yarrow, slim-leaf onion, and canary violet).
Landward of the 100-foot vegetation conservation buffer, the applicant has proposed a
variety of trees, shrubs, and groundcovers along the property’s perimeter, parking lot,
planter strips, and exterior amenity areas. The conceptual landscape plan illustrates
trees, shrubs and ground cover that would be used to enhance the visual character of the
buildings, street frontages, interior roadways, and interior parking areas. The proposed
trees include, vine maple (9), redpointe maple (9), autumn brilliance serviceberry (42),
katsura tree (3), kousa dogwood (12), ruby vase persian parrotia (4), quaking aspen (83),
and sawleaf zelkova (26). Within the planter strips along Cedar River Dr and Maple
Valley, the applicant is proposing sawleaf zelkova trees at approximately fifty feet (50’)
on center. The conceptual landscaping plan provides some general locations of proposed
street trees and groundcover within the planter strips. Sawleaf zelkova is not on the City
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 11 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Approved Street Tree List. Therefore, staff recommends as a condition of approval, the
applicant submit a detailed landscaping plan per the submittal requirements set forth in
RMC 4-8-120.D.12 that meets the applicable standards set forth in RMC 4-4-070,
Landscaping with the civil construction permit application. The applicant shall coordinate
with the Current Planning Project Manager with selection of street tree species from the
City’s Approved Street Tree List. The detailed landscaping plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
The applicant is proposing to only hydroseed the future development pad as part of
Phases 1 and 2. To ensure compliance with the street frontage landscaping requirement,
staff recommends as a condition of approval, that the applicant install ten feet (10’) of
temporary onsite landscaping along the public street frontages of the Phase 3
development site. Such landscaping shall include a mixture of trees, shrubs, and
groundcover. Installation of the temporary landscaping shall be completed as part of
Phase 2 unless a construction or building permit for Phase 3 has been applied for. A final
detailed landscape plan shall be provided to and approved by the Current Planning
Project Manager prior to construction permit issuance.
No irrigation was shown on the landscape plans. Underground sprinkler systems are
required to be installed and maintained for all landscaped areas. The sprinkler system
must provide full water coverage of the planted areas specified on the landscape plan.
As a result, staff recommends as a condition of approval, that the applicant be required
to provide a detailed irrigation plan with the civil construction permit application. The
detailed irrigation plan shall be provided to and approved by the Current Planning Project
Manager prior to civil construction permit issuance.
The designed surface parking lot would provide a total of 56 spaces and it does not abut
a street right-of-way. Therefore, perimeter parking lot landscaping would not be
required. As part of the parking lot landscaping design, the applicant is proposing
significantly more the minimum required 25 square feet of landscaping per parking space
and the interior parking lot landscaped areas meet or exceed the minimum dimension of
8 feet (8’) by 12 feet (12’).
✓
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.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
Staff Comment: The 19 trees proposed for removal are either located in the future
boardwalk alignment (8 trees), have risk of failure (1 tree), are growing out of an existing
wall that is to be retained (5 trees), would be adversely impacted due to grading (4 trees),
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 12 of 64
SR_HEX_Cedar_River_Apts_210810_v1
or would block public access to future pedestrian path (1 tree). Of the 19 trees to be
removed, one (1) tree is in good condition with the remainder fair, poor, or dead/dying.
Two (2) large Black Cottonwoods on the southwest portion of the site slated for removal
would be made into snags for habitat. The applicant complies with minimum tree
retention requirement by retaining roughly 64 percent of the existing trees. In addition,
the applicant is proposing to plant 188 new deciduous trees and 137 evergreen trees as
shown in the Landscape Plan (Exhibit 4) and an estimated 281 trees with the forested
shoreline area (Exhibit 15). See Landscaping discussion above for more information.
Compliant if
condition of
approval is
met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid
fencing or a wall of a height at least as high as the equipment it screens, or a landscaped
visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing,
and walls shall be made of materials and/or colors compatible with building materials.
All operating equipment located on the roof of any building shall be enclosed so as to be
screened from public view.
Staff Comment: The applicant did not provide sufficient details of roof or surface
mounted equipment and/or screening identified for such equipment with the land use
application. Therefore, staff recommends as a condition of approval, the applicant
submit a special utility and landscape plan set that includes cross-section details
identifying the location and screening provided for all surface and roof top
utility/mechanical equipment and identify how they would be screened from public view.
The applicant shall work with franchise utilities to ensure, as practical, utility boxes are
located out of public right-of-way view, active common open spaces, and they shall not
displace required landscaping areas. The special utility and landscape plan set shall be
provided to, and approved by, the Current Planning Project Manager prior to civil
construction permit and/or building permit approval.
Compliant if
condition of
approval is
met
Refuse and Recycling: In multi-family developments 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 fo r refuse deposit
areas. A total minimum area of eighty (80) square feet shall be provided for refuse and
recyclables deposit areas.
There shall be a minimum of one refuse and recyclables deposit area/collection point for
each project. There shall be at least one deposit area/collection point for every thirty
(30) dwelling units.
The required refuse and recyclables deposit areas shall be dispersed throughout the site
when a residential development comprises more than one building.
Refuse and recyclables deposit areas and collection points may be located in separate
buildings/structures or outdoors. Refuse and recyclables deposit areas may be located
within residential buildings, providing that they are in compliance with the Uniform Fire
Code, and that collection points are easily and safely accessible to hauling trucks.
Refuse and recyclables deposit areas and collection points shall be located no more than
two hundred feet (200') from a common entrance of a residential building, allowing for
easy access by residents and hauling trucks.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 13 of 64
SR_HEX_Cedar_River_Apts_210810_v1
If refuse or recyclable containers are located within a building, then the space which
these facilities utilize as well as parking space for refuse/recyclable container-towing
vehicles must be clearly shown on plans submitted to the City. Additionally, an exterior
space must be provided to accommodate the container(s) on refuse/recyclable pick-up
days.
Refuse and recyclable containers, and associated refuse/recyclable container-towing
vehicles may not be stored in the minimum required parking spaces for a development.
Staff Comment: Based on the proposal for 481 units, a total of 2,164.5 square feet of
refuse and recycle area is required. Based on the proposal, several trash rooms are
located throughout each floor for the collection of refuse and recycling. The proposal
includes four (4) dispersed ground floor interior refuse and recycle areas totaling 3,243
square feet (Phase 1 – 908 sf + 682 sf and Phase 2 - 795 sf + 858 sf). Garbage truck access
for the collection of refuse and recycling appears to come from the two more centrally
located ground floor trash rooms off the parking garages. Staff recommends, as a
condition of approval, that the applicant provide a detailed refuse and recycling pick-up
plan. The final detailed plan shall also be provided to the City’s contracted refuse and
recycling hauler (currently Republic Services) with any correspondence to and from the
hauler provided to the Current Planning Project Manager.
✓
Parking: Parking regulations require that a minimum of 1 parking space be proved per
attached dwelling unit. A maximum of 1.75 per dwelling unit is allowed.
Parking regulations for commercial activities require a minimum and maximum of 5.0
per 1,000 square feet of net floor area for medical offices and a required minimum and
maximum of 2.5 per 1,000 square feet of net floor area for retail sales.
Standard surface parking stall dimensions are 9 feet by 20 feet, compact stall dimensions
are 8 ½ feet by 16 feet. Each parallel stall shall be twenty-three feet by nine feet (23' x
9') in size.
Compact parking spaces shall not to exceed fifty percent (50%) of structured parking and
thirty percent (30%) for all other uses.
A structured parking stall shall be a minimum of seven feet, six inches (7'6") in width. A
parking stall shall be a minimum of twelve feet (12') in length, measured along both sides
for stalls designed at less than forty-five degrees (45°). A stall shall be a minimum of
thirteen feet (13') in length, for stalls designed at forty-five degrees (45°) or greater.
Staff Comment: The applicant is proposing a combined total of 761 vehicle parking spaces
when all phases of the development are completed. Phases 1 and 2 (Buildings A and B)
would provide 645 structured parking spaces and Phase 3 (future medical office building)
would provide sixty (60) below grade structured parking spaces. In addition to structured
parking areas, an additional fifty-six (56) surface parking spaces would be provided
onsite. Together, all three (3) uses would be required to provide a minimum of 618
parking spaces up to a maximum of 979 parking spaces. The full buildout of 761 vehicle
parking spaces would comply with the allowed range of parking requirements.
Access and parking lot configuration would be designed for two-way circulation
throughout. All parking on site would comply with dimensional stall requirement based
on parking stall type. The applicant is proposing a variety of parking stall types and sizes
and types in order to fit the site and comply with parking standards. The use of
landscaping is an integral component to reducing the visual impacts of the 56 surface
parking stalls on the pedestrian environment and abutting/adjacent properties (see
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 14 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Landscaping discussion above for more information). The final detailed plan shall also be
provided to the City’s contracted refuse and recycling hauler (currently Republic Services)
with any correspondence to and from the hauler provided to the Current Planning Project
Manager.
✓
Access: Direct arterial access to individual structures shall occur only when alternative
access to local or collector streets or consolidated access with adjacent uses is not
feasible.
Staff Comment: The overall development has two (2) primary points of access, one full
access from Cedar River Park Dr and a second limited access (right in, right out) from a
driveway off of Maple Valley Highway (SR 169). The proposed new SR 169 access from
the interior east/west road would replace the existing driveway opening. Finally, a third
fire lane access driveway to Maple Valley Highway is proposed between Building B and
the sports courts near the southeast corner of the lot. The majority of the vehicle trips
would utilize Cedar River Park Dr to gain access to the signalized intersection for access
onto Maple Valley Highway. As a result, primary and direct access to the site would be
from Cedar River Park Dr.
See also FOF 19, Design District Review: 2. Parking and Vehicular Access, subsection c.
Vehicular Access and 3. Pedestrian Environment for more information.
Compliant if
condition of
approval is
met
Bicycle Parking: Attached dwellings shall provide one-half (0.5) bicycle parking space per
one dwelling unit. Commercials uses shall provide bicycle parking spaces equal to ten
percent (10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at provide
one-half (0.5) bicycle parking space per one dwelling unit. Commercials uses shall provide
bicycle parking spaces equal to ten percent (10%) of the number of required off-street
vehicle parking spaces. Acceptable examples include bike lockers, bike check-in systems,
in-building parking, and limited access fenced areas with weather protection. The
applicant is proposing four (4) separate bike rooms on the first level. The bicycle rooms
have a combined area of 2,764 square feet (846 sf + 536 sf + 846 sf + 536 sf). The floor
plans provide a potential layout of the secure bicycle racks within each bicycle room. In
total, the applicant would be required to provide up to 242 bicycle parking spaces for the
combined uses of Phases 1 and 2. Staff recommends as a condition of approval that the
applicant provide bicycle parking for up to 242 stalls (one of which shall be for the
commercial retail space) and indicate compliance with bicycle parking standards on the
floor plans submitted with the building permit application. Bicycle parking shall be
reviewed and approved by the Current Planning Project Manager prior to building permit
issuance.
✓
Pedestrian Access: Pedestrian access is determined through site plan review.
Staff Comment: Internal pedestrian connections to the public sidewalk network are
proposed in order to provide safe and efficient pedestrian access throughout the site and
to abutting sites.
Compliant if
condition of
approval is
met
Upper Story Setbacks: Buildings or portions of buildings that exceed fifty feet (50') in
height shall include upper story setbacks as follows: The minimum setback for a fifth
story and succeeding stories shall be ten feet (10') minimum from the preceding story,
applicable to each story or an equivalent standard that adds interest and quality to the
building.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 15 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Staff Comment: The proposed Buildings A and B would be five (5) stories in height and
would exceed fifty feet (50’) in height. The visual interest can be viewed from all facades.
The covered decks on the fifth floor would include post and beam structure roof typical
of a pacific northwest cabin porch. The applicant is proposing portions of the fifth floor
be stepped back, ranging from zero feet (0’) to thirty-one feet (31’) above the fourth floor,
to add interest and quality design to the building. To ensure the buildings comply with
the 10-foot minimum upper story setback on the fifth floor, staff recommends as a
condition of approval, the applicant submit revised building elevations and floor plans
that clearly indicate a minimum ten feet (10') setback for a fifth story above the preceding
story. The revised building elevations and floor plans shall be reviewed and approved by
the Current Planning Project Manager prior to building permit issuance.
✓
Roofline and Façade Modulation: Buildings shall provide vertical and horizontal
modulation of roof lines and facades of not less than two feet (2') at a minimum interval
of forty feet (40') per building face, or an equivalent standard that adds interest and
quality to the building.
Staff Comment: Based on the building elevations and renderings (Exhibits 6 and 7), the
applicant is proposing vertical and horizontal modulation of roof lines for Buildings A and
B by including a broken shed roof and several large court yards along the south side of
the buildings. The buildings are designed around two (2) large parking structures and are
angles to provide visual interest. In addition, Phase 1 includes a two-story leasing area,
lounge, and co-working room aid to further provide vertical and horizontal modulation
and break up the massing between each multi-family building.
Compliant if
condition of
approval is
met
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: The project site includes existing shoreline armoring along the subject
property consisting of an approximately 15-foot to 20-foot (15’-20’) tall concrete
bulkhead extending east from the settling pond. The toe of the bulkhead wall consists of
mass concrete along the base with concrete blocks stacked vertically and embedded into
the mass. To the west of the settling pond the shoreline bank slopes gradually to where
a retaining wall is located. An old chain link fence (appears to be four feet (4’) in height)
is located on top of the concrete wall and retaining wall along the length of the shoreline.
The parcel contains inconsistent perimeter chain link fencing with heights ranging from
approximately four- to eight-foot (4’-8’) with barbwire placed on top of some of fencing.
The location of the exiting chain link fencing would stand in or in front of the required
landscaping and therefore the eight feet (8’) tall fencing would exceed the height
limitations. Furthermore, the chain link fencing is not a quality material commensurate
with the proposed mixed use development proposed with the master plan. Therefore,
staff recommends as a condition of approval, that the applicant submit a detail fencing
plan with the civil construction permit application that provides material details, height,
and location of fencing on the master site plan. The fencing shall be consistent, high-
quality, and commensurate to the materials that are used throughout the development.
The fencing material shall be wood, ornamental, or comparable material as approved by
the Current Planning Project Manager. Chain link fencing shall not be accepted. The
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 16 of 64
SR_HEX_Cedar_River_Apts_210810_v1
revised fencing plan shall be reviewed and approved by the Current Planning Project
Manager prior permit issuance.
In addition, the applicant is proposing to cut the waterward wall from a top elevation of
around 42 feet down to a top elevation of 35 feet at the settling pond, remove and
regrade the riparian area and existing basin structures, and construct passive trails and
vegetation and as shown on the Shoreline Grading and Trail Plan (Exhibit 16) and
Compensatory Storage Plan (Exhibit 13).
19. Design District Review: The project site is located within Design District ‘C’. The following table contains
project elements intended to comply with the standards of the Design District ‘C’ 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: Building A is proposed to be located approximately 230 feet east of
Carco Theatre and approximately 258 feet south of Henry Moses Aquatic Center.
Building B is proposed to be located approximately 220 feet northwest of Cedar Place
Office Building. The future medical office building is proposed to be located
approximately 355 feet southeast from Henry Moses Aquatic Center. It is not
anticipated that the proposed buildings would shade neighboring civic or private
spaces. Summer afternoon shading would occur on Cedar River Park Dr. The proposed
modification would likely increase shading on portions of the surface parking on City of
Renton property. Shading would extend into the morning hours during the Spring
Equinox and Winter Solstice, however these months the sun is often obscured by clouds.
See also FOF 20, Master Plan and Site Plan Review.
✓
Standard: Commercial mixed-use buildings shall contain pedestrian-oriented uses,
feature “pedestrian-oriented facades,” and have clear connections to the sidewalk.
Staff Comment: The residential and commercial buildings are architecturally designed
to have pedestrian-oriented façades. Building orientation generally face the two (2)
public streets – Cedar River Park Dr and Maple Valley Highway. The commercial areas
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 17 of 64
SR_HEX_Cedar_River_Apts_210810_v1
contain glazing and have clear connections to street frontages. Connections to the
public sidewalks are also provided from the residential entrances. Overall, the
commercial portions of the project are primarily oriented to the north or towards the
signalized intersection (Exhibits 6-10). Upon the completion of all phases, each building
would include pedestrian-oriented connections to each other and to the associated
street frontages.
✓
Standard: Office buildings shall have pedestrian-oriented facades. In limited
circumstances the Department may allow facades that do not feature a pedestrian
orientation; if so, substantial landscaping between the sidewalk and building shall be
provided. Such landscaping shall be at least ten feet (10') in width as measured from
the sidewalk.
Staff Comment: The commercial office building is proposed as Phase 3. The site plan
and building designs were created to have pedestrian-oriented façades. As mentioned
above, staff is recommending the applicant install ten feet (10’) of temporary onsite
landscaping along the public street frontages deferred to Phase 3 to begin the process
of securing substantial landscaping between the sidewalk and the future commercial
office building that will be located at the signalized intersection.
✓
Standard: Residential and mixed-use buildings containing street-level residential uses
and single-purpose residential buildings shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: The applicant is proposing, as part of Phase 2, a mixed-use building
with roughly 23 feet of separation from the east property line at its closest point.
Substantial landscaping, up to 49 feet, is proposed between Building B and the public
sidewalk (Exhibit 4).
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 façade 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: Under Phase 1, the primary entrances to Buildings A and B would be
located along the interior roadway. The interior roadway includes a roundabout located
in front of the primary residential entrance, creating a focal point for the development.
The buildings’ main entrance includes aluminum storefront glazing, an entry
lobby/vestibule that is recognizable and visible from Cedar River Park Dr because it is
three stories lower than the rest of the mixed-use buildings. Prominent architectural
and site plan design features would direct guests to the main entrance. The structure is
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 18 of 64
SR_HEX_Cedar_River_Apts_210810_v1
connected to the public street by an internal road, walkways, and crosswalks. The
widths of the interior pathways should be designed based on the intended number of
users. The provided plans also do not include much detail on urban amenities such as
surface material, seating areas, and accent lighting. Details and amenities are needed
to ensure the proposal establishes a quality pedestrian experience in the courtyards,
along the internal street, and at the entrance of the building. Therefore, staff
recommends as a condition of approval, the applicant submit a detailed entrance and
courtyard plan that includes specifications for pedestrian amenities that add to the
pedestrian experience and the human scale intended for the development. A revised
detailed entrance and courtyard plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to construction permit approval.
Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a façade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: The building entries from the interior road lack distinguishing entry
features between the residential entrance and the commercial retail entrances for
Buildings A and B. Therefore, staff recommends as a condition of approval, that the
applicant submit revised elevations for Buildings A and B. The revised elevations shall
provide prominent entry features that distinguish the residential entrances from the
commercial entrances and are architecturally compatible. The revised building
elevations shall be reviewed and approved by the Current Planning Project Manager
prior to building permit issuance.
The main vehicular and pedestrian entrances are marked by a roundabout in the
interior road and unique building design elements such as roof overhangs, weather
protection, large entry doors, two-stories of glazing, and changes in building height
(Exhibits 6-8). See also Ground Level Details.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: See comments above and see Ground Level Details.
✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The main building entry is from Cedar River Park Dr to the parking areas
located within the building or along the internal street. All other building entrances are
subordinate to the main building entrances. A designated building off-shoot of Building
A and clear architectural elements for the commercial entrance into Building B make
these main entrances recognizable from the public realm.
✓
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 discussion above.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 19 of 64
SR_HEX_Cedar_River_Apts_210810_v1
✓
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: Phases 1 and 2 include two (2) connected building and a network of
pedestrian paths that would tie into future Phase 3.
✓
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: As shown on the conceptual landscaping plan, architectural elevations,
and floor plan (Exhibits 4, 6, 7, and 8), no ground floor residential units are directly
accessible from the interior roadway. All ground floor entrances to residential units
would include transition spaces with landscaping or would open out to a large courtyard
at the rear of the property. The landscaping along the building facades would provide
a sight obscuring buffer between the street and the ground floor units.
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.
N/A
Standard: For properties along North 6th Street and Logan Avenue North (between
North 4th Street and North 6th Street), applicants shall demonstrate how their project
provides an appropriate transition to the long-established, existing residential
neighborhood south of North 6th Street known as the North Renton Neighborhood.
N/A
Standard: For properties located south of North 8th Street, east of Garden Avenue
North, applicants must demonstrate how their project appropriately provides
transitions to existing industrial uses.
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, such as loading and refuse and recycling areas are
built into the building itself and access to the building is accessible to service vehicles
via two (2) garage entrances and two (2) loading areas. In addition to building acting
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 20 of 64
SR_HEX_Cedar_River_Apts_210810_v1
to minimize the impacts, the development proposal includes landscape screening at
these access points to further reduce visibility of these service areas.
✓
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: Not applicable. See comments above.
✓
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: Not applicable. See comments above.
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The service area entrances are from the internal road and would not be
adjacent to a street, pathway, or pedestrian-oriented space. The entrance to the garage
entry is screened with landscaping, as shown on the conceptual landscape plan (Exhibit
4).
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways should be distinguished with features that visually
indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in
the City. Examples of these types of features include monuments, public art, and public plazas.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
N/A
Standard Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 21 of 64
SR_HEX_Cedar_River_Apts_210810_v1
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.
✓
Standard: Parking shall be at the side and/or rear of a building and may not occur
between the building and the street. However, if due to the constraints of the site,
parking cannot be provided at the side or rear of the building, the Administrator may
allow parking to occur between the building and the street. If parking is allowed to
occur between the building and the street, no more than sixty feet (60') of the street
frontage measured parallel to the curb shall be occupied by off-street parking and
vehicular access.
Staff Comment: With exception to a limited amount of surface parking spaces (56 total)
to serve the development, parking for Phases 1 and 2 would be located within a parking
structure hidden from public view. Once all phases of the development are completed,
no parking would be located between the building and the street.
✓
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: The surface lot would be obscured from view by the future construction
of Phase 3 and landscape screening as shown on the conceptual landscaping plan
(Exhibits 3 and 4).
✓
Standard: Surface parking lots shall be designed to facilitate future structured parking
and/or other infill development. For example, provision of a parking lot with a
minimum dimension on one side of two hundred feet (200') and one thousand five
hundred feet (1,500') maximum perimeter area. Exception: If there are size constraints
inherent in the original parcel.
Staff Comment: The majority of the parking is planned to be fully screened from public
view as part of the phased development project. Only limited amounts of high turnover
parking are planned for medical office, commercial, and visitors along the interior
roadway. No further infill development is planned once all three (3) phases are
complete.
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.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 22 of 64
SR_HEX_Cedar_River_Apts_210810_v1
✓
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: As shown on the ground level floor plans (Exhibit 8), the parking is
located within Buildings A and B and the parking structures are wrapped with ground
floor commercial, residential, and amenity space. Due to mixed zoning, mixed uses, and
size of the buildings, the seventy five percent (75%) commercial requirement would not
be feasible. While short of the seventy five percent (75%) requirement, the ground floor
wrapping of the parking structure provides active uses and attractive streetscape
meeting the overall intent and guidelines.
✓
Standard: The entire façade must feature a pedestrian-oriented façade. 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: As mentioned above, the parking structure is wrapped with active uses.
Residential and commercial orientation is provided toward the interior east/west road
with significant glazing and weather protection over the entrances. Ground floor units
are screened with substantial onsite landscaping along Maple Valley Highway (Exhibit
4).
✓
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: As shown on the elevations and renderings (Exhibits 6 and 7), a
consistent menu of façade treatment is provided along the wrapped parking structure
that is indicative of the commercial and residential uses of the buildings.
✓
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: As shown on the floor plans (Exhibit 8), the entries are located away
from Cedar River Park Dr and Maple Valley Highway. The garage entrances are
accessible to the residences and other users and meet the overall intent and guidelines.
✓
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: See earlier discussion regarding wrapped structure.
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);
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 23 of 64
SR_HEX_Cedar_River_Apts_210810_v1
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: No reduced setbacks of the parking structure are proposed.
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: Parking garages shall be accessed at the rear of buildings.
Staff Comment: The site plan is designed to provide access to the parking garages from
the interior street and surface parking area located on the north sides of the mixed-use
building (Exhibit 3). Each additional curb cut interrupts the sidewalk minimizing
consolidated safe pedestrian walkways. Access from the rear of the building is limited
to fire emergency access and shoreline restoration. Based on the site constraints (i.e.
bordered on one south side by Cedar River), curb cuts can be expected along the interior
road and no curb cuts should be permitted between the buildings and Cedar River which
would minimizes potential pedestrian conflicts to the shoreline. In addition, the curb
cuts have been reduced to the minimum necessary to improve uninterrupted pedestrian
mobility along the interior road and would meet the intent and guidelines of the code.
✓
Standard: Parking lot entrances, driveways, and other vehicular access points shall be
restricted to one entrance and exit lane per five hundred (500) linear feet as measured
horizontally along the street.
Staff Comment: Based on the provided site plan, access to the development is limited
to one vehicular access point from each of the abutting public street frontages.
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
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 24 of 64
SR_HEX_Cedar_River_Apts_210810_v1
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 provided site plan (Exhibit 3) and shoreline site plan (Exhibit 14)
includes a number of pedestrian connections via sidewalks along street frontages and
a pedestrian trail along the shoreline. In addition to the standard public right-of-way
sidewalks, onsite pedestrian sidewalks and a shoreline trail along the river, the
applicant is proposing a twenty-foot (20’) wide grasscrete fire lane access road along
the west and southern portions of the site in order to create a looped road around the
mixed use buildings. The project is proposing to utilize the fire lane as a pedestrian
access around the site as several pedestrian paths flow into the lane. In order to improve
the network of linkages for pedestrians and to enhance the pedestrian environment
within the fire lane, staff recommends as a condition of approval, that the applicant
provide the paving material as scored concrete or comparable material as approved by
the Current Planning Project Manager. A detailed fire lane design plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to
construction permit approval.
Compliant if
conditions of
approval are
met
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: As shown on the site plan (Exhibit 3), landscaping plan (Exhibit 4), and
floor plans (Exhibit 8) the pathways within parking areas are raised via curb and gutter.
In addition, the applicant is proposing to include the pedestrian pathway on the south
and west side of Phase 3 as part of the Phase 1 and 2 construction and development.
The sidewalk along the future medical office pad would provide key linkage to Cedar
River Park Dr. Therefore, staff recommends as a condition of approval, that the
applicant provide pedestrian sidewalks on the south and west side of Phase 3 as part of
the Phase 1 and 2. The civil plans would be reviewed and approved by the Current
Planning Project Manager prior to civil construction permit issuance.
As shown on the landscaping plan (Exhibit 4), the applicant is proposing a standard
drive aisle crosswalk between the buildings of Phases 1 and 2 and the future building of
Phase 3. In order to better differentiate the crosswalk from the interior roadway, staff
recommends as a condition of approval, that the applicant provide a raised crosswalk
or a crosswalk out of different materials from the abutting paving material within the
drive aisle as approved by the Current Planning Project Manager. A detailed crosswalk
design plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to construction permit approval.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 25 of 64
SR_HEX_Cedar_River_Apts_210810_v1
✓
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 façade) 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: Sidewalks are five to fifteen feet (5’ to 15’) along the facades of the
buildings. The sidewalk is widest along the commercial retail portion of Building B at 15
feet (15’). Sidewalks along the commercial office are proposed to be ten feet (10’) and
residential portions (away from the primary leasing office entrance) are five (5) feet
wide. The proposed interior pathways and sidewalk widths have been sized
appropriately based on the intended number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Analysis of the effectiveness of permeable pavement would occur
during civil construction permit review.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
activities, at all times of the year, and under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
✓
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: As shown on the conceptual landscaping plan (Exhibit 4), Building A’s
entrance includes approximately 6,000 square feet of landscaping. Building B’s façade
includes sight obscuring landscaping along the street frontage and architectural
elements to create attractive spaces to unify the building and street environments to
meet the intent of the standard.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The conceptual landscape plan (Exhibit 4) identifies various areas of
outdoor group seating and benches within three (3) separate courtyards. In addition,
outdoor benches are provided near the main entrance and sports area. No specific
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 26 of 64
SR_HEX_Cedar_River_Apts_210810_v1
details or quantities were provided for outdoor site furniture and amenities. Therefore,
staff recommends as a condition of approval, that the applicant submit detail sheets
and quantities of all outdoor site furniture and amenities, including, but not limited to,
benches, group seating, refuse and recycling, pet relief areas/disposal, and outdoor
recreation equipment. The detail sheets and quantities shall be integrated in the
detailed landscape plan submitted with the civil construction permit to be reviewed and
approved by the Current Planning Project Manager.
Compliant if
condition of
approval is
met
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of 4.5 feet wide along at least seventy 75 percent of the length of the building façade
facing the street, a maximum height of 15 feet above the ground elevation, and no
lower than 8 feet above ground level.
Staff Comment: The building elevations for Buildings A and B (Exhibits 6 and 7) identify
weather protection along portions of the north elevation facing the interior road. The
weather protection is no lower than eight (8) feet and no higher than fifteen feet (15’)
except for the larger building overhangs and canopy areas at the more prominent
entrances. The primary purpose for the building overhangs and canopies is unique
architectural features and identifiers and not weather protection. It is difficult to
determine whether the weather protection extends a minimum of four and one-half
feet (4 ½’) from the building and encompasses seventy five percent (75%) of the length
of the façade. Therefore, staff recommends as a condition of approval, that the
applicant submit graphic verification that weather protection is at least four and one-
half feet (4 ½’) from the building and along five percent (75%) of the commercial retail
façades facing the interior street and/or a narrative of how the proposed weather
protection meets the intent and guidelines of the Pedestrian Environment section of the
Urban Design Regulations with the building permit application. The verification and
narrative shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
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
✓
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.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 27 of 64
SR_HEX_Cedar_River_Apts_210810_v1
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;
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 481 dwelling units located within Buildings A and B would result in
a combined minimum common open/recreation space area of 24,050 square feet. As
shown on the landscaping plan (Exhibit 4), the applicant is proposing approximately
42,000 square feet of exterior open space in the form of courtyards and approximately
6,000 square feet of outdoor recreation space for basketball and tennis. Floor plans for
Buildings A and B (Exhibits 6 and 7) provide approximately 12,400 square feet of
combined interior recreation facilities in the form of gyms and lounges.
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.
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.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 28 of 64
SR_HEX_Cedar_River_Apts_210810_v1
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.
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: Phases 1 and 2 would not exceed 30,000 square feet of nonresidential
uses and therefore would not be subject to pedestrian oriented space standards.
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.;
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 29 of 64
SR_HEX_Cedar_River_Apts_210810_v1
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.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
✓
Standard: All building facades shall include measures to reduce the apparent scale of
the building and add visual interest. Examples include modulation, articulation, defined
entrances, and display windows.
Staff Comment: As shown on the elevation and floor plans (Exhibits 6-8), Buildings A
and B contain numerous modulations and articulation at interval of no more than 136
feet; however, most building façades include modulation and articulation from unit to
unit and both buildings have been designed around the unique shape of the lot which
further aids in breaking up long walls, adds visual interest, and enhances the character
of the neighborhood. The combination of the building’s windows, balconies, awnings,
and material/color contrast aid in reducing the bulk of the structures and add visual
interest. Massing reduction is further pronounced by the required upper story step back.
Compliant if
conditions of
approval are
met
Standard: All buildings shall be articulated with one or more of the following:
a. Defined entry features;
b. Bay windows and/or balconies;
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 30 of 64
SR_HEX_Cedar_River_Apts_210810_v1
c. Roof line features; or
d. Other features as approved by the Administrator.
Staff Comment: Interspersed shed roofs add to the detail of the buildings to create a
distinct roof line feature to ensure that buildings are not bland. In addition, see
FOF 19, Design District Review: Building Entries for comments and recommended
conditions of approval above. Compliance to be further determined under Master Plan
and Site Plan Review, FOF 20.
✓
Standard: Single purpose residential buildings shall feature building modulation as
follows:
a. The maximum width (as measured horizontally along the building’s exterior)
without building modulation shall be forty feet (40').
b. The minimum width of modulation shall be fifteen feet (15').
c. The minimum depth of modulation shall be greater than six feet (6').
Staff Comment: Together, Buildings A and B are not single purpose residential buildings.
For the majority of the combined structure, modulations widths and depths vary from
elevation to elevation to create a sense of scale important to residential buildings. The
proposed building modulations meet the overall intent and guidelines.
✓
Standard: All 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 (as illustrated in District B above); or provide an additional special design feature
such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Buildings A and B are greater than 160 feet in length. As mentioned
above the buildings would contain modulations to break up the perceived massing. The
buildings also contain a distinct base with glazing and storefront system, clear
entrances, awnings, roof overhangs, siding material changes, board formed exposed
concrete, vinyl windows in white and black, balconies with steel railings, and color
transition. Compliance to be further determined under Master Plan and Site Plan
Review, FOF 20.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
✓
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: Architectural exterior elevations of Phases 1 and 2 were provided with
the land use application (Exhibits 6 and 7). The design of the building includes
contrasting through building material, paint color, building shadow lines, and other
architectural detailing for design. The building materials are proposed to be high
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 31 of 64
SR_HEX_Cedar_River_Apts_210810_v1
quality, provide visual interest, and reinforces the intended pedestrian environment at
the ground level.
As shown on the conceptual landscaping plan (Exhibit 4), vegetation would be provided
throughout the development. According to the Environmental (SEPA) Checklist, the
proposed residential buildings and associated structures would include external lighting
typical of residential development at entryways and walkways for use after daylight
hours. All external lighting would be downcast to minimize glare to the river and not
interfere with views (Exhibit 51).
✓
Standard: On any façade 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 north and east facing façades will be visible to the public from
Cedar River Park Dr and Maple Valley Highway. The applicant is proposing storefront
windows along the commercial retail space in Building B and large amounts of glazing
for visibility at the primary entrance of Building A (Exhibits 6 and 7). Each building
elevation includes over fifty percent (50%) or more of the ground floor glazing between
4 feet (4’) and 8 feet (8’) above ground.
✓
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: As shown on the building elevation plans (Exhibits 6 and 7) and as
indicated by the applicant in the urban design regulation report (Exhibit 52), vinyl
windows in black and white transparent windows are proposed on upper floors
anodized dark bronze storefront system proposed for non-residential spaces. Landscape
screening would be provided for lower-level residential units.
✓
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Staff Comment: Applicant is proposing anodized dark bronze storefront system
proposed for non-residential spaces. No permanent display windows are proposed for
frequent change of merchandise in the commercial retail space.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The proposed buildings include principally clear glazing in window and
storefront windows.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No heavy tinted or dark glass, highly reflective glass or film are
proposed in the storefront glazing.
Further
Compliance to
be
demonstrated
under Master
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:
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 32 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Plan and Site
Plan Review
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on the architectural elevation plans (Exhibits 6 and 7) and as
indicated by the applicant in the urban design regulation report (Exhibit 52), no blank
walls are proposed. Compliance to be further determined under Master Plan and Site
Plan Review, FOF 20.
Further
Compliance to
be
demonstrated
under Master
Plan and Site
Plan Review
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: See comment above. Compliance to be determined under Master Plan
and Site Plan Review, FOF 20.
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.
✓
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 development includes varied building heights, roof deck
above the central common space and leasing office, post and beam structure roof, and
varied roof line by cabin like covered porches at the top floor. Based on the submitted
elevations, the roof profile contains flat and shed roof lines to create variety and
interesting design elements to strengthen the building design.
d. Building Materials:
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 33 of 64
SR_HEX_Cedar_River_Apts_210810_v1
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: The façade siding materials are similar on all sides of the buildings
(Exhibits 6 and 7). The materials identified include using glass storefront windows,
architectural concrete (board formed), wood columns, fiber cement panels (white, light
blue, and painted wood tone), and metal panels to complete the siding of the building.
The proposed material changes create visual interest and appeal to the aesthetic design
of the buildings and provide a consistent texture and pattern.
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: See comment above. In addition, in order to further meet the
requirement for high quality building material standards, staff recommends, as a
condition of approval, that the applicant provide one (1) additional durable high quality
building material and one (1) additional color, pattern, or textural change to the
exterior façade. Revised architectural elevations and a materials board with color chips
shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval.
Compliant if
conditions of
approval are
met
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: See recommended condition above and see earlier cladding comments.
✓
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: See earlier building material and cladding comments.
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.
5. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encourage signs that are both clear and of appropriate scale for the project; encourage quality signage
that contributes to the character of the Urban Center and the Center Village; and create color and
interest.
Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign.
Blade type signs, proportional to the building facade on which they are mounted, are encouraged on
pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 34 of 64
SR_HEX_Cedar_River_Apts_210810_v1
be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Compliant if
condition of
approval is
met
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A signage package was not included with the application materials. The
signage of the overall development should be coordinated with the building design and
should consider both the residential development and the commercial business that are
proposed to be located amongst the three (3) phases. To ensure that all uses receive
equal signage opportunities, staff recommends as a condition of approval, that the
applicant submit an overall sign design package for review and approval by the Current
Planning Project Manager prior to the approval of any sign permit for the project. As
indicated by the applicant in the urban design regulation report (Exhibit 52), the project
would comply with all requirements of RMC 4-4-100.
Full compliance
determined
with future sign
permit
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See comments above.
Full compliance
determined
with future sign
permit
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: See signage comment above.
Full compliance
determined
with future sign
permit
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 signage comment above.
Full compliance
determined
with future sign
permit
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 signage comment above.
Full compliance
determined
with future sign
permit
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 signage 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.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 35 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: A lighting package was not included with the application materials. The
lighting of the overall development should be consistent with the building design and
should consider the critical areas, pedestrian pathways, and vehicular movement
throughout the site. Therefore, staff recommends as a condition of approval, that the
applicant submit a detailed lighting plan with the building permit application for
Building A and Building B that includes detail sheets of all light fixtures and their
supports. Fixtures and supports shall be pedestrian scaled and consistent with the
design of the site and provide adequate footcandle illumination in pedestrian areas. The
detailed lighting plan shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
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: See discussion above.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See initial lighting discussion above.
20. Master Plan and Site Plan Review: Master plan review is required for all development within the COR
Zones unless specifically exempted in RMC 4-9-200C. This application does not meet any of the specific
exemption and therefore is subject to master plan review. The purpose of the master plan process is to
evaluate projects at a broad level and provide guidance for development projects with multiple buildings
on a single large site. The master plan process allows for analysis of overall project concepts and phasing
as well as review of how the major project elements work together to implement City goals and policies.
Master plan review allows for consideration and mitigation of cumulative impacts from large-scale
development and allows for coordination with City capital improvement planning. Master plan review
should occur at an early stage in the development of a project, when the scale, intensity and layout of a
project are known. 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
a Master Site Plan and site specific Site Plan review request:
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 17, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 36 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 19, Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
conditions of
approval are
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed project would be constructed over three (3) phases. The
site plan includes higher intensity uses (medical office and commercial retail) along or
closer to the public streets and the less intensive uses (multi-family) along the back or
rear portions of the lot. The project transitions in height between phases with generally
lower building heights closer to the public streets. The transition in scale across the
development provides a development pattern that avoids over scaling and
overconcentration of the development in any particular portion of the site. The
apartment buildings would be constructed during phases 1 and 2 and the future
medical office building would be constructed during phase 3. Most of the site would be
fully developed after the first two initial phases (approximately 92% of the site). See
FOF 19, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The project’s internal public street alignment, located between the
medical office building and the apartment buildings, allows for safe transitions and
linkages between uses, streets, walkways and adjacent properties. Pedestrian
walkways, internal to the development, would link guests to the public sidewalk
system. Staff recommends, as a condition of approval, that the surface material for all
pedestrian walking surfaces be either concrete, unit pavers, or similar material as
approved by the Current Planning Project Manager. See also FOF 19, Design District
Review: Pedestrian Environment.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: Phase 1 and Phase 2 storage and garbage enclosures would be located
within the parking structures of the multi-family buildings. See also FOF 18: Zoning
Compliance and Consistency: Refuse and Recyclables. A separate access to the loading
and unloading areas, screen by landscaping from the public street, would be provided
for each multi-family building. The loading area for each building is sufficient in size and
location to support the proposed multi-family buildings. The site plan provides for a
minimum of forty-five feet (45') of clear maneuvering area from the internal street and
parking lot in front of each door. See also FOF 18, Zoning Development Standard:
Screening.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 37 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The mixed-use buildings would provide views to Cedar River. It is not
anticipated the new buildings would result in substantially obscuring existing views of
attractive natural features.
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: As shown on the conceptual landscaping plan (Exhibit 4), street
frontage landscaping is provided along the site’s perimeter with the exception of
pedestrian areas. Overall, the proposed preliminary landscape plan provides adequate
transitions between development and surrounding properties to reduce noise and glare,
maintain privacy, and would generally enhance the appearance of the project.
Additional analysis regarding landscaping can be found under FOF 18: Zoning
Development Standard: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore, staff
recommended that a detailed lighting plan be provided at the time of building permit
review. See Lighting discussion under FOF 19, Design Review: Lighting.
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: Existing noise within the vicinity of the subject site is primarily
composed of vehicles on adjacent streets (Maple Valley Highway, I-405, and Cedar River
Dr). Temporary construction noise is anticipated as a result of the subject project. At
this time, the applicant has indicated that construction work would occur during
construction hours.
The site layout arranges the buildings with larger densities and scale near the southern
portion of the lot, along the waterfront, and transitions to a smaller scale and lower
building heights closer to the public right-of-way. Setbacks along the east and west ends
of Buildings A and B provide for privacy and noise reduction. Once completed, the
mixed-use buildings would provide privacy and noise reductions for outdoor use along
the waterfront.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The proposed apartment building design includes a five-story building
approximately 67 feet above the finished elevation of the building. The apartment
buildings would be some of the tallest structures in the area; however, the proposed
building heights would comply with the airport overlay, Part 77 horizontal surface
height restrictions and would fall within the allowed 10 story height of the COR zone.
The proposed apartment buildings are sized appropriately for the area near I-405.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 38 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The majority of the existing parcel is generally void of any meaningful
vegetation with the exception of areas along the shoreline. The shoreline, located along
the south property line, would limit the sites impervious surface potential in order to
meet the established shoreline buffer or setback from the Ordinary High Water Mark
(OHWM). In addition, the applicant proposing to protect the natural landscape by
retaining 34 trees along the shoreline.
The applicant submitted a geotechnical report prepared by Terracon Consultants, Inc,
(Terracon) dated October 31, 2018 (Exhibit 19) with the master site plan application.
The observed onsite soils were consistent with the geologic mapped units and were
predominantly alluvial deposits overlain by fill. Subsurface conditions include a
relatively shallow unit of loose to very dense existing fill, loose to medium dense sand
of variable silt and gravel content, and medium dense to very dense sand and gravel
alluvium. The initial stratum fill layer contained anthropogenic debris including
concrete, brick, wood, plastics, metal, and fabric. The western portion of the subject
property contains concrete-like soils that were likely hardened through the leaching of
wet cement from the site’s previous use. The applicant anticipates approximately 2,673
cubic yards of excavation and approximately 42,417 cubic yards of fill to support the
construction of the proposed development.
On June 17, 2021, the Environmental Review Committee issued mitigation measures
that the applicant comply with the recommendations found in the geotechnical report,
prepared by Terracon Consultants Inc., dated October 31, 2018 and any future addenda.
In addition, that the applicant’s geotechnical engineer review the project’s construction
and building permit plans to verify compliance with the geotechnical report(s) and that
the geotechnical engineer submit a sealed letter stating that he/she has reviewed the
construction and building permit plans and in their opinion the plans and specifications
meet the intent of the report(s). Finally, that the applicant’s geotechnical engineer
provide notes on the construction and building permit plans identifying when onsite
geotechnical engineer supervision of construction events is recommended.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: The redevelopment of the former Stoneway Sand & Gravel site would
provide all code required parking for the phased mixed-use development via surface
parking, structured parking, and below grade/building parking. The site is located in
Wellhead Protection Zone 1. Areas within the Zone 1 designation are lands situated
between a well or wellfield owned by the City and the 365-day groundwater travel time
contour. Given that the project is with the City’s Aquifer Protection Zone 1, infiltration
devices are not allowed.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 39 of 64
SR_HEX_Cedar_River_Apts_210810_v1
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: Landscaping has been incorporated into site plan to soften the
appearance of the limited surface parking areas (Exhibit 4). See also FOF 18, Zoning
Development Standard: Landscaping.
Compliant if
conditions of
approval are
met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The applicant submitted a Traffic Impact Analysis (TIA) performed by
William Popp Associates, dated July 6, 2020 (Exhibit 31). The proposed vehicular access
points would be limited to a single street connection to Cedar River Dr and one (1)
driveway connection to Maple Valley Highway. The proposed driveways appear to be
appropriately spaced along the western property to provide adequate site access and
circulation to the building and parking. Moreover, the Environmental Review
Committee issued three (3) transportation mitigation measures to reduce the traffic
impacts resulting from a full build-out of the project (Exhibit 1).
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: Drive aisles within the development would be designed to
accommodate two vehicle travel lanes. Sidewalks would be separated from the vehicle
lanes by parking lanes and/or planters. Curb bulbs would be provided at intersections
to shorten pedestrian crossing distances and provide traffic calming measures. See
Location and Consolidation, Transit and Bicycle, and Parking discussions.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Phases 1 and 2 include separated loading and delivery areas from
parking and pedestrian areas (Exhibit 3). See also Location and Consolidation, Transit
and Bicycle, and Parking discussions sections.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Transit service in the region is provide by the King County Department
of Transportation (Metro Transit). There are two routes that run along SR 169 in the
vicinity of the site (Routes 907 and 143). The proposal would not alter current transit
services.
Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of
required off-street parking spaces for medical office and one-half (0.5) bicycle parking
space per one attached dwelling unit. The submitted attached residential floor plans
(Exhibit 8) indicates several bicycle rooms within level 1. However, not enough detail
was provided to identify quantities or other bicycle parking standards of the code and
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 40 of 64
SR_HEX_Cedar_River_Apts_210810_v1
therefore staff recommended a condition of approval to ensure compliance. See also
FOF 18, Zoning Development Standard Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Internal pedestrian connections to the public sidewalk network are
proposed in order to provide safe and efficient pedestrian access throughout the site
and to abutting sites. See also FOF 19, Design District Compliance.
✓
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: Passive and active recreation is provided on courtyards, shoreline trails,
and multi-purpose sports courts throughout the development. See also FOF 19, Design
District Compliance: Recreation Areas and Common Open Space.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The applicant provided a view corridor study (Exhibit 54) with the
master site plan application. According to the Study, there are no trails on or near the
subject property and no views to the Cedar River shoreline from the project frontages
along the public rights-of-way. The site is mostly bordered with landscape screening
prohibiting views. As part of Phases 1 and 2, the applicant is proposing two (2) full view
corridors from the right-of-way on either side of the project. There is an additional view
corridor in the middle of the project through our glass wall entry and leasing office.
These view corridors are anticipated to provide views of the adjacent treed hillside on
the south side of the river. In addition, the proposal would include access to the 100-
foot buffer located along the approximately 1,400 feet south frontage along the Cedar
River. This shoreline buffer would be revegetated to a more natural state to improve
the overall natural habitat of the site. In addition, the shoreline restoration plans include
a new meandering public trail along the river providing continuous views of the river
and shoreline with access from Maple Valley Highway and Cedar River Park Dr.
The proposed structure would not block view corridors to shorelines or Mt. Rainier.
Territorial views may be available from upper floors of the apartment buildings.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: Phases 1 and 2 are oriented to Cedar River and the buildings are
setback a minimum of 100 feet from the Ordinary High Water Mark (OHWM) of the
river. Within the setback area, the applicant has proposed shoreline habitat restoration
and pedestrian access amenities (Exhibits 14-18).
As shown on the Flood Boundary Map and Compensatory Storage Plan (Exhibits 12 and
13), the applicant proposes to fill portions of the subject property’s floodplain to
accommodate the location of the proposed buildings and infrastructure. The applicant
has also submitted a Conditional Letter of Map Revision Based on Fill (CLOMR-F) form
(Exhibit 26) that, if approved by the Federal Emergency Management Agency, would
result in the building’s exclusion from the flood hazard area as indicated on the Flood
Insurance Rate Map (FIRM) map. The Compensatory Storage Plan (Exhibit 13) proposes
approximately 883 cubic yards of fill to be placed within the existing floodplain. The
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 41 of 64
SR_HEX_Cedar_River_Apts_210810_v1
applicant proposes to excavate approximately 1,374 cubic yards to provide
compensatory flood storage. Additionally, the river side wall of the settling pond is
proposed to be reduced thereby providing approximately 2,126 cubic yards of flood
storage. The net increase in flood storage with the floodplain excavation and settling
pond storage results in 2,616 cubic yards. It is anticipated the Critical Areas Regulations
will adequately mitigate impacts to the Cedar River floodplain.
Compliant if
conditions of
approval are
met
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. See FOF 23, Availability and Impact on Public Services.
Water and Sewer.
Staff Comment: See FOF 23, Availability and Impact on Public Services.
Drainage.
Staff Comment: See FOF 23, Availability and Impact on Public Services.
Transportation.
Staff Comment: Access to the site is proposed via Cedar River Dr and Maple Valley
Highway. The applicant submitted a Traffic Impact Analysis (TIA), prepared by William
Popp Associates dated July 6, 2020 (Exhibit 31), to respond to comments by the City’s
secondary reviewer Transpo Group (Exhibit 32) and WSDOT (Exhibit 33) on previous TIA
drafts. Additional work was completed by Transpo Group for review of the project’s
transportation related impacts resulting in the Cedar River Apartment Independent
Transportation and Mitigation Analysis, dated May 7, 2021 (Exhibit 34). Key findings
from the independent analysis indicate all six (6) study intersections would operate a
LOS D or better during AM and PM peak hours with the exception of Bronson Way
N/Houser Way N which would operate a LOS F (with and without the project). In
addition, the N 3rd St/Sunset Blvd N intersection would drop from LOS D to LOS E with
the addition of the project related traffic in the peak hour. As a result of the anticipated
LOS changes, the independent analysis recommended mitigation focused on improving
performance and reliability of the signal system at the Cedar River Park Dr/Maple Valley
Highway intersection and along the Maple Valley Highway corridor in the immediate
vicinity of the site utilizing an Adaptive Traffic Control System (ATCS). The adaptive
system known as Split Cycle Offset Optimization Technique (SCOOT) would mitigate the
project’s impact to vehicle queuing, intersection operations, and vehicle hours of delay
along Maple Valley Highway. Furthermore, the independent analysis also
recommended traffic calming measures within the Cedar River Park parking lot to
discourage project related traffic from utilizing the Cedar River Park parking lot to
bypass congestion around the I-405 interchange.
The project fronts Maple Valley Highway. Along the Maple Valley Highway frontage,
the frontage improvement requirement would include a minimum of 18 feet of right-of-
way starting from the back side of the new curb line. This would consist of an eight-foot
(8’) wide planter strip and an eight-foot (8’) wide sidewalk with a two-foot (2’) clear
zone behind the sidewalk. Dedication of right-of-way may be required based upon
available right-of-way behind the curb and would vary based on the existing variable
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 42 of 64
SR_HEX_Cedar_River_Apts_210810_v1
right-of-way width. Required curb to curb dimensions would be determined by WSDOT’s
Right of Way division at Northwest Regional Headquarters. The project design proposal
provides all the identified requirements from the Advisory Notes (Exhibit 39). Approved
roadway improvement plans from WSDOT along SR169 would be required prior to Civil
Construction Permit Issuance.
The project’s primary access would be from Cedar River Park Dr, approximately 175 feet
southwest from Maple Valley Highway (from stop bar). The existing approach
configuration to Maple Valley Highway consists of two lanes (a left turn lane and a right
turn lane) and one lane exiting southbound from Maple Valley Highway. Frontage
improvements within Cedar River Park Dr would consist of an eight-foot (8’) wide
planter strip and a six-foot (8’) wide sidewalk. To address the potential queuing issue,
the Environment (SEPA) Review Committee, included a mitigation measure to
reconfigure the northbound Cedar River Park Dr to provide dual left turn lanes with a
shared right turn lane (curb lane). To support this new channelization, the applicant
would be required to install signal detection, signal head modifications, and overhead
signage on the east side mast-arm at the intersection of Cedar River Park Dr and Maple
Valley Highway. The applicant would submit plans to construct these off-site
improvements with the civil construction permit application to be reviewed and
approved by Development Engineering and Transportation staff prior to permit
issuance.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
36), which is based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, site specific
improvements, and future payment of Transportation Impact Fees due to the increase
in traffic created by the development. The current transportation impact fees are
assessed at $6,717.10 per new apartment unit, $32.94 per square foot for medical
office, or $7,145.85 for each net new PM Peak Hour Vehicle Trip for uses not specifically
listed in the fee schedule. 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 proposing to develop the site in three (3) phases. As shown
on the proposed phasing plan, the applicant proposes a sequence to construct each
building (Exhibit 5). The first two (2) phases would include 481 multifamily dwelling
units and 4,852 square feet of commercial retail space in Buildings A and B. Phase 1
would develop approximately seventy percent (70%) percent of the site and Phase 2
would include development of twenty one percent (21%) of the site. Phase 3 would
develop the remaining nine percent (9%) of the project and it would include a 25,000
square feet of medical office building located north of Phases 1 and 2.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See FOF 23, Availability and Impact on Public Services.
21. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 43 of 64
SR_HEX_Cedar_River_Apts_210810_v1
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: The applicant submitted a Geotechnical Report, prepared by Terracon
Consultants, Inc, (Terracon), (dated October 31, 2018; Exhibit 19), with the master land
use application. The surficial geology of site is Quaternary, Cedar River alluvium per the
Washington State Department of Natural Resources and the observed onsite soils were
consistent with the geologic mapped units and were predominantly alluvial deposits
overlain by fill. Subsurface conditions observed include a relatively shallow unit of loose
to very dense existing fill, loose to medium dense sand of variable silt and gravel
content, and medium dense to very dense sand and gravel alluvium. The initial stratum
fill layer contained anthropogenic debris including concrete, brick, wood, plastics,
metal, and fabric. The western portion of the subject property contains concrete-like
soils that were likely hardened through the leaching of wet cement from the site’s
previous use.
The site’s previous industrial use resulted in soil contamination, including gasoline-,
diesel-, and oil-range petroleum hydrocarbons (TPH-G, TPH-D, and TPH-O), and
formaldehyde. The applicant participated in the Washington State Department of
Ecology (DOE) Voluntary Cleanup Program and removed approximately 23,600 cubic
yards of high pH, oil contaminated, formaldehyde, and petroleum contaminated soils.
Additionally, the applicant removed a 600-gallon heating oil underground storage tank.
On October 31, 2019 the applicant received a No Further Action opinion letter from
Department of Ecology (DOE) (Exhibit 28), dependent on the continued performance
and effectiveness of the post-cleanup controls and monitoring as specified in the
opinion letter. Restrictions, limitations, and monitoring standards of the environmental
covenant were anticipated to mitigate soil contamination impacts.
On June 29, 2021, staff received an email from DOE with regards to this project (Exhibit
49). DOE is recommending that the project development and design be subject to the
restriction of the recorded Environmental Covenant found in Enclosure C. Therefore,
staff recommends as a condition of approval, that the applicant comply with
contamination-related details associated with the project, as identified by Department
of Ecology. More specifically, three (3) onsite 48-inch diameter dry wells be
decommissioned in accordance with WAC 173-160. Any project construction that could
encounter groundwater with elevated pH levels must provide provisions beyond
standard worker safety precautions in accordance with WAC 173-340-810, Safety
Standards for Hazardous Waste, and WAC 173-340-810, Worker Safety and Health.
Such activities include removal, treatment, and disposal of any soil, settling pond
sediment, or groundwater during the proposed partial demolition of the settling basins
and restoration of the Cedar River shoreline. Compliance with Department of Ecology’s
identified contamination-related details shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
The geotechnical report states that based on the site’s geology and subsurface
groundwater conditions, the hazard of liquefaction of the site’s soils is moderate to high
for the subject property during a design level earthquake and is most likely to trigger
between 18 and 32 feet below the ground surface. Liquefaction-induced settlements
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 44 of 64
SR_HEX_Cedar_River_Apts_210810_v1
are estimated to range from two-inches (2”) to six-inches (6”). Horizontal movements
from lateral spreading are estimated to range from one-half feet (½’) to three feet (3’).
As a result, the geotechnical engineer recommended the use of mat foundations over
aggregate piers. As previously discussed, per the DNS-M, all project construction would
be required to comply with all recommendations found in the Geotechnical Report and
any future addenda, the applicant’s geotechnical engineer shall review the project’s
construction and building permit plans to verify compliance with the geotechnical
report(s), and applicant’s geotechnical engineer must provide notes on the construction
and building permit plans identifying when onsite geotechnical engineer supervision of
construction events is recommended (Exhibits 1 and 49).
✓
Wellhead Protection Areas:
Staff Comment: The site‘s southern boundary abuts the Cedar River. The City’s mapping
system has identified a Flood Hazard and the site falls within the Downtown Wellhead
Protection Area Zone 1. The overall purpose of the aquifer protection regulations is to
protect aquifers used as potable water supply sources by the City from contamination
by hazardous materials. Approximately 42,417 cubic yards of fill is proposed to be
brought into the site. A Fill Material Source Statement prepared by a professional
engineer or licensed geologist would be required prior to stockpiling or grading any
imported fill on the subject property pursuant to RMC 4-4-060N.4.e. Alternatively, the
applicant could obtain fill from a WSDOT approved source and thereby avoid the need
for a source statement (RMC 4-4-060N.4.i). Impacts to the Wellhead Protection Area
are not anticipated as a result of the subject project, provided the City of Renton codes
are complied with.
✓
Flood Hazard Area and Channel Migration Zone:
Staff Comment: King County has identified a Channel Migration Zone on the site. An
existing bulkhead is located along the southern boundary except for the far western
portion of the property. As shown on the Flood Boundary Map and Compensatory
Storage Plan (Exhibits 12 and 13), the applicant proposes to fill portions of the subject
property’s floodplain to accommodate the location of the proposed building and
infrastructure. The applicant has also submitted a Conditional Letter of Map Revision
Based on Fill (CLOMR-F) form (Exhibit 26) that, if approved by the Federal Emergency
Management Agency, would result in the building’s exclusion from the flood hazard
area as indicated on the Flood Insurance Rate Map (FIRM) map. The Compensatory
Storage Plan (Exhibit 13) proposes approximately 883 cubic yards of fill to be placed
within the existing floodplain. To compensate for the loss of existing flood storage, the
applicant proposes to excavate approximately 1,374 cubic yards and to grade
additional areas southwest of the building to provide additional compensatory flood
storage. Additionally, the river side wall of the settling pond is proposed to be reduced
thereby providing approximately 2,126 cubic yards of flood storage. The net increase in
flood storage with the floodplain excavation and settling pond storage results in 2,616
cubic yards. The applicant’s proposal would maintain a minimum 100-foot setback for
Buildings A and B from the OHWM. Within the setback area, the applicant has proposed
shoreline habitat restoration and pedestrian access amenities (Exhibits 14-18) to
mitigate impacts to the Cedar River floodplain.
The applicant submitted a Channel Migration Risk Assessment, provided by The
Watershed Company (dated April 8, 2020; Exhibit 25). The analysis found that no
geomorphic or photogrammatic indicators of a historical migration area since the
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 45 of 64
SR_HEX_Cedar_River_Apts_210810_v1
construction of the Seattle City Light Masonry Dam and that based on the analysis there
is no evidence to support a channel migration hazard on the subject property. The
memo concludes that the channel migration zone mapped by King County is based on
unarmored areas of the Cedar River and thereby would not apply to the subject
property. See ERC Staff Report (Exhibit 1) for more information.
22. Shoreline Substantial Development Permit: The jurisdictional area includes lands within two hundred feet
(200'), as measured on a horizontal plane, from the OHWM, or lands within two hundred feet (200') from
floodways, whichever is greater. The proposed improvements on the subject property are located within
the regulated shoreline associated with the Cedar River. Pursuant to Chapter 90.58 RCW, staff
recommends granting a Shoreline Substantial Development Permit (SSDP). The granting of the SSDP would
be pursuant to the Shoreline Management Action of 1971 and the following: 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. 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.
SHORELINE MASTER PROGRAM CRITERA:
A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY, SHORELINE ELEMENT:
The site is located in the Shoreline High Intensity Environmental Designation and Cedar River ‘C’ Reach.
The objective of the High Intensity Overlay is to provide opportunities for large-scale office and
commercial employment centers, as well as, multifamily 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 objectives and policies if
conditions of approval are met:
✓ Policy SH-7: Existing and future activities on all Shorelines of the State regulated by the
City of Renton should be designed to ensure no net loss of ecological functions.
✓
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-F: Increase public accessibility to shorelines and preserve and improve
the natural amenities.
✓ Policy SH-23: Future multi-family, planned unit developments, subdivisions,
commercial, and industrial developments that provide physical and visual
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 46 of 64
SR_HEX_Cedar_River_Apts_210810_v1
public/community access along the water's edge should be guided by the policy
provided in Policy SH-31 Table of Public Access Objectives by Reach (emphasized
below).
A public trail is provided on the former Milwaukee railroad. Public access is provided at
a public park on the north side immediately east of I-405. Public and/or community
access along the waterfront should be provided as private lands on the north side of
the river redevelop, considered along with the goal of restoration of ecological
functions. The single-family residential area on the north side of the river provides no
public access. The potential for provision of public access from new development is low
because further subdivision and non-single family use is not likely but should be
pursued if such development occurs. Public agency actions to improve public access
should include additional interpretive trails and trail linkages through public lands on
the south side of the river, if consistent with ecological functions and public acquisition
of access to the water in existing single-family areas, where appropriate.
✓
Policy SH-24: Public access to and along the water's edge should be located, designed,
and maintained in a manner that protects the natural environment and shoreline
ecological functions and is consistent with public safety, as well as, compatible with
water-dependent uses. Preservation or improvement of the natural processes shall be
a basic consideration in the design of shoreline areas to which public access is
provided, including trail systems.
✓ Policy SH-26: Both passive and active public areas should be designed and provided.
✓ Objective SH-H: Minimize the impacts of motor vehicular traffic and encourage non-
motorized traffic within the shorelines as part of achieving no net loss.
✓
Policy SH-48: Include programs and interpretive areas in recreational facilities in or
near identified shoreline areas with historical, cultural, educational, and scientific
value.
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.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 47 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Staff Comment: The proposed project would be confined to the former Stoneway Sand
and Gravel Company property and only a limited number of trees would be removed.
The applicant’s proposal would maintain a minimum 100-foot setback for Buildings A
and B from the OHWM. Within the setback area, the applicant has proposed shoreline
habitat restoration and pedestrian access amenities within the Cedar River buffer
which is currently significantly degraded (Exhibits 14-18).
The applicant’s Critical Areas Report, prepared by The Watershed Company dated
October 2018 (Exhibit 27), states vegetation is limited to few areas with much of the
property consisting of compacted gravel. As a component of Phase 1 of the Master Plan
(Exhibit 5), the applicant proposes restoration of the riparian buffer as identified in the
Shoreline Landscaping Plan (Exhibit 15). Proposed vegetation would include native
species suitable for high visibility, view preservation, and forested conditions. Bioswale
and meadow planting would be located in stormwater areas in and around the settling
ponds, respectively. The applicant would also regrade the riparian area and construct
passive trails and as shown on the Shoreline Grading and Trail Plan (Exhibit 16). All
development is proposed outside of the shoreline buffer and Cedar River habitat
conservation area, with the exception of a public access trail and associated public
access areas along the shoreline, and the shoreline buffer would be restored with
native plantings to provide a net improvement over the existing condition and provide
screening between the upland development and the river. In addition, the floodplain
area would be graded to result in a net increase in floodplain storage capacity and no
fill would occur within the floodway. As a result, no adverse effects on floodplain
habitat function or the species they support are expected to occur. According to the
Report, the proposal seeks to avoid and minimize adverse impacts to ensure no net loss
of ecological functions and processes. The project proposes revegetation of the buffer,
has been designed to meet code requirements and would protect or enhance fish and
wildlife habitat and other shoreline functions. Shoreline processes would be
maintained or improved though the addition of native vegetation in the riparian area.
Therefore, the proposed project would result in no net loss of ecological functions and
has values consistent with the City of Renton’s Shoreline Master Program.
2. Burden on Applicant
✓
Applicants for permits have the burden of proving that the proposed development is
consistent with the criteria set forth in the Shoreline Master Program and the
Shoreline Management Act, including demonstrating all reasonable efforts have been
taken to provide sufficient mitigation such that the activity does not result in net loss
of ecological functions.
3. Critical Areas within Shoreline Jurisdiction
Compliant if
SEPA
Mitigation
Measure
Implemented
Critical areas shall be regulated in accordance with the provisions of RMC 4-3-050,
Critical Area Regulations, adopted by reference except for the provisions excluded in
subsection D2cii of this Section. Said provisions shall apply to any use, alteration, or
development within shoreline jurisdiction whether or not a shoreline permit or written
statement of exemption is required. Unless otherwise stated, no development shall be
constructed, located, extended, modified, converted, or altered, or land divided
without full compliance with the provision adopted by reference and the Shoreline
Master Program. Within shoreline jurisdiction, the regulations of RMC 4-3-050 shall be
liberally construed together with the Shoreline Master Program to give full effect to
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 48 of 64
SR_HEX_Cedar_River_Apts_210810_v1
the objectives and purposes of the provisions of the Shoreline Master Program and the
Shoreline Management Act. If there is a conflict or inconsistency between any of the
adopted provisions below and the Shoreline Master Program, the most restrictive
provisions shall prevail.
Staff Comment: The project site is located in a High Seismic Hazard Area. The applicant
submitted a geotechnical report prepared by Terracon Consultants, Inc, (Terracon)
dated October 31, 2018 (Exhibit 19). The report includes analysis and a series of
recommendations based on the potential for liquefaction to occur on the site during a
seismic event. For example, due to the potential for seismic induced vertical and lateral
movements and cost effectiveness of deep foundations to mitigate movements, the
geotechnical engineer recommended mat foundations over aggregate piers. As part of
environmental (SEPA) review, three (3) SEPA mitigation measures were included to
comply with the recommendation related to the geotechnical report findings (Exhibits
1 and 50).
The geotechnical report also stated slope areas along the Cedar River are generally
present due to natural stream processes as the river has eroded and steepened the
upland soils. Isolated sensitive slopes upland of the river would be leveled during site
grading to support the proposed development. A protected slope along the
southeastern portion of the property would not be impacted as most of the area is
within the 100-foot OHWM buffer area. No proposed structure encroachments are
proposed within the protected slope or its 15-foot setback.
Other identified critical areas onsite include Special Flood Hazard (FEMA Zone – AE),
Floodway, Shoreline High-Intensity Cedar River Reach C Designation, Wellhead
Protection Zone 1, Regulated Slopes, and King County Department of Natural
Resources has mapped the property with a Channel Migration Zone – Severe Hazard
Area. See FOF 21, Critical Areas for additional analysis for more information. The
proposal is consistent with critical areas within shoreline jurisdiction, if all conditions
of approval are complied with.
3. 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: Development of the buildings would alter the view of the Cedar River
and forested area south of the river from surrounding properties and from Maple Valley
Highway. Several City of Renton sites, including Renton Community Center, Cedar River
Park, and Carco Theatre are located northwest of the site and Cedar River Trail is
located across the river. Both areas are open to the public. The park and trail system
provides users views of Cedar River. The residential wings of Buildings A and B are
separated with a two-story leasing office and amenity space to allow for additional
view corridors through the development to the shoreline from the public rights-of-way
and the development to the north. The proposed project has been designed to minimize
impacts to both aesthetics and views (Exhibit 54). See also FOF 20, Master Plan and
Site Plan Review: Views and Public Access.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 49 of 64
SR_HEX_Cedar_River_Apts_210810_v1
✓
Maximum Building Height: Buildings shall be limited to a height of no more than 35
feet above average finished grade level except at specific locations.
Staff comment: The applicant’s proposal would maintain a minimum 100-foot setback
for Buildings A and B from the OHWM, as shown on the Site Plan (Exhibit 3).
✓
Minimum Setbacks for Commercial Development Adjacent to Residential or Park
Uses: All new or expanded commercial development adjacent to residential use and
public 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.
Staff Comment: The applicant’s proposal includes a minimum fifteen-foot (15') setback
from the adjacent public park property. The standalone medical office building would
be located at the intersection of Cedar River Park Dr and Maple Valley Highway as part
of Phase 3 and is located outside of the 200-foot Shoreline Master Program overlay.
Compliant if
conditions of
approval are
met
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: All external lighting would be downcast to minimize glare to the river.
Staff is recommending the applicant submit a detailed lighting plan with the building
permit application for Building A and Building B that includes detail sheets of all light
fixtures and their supports. See also See also FOF 19, Design District Review: Lighting.
As a result, the project would be compliant with the above standard provided all
mitigation measures identified in the SEPA Environmental Review and Site Plan
conditions of approval are complied with.
Compliant if
conditions of
approval are
met
Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall
employ materials that limit reflected light.
Staff Comment: The project would be compliant with the above standard provided all
mitigation measures identified in the SEPA Environmental Review and Site Plan
conditions of approval are complied with.
Compliant if
conditions of
approval are
met
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: The project would be compliant with the above standard provided all
mitigation measures identified in the SEPA Environmental Review and Site Plan
conditions of approval are complied with.
Compliant if
conditions of
approval are
met
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.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 50 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Staff Comment: The project would be compliant with the above standard provided all
mitigation measures identified in the SEPA Environmental Review and Site Plan
conditions of approval are complied with.
Compliant if
conditions of
approval are
met
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.
Staff Comment: As shown in the Shoreline Grading and Trail Plan (Exhibit 16), the
applicant is proposing cast-in-place concrete steps with handrails to conform to the
existing topography and provide access to the meadow planting proposed along the
shoreline area along the river. The overall width of the trail and staircase is proposed
at six feet (6’) in width to accommodate the handrails and to likely accommodate more
foot traffic. In order to maintain the six-foot (6’) wide stair and walkway widths, the
applicant would be required to demonstrate how ADA requirements apply or submit a
shoreline variance application for the expanded width above four feet (4”). Therefore,
as a condition of approval, that the applicant demonstrate ADA requirements for the
proposed six-foot (6’) stair and walkway widths or apply for a shoreline variance
application for the expanded width above four feet (4”).
3. Community Disturbances:
Compliant if
conditions of
approval are
met
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.
Staff Comment: A majority of Buildings A and B would be located landward of the 200-
foot Shoreline Master Plan overlay (Exhibit 5). Vehicle circulation, surface parking, and
the future medical office building (Phase 3) would be located outside of the shoreline
overlay. The project would be compliant with the above standard provided all
mitigation measures identified in the SEPA Environmental Review and Master Site Plan
conditions of approval are complied with.
4. Public Access
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 C): Public/community access along the waterfront should be
provided as private lands on the north side of the river redevelop, considered along
with the goal of restoration of ecological functions. Public or community access shall
be provided when residential development occurs consistent with standards of the
Shoreline Master Program.
Staff Comment: Public access to the shoreline would be improved along the shorelines
of the Cedar River as a result of the project.
✓
Walkways or Trails Required in Vegetated Open Space: Public access on sites where
vegetated open space is provided along the shoreline shall consist of a public
pedestrian walkway parallel to the OHWM of the property. The walkway shall be
buffered from sensitive ecological features, may be set back from the water’s edge,
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 51 of 64
SR_HEX_Cedar_River_Apts_210810_v1
and may provide limited and controlled access to sensitive features and the water’s
edge where appropriate. Fencing may be provided to control damage to plants and
other sensitive ecological features and where appropriate. Trails shall be constructed
of permeable materials and limited to four feet (4') to six feet (6') in width to reduce
impacts to ecologically sensitive resources.
Staff Comment: As shown in the Shoreline Site Plan and Shoreline Landscaping Plan
(Exhibits 14 and 15, respectively), the applicant is proposing a shoreline public access
plan to improve access to and enjoyment of the Cedar River shoreline. The plan includes
view preservation areas within the restored shoreline area, including designated
viewpoints from a network of trails set back from the water’s edge, public amenities,
and vegetated open space within the shoreline buffer.
✓
Preferred Location: Public access shall be located adjacent to other public areas,
accesses, and connecting trails, connected to the nearest public street, and include
provisions for handicapped and physically impaired persons, where feasible.
Staff Comment: As shown in the Shoreline Site Plan (Exhibits 14), the applicant is
proposing to provide shoreline access through trail or sidewalk connections to nearby
properties or the nearest public street. Where feasible, provisions for handicapped and
physically impaired persons would be installed.
✓
Parking Requirements: Where public access is within four hundred feet (400') of a
public street, on-street public parking shall be provided, where feasible. For private
developments required to provide more than twenty (20) parking spaces, public
parking may be required in addition to the required parking for the development at a
ratio of one space per one thousand (1,000) square feet of public access area up to
three (3) spaces and at one space per five thousand (5,000) square feet of public access
area for more than three (3) spaces. Parking for public access shall include the parking
spaces nearest to the public access area and may include handicapped parking if the
public access area is handicapped accessible.
Staff Comment: As shown in the site plan (Exhibit 3), the applicant is proposing to
provide a general surface parking lot within four hundred feet (400') of the shoreline.
The surface parking lot would be located on the north side of the mixed-use buildings.
✓
General Design: Design of public access shall provide the general public with
opportunity to reach, touch, and enjoy the water’s edge and to view the water and the
shoreline from adjacent locations and shall be as close horizontally and vertically to
the shoreline’s edge as feasible; provided, that public access does not adversely affect
sensitive ecological features or lead to an unmitigated reduction in ecological
functions.
Staff Comment: As shown in the Shoreline Grading and Trail Plan (Exhibit 16) and
Compensatory Storage Plan (Exhibit 13), the applicant is proposing to cut the existing
waterward wall down to 35 feet and regrade the riparian area and construct passive
trails. As a result, the public would have the opportunity to view the water from the
designated shoreline area along the river. As designed and proposed, the public access
improvements would not adversely affect sensitive ecological features or lead to an
unmitigated reduction in ecological functions.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 52 of 64
SR_HEX_Cedar_River_Apts_210810_v1
N/A
Privacy: Design shall minimize intrusions on privacy of adjacent use by avoiding
locations adjacent to residential windows and/or outdoor private residential open
spaces or by screening or other separation techniques.
Staff Comment: Not applicable, the proposed project is not adjacent to residential
development.
Compliant if
conditions of
approval are
met
Public Access Required for Occupancy: Required public access sites shall be fully
developed and available for public use at the time of occupancy of the use or activity
or in accordance with other provisions for guaranteeing installation through a
monetary performance assurance.
Staff Comment: Public access to the site is expected to be fully developed and available
for public use at the time of occupancy. Since the project is proposed as a phased
project, staff recommends as a condition of approval, that the applicant complete site
inspection of the public access prior to Temporary Certificate of Occupancy of the first
building.
✓
Maintenance of Public Access Required: Public access facilities shall be maintained
over the life of the use or development. Future actions by successors in interest or
other parties shall not diminish the usefulness or value of required public access areas
and associated improvements.
Compliant if
conditions of
approval are
met
Public Access Must Be Legally Recorded: Public access provisions on private land shall
run with the land and be recorded via a legal instrument such as an easement, or as a
dedication on the face of a plat or short plat. Such legal instruments shall be recorded
prior to the time of building occupancy or plat recordation, whichever comes first.
Staff Comment: Staff recommends as a condition of approval, that the applicant submit
a draft of the public access legal instrument to be recorded that includes language
regarding maintenance responsibilities with the building permit application. The final
legal instrument shall be recorded prior to Temporary Certificate of Occupancy of the
first building.
✓
Maintenance Responsibility: Maintenance of the public access facility shall be the
responsibility of the owner unless otherwise accepted by a public or nonprofit agency
through a formal recorded agreement.
✓
Hours of Access: Public access facilities shall be available to the public twenty four (24)
hours per day unless an alternate arrangement is granted though the initial shoreline
permitting process for the project. Changes in access hours proposed after initial
permit approval shall be processed as a shoreline conditional use.
Compliant if
conditions of
approval are
met
Signage Required: The standard State-approved logo or other approved signs that
indicate the public’s right of access and hours of access shall be installed and
maintained by the owner. Such signs shall be posted in conspicuous locations at public
access sites and at the nearest connection to an off-site public right-of-way.
Staff Comment: In order to ensure consistent signage is provided for access throughout
the site, staff recommends as a condition of approval, that the applicant be required
to provide a public access signage package with the civil construction permit
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 53 of 64
SR_HEX_Cedar_River_Apts_210810_v1
application. The public access signage package shall be provided to, and approved by,
the Current Planning Project Manager prior to civil construction permit issuance.
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 land disturbance would occur within fully impervious, developed
areas of the site and all buildings are proposed above the OHWM. As such, the locations
where the work would occur can be found in the less sensitive areas of the site. Due to
the concrete bulkhead wall and the existing highly-developed nature of the area where
the work would occur, the development would not be occurring on a 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 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 project improvements would occur within impervious
areas formerly used as a concrete facility. In addition, the proposed improvements
would not significantly alter existing natural features as the building work area would
be located on previously developed portion of the property. The total area of
impervious surface located on the site is anticipated to decrease due to the proposed
replacement of gravel to landscaped areas. As previously noted, the area within 100-
feet of the OHWM would be limited shoreline restoration activities and public access.
Most of the improvements associated with Buildings A and B would be located outside
of the 200-foot Shoreline Master Program overlay. Surface vehicle parking and
circulation and future Phase 3 would be located entirely outside of the shoreline
overlay.
The applicant is not proposing any new shoreline stabilization measures for the
proposed development. The project would not require any shoreline stabilization as
there is already shoreline armoring (concrete bulkhead) from the settling pond to the
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 54 of 64
SR_HEX_Cedar_River_Apts_210810_v1
eastern extent of the subject property as provided in the applicant’s wall stability and
scour analysis (Exhibits 20-23) and the City’s independent review of those studies
(Exhibit 24). The upper portion of one area of the wall would be removed; otherwise,
the wall would be retained in its existing condition. No repairs, modification, or
expansion of the wall are proposed.
✓
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.
Staff Comment: Accessory development activities, as noted above, would be located
outside the shoreline jurisdiction (Exhibit 5). The proposed project improvements would
require a fire access lane within 150 feet of all points on the buildings. As a result, the
development would require a looped fire access lane within the shoreline buffer for fire
related emergency use.
✓
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. Archaeological, Historical, and Cultural Resources:
Compliant if
conditions of
approval are
met
Detailed Cultural Assessments May Be Required: The City will work with tribal, State,
Federal, and other local governments as appropriate to identify significant local
historical, cultural, and archaeological sites in observance of applicable State and
Federal laws protecting such information from general public disclosure. Detailed
cultural assessments may be required in areas with undocumented resources based
on the probability of the presence of cultural resources.
Staff Comment: The project proposal and notice of application were provided to
reviewing agencies including the State Department of Archaeology & Historic
Preservation (DAHP) as part of the SEPA review process. Staff received agency
comments from Muckleshoot Indian Tribe Fisheries Division (Exhibit 30), Department
of Ecology (Exhibit 48), Duwamish Tribe (Exhibit 37), and Washington State
Department of Transportation (Exhibit 33). As part of the environment (SEPA) review,
a SEPA mitigation measures was required for the applicant to submit an archeological
survey prepared by a qualified professional with the civil construction permit
application. See also ERC Report for more information (Exhibit 1).
The project would be compliant with the above standard provided all mitigation
measures identified in the SEPA Environmental Review and Master Site Plan conditions
of approval are complied with.
Compliant if
conditions of
Coordination Encouraged: Owners of property containing identified or probable
historical, cultural, or archaeological sites are encouraged to coordinate well in
advance of application for development to assure that appropriate agencies such as
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 55 of 64
SR_HEX_Cedar_River_Apts_210810_v1
approval are
met
the Washington State Department of Archaeology and Historic Preservation, affected
tribes, and historic preservation groups have ample time to assess the site and identify
the potential for cultural resources.
Staff comment: See comment above.
Compliant if
conditions of
approval are
met
Detailed Cultural Assessments Required: Upon receipt of application for a
development in an area of known or probable cultural resources, the City shall require
a site assessment by a qualified professional archaeologist or historic preservation
professional and ensure review by qualified parties including the Washington State
Department of Archaeology and Historic Preservation, affected tribes, and historic
preservation groups.
Staff comment: See detailed cultural assessments comment above.
Compliant if
conditions of
approval are
met
Work to Stop Upon Discovery: If historical, cultural, or archaeological sites or artifacts
are discovered in the process of development, work on that portion of the site shall be
stopped immediately, the site secured, and the find reported as soon as possible to
the Administrator of the Department of Community and Economic Development or
designee. Upon notification of such find, the property owner shall notify the
Washington State Department of Archaeology and Historic Preservation and affected
tribes. The Administrator of the Department of Community and Economic
Development or designee shall provide for a site investigation by a qualified
professional and may provide for avoidance, or conservation of the resources, in
coordination with appropriate agencies.
Staff comment: See detailed cultural assessments comment above.
Compliant if
conditions of
approval are
met
Access for Educational Purposes Encouraged: Land owners are encouraged to provide
access to qualified professionals and the general public if appropriate for the purpose
of public education related to a cultural resource identified on a property.
Staff comment: See detailed cultural assessments comment above.
7. Density, Setbacks, and Height – Bulk Standards for Shoreline High Intensity Overlay
✓
Non-Water Oriented Use Structure Setback from OHWM: 100-feet
Staff Comment: All proposed structures would be setback a minimum of 100-feet from
the Ordinary High Water Mark (OHWM) of the Cedar River (Exhibit 3).
✓
Front Yard, Side Yard, and Rear Yard Setbacks: Governed by underlying zoning in
Chapter 4-2 RMC except in cases where specific shoreline performance standards
provide otherwise.
Staff comment: See also FOF 18: Zoning Compliance and Consistency: Setbacks.
✓
Vegetation Conservation Buffer: 100-feet
Staff Comment: All proposed structures would be setback a minimum of 100-feet from
the Ordinary High Water Mark (OHWM) of the Cedar River. As a component of Phase
1 of the Master Plan (Exhibit 5), the applicant proposes restoration of the riparian
buffer as identified in the Shoreline Landscaping Plan (Exhibit 15).
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 56 of 64
SR_HEX_Cedar_River_Apts_210810_v1
✓
Building Height – Maximum:
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:
• Begin along a line lying 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
• 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 multifamily buildings (Buildings A and B) would be five
(5) stories and approximately 67 feet in height at their highest point (top of the roof to
finished grade) and setback approximately 129 feet from the Ordinary High Water
Mark (OHWM) of the Cedar River. As such, the building height would be within the
maximum allowable building height envelope by roughly 24 ½ feet (125’/2 = 62.5’ + 29’
= 91.5’ – 67’ = 24.5’).
✓
Impervious area within the Buffer/Setback: 5%
In addition, for projects that provide public access and the opportunity for substantial
numbers of people to enjoy the shoreline, up to twenty five percent (25%) impervious
surface is allowed; provided, that no more than five percent (5%) impervious surface
is allowed closer than twenty five feet (25') from OHWM.
Staff Comment: As shown in the shoreline site plan (Exhibit 14), less than twenty five
percent (25%) of the shoreline buffer area would be impervious surface and no more
than five percent (5%) impervious surface would be constructed closer than twenty five
feet (25') from OHWM.
✓
Impervious Area within 100 ft. of OHWM: 50%
Staff Comment: As shown in the shoreline site plan (Exhibit 14), less than fifty percent
(50%) of the area within 100 feet of the OHWM would be impervious surface.
8. Use Regulations: Attached residential and commercial uses are proposed on the site.
✓
Land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay
district, subject to the preference for water-oriented uses.
Staff Comment: See FOF 18: Zoning Compliance and Consistency: Use.
9. Residential Development
✓
General Criteria: Residential developments shall be allowed only when:
• Density and other characteristics of the development are consistent with the
Renton Comprehensive Plan and Zoning Code.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 57 of 64
SR_HEX_Cedar_River_Apts_210810_v1
• Residential structures shall provide setbacks and buffers as provided in
Shoreline Bulk Standards, or as Vegetation Conservation.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis.
See also FOF 18: Zoning Compliance and Consistency.
✓
Public Access Required: 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.
Staff Comment: As part of the new multi-family and mixed use development, the
applicant is proposing shoreline views and restoration along the river. See also FOF 20,
Master Plan and Site Plan Review for more information.
Compliant if
conditions of
approval are
met
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 shoreline is armored from the far eastern boundary of the site to
the west central portion of the shoreline. Further west, the shoreline armoring extends
approximately 170 feet and then the bank slopes gradually for the remaining shoreline
area between the armoring and the abutting Renton Community Center property. The
applicant has proposed to retain the existing shoreline armoring. The applicant has
submitted geotechnical analysis specific to bulkhead stability (Exhibits 20-22) and scour
study (Exhibit 23) based on comments from the City’s secondary reviewer GeoEngineers
(Exhibit 24). See also FOF 21, Critical Areas.
Compliant if
conditions of
approval are
met
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: See FOF 21, Critical Areas for comments and recommended conditions
of approval.
10. Existing Shoreline Stabilization Structure
Compliant if
conditions of
approval are
met
Changes in Land Use: An existing shoreline stabilization structure established to serve
a use that has been abandoned per RMC 4-10-060, Nonconforming Uses,
discontinued, or changed to a new use may be retained or replaced with a similar
structure if:
• There is a demonstrated need documented by a geotechnical analysis to
protect principal uses or structures from erosion caused by currents or waves;
and
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 58 of 64
SR_HEX_Cedar_River_Apts_210810_v1
• An evaluation of the existing shoreline stabilization structure in relation to the
hierarchy of shoreline stabilization alternatives established in subsection F4aiii
of this Section shows that a more preferred level of shoreline stabilization is
infeasible. In the case of an existing shoreline stabilization structure composed
of rigid materials, if alternatives (a) through (c) of the hierarchy in subsection
F4aiii of this Section would be infeasible then the existing shoreline
stabilization structures could be retained or replaced with a similar structure.
Staff Comment: The applicant is proposing to retain the existing shoreline armoring as
shown on the Site Plan (Exhibit 3). The applicant has submitted geotechnical analysis
specific to bulkhead stability (Exhibits 20-22) and scour study (Exhibit 23) to retain,
protect, and maintain the existing shoreline stabilization structure. See also FOF 21,
Critical Areas.
✓
No Net Loss: Where a net loss of ecological functions associated with critical habitats
would occur by leaving an existing structure that is being replaced, the structure shall
be removed as part of the replacement measure.
Staff Comment: No existing buildings are proposed to remain. The proposal seeks to
avoid and minimize adverse impacts to ensure no net loss of ecological functions
associated with critical habitats and processes. See also FOF 22: Shoreline Master
Program Criteria: No Net Loss Required.
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 (Exhibit 39). See also FOF 20,
Master Plan and Site Plan Review: Police and Fire.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Tiffany Park
Elementary, Nelsen Middle School, and Lindbergh High School. Elementary and High
School students from the proposed development would be bussed to their schools.
Currently, this parcel has not been routed a bus stop (Exhibit 53). Renton School District
would create a bus route to this development prior to building occupancy.
A School Impact Fee would be required for the future dwellings. The current Renton
School District Impact Fee is $4,989.00 per multifamily dwelling unit plus a school
impact administration fee of 5% of the total school impact fee. Assessed fees are based
on the City of Renton Fee Schedule. The school impact fee is paid at time of building
permit issuance.
✓
Parks: A Park Impact Fee would be required for the future dwellings. The current Park
Impact Fee is $1,977.62 for multi-family dwelling units for buildings with five (5) or mor
units. Assessed fees are based on the City of Renton Fee Schedule. The fee is paid at
time of building permit issuance.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 59 of 64
SR_HEX_Cedar_River_Apts_210810_v1
Compliant if
conditions of
approval are
met
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant’s preliminary Technical Information Report (TIR)
prepared by KPFF Consulting Engineers, dated January 11, 2019 (Exhibit 29) indicates
drainage from the site discharges to the Cedar River and then northwest to Lake
Washington. Existing stormwater conveyance near the site is limited to infrastructure
in the Maple Valley Highway and Cedar River Park Dr right-of-way, with no existing
onsite stormwater improvements.
The proposal requires full drainage review under the 2017 Renton Surface Water Design
Manual (RSWDM). Based on the City of Renton’s flow control map, the site falls under
Flow Control Duration Standards (Forested Conditions) and is located within the Lower
Cedar River drainage basin. The subject property is located within a Wellhead
Protection Zone 1, which precludes the use of Best Management Practices (BMPs) that
rely on stormwater infiltration, open stormwater facilities, and connections to
subsurface drains.
The subject property is located within an Enhanced Basic Water Quality treatment area
per the RSWDM. Targeted pollution generating impervious surfaces would be treated
via three (3) Filterra system units. Flows from the water quality units and non-pollution
generating surfaces are proposed to be piped with two (2) outfalls on the Cedar River,
one (1) outfall located in the former location of the washout basin and one (1) outfall
approximately 385-feet to the west. On June 17, 2021, the Environmental Review
Committee issued mitigation measure for the applicant to submit a Final Technical
Information Report (TIR) with the civil construction permit application that includes
qualitative and quantitative analysis demonstrating compliance with the Water
Resource Inventory Area (WRIA) 8 Chinook Salmon Conservation Plan. The analysis
must provide justification for the currently proposed stormwater improvements, or if
needed, an amended proposal to comply with the conservation plan as it relates to
salmon health, habitat, and effects from the project’s stormwater discharge into the
Cedar River. The analysis and any amendments to the proposed stormwater
improvements would be required to comply with the conservation plan. Review and
approval of the Final Technical Information Report (TIR) would be completed by the
Development Engineering Plan Reviewer prior to permit issuance.
During site construction, the applicant would be required to implement temporary
erosion and sediment control measures. Such measures would include but are not
limited to silt fences, conveyance swales, check dams, a sediment pond with a liner,
catch basin inserts, mulching of exposed areas, and dust control.
✓
Water: The applicant submitted Preliminary Utility Overall Plan as part of the Civil
Sheets, prepared by KPFF dated January 11, 2019 (Exhibit 11). The Renton Regional Fire
Authority has determined that the preliminary fire flow demand for the proposed
development is 3,500 gallons per minute (gpm) including the use of an automatic fire
sprinkler system. A looped water main would be required around the development since
the fire flow demand exceeds 2,500 gpm. There is an existing 12-inch ductile water main
northeast of the site within Maple Valley Highway that can deliver a maximum flowrate
of 2,500 gallons per minute (gpm). Water system improvements shall be designed in
accordance with Appendix J of the City’s 2012 Water System Plan. See Exhibit 39,
Advisory Notes to Applicant, for a list of water system improvements required of the
proposed development.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 60 of 64
SR_HEX_Cedar_River_Apts_210810_v1
✓
Sanitary Sewer: There is an existing 12” HDPE sewer running from east to west, north
of the site within Cedar River Park Dr. The development has proposed a private sewer
main that connects to an existing sewer manhole located within Cedar River Park Dr.
The private sewer line begins at the north side of the proposed building near the
frontage along Maple Valley Highway. From there the sewer line follows the building
and proceeds to the south east side of the site where it ties into an existing sewer
manhole. The proposed path of the sewer main appears to maintain adequate
separation between the sewer main and water main.
Sewer mains and manholes shall be designed and installed in accordance with City and
Department of Ecology standards. The applicant would be required to extend the sewer
line to the easterly property line.
The 2021 sewer SDC fee for a 1-inch meter is $4,450.00 per meter, 1-1/2 inch meter is
$22,25015,500.00 and a 2-inch meter is $35,600.00. SAD fees are payable at
construction permit issuance. For more information regarding sewer improvements, see
Exhibit 39, Advisory Notes.
I. CONCLUSIONS:
1. The subject site is located in the Error! Reference source not found. Comprehensive Plan designation and
complies with the goals and policies established with this designation and the transportation element of
the Comprehensive Plan, see FOF 17.
2. The subject site is located in the Error! Reference source not found. 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 18.
3. The proposed Master Site Plan complies with the Urban Design District ‘C’ Standards provided the
applicant complies with City Code and conditions of approval, see FOF 19.
4. The proposed Master Site Plan complies with the Master Plan and Site Plan Review criteria provided the
applicant complies with City Code and conditions of approval, see FOF 20.
5. The proposed Master Site Plan complies with the Critical Areas Regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 21.
6. The proposed Master Site Plan complies with the Shoreline Substantial Development Permit regulations
as established by City Code and state law provided all advisory notes and conditions are complied with,
see FOF 22.
7. The proposed Master Site Plan complies with the street standards as established by City Code, provided
the project complies with all advisory notes and conditions of approval contained herein, see FOF 20.
8. There would be safe walking routes a future designated school bus stop, see FOF 23.
9. There are adequate public services and facilities to accommodate the proposed Master Site Plan for
Phases 1 and 2, see FOF 23.
10. Key features, which are integral to this project include master plan development and corresponding site
plan reviews for Buildings A and B that ensure the mixed-use buildings, shoreline restoration and public
access, and infrastructure are constructed in the initial phases of the master plan. As provided on detailed
elevations, three dimensional renderings, and color perspectives with the application, Buildings A and B
would be constructed of high-quality materials and contain modulation and articulation features
commensurate with their overall scale and relationship to pedestrians on the street. Buildings A and B
would have three distinct courtyards between the buildings and Cedar River and commercial retail space
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 61 of 64
SR_HEX_Cedar_River_Apts_210810_v1
along the north elevation of Building B near Maple Valley Highway. Buildings A and B provide architectural
front-facing features along the Cedar River façade and avoids “turning-its-back” towards the river. Entries
would be comprised of expansive glazing, weather protection, and connected sidewalks to public streets.
The development includes multiple onsite parking structures to reduce offsite parking impacts to the
neighborhood. In addition, the building design encloses the structured parking garages in order to
maximize the project aesthetics from the public view. The proposed development would provide new
public access along the Cedar River shoreline in the form of a walking trail and viewing platform.
Restoration of the shoreline area would provide no net loss and would create habitat where none
currently exists. The site plan provides compatible transition to the future Phase 3 portion of the site
provided the applicant complies with City Code and conditions of approval. Pedestrian and vehicle
conflicts are minimized with site-to-site circulation and limited curb cuts.
J. RECOMMENDATION:
Staff recommends approval of the Cedar River Apartments Master Site Plan application, File No. LUA19-000161,
ECF, SSDP, SA-M, SA-H, as depicted in the Cedar River Apartments Site Plan (Exhibit 3), subject to the following
conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated June 17, 2021.
a. The project shall comply with the recommendations of the geotechnical report, prepared by
Terracon Consultants Inc., dated October 31, 2018 and any future addenda.
b. The applicant’s geotechnical engineer shall review the project’s construction and building
permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer
shall submit a sealed letter stating that he/she has reviewed the construction and building
permit plans and in their opinion the plans and specifications meet the intent of the report(s).
c. The applicant’s geotechnical engineer shall provide notes on the construction and building
permit plans identifying when onsite geotechnical engineer supervision of construction events is
recommended.
d. The applicant shall submit a Final Technical Information Report (TIR) with the civil construction
permit application that includes qualitative and quantitative analysis demonstrating compliance
with the Water Resource Inventory Area (WRIA) 8 Chinook Salmon Conservation Plan. The
analysis shall provide justification for the currently proposed stormwater improvements, or if
needed, an amended proposal to comply with the conservation plan as it relates to salmon
health, habitat, and effects from the project’s stormwater discharge into the Cedar River. The
analysis and any amendments to the proposed stormwater improvements needed to comply
with the conservation plan shall be reviewed and approved by the Development Engineering
Plan Reviewer prior to permit issuance.
e. The applicant shall submit an archeological survey prepared by a qualified professional with the
civil construction permit application. Consultation with Concerned Tribes shall occur prior to
survey activities. Based on the results and recommendations of the survey, an Inadvertent
Discoveries Plan and onsite monitoring during construction activities by a professional
archeologist funded by the applicant may be required.
f. The applicant shall reconfigure the northbound Cedar River Park Drive to provide dual left turn
lanes with a shared right turn lane (curb lane). To support this new channelization, the applicant
shall install signal detection, signal head modifications, and overhead signage on the east side
mast-arm at the intersection of Cedar River Park Drive and Maple Valley Highway. The applicant
shall submit plans to construct these off-site improvements with the civil construction permit
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 62 of 64
SR_HEX_Cedar_River_Apts_210810_v1
application to be reviewed and approved by Development Engineering and Transportation staff
prior to permit issuance.
g. The applicant shall fully fund the installation and configuration of the Adaptive Traffic Control
System (ATCS) Split Cycle Offset Optimization Technique (SCOOT) along intersections impacted
by the proposal including NE 3rd Street/Monterey Drive NE and those identified in the Cedar
River Apartments Independent Transportation and Mitigation Analysis (Exhibit 34) prepared by
Transpo Group dated May 7, 2021. Installation, configuration, and operation of the SCOOT
system shall occur prior to Temporary Certificate of Occupancy of the first building.
h. The applicant shall identify and propose potential traffic calming measures to be located within
the Cedar River Park parking lot to discourage project related cut-through traffic. The traffic
calming proposal shall be coordinated and approved by the Community Services Department.
Approved traffic calming measures shall be installed prior to Temporary Certificate of
Occupancy of the first building.
2. The applicant shall submit a detailed landscaping plan per the submittal requirements set forth in RMC 4-
8-120.D.12 that meets the applicable standards set forth in RMC 4-4-070, Landscaping with the civil
construction permit application. The applicant shall coordinate with the Current Planning Project Manager
with selection of street tree species from the City’s Approved Street Tree List. The detailed landscaping
plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
3. The applicant shall install ten feet (10’) of temporary on-site landscaping along the public street frontages
of the Phase 3 development site. Such landscaping shall include a mixture of trees, shrubs, and
groundcover. Installation of the temporary landscaping shall be completed as part of Phase 2 unless a
construction or building permit for Phase 3 has been applied for. A final detailed landscape plan shall be
provided to and approved by the Current Planning Project Manager prior to construction permit issuance.
4. The applicant shall be required to provide a detailed irrigation plan with the civil construction permit
application. The detailed irrigation plan shall be provided to and approved by the Current Planning Project
Manager prior to civil construction permit issuance.
5. The applicant shall submit a special utility and landscape plan set that includes cross-section details
identifying the location and screening provided for all surface and roof top utility/mechanical equipment
and identify how they would be screened from public view. The applicant shall work with franchise utilities
to ensure, as practical, utility boxes are located out of public ROW view, active common open spaces, and
they shall not displace required landscaping areas. The special utility and landscape plan set shall be
provided to, and approved by, the Current Planning Project Manager prior to civil construction permit
and/or building permit approval.
6. The applicant shall provide a detailed refuse and recycling pick-up plan. The final detailed plan shall also
be provided to the City’s contracted refuse and recycling hauler (currently Republic Services) with any
correspondence to and from the hauler provided to the Current Planning Project Manager.
7. The applicant shall provide bicycle parking for up to 242 stalls (one of which shall be for the commercial
retail space) and indicate compliance with bicycle parking standards on the floor plans submitted with the
building permit application. Bicycle parking shall be reviewed and approved by the Current Planning
Project Manager prior to building permit issuance.
8. The applicant shall submit revised building elevations and floor plans that clearly indicate a minimum ten
feet (10') setback for a fifth story above the preceding story. The revised building elevations and floor
plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit
issuance.
9. The applicant shall submit a detail fencing plan with the civil construction permit application that provides
material details, height, and location of fencing on the master site plan. The fencing shall be consistent,
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 63 of 64
SR_HEX_Cedar_River_Apts_210810_v1
high-quality, and commensurate to the materials that are used throughout the development. The fencing
material shall be wood, ornamental, or comparable material as approved by the Current Planning Project
Manager. Chain link fencing shall not be accepted. The revised fencing plan shall be reviewed and
approved by the Current Planning Project Manager prior permit issuance.
10. The applicant shall submit a detailed entrance and courtyard plan that includes specifications for
pedestrian amenities that add to the pedestrian experience and the human scale intended for the
development. A revised detailed entrance and courtyard plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to construction permit approval.
11. The applicant shall submit revised elevations for Buildings A and B. The revised elevations shall provide
prominent entry features that distinguish the residential entrances from the commercial entrances and
are architecturally compatible. The revised building elevations shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
12. The applicant shall provide the paving material as scored concrete or comparable material as approved
by the Current Planning Project Manager. A detailed fire lane design plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to construction permit approval.
13. The applicant shall provide pedestrian sidewalks on the south and west side of Phase 3 as part of the
Phase 1 and 2. The civil plans would be reviewed and approved by the Current Planning Project Manager
prior to civil construction permit issuance.
14. The applicant shall provide a raised crosswalk or a crosswalk out of different materials from the abutting
paving material within the drive aisle as approved by the Current Planning Project Manager. A detailed
crosswalk design plan shall be submitted to, and approved by, the Current Planning Project Manager prior
to construction permit approval.
15. The applicant shall submit detail sheets and quantities of all outdoor site furniture and amenities,
including, but not limited to, benches, group seating, refuse and recycling, pet relief areas/disposal, and
outdoor recreation equipment. The detail sheets and quantities shall be integrated in the detailed
landscape plan submitted with the civil construction permit to be reviewed and approved by the Current
Planning Project Manager. but not limited to benches, group seating, refuse and recycling, and outdoor
recreation equipment. The detail sheets and quantities shall be integrated in the detailed landscape plan
submitted with the civil construction permit to be reviewed and approved by the Current Planning Project
Manager.
16. The applicant shall submit graphic verification that weather protection is at least four and one-half feet
(4 ½’) from the building and along five percent (75%) of the commercial retail façades facing the interior
street and/or a narrative of how the proposed weather protection meets the intent and guidelines of the
Pedestrian Environment section of the Urban Design Regulations with the building permit application. The
verification and narrative shall be reviewed and approved by the Current Planning Project Manager prior
to permit issuance.
17. The applicant shall provide one (1) additional color, pattern, or textural change to the exterior façade.
Revised architectural elevations and a materials board with color chips shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
18. The applicant shall submit an overall sign design package for review and approval by the Current Planning
Project Manager prior to the approval of any sign permit for the project.
19. The applicant shall submit a detailed lighting plan with the building permit application for Building A and
Building B that includes detail sheets of all light fixtures and their supports. Fixtures and supports shall be
pedestrian scaled and consistent with the design of the site and provide adequate footcandle illumination
in pedestrian areas. The detailed lighting plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
City of Renton Department of Community & Economic Development
Cedar River Apartments
Staff Report to the Hearing Examiner
LUA19-000161, ECF, SSDP, SA-M, SA-H
Report of August 10, 2021 Page 64 of 64
SR_HEX_Cedar_River_Apts_210810_v1
20. The surface material for all pedestrian walking surfaces shall be either concrete, unit pavers, or similar
material as approved by the Current Planning Project Manager.
21. The applicant shall comply with contamination-related details associated with the project, as identified
by Department of Ecology. More specifically, three (3) onsite 48-inch diameter dry wells be
decommissioned in accordance with WAC 173-160. Any project construction that could encounter
groundwater with elevated pH levels must provide provisions beyond standard worker safety precautions
in accordance with WAC 173-340-810, Safety Standards for Hazardous Waste, and WAC 173-340-810,
Worker Safety and Health. Such activities include removal, treatment, and disposal of any soil, settling
pond sediment, or groundwater during the proposed partial demolition of the settling basins and
restoration of the Cedar River shoreline. Compliance with Department of Ecology’s identified
contamination-related details shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
22. The applicant shall demonstrate ADA requirements for the proposed six-foot (6’) stair and walkway widths
or apply for a shoreline variance application for the expanded width above four feet (4”).
23. The applicant shall complete site inspection of the public access prior to Temporary Certificate of
Occupancy of the first building.
24. The applicant shall submit a draft of the public access legal instrument to be recorded that includes
language regarding maintenance responsibilities with the building permit application. The final legal
instrument shall be recorded prior to Temporary Certificate of Occupancy of the first building.
25. The applicant shall be required to provide a public access signage package with the civil construction
permit application. The public access signage package shall be provided to, and approved by, the Current
Planning Project Manager prior to civil construction permit issuance.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Cedar River Apartments
Land Use File Number:
LUA19-000161, ECF, SSDP, SA-M, SA-H
Date of Hearing
August 10, 2021
Staff Contact
Clark Close
Senior Planner
Project Contact/Applicant
David Maul
Rutledge Maul Architects PS
19940 Ballinger Way NE Ste
A-33, Shoreline, WA 98115
Project Location
1915 Maple Valley
Highway, Renton, WA
98055 (APN 1723059026)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-39: As shown in the Environmental Review Committee (ERC) Report
Exhibit 40: Staff Report to the Hearing Examiner
Exhibit 41: Notice of Complete Application Letter dated August 15, 2019
Exhibit 42: On Hold Letter dated September 23, 2019
Exhibit 43: On Hold Correction Letter dated December 4, 2019
Exhibit 44: Off Hold Letter dated August 13, 2020
Exhibit 45: Re-Notice of Application dated March 23, 2021
Exhibit 46: Neighborhood Meeting Notes
Exhibit 47: Public Comment Emails
Exhibit 48: Department of Ecology Comments dated August 28, 2019
Exhibit 49: Department of Ecology Comments dated June 29, 2021
Exhibit 50: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 51: Environmental (SEPA) Checklist
Exhibit 52: Applicant Urban Design Report
Exhibit 53: School District Response Letter
Exhibit 54: View Corridor Study dated January 1, 24, 2020
Exhibit 55: Acknowledgment for Building Permit Submittal