HomeMy WebLinkAboutSR_HEX_SunsetGardens_210817_v5_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_SunsetGardens_210817_v5_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: August 17, 2021
Project File Number: PR21-000160
Project Name: Sunset Gardens
Land Use File Number: LUA21-000168, SA-H, VAR, MOD
Project Manager: Alex Morganroth, Senior Planner
Owner: Renton Housing Authority, Mark Gropper, 2900 NE 10th St, Renton, WA 98056
Applicant/Contact: David Albers, SMR Architects / 117 S Main St, Suite 400, Seattle, WA 98104
Project Location: 2900 NE 10th St, Renton, WA 98056
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, a Variance, four
modifications, and concurrence with the Sunset Area Planned Action EIS for a
proposed four-story mixed-use building and associated improvements located at
2900 NE 10th St. The proposed building would contain 76 affordable housing units
with approximately 13,645 square feet of ground floor space occupied by the
Renton Housing Authority services staff. The residential density of the completed
project would result in approximately 66 dwelling units per net acre. The existing
13,416 square foot Renton Housing Authority building would be removed. The
project site is approximately 1.28 acres and located within the Center Village (CV)
zoning district, Commercial Mixed Use (CMU) comprehensive plan designation,
and Urban Design District ‘D’ overlay. Vehicle access to the subject property would
occur from a single driveway located on the northwest portion of the site on
Jefferson Ave NE. The applicant would provide parking for 56 vehicles. The
applicant would construct street frontage improvements abutting the project site
along NE 10th St and Jefferson Ave NE. There are nineteen (19) significant trees on
the subject property all of which are proposed to be removed. The applicant is
requesting a variance related to the required location for parking to allow parking
between the building and the public street. The applicant is also requesting four
code modifications related to street frontage improvements, retaining wall height,
parking stall size, and refuse and recycling standards. Studies included with the
project application include drainage report, arborist report, geotechnical report,
and traffic impact analysis. The project site is within the Sunset Planned Action
Area. A moderate landslide hazard and sensitive slopes are mapped on the project
site according to COR Maps.
Site Area: 1.28 acres
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 2 of 59
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B. EXHIBITS:
Exhibits 1-17: As shown in the Environmental Review Committee (ERC) Concurrence Memo
Exhibit 18: Staff Report to the Hearing Examiner
Exhibit 19: Proof of Neighborhood Meeting
Exhibit 20: Planned Action Ordinance 5813
Exhibit 21: Sunset Area Final Environmental Impact Statement
Exhibit 22: Garbage and Recycling Screening Detail
C. GENERAL INFORMATION:
1. Owner(s) of Record: Renton Housing Authority, Mark Gropper, 2900 NE 10th
St, Renton, WA 98056
2. Zoning Classification: Center Village (CV)
Urban Design District D Overlay
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Renton Housing Authority on-site services
5. Critical Areas: Moderate landslide hazard, sensitive slopes
6. Neighborhood Characteristics:
a. North: Multifamily Residential; CV Zone
b. East: Multifamily Residential; CV Zone and RMF Zone
c. South: Multifamily Residential; CV Zone
d. West: Commercial; CV Zone
7. Site Area: 1.28 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Epstein Annexation N/A 1246 04/16/1946
Sunset Area Planned Action
EIS
LUA10-052 N/A 06/06/2011
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Sunset Area Planned Action
Ordinance (Revised)
N/A 5813 08/08/2016
E. PUBLIC SERVICES:
1. Existing Utilities
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 3 of 59
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a. Water: Water service will be provided by the City of Renton and includes the following infrastructure:
i. Existing 8-inch water main in NE 10th Street.
ii. Existing 6-inch water main on the north side of NE 10th St south of the site and east of
Jefferson Ave NE
iii. Existing 8-inch water main in Jefferson Ave NE west of the site.
iv. Existing 8-inch water main in Jefferson Ave NE west, north and east of the site.
v. Existing 12-inch water stub ending at the southeast corner of the intersection of NE
Sunset Blvd and NE 10th St.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch lined concrete
sewer main in Jefferson Ave NE.
c. Surface/Storm Water: There is an existing 12-inch stormwater main located along the western
frontage, along Jefferson Avenue NE. Additionally, there is an existing 12-inch stormwater main
located along the southern frontage, along NE 10th St.
2. Streets: NE 10th St is classified as a collector street with a total right-of-way width of 60 feet. Jefferson Ave
NE is classified as a residential access street and commercial access street with an existing right-of-way
width of 50 feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120A: Development Standards for Commercial Zoning Designations
d. Section 4-2-120C: Conditions Associated with Development Standards Tables for Commercial Zoning
Designations
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. 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 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 4 of 59
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G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Housing and Human Services Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May 27,
2021 and determined the application complete on the same day. The project complies with the 120-day
review period.
2. A public meeting was held on virtually on April 14, 2021. Fourteen (14) members of the public attending
the meeting, and provided comments and questions regarding the following issues: security, parking,
exterior design (Exhibit 19).
3. The project site is located 2900 NE 10th St, Renton, WA 98056.
4. The project site is currently developed with a one-story office building used by the Renton Housing
Authority for on-site services.
5. Access to the site would be provided via a single 20-foot wide driveway off of Jefferson Ave NE.
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Center Village (CV) zoning classification and within Urban Design District D
overlay.
8. There are approximately nineteen (19) trees located on-site, of which the applicant is proposing to remove
all nineteen (19) trees.
9. The site is mapped with a moderate landslide hazard and sensitive slopes.
10. Approximately 4,240 cubic yards of material would be cut on-site and approximately 1,020 cubic yards of
fill is proposed to be brought into the site.
11. The applicant is proposing to begin construction in January of 2022 and end in May of 2023.
12. Staff received no public comment letters.
13. No other public or agency comments were received.
14. The subject property is located within the Sunset Planned Action Area where a Planned Action
Ordinance (Ord. 5813) (Exhibit 20) was adopted in accordance with the State Environmental Policy Act
(SEPA) for redevelopment of the Highlands Area. The Final EIS document was issued April 1, 2011
(Exhibit 21).
15. The Environmental Review Committee (ERC) reviewed the Sunset Gardens application and issued a
Concurrence Memo designating the proposal a planned action (Exhibit 1) and therefore the project
would not require a SEPA threshold determination, preparation of an EIS, or be subject to further
environmental review pursuant to SEPA.
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 5 of 59
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17. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following development standards
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
✓
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods and
multi-family areas.
✓ Goal L-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-47: Accommodate change in a way that maintains Renton’s livability and
natural beauty.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓ Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
✓ Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
✓ Policy HHS-3: Work with other jurisdictions and organizations, including the Renton
Housing Authority and non-profit housing developers, to address the need for housing
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 6 of 59
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to be affordable to very low-income households. This housing should focus on
accessibility, mobility, and proximity to social services.
18. Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) is to provide an
opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban
rather than suburban development standards that supports transit-oriented development and pedestrian
activity. Use allowances promote commercial and retail development opportunities for residents to shop
locally. Uses and standards allow complementary, high-density residential development, and discourage
garden-style, multi-family development. The proposal is compliant with the following development
standards, as outlined in RMC 4-2-120.A, if all conditions of approval are met:
Compliance CV Zone Develop Standards and Analysis
✓
Use: The applicant proposes to develop the site with a residential mixed-use building
to include Attached dwellings – Flats and an On-site Service.
Staff Comment: Pursuant to RMC 4-2-060C, the CV zone allows attached dwelling units
- flats subject to special condition 6 which states that where not prohibited, attached
dwelling units are permitted subject to the following conditions and standards in
addition to RMC 4-4-150, Residential Mixed Use Development Standards. The applicant
proposes one (1) mixed-use building with attached multi-family dwelling units on floors
two through four where residents live in private units that are attached to one or
multiple dwelling units by one or more common roof(s), wall(s), or floor(s) within a
building. The ground floor of the building would be utilized by the Renton Housing
Authority and would be classified as an on-site service. On-site services are a permitted
use in the CV zone. A portion of the ground floor also contains a 660 square foot
residential lobby with access to an elevator, stairs, and an ADA restroom. Structured
parking is proposed on the first floor but is located primarily below grade due to the
sloping nature of the site.
✓
Density: The density range required in the CV zone is a minimum of 20.0 dwelling units
per net acre to a maximum 80 dwelling units per net acre. Assisted living bonus: 1.5
times the maximum density may be allowed subject to conditions of RMC 4-9-065. Net
density is calculated after the deduction of sensitive areas, areas intended for public
right-of-way, and private access easements from the gross site area.
Staff Comment: The net area of the property is 50,280 square feet or 1.15 acres after
5,477 square feet of right-of-way dedications along Jefferson Ave NE and NE 10th St. The
proposed mixed-use building would include 76 dwelling units. The proposed attached
dwelling units on the subject property would result in net density of 66 dwellings units
per net acre (76 units / 1.15 acres = 65.84 du/ac rounded up to the nearest whole
number). Therefore, the proposal complies with the density range permitted in the CV
zone.
✓
Lot Dimensions: The minimum lot size required (for lots created after Nov. 10 2004) in
the CV zone is 25,000 sq. ft. There are no minimum lot width or depth requirements.
Staff Comment: The subject property would be 50,280 sq. ft. in size after the required
dedication. The applicant does not propose to subdivide the lot.
✓
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front setback is 15 ft. The minimum setback may be reduced
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 7 of 59
SR_HEX_SunsetGardens_210817_v5_FINAL
to 0 ft. through the site plan review process, provided blank walls are not located within
the reduced setback. The maximum secondary front yard setback is 20 feet. There are
no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a
lot zoned residential.
Staff Comment: The site contains a front yard (NE 10th St) and two secondary front yards
(Jefferson Ave NE). As shown on the site plan (Exhibit 2) the west façade (secondary
front yard) of the building fronts Jefferson Avenue NE has a maximum setback of
approximately 19 feet. The south façade (front yard) of the building fronts NE 10th
Street has maximum setback of 19.5-feet. The east façade (secondary front yard) of the
building fronts Jefferson Avenue NE and has a maximum front yard setback of
approximately 16.5 along the west wing. No portion of the building lies within the
minimum setback area. There would be no side or rear yards as the abutting north and
east property is CV zoned. Therefore the project will comply with the setback
requirements for the CV zone.
✓
Building Standards: The CV zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. for vertically
mixed use buildings (commercial and residential). Heights may exceed the Zone’s
maximum height with a Conditional Use Permit.
Staff Comment: Following dedication for frontage improvements, the applicant’s lot
would result in 50,280 square feet of lot area. The applicant’s proposed building would
be four (4) stories in height (approximately 42.6-feet) and cover 13,645 square feet or
28-percent (28%) of the lot.
✓
Building Orientation: See urban design regulations in RMC 4-3-100. Commercial and
civic uses shall provide entry features on all sides of a building facing a public right-of-
way or parking lot. The front entry of residential only uses shall be oriented to a public
or private street developed to the required standards in RMC 4-6-060.
Staff Comment: The proposed building is located on three (3) street frontages including
NE 10th St and Jefferson Ave NE on two sides. A main entrance to the future RHA offices
is proposed on NE 10th St. A separate entrance to the residential lobby is also located
on NE 10th St east of the office entrance. Two secondary access doors for the residential
uses are proposed along Jefferson Ave NE. Two additional secondary access entries are
proposed along Jefferson Ave NE on the west façade to provide access to interior RHA
office spaces. Lastly, an exterior egress door and a mechanical room door are located
on the east Jefferson Ave NE frontage. Four canopies are proposed to provide weather
protection canopy and add articulation to the building including two on Jefferson Ave
NE and two on NE 10th St.
See FOF 19: Urban Design District Review, Building Entries.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot onsite
landscape strip along all public street frontages with the exception of areas for required
walkways and driveways . 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 from the City’s Approved Street Tree List and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards shall be
based on the mature size of the street tree as set forth in RMC 4-4-070F.2
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 8 of 59
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All surface parking lots shall have perimeter landscaping. 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.
Interior Parking Lot Landscaping: 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 interior
parking lot landscaping per parking space, 51 and 99 spaces shall provide 25 sf of
interior parking lot landscaping per parking space, and 100 or more spaces shall provide
35 sf of interior parking lot landscaping per parking space. Interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: The applicant submitted a Conceptual Landscaping Plan (Exhibit 9) with
the land use application. Proposed planting areas would contain trees, shrubs, and
groundcover, including but not limited to, Vine maple, Shore pine, Golden sedge,
Sweetbox, White spirea, Sword fern, and Snowberry. The applicant would be required
to submit a Detailed Landscape and Irrigation Plan with the civil construction permit
submittal that provides location, size, quantity, planting details, and other applicable
items as set forth in the RMC 4-8-120 submittal requirements.
The applicant’s conceptual landscaping plan identifies a minimum 10-foot wide
landscaping area along the NE 10th St and Jefferson Ave NE street frontages. As
indicated on the Landscape Plan (Exhibit 3), the on-site landscaping would include a mix
of trees, shrubs, and ground cover per the requirements number and spacing
requirements in RMC 4-3-070.L.2. Three bioretention planters are proposed on the west
side of the site abutting the Jefferson Ave ROW and. As proposed, the planters appear
to be partially located within the required 10-foot landscaping area. In order to ensure
compliance with the required on-site landscaping is prioritized over the bioretention
planters, staff recommends as a condition of approval, the applicant shall submit a
detailed landscaping plan with the civil construction permit that provides those items
noted in RMC 4-8-120D.12 and a detailed irrigation plan. The plan shall also clearly
identify the 10-foot wide onsite street frontage landscaping along Jefferson Ave NE that
is displaced by the stormwater facilities as currently shown. The stormwater facilities
may be integrated into the street frontage landscaping however the required frontage
planting shall take priority and if the street frontage landscaping and stormwater
facilities are unable to comingle, the facilities shall be relocated outside of the required
street frontage landscaping area. The detailed landscaping plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
Sixteen (16) street trees of unknown variety are proposed in the ROW planter strip. The
species and spacing of the trees would be required to comply with the City of Renton
Approved Tree List and Spacing Guidelines. Additional landscaping is proposed on site
in the form of above grade planters, terracing along NE 10th St, and a memorial garden
to the north of the buildings west wing.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 9 of 59
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Perimeter and interior landscaping is integrated into the surface parking lot design.
Perimeter parking lot landscaping is approximately 10 feet in width along the portion
of the parking lot adjacent to the Jefferson Ave NE ROW. The proposal includes
approximately 1,385 sq. ft. of interior parking lot landscaping separate from the
required perimeter landscaping that meets the dimensional requirements in code, or 25
sq. ft. per one parking stall. Therefore, the project complies with the interior and
perimeter parking lot landscape requirements. Verification of compliance would occur
at the time of formal civil construction permit review.
Compliant if
Condition of
Approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require at least ten percent (10%) of the significant trees be considered
protected and retained in commercial developments.
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 applicant’s Arborist Report prepared by Fazio Associates, LLC,
dated February 1, 2021 (Exhibit 15) and Tree Retention Plan (Exhibit 8) identifies
nineteen (19) total trees on the site, the largest of which is an 18.5-inch DBH Scots pine.
Twelve (12) of the trees are located frontage areas that would be dedicated to the City
per the development regulations. Due to their location in future ROW, the twelve (12)
trees do not count towards the tree retention requirement. The applicant also identifies
the potential need to remove one off-site tree on the vacated portion of Jefferson Ave
NE that may be impacted by the proposed frontage improvements. Based a required
retention rate of 10%, the applicant is required to retain at least one significant tree.
The remaining seven (7) trees are located on the site and are proposed for removal and
therefore the applicant is required to install a minimum of six (6) 2-inch replacement
trees on the site. Per the submitted schematic Landscape Plan (Exhibit 3), the applicant
has proposed a replacement far in excess of the required six (6) trees. Due to the
conceptual nature of the submitted landscape plan, staff recommends as a condition of
approval that the applicant clearly indicate on the detailed landscape plan submitted
with the civil construction permit application how the plan meets the 10% tree
replacement requirements including but not limited to the 50% credit limitation
provided for those trees that are required pursuant to RMC 4-4-070. If onsite
replacement for the trees is not practical, then payment into the City’s Urban Forestry
Program fund may be approved for those trees that cannot be accommodated onsite.
The detailed landscape plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit approval.
During construction, the offsite trees near the construction site in the vacated portion
of Jefferson Ave NE would be required to comply with the tree protection measures
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 10 of 59
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during construction (RMC 4-4-130H.9). The eight central components of tree protection
include defining and protecting the drip line, erecting and maintaining a temporary six-
foot-high chain link construction fence with placards around the tree to be retained,
protecting the tree from grade changes, keeping the area clear of impervious surface
material, restricting grading within the drip line, providing 3” of bark mulch within the
required fencing, retaining a certified arborist to ensure trees are protected from
development activities, and alternate protection/safeguards as necessary.
Compliant if
condition of
approval is
met and if
variance
under FOF 22
is approved
Parking: For residential uses, required parking shall be located underground or under
building (on the first floor of the structure), or in an attached or detached structure.
Any additional parking may not be located between the building and public street
unless located within a structured parking garage.
For commercial uses, required parking may not be located between the building and
the public street unless located within a structured parking garage.
For mixed uses, joint parking is required subject to RMC 4-4-080E3.
Parking regulations for low income attached dwellings are a minimum of 1 for each 4
dwelling units with a maximum of 1.75 per dwelling unit allowed.
Parking regulations for on-site services require a minimum and maximum of 3 per 1,000
sq. ft. Parking regulations for low income attached dwelling units require a minimum
of 1 for each 4 dwelling units and a maximum of 1.75 per dwelling units.
Standard parking stall dimensions for surface lots are 9 feet by 20 feet, compact stall
dimensions are 8 ½ feet by 16 feet.
Standard parking stall dimensions for structured parking are 8’4” by 15’. Compact stall
dimensions are 7’6” by 12”
Maximum number of compact spaces shall not account for more than 50% for
structured parking and 30% for the surface lot.
Staff Comment: The applicant proposes a vehicle parking area that would be partially
covered by the second-floor outdoor terrace and would consist of 56 stalls in a mixture
of tuck-under, structured, and surface parking. The northeastern portion of the stalls
would be uncovered. The structured parking area would be partially open on the north
side but obscured from view when viewing the building from the surrounding ROW due
to the grade change from east to west. As shown on the Site Plan (Exhibit 2)
approximately eleven (11) parking stalls would be located between the building and the
street (Jefferson Ave NE) along the eastern portion of the façade. The applicant
submitted a variance (FOF 22: Variance) in order to allow surface parking between the
building and this portion of public street.
Per RMC 4-4-070.F.10, the applicant would be required to provide a minimum of one
space for every four (4) low income attached dwelling units and a maximum of 1.75
spaces per dwelling unit. For the on-site service (RHA offices), the applicant would be
required to provide a minimum and maximum of three (3) spaces per 1,000 sq. ft. of net
floor area. Based on a total of 76 - low income attached dwelling units, the applicant is
required to provide a minimum of nineteen (19) spaces (76 / 4) and a maximum of 133
spaces (76 x 1.75). Based on a total on-site net floor area of 10,483 sq. ft., the applicant
is required to provide 32 spaces for the RHA offices. Therefore based on the square
footage and number of attached units, the applicant is required to provide a total
number of spaces between 51 (32 + 19) and a maximum of 166 (3+ 133) in order to
meet code. The applicant proposed a total of 56 parking spaces onsite (29 standard
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
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Report of August 17, 2021 Page 11 of 59
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stalls, 24 compact stalls and 3 ADA stalls) including 23 spaces for the attached units and
32 spaces for the on-site service. A total of twenty (20) structured or tuck-under parking
stalls are available for the residential units. Per RMC 4-4-080.E.3, a joint use parking
agreement is required for parking facilities authorized to serve multiple uses in order
allow commercial users of the building to utilize the residential parking spaces during
off-peak times and vice versa. Therefore, in order to ensure compliance with the joint
use parking standard, staff recommends, as a condition of approval, the applicant shall
provide a joint use parking agreement for the residential and on-site service uses on the
site. The joint use agreement shall be provided to the Current Planning Project for
review and approval prior to the issuance of a Temporary or Final Certificate of
Occupancy. In addition, to ensure a minimum of nineteen (19) structured or tuck-under
stalls are designated for the exclusive use of the residential units in the building, staff
recommends, as a condition of approval, the applicant shall mark the designated stalls
with paint, signage, or an alternative method approved by the Current Planning Project
Manager.
The project site is in very close proximity to multiple King County Metro bus lines and a
wide range of shopping options are within easy walking distance of the site which is
ideal for tenants without vehicles. The proposal complies with the parking ratios of the
code and the provides the required structured parking for the low income attached
dwelling units.
The applicant has requested a modification to reduce the size of the of parking stalls in
the structured parking areas. The standard spaces measure 15-feet by 8-feet, 4-inches
and the compact spaces measure 12-feet by 7.5-feet. The applicant has also requested
a modification to allow for a reduced drive-aisle width of 22-feet for the surface parking
spaces along the east property line. See FOF 23: Parking Modification for analysis.
Compliant if
Modification
under FOF 23
is approved
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: As shown on the floor plans (Exhibit 4), the applicant is proposing a
total of 45 total bicycle parking spaces on the site including 40 within the paved parking
garage and five (5) near the primary entrance of the building. The proposed site plan
complies with the minimum number of bicycle parking spaces required for the 76 units
and ground floor on-site service.
The applicant has also requested a modification to allow for 32 of the 45 bicycle racks
to be wall mounted instead of ground mounted. If the modification is approved, the
proposed bike racks would comply with the design requirements. See FOF 23 for
additional analysis.
Compliant if
Modification
under FOF 25
is approved
and 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 applicant has proposed three (3) rockery retaining walls
approximately four (4) feet in height along the southern façade facing NE 10th St in
order raise the grade and hide the exterior concrete wall of the ground floor parking
garage. The terraced walls would be tied into an additional four-foot (4’) tall rockery
wall that will run abut the sidewalk along NE 10th St. The applicant has also proposed a
City of Renton Department of Community & Economic Development
Sunset Gardens
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retaining wall at the southeast corner to provide a transition from the surface parking
at the ground floor level and the existing grade at the back of the ROW at Jefferson Ave
NE where there is an emergency exit from the building. Due to the retaining wall
proposed to be located perpendicular to the slope, no horizontal level grading would be
provided at the base. The height of the wall would be approximately 9.5 feet and would
include a 42-inch tall guardrail on top to provide fall protection. The total combined
height of the wall and guardrail would be approximately twelve (12’) feet. An existing
on-site rockery wall between the parking lot and the Jefferson Ave NE ROW is proposed
to be retained and varies in between two feet (2’) and ten feet (10’). All three (3)
retaining walls, including the two proposed and one existing wall, would be located
within the required three-foot (3’) setback from the ROW. In addition, both the existing
rockery wall abutting Jefferson Ave and the new retaining wall between the parking lot
and emergency exit would exceed the eight-foot (8’) maximum allowable height in
commercial zones. Therefore the applicant is requesting a modification from RMC 4-4-
040.C.2 in order to reduce the horizontal distance of level grade abutting a retaining
wall, reduce the minimum setback between the base of retaining walls abutting public
rights-of-way, and to allow a retaining wall (new) and rockery wall (existing) to exceed
eight-feet (8’) in height. See FOF 25: Fences, Hedges, and Retaining Wall Standards
Modification for additional analysis.
Compliant if
Modification
under FOF 24
is approved
Refuse and Recycling: In office, educational and institutional developments, a
minimum of two (2) square feet per every one thousand (1,000) square feet of building
gross floor area shall be provided for recyclables deposit areas and a minimum of four
(4) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas. Collection points
shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle
traffic on-site, or project into any public right-of-way. In multifamily 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 for 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.
Staff Comment: The proposed on-site service area contains approximately 13,300
square feet thereby defaulting to the minimum 100 square feet of recycling and refuse
deposit area. A total of 76 units would require a minimum 114 sq. ft. for recyclables and
a minimum 228 sq. ft. for refuse. Therefore, the applicant is required to provide a
minimum of 442 sq. ft. for recycling and refuse. The site plan (Exhibit 2) indicates a
single refuse and recycling area approximately 564 square feet in size. The enclosure is
located along the Jefferson Ave NE street frontage and would be cladded with fiber
cement board lap siding with foundation screening along the street frontage and north
side. Additionally, the applicant has proposed a sloped metal shed roof on top of the
enclosure. The access gate for the enclosure opens along the western wall into a
concrete pad adjacent to the internal drive aisle accessed of off Jefferson Ave NE. The
gates meet the minimum 12-foot width requirement but neither the gates nor the
enclosure provide the required 12-foot vertical clearance of the opening. The applicant
City of Renton Department of Community & Economic Development
Sunset Gardens
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has requested a modification to allow for a reduced 7-foot vertical clearance as after
discussions with the refuse hauler, they determined that the dumpsters would be
collected in the access driveway on collection days and therefore the enclosure would
not need to be accessed by a truck (See FOF 24: Refuse and Recyclables Standards
Modification). The applicant has also requested a modification in order to provide only
one trash and recycling enclosure instead of three as would typically be required for 76
units. According to the applicant, the request is due to the difficulty in providing more
than one enclosure on a small site with varying grades. Therefore, the project complies
with requirements for the refuse and recycling enclosure if the modification under FOF
24 is approved.
Compliant if
Conditions of
Approval are
met
Screening: All onsite 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 only surface mounted utility equipment identified on the plan, a
transformer located to the west of the refuse and recycling enclosure building, would
be screened from the ROW and adjacent property through the use of landscape screen
made up of trees, shrubs, and groundcover. The conceptual landscape plan (Exhibit 9)
did not identify the locations of specific plants and therefore staff was unable to
determine whether or not the transformer would be adequately screened. In addition,
the applicant did not provide details of roof or surface mounted equipment and/or
screening identified for such equipment with the land use application. Therefore, staff
recommends, as a condition of approval, that the applicant be required to submit a
surface mounted utility plan that includes cross-section details with the civil
construction permit application. 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 plan shall
provide and identify screening measures consistent with the overall design of the
development. The surface mounted utility plan shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance. In addition, staff
recommends as a condition of approval that the applicant be required to submit a
rooftop equipment exhibit with the elevation plans associated with the building permit
application. The exhibit shall provide cross section details and identify proposed rooftop
screening that is integral and complementary to architecture of the buildings. The
exhibit shall be reviewed and approved by the Current Planning Project Manager.
Compliant if
Modification
under FOF 27,
Residential
Mixed Use
Design
Standards is
approved
Residential Mixed Use Design Standards: For vertically mixed use buildings, the facade
necessary for interior entrances, lobbies, and areas/facilities developed for the
exclusive use of the building’s residents, or their guests, is limited to twenty five
percent (25%) of the overall facade along any street frontage or the primary facade.
Ground Floor Commercial Space Standards: At a minimum, the development shall
include ground floor commercial space along any street frontage or, in the absence of
street frontage, along the primary facade of the building in conformance with the
following standards:
City of Renton Department of Community & Economic Development
Sunset Gardens
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a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at
any given point;
b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height
of fifteen feet (15') unless a lesser clear height is approved by the Administrator;
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Staff Comment: The applicant has proposed a mixed-use building with an on-site service
(RHA) located on the first floor and 76 low income attached dwelling units above.
Approximately 50% of the primary south façade is developed for the exclusive use of
the future residents including both an entrance lobby/vestibule, storage space, and the
residential units. Approximately 45% of the portion of the east façade in front of the
Jefferson Ave NE is developed for the exclusive use of the future residents and primarily
consists of residential units. The entire west façade is developed for the exclusive use of
the non-residential portion of the project. The onsite service is developed at an average
depth of fifty-eight feet (58’) across the south and west facades. The exact floor to
ceiling height was not identified on the submitted elevations but appears to be less than
eighteen feet (18’ however staff would support a lesser height with authority provided
above due to the nature of tenant and the unlikelihood that a typical commercial retail
or restaurant use would replace the RHA in the future. An ADA compliant bathroom in
both the residential entry lobby as well as the on-site service area lobby. Due to the
proposed on-site service use, neither a central plumbing line nor grease trap/ventilation
shaft are proposed. See FOF 27, Residential Mixed Use Design Standards Modification.
19. Design District Review: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ 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.
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Sunset Gardens
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Staff Comment: The scale of the building transitions from four-stories above grade to
three-stories along NE 10th Street as the topography rises to meet the eastern portion
of Jefferson Avenue NE. At four-stories in height the development’s roof will
approximately match the apartment building to the east that are up the hill in relation
to the project site. The development will be taller than the one-story commercial
buildings to the west of the project site. However, it not anticipated to significantly
impact the availability of natural light due to lack of windows on the backside of the
commercial building and orientation of the proposed development.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The proposed building will be surrounded by ROW on two sides and
partially on the third side. The building is located 16-feet from the future dedicated
street frontage along Jefferson Ave NE and NE 10th St. An eight (8’) foot wide sidewalk
concrete pathway connects the public sidewalk to two five-foot (5’) concrete
pathways that provide access to both the residential lobby and the RHA offices,
providing a clear connection to both uses. Pedestrian level glazing along the two
primary street facing façades (south and west) provides transparency and orientation
to the abutting streets.
✓
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The building’s two main entries to the RHA offices on the first floor
and residential lobby area with elevator access are oriented towards NE 10th St.
Compliant if
Condition of
Approval is
met
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Due to the slope of the site, approximately three (3) units are located
at street level along NE 10th St near the southeast corner of the building. All ground
floor residential units are located a minimum of 17 feet from the sidewalk along NE
10th St. Although trees and ground cover and shown in the conceptual plan between
the units and the sidewalk, substantial high-quality landscaping is essential in order to
ensure privacy is maintained residents in the units and to comply with the standard.
Therefore, staff recommends, as a condition of approval, the applicant shall submit a
detailed landscape plan that incorporates additional trees and/or shrubs between the
sidewalk and ground floor residential units along NE 10th St. The detailed landscape
plan shall be submitted to and approved by the Current Planning Project Manager to
civil construction prior to permit approval.
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.
City of Renton Department of Community & Economic Development
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Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
Condition of
Approval is
met
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The primary entrances along NE 10th St would be connected to the
public sidewalk via a “t-shaped” pedestrian pathway. As shown on the Architectural
Elevations sheets (Exhibit 3), two main entries are flush with the plane of the façade.
Weather protection is provided via individual canopies extending a minimum of 4.5 feet
from the building façade. The canopy over the primary RHA on-site service entrance
continues around the southwest corner of the building and provides an obvious visual
cue for pedestrians accessing the building via Jefferson Ave NE. The wrap-around
canopy also helps to break up the façade between the first and second floor and
provides an additional pedestrian-scale feature in the plaza at the southwest corner of
the site. Although the two proposed canopies provide a moderate measure of visual
distinction to the entry, the entrances themselves lack prominence and are
unremarkable when viewed from the street. Therefore staff recommends, as a condition
of approval, the applicant shall submit revised exterior elevations with the building
permit application that provide additional primary entry elements that are prominent
and visible from the street. Entry elements may include but are not limited to, additional
architectural articulation, an alternate facade that provide differentiation in material
and/or color from other portions of the building, pedestrian level lighting, or other
identifying visual features as approved by the Current Planning Project Manager. The
revised elevations shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See comment above.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional
to the distance above ground level.
Staff Comment: See primary entrance comments above. Both primary entries
incorporate weather protection canopies that are at least 4.5-feet wide. Secondary
entries on the west side of the building with access to Jefferson Ave NE also incorporate
individual canopies with a minimum depth of 4.5 feet and are connected to the public
sidewalk in Jefferson via a 10-foot wide scored concrete walkway.
✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The building’s two primary entries are located on NE 10th St. An
emergency only egress is located on the east façade near the parking area and two
unmarked RHA employee-only entrances are located in the parking area.
City of Renton Department of Community & Economic Development
Sunset Gardens
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✓
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 other entry discussions above.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: No applicable. The proposal is for a single building.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable. No residential units are directly accessible from the
street.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The building’s four-story height is proportionate to many of the
surrounding businesses and Center Village zone. The scale of the building transitions
from four-stories above grade to three-stories along NE 10th Street as the topography
rises to meet the eastern portion of Jefferson Avenue NE. The building mass is further
broken down through the modulation of siding that is distinguished by separate
materials, textures, and colors to create the feeling of multiple buildings in place of one
large mass. At four-stories in height the development’s roof will approximately match
the apartment building to the east that are up the hill in relation to the project site. The
development will be taller than the one-story commercial buildings to the west of the
project site, but future redevelopment of the subject sites would likely result in buildings
of a scale similar to the proposal. The commercial buildings are also located over 200
feet away from the future footprint of the building and will therefore not be
overwhelmed by the bulk or height of the structure.
City of Renton Department of Community & Economic Development
Sunset Gardens
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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.
✓
See also FOF
18 under
Refuse and
Recycling
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: The location of the garbage enclosure would not impact the pedestrian
environment and adjacent uses as the proposed location is not located near pedestrian
areas or adjacent buildings. Tenants would have direct access to the enclosure from the
primary entry to the enclosure via either onsite or offsite sidewalks. A man-door is
located on the west façade to allow residents access to the enclosure when dropping
off trash or recycling.
✓
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: The garbage and recycling screening detail (Exhibit 22) and
Landscaping Plan (Exhibit 9) indicate the enclosure would be enclosed on all sides with
cement board lap siding. The enclosure would also utilize a metal shed roof and metal
gate with composite wood slats. The applicant did not indicate whether the main gate
utilized self-closing doors. However, due to the method used for collection which will
require manually rolling the dumpsters outside of the enclosure, a self-closing door is
not necessary.
✓
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: See discussion above.
Compliant
with Intent
and
Guidelines
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: As indicated on the Landscaping Plan (Exhibit 9) the enclosure would
include landscaping ranging between 0 and 8-feet in width along the Jefferson Ave NE
frontage and along the north side of the enclosure. The applicant has requested to
deviate from the landscape strip standard in order to reduce the width to 0 feet at the
northeast corner of the enclosure. According to the applicant, the modification is
necessary due to the pinch point created by the curvature of the ROW at the northeast
corner of the enclosure which reduces the area available to provide landscaping. The
applicant contends that the high-quality design of the enclosure combined with the
additional planting strip width along the west, northwest, and east sides of the
enclosure will meet the intent of the design standard. In addition, the average width of
City of Renton Department of Community & Economic Development
Sunset Gardens
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the landscape strip provided is approximately six-feet (6’) and therefore provides double
the amount of screening typically required. The additional 10-foot wide street frontage
landscaping would provide additional screening. Staff concurs with the applicant’s
justification and therefore supports the requested deviation to reduce the landscape
planting strip, as the intent of the screening guideline would still be met.
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: 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.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable, the subject property is not located at a district gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable.
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).
Staff Comment: Not applicable.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
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.
City of Renton Department of Community & Economic Development
Sunset Gardens
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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.
✓
See also FOF
22:
Development
Standard
Variance
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: The parking area is primarily screened by the building and landscaping
when viewed from the ROW. A small portion of the surface parking area on the east
side of the site would be visible from the portion of Jefferson Ave NE east of the building.
The applicant is requesting a variance from the standard to allow approximately eleven
(11) stalls to be located between the building and the street. The applicant contends
that due to the unique nature of the site which is surrounded by roadways on three
sides, compliance with the standard is challenging. The applicant also contends that
once installed, the perimeter parking lot landscaping combined with the eight (8’) foot
planter strip will result in a high quality landscape screen that will obscure the surface
parking from the portion of Jefferson Ave NE ROW adjacent to the site and meets the
intent of the guideline. Staff concurs with the applicant and therefore supports the
variance request. See also FOF 22: Variance for additional analysis. Staff also concurs
with the applicant that the requested deviation from the surface parking to standard
meets the intent of the guidelines due to being located significantly lower than the
street grade and the meaningful perimeter landscaping proposed.
✓
See also FOF
22:
Development
Standard
Variance
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See discussion above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
✓
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: The proposed structured parking area constitutes approximately 24%
(120 feet / 485 feet = 0.24) of the building frontage width and therefore complies with
the standard.
Compliant if
Condition of
Approval is
met
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
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combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: The integrated parking structure located at the southeast corner of the
building is located below grade and is therefore not visible from the NE 10th ROW to the
south and the majority of Jefferson Ave NE ROW to the east. The small portion visible
from Jefferson St NE dead-end to the east of the site would be located approximately
50 feet from the ROW and would be screened via a mix of trees, shrubs, and
groundcover that are a part of the perimeter parking lot area as indicated in the
submitted schematic landscape plan (Exhibit 9). The submitted landscape plan did not
identify the locations of individual shrubs or ground cover plants and therefore staff
could not determine whether the proposed landscaping would adequately screen the
structured parking. Therefore, staff recommends, as a condition of approval, the
applicant shall submit a detailed landscape plan that identifies the pedestrian-scale
landscaping requirements of RMC 4-3-100.E., including the species and spacing of
individual plants, for the perimeter parking lot landscaping area near the southeast
corner of the site. The landscape plan shall be submitted to and approved by the Current
Planning Project Manager prior to civil construction permit approval.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: The structured parking garage is located below grade and therefore
does not have a public facing façade except for a small portion visible from the Jefferson
Ave NE dead-end on the east side of the site due to the site sloping down and away from
the ROW.
✓
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: The entrance to the parking garage is located on the back side of the
building and does not face NE 10th St, the primary street.
✓
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: As discussed above, the parking garage is primarily enclosed from view
by the rising topography of the site when moving northwest to southeast across the
site. The small portion of the parking garage visible from Jefferson Ave NE to the east
of the site would be screened by the proposed eight (8’) foot landscape strip in the ROW
and proposed perimeter parking lot landscaping.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
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c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: No alleys are abutting the property. The applicant provides one vehicle
access driveway along Jefferson Ave NE near the rear of the site. The access point is
located near the end of the road ROW and therefore would have a limited impact to the
sidewalk and overall pedestrian experience.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: See above.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
✓
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.
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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 Site Plan (Exhibit 2) indicates a 5-foot wide concrete pedestrian
pathway transitioning to an 8-foot wide concrete pedestrian from the two primary
entrances and through the street frontage landscaping. The pathway is a direct
connection approximately 15-feet long resulting in a clear sight line between the public
sidewalk and the two entrances. Accessible pathways are provided from the sidewalks
and parking lot to the building. Pathways from the parking lot are delineated with a
change in texture. Sidewalks are eight-feet (8’) wide along NE 10th Street and six-feet
(6’) wide along the western portion of Jefferson Avenue NE per City of Renton standards.
Interior to the site, an accessible concrete pedestrian path through the surface parking
area connects the building to the trash enclosure.
✓
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: The Floor Plan (Exhibit 4) indicates a painted hatched area connecting
the ADA stalls in the structured parking area with the concrete pedestrian walkway that
is parallel to the building. Due to the constrained nature of the parking area, the
applicant elected to provide a single walkway adjacent to the east building façade that
weaves through the proposed memorial garden and connects to the public sidewalk in
Jefferson Ave NE west of the building. Pedestrian access to the other portion of Jefferson
Ave NE to the east of the site was determined to be infeasible due to the grade change
and existing rockery wall located between the ROW and the parking area.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8-foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: As indicated on the Site Plan (Exhibit 2), all interior pathways have a
minimum width of five (5’) feet. See additional discussion above.
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.
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Staff Comment: Staff would review and consider permeable pavement if proposed with
the civil construction permit application.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Compliant if
Condition of
Approval is
met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: In order to further emphasize the prominence of the building’s primary
entrances off of NE 10th St, the applicant has proposed a variety of landscaping elements
concentrated at the southwest corner of the building including a seat wall with adjacent
planting area, raised planters with small flowering trees, and multiple small planting
strips where a mix of ground cover, shrubs, and trees are proposed. In order to provide
additional pedestrian-scale landscape elements near the two primary entrances, staff
recommends as a condition of approval the applicant incorporate additional raised
planters or other architectural elements approved by the Current Planning Project
Manager near the two primary front entrances off of NE 10th St in lieu of the proposed
at-grade landscape strips shown on the conceptual landscape plan (Exhibit 9). Such
elements shall be shown on the detailed landscape plan submitted with the civil
construction permit to be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
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 applicant has seating options on the site including benches near
the southwest plaza and memorial park. However, the applicant has not provided
details of the exterior pedestrian amenities that are proposed. Therefore, staff
recommends as a condition of approval the applicant submit details or manufacturers
specifications with the detailed landscaping plan submitted with the civil construction
permit for the proposed seat benches and other furniture shown on the Conceptual
Landscape Plan (Exhibit 9). The site furniture and other sitting amenities shall be
reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
Compliant
with intent
and guidelines
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 four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
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Staff Comment: As indicated in the Architectural Elevations (Exhibit 3), primary
entrance and exterior egress points would contain the 4.5-foot wide weather protection
located approximately 11-feet above ground elevation. The weather protection canopy
proposed over the primary RHA office entrance would extend west along the building
façade and wrap around the southwest corner of the building in order to provide
weather projection to the front plaza area. As designed, the building does not
incorporate weather protection along at least 75% of the length of the building.
However, canopies are provided above all primary and secondary entrances that face a
public ROW and all pedestrian areas on the south and west sides of the building. The
incorporation of awnings and canopies along 75-percent of the three facades that face
a street would not complement the architecture of the building and may be detrimental
to proposed foundation landscaping installed adjacent to the facade. Therefore, the
amount of overhead weather protection proposed meets the intent of the guideline and
would provide adequate protection from the elements for pedestrians access the
primary or secondary entrance, or pedestrians utilizing the plaza near the southwest
corner of the building.
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.
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;
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ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: The applicant proposes 76 dwelling units and therefore 3,800 sq. ft. of
common open space is required (76 units x 50 sq. ft. = 3,800 sq. ft). The applicant has
proposed to provide common open space in excess of 50 sq. ft. per unit. The site plan
and landscape plan (Exhibits 2 and 9) identify a memorial garden area on the north side
of the site between the building and parking lot access drive. The garden area
incorporates concrete walkways with connection to a central focal feature, raised
mounds with seat walls, and a mix of ground cover, shrubs, and trees. The passive
recreation area would provide approximately 2,800 sq. ft. of common open space. As
shown on the site plan (Exhibit 2), the applicant also proposes a 3,500 sq. ft. second
level outdoor terrace with adjoining 1,100 sq. ft. common room. The terrace area would
include seating areas, a variety of vegetation and raised planters, and a tenant
gardening area. Other ground floor amenity areas include built in seat benches in the
public plaza adjacent to the southwest corner of building and substantial landscaped
areas between the building and the Jefferson Ave NE ROW to the west of the building.
The proposed common open spaces exceed minimum quantity requirements if they
were required. In order to ensure the common open space elements meet the intent of
the standard, which is provide usable and inviting open space that is accessible to the
public, staff recommends as a condition of approval, the applicant shall submit details
and manufacturers specifications for all common open space programming elements
Landscape Plan (Exhibit 9). The details and specifications shall be identified on the
detailed landscape plan to be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
City of Renton Department of Community & Economic Development
Sunset Gardens
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N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
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: Not applicable. The proposed building contains approximately 13,645
square feet of non-residential uses.
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.;
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ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Compliant
with intent
and guidelines
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: As shown on the Architectural Elevations sheets (Exhibit 3), the building
would contain a high parapet, canopies above all primary exterior doors, and expansive
glazing along both the NE 10th St and Jefferson Ave NE ROWs. Two (2’) feet deep
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modulated bays are provided along all ROW frontages and extend the entire height of
the building. The applicant has departure from the standard in the form of a reduced
articulation interval in order to allow the modulating bays to extend the full height of
the building. According to the applicant, the interior design of the building necessitates
using an alternative modulation interval and by utilizing the articulations at unit
boundaries allows for easier framing and lower construction costs. The southwest
corner of the building near the primary entrances utilizes a brick base on the first floor
to help break down the corner and complement the wrap-around weather protection
canopy. This frontage also includes expansive glazing with colored shades. The second
floor terrace over the structured parking area provides a mass reducing vertical
modulation. The glazing, contrast between light and dark tones, and use of both various
fiber cement board textures including both panels and lap siding is human-scale and
orients to the street. Staff concurs with the applicant that the other aesthetic elements
are enough to help reduce the apparent size of the building and break the two long
walls of the west and south wings and therefore meets the intent of the design guideline
for the modulation and articulation standard.
Compliant
with intent
and guidelines
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: The building façade provides regular modulations to the west along
Jefferson Avenue NE and to the south along NE 10th Street in compliance with the Urban
Design Regulations. While providing a full-height inset on both the northernmost and
easternmost facades, the insets measure less than 8’ wide at 4’-10 ½“ and 5’-6 ½”,
respectively. The applicant has requested a departure from the standard to allow for a
reduced modulation width. According to the applicant, the inset at each façade uses
color and window placement to create additional contrast from the main body to meet
the intent of the design guideline. Staff concurs with the applicant and agrees that the
proposal meets the intent of the design guideline for the modulation standard.
Compliant if
Condition of
Approval is
met
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade; or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
Staff Comment: Both the south and west facades exceed 160 feet in length. While the
proposed design of the modulating and articulating components do provide a high level
of visual interest, they are not provided in a high enough frequency to effectively break
up the two street-facing facades and reduce the bulk and scale of the building.
Therefore, staff recommends as a condition of approval, the applicant shall submit
revised elevation plans with the building permit application that shows a minimum of
one (1) additional prominent corner feature such as a parapet extension, wrapped
glazing, unique weather protection, and/or alternative elements approved by the
Current Planning Project Manager. The revised elevations shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
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
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architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
See FOF 19:
Pedestrian
Amenities
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: Previous recommended conditions of approval would provide human
scaled elements such as site furniture, lighting, and above landscaping elements in and
around the facades ground floor. See FOF 19: Pedestrian Amenities for additional
discussion.
Compliant if
Condition of
Approval is
met
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The ground floor of the south, west, north façades visible to the public
contains expansive glazing in excess of the 50-percent requirement. However, glazing
is limited on the east façade adjacent to the Jefferson Ave NE ROW. Therefore, staff
recommends as a condition of approval, that the applicant submit a revised east
elevation which includes a minimum of 50% glazing along the ground floor between 4
feet and 8 feet above ground on the wall of the structured parking garage, or, indicate
on a revised elevation how the elevation meets the intent of the standard’s guidelines.
Alternatively, the applicant may propose additional landscaping in front of the façade
that would provide visual interest and mitigate the visual impact of the blank wall. The
revised east elevation and/or landscape plan shall be submitted to and approved by the
Current Planning Project Manager prior to building permit approval.
✓
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: The second, third, and fourth stories contain a similar amount of glazing
as the first floor.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The elevation sheets (Exhibit 3) indicate clear tempered glass along the
façade.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted, dark, or reflective glass is proposed.
Compliant if
Condition of
Approval
under FOF 19,
Ground Level
Detail is met
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:
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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 Elevations sheet (Exhibit 3) and discussed
above, one untreated blank wall is proposed on the east façade. Staff recommended a
condition of approval above that if met, would provide additional visual interest and
reduce the “blank-wall” effect created by lack of features proposed on the portion of
the east façade. Therefore, if the condition of approval is met, the elevation would meet
the intent of the guidelines for ground-level detail.
✓
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: No untreated blank walls are proposed.
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.
Compliant if
Condition of
Approval is
met
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: As shown on the Architectural Elevations (Exhibit 3), the building
features a roof line with extended parapets varying in height above the roof level. A
high parapet with varying color is proposed near the southwest corner to emphasize
the primary entrance and provide an additional visual cue to direct visitors to the
primary entrances. The roofline is primarily flat and does utilize the minimum slope
identified in the standard, or one to four (1:4). A metal roof cap is proposed along the
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Sunset Gardens
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Report of August 17, 2021 Page 32 of 59
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top of the parapet but no cornicing is proposed and as such, the roofline lacks visual
interest. Therefore, in order to comply with building roof line guidelines, staff
recommends, as a condition of approval, the applicant shall provide one additional roof
element that breaks up the massiveness of uninterrupted roof line and provide
additional visual interest. The revised building elevations shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Compliant if
conditions of
approval are
met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The proposed building will be covered with fiber cement in different
variations and colors including grey and orange (identified as ‘tangerine’) colored
panels on the primary surfaces and navy lap siding in the articulating insets that spans
the entire height of the building. Dark bronze anodized aluminum louvers are proposed
along the top of ground floor windows to provide additional pedestrian-scale visual
interest. A light grey brick veneer is proposed along portions of the first floor in order to
provide an obvious contrast between the RHA offices on the first floor and upper level
residences. The brick also reduces the perceived bulk of the building by creating a visual
horizontal break in the façade wall. In order to ensure the brick veneer stands out from
the grey fiber cement panels on some of the modulating façade elements, staff
recommends as a condition of approval that the applicant utilize an alternative color
scheme for the brick veneer. The applicant submitted revised elevation plans with the
building permit application that shows an alternative brick color with higher contrast.
The revised elevations shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance. In addition, to ensure the materials are of high
quality, staff recommends as a condition of approval, the applicant submit a materials
board with the building permit application that provides samples of exterior cladding
materials that are proposed on the building. The materials board shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: Texture changes including panels in multiple colors, lap siding, and first-
floor brick veneer in addition to the bronze metal window shading elements provide
material variations that complement and provide visual interest to the building.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See discussion above.
City of Renton Department of Community & Economic Development
Sunset Gardens
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✓
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: See discussion above.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
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.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design Districts C and
D are also subject to the additional sign restrictions found in RMC 4 -4-100G, urban design sign area regulations.
Modifications to the standard requirements found in RMC 4-4-100G are possible for those proposals that can
comply with the Design District criteria found in RMC 4-3-100F, Modification of Minimum Standards. For
proposals unable to meet the modification criteria, a variance is required.
Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: The applicant has proposed conceptual signage as shown in the Color
Renderings (Exhibit 5) provided with application. Signage proposed includes two ground
monument signs incorporated into seat walls near the primary front entrance, as well
as a large projection sign above the residential entrance. Signage standards will be
reviewed for compliance with the sign permit application.
✓
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: The proposal includes separate signage for both the RHA on-site service
as well as for residential portion of the project. The proposed signage is well integrated
into the site design and aesthetic character of the building. Signage standards will be
reviewed for compliance with the sign permit application.
N/A
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: Not applicable. No corporate signage proposed.
N/A
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: Not applicable. The proposal is for a single use building.
N/A
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: Not applicable. No corporate signage proposed.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
City of Renton Department of Community & Economic Development
Sunset Gardens
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Staff Comment: The applicant has proposed two ground-mounted monument signs with
unknown lighting type. Signage standards and associated lighting methods will be
reviewed for compliance with the sign permit application.
Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: As shown in the Color Renderings (Exhibit 5), the applicant has
proposed a large projecting blade-type sign to identify the name of the project, Sunset
Gardens, on the façade facing NE 10th St. The sign dimensions were not shown on the
drawings, but appear to be proportional to the overall building scale. Signage standards
will be reviewed for compliance with the sign permit application.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: No pole, roof, or back-lit signs were proposed as part of the application.
Signage standards will be reviewed for compliance with the sign permit application.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: The height of the two freestanding monument signs is not indicated on
the plans, but both heights appear to be under five feet (5’) above finished grade.
Signage standards will be reviewed for compliance with the sign permit application.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: As indicated in the Landscape Plan (Exhibit 9) and Color Rendering
(Exhibit 5), meaningful landscaping is proposed in front of both freestanding signs.
Specific plant species and their locations will be required to be identified on the final
landscape plan submitted at the time of building permit application. Signage standards
will be reviewed for compliance with the sign permit application.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
City of Renton Department of Community & Economic Development
Sunset Gardens
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Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: No lighting information was provided by the applicant with the land
use application. Therefore, staff recommends, as a condition of approval, the applicant
shall submit a lighting plan with the building permit application that adequately
provides for public safety and creates visual interest to the building and site. Pedestrian
scaled lighting shall be provided at the primary entrance and accent lighting on building
facades. The parking area shall also contain adequate lighting to ensure safety and
security. The lighting plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
Compliance
not yet
demonstrated
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion above.
20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CV
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
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.
✓ d. Planned action ordinance and Development agreement Compliance and
Consistency.
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Sunset Gardens
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Staff Comment: The Environmental Review Committee issued a concurrence memo
(Exhibit 1) indicating the proposal is consistent with the Sunset Area Planned Action
Ordinance and qualifies as a planned action. No development agreement is associated
with this project.
Compliant if
Condition of
Approval
under FOF 19,
Lighting is met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed building is four stories and generally consistent with the
scale of existing buildings in the commercial area in the surrounding Sunset
neighborhood. A three-story apartment building across NE 10th St and a four-story
across Jefferson Ave NE are of similar size and scale to the proposed development. The
building includes pedestrian-scale features along all frontages and is oriented to the
abutting streets. See also 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 applicant is proposing to access the ground level parking via a
single curb cut off of Jefferson Ave NE. Site improvements include a new 8-foot wide
sidewalk along NE 10th St, a new 6-foot wide sidewalk along Jefferson Ave NE, and two
at grade entrance points for both the RHA offices on the ground floor and the
residences above. Extensive weather protection and a plaza at the southwest corner of
the building result in an enhanced pedestrian experience for visitors or passersby.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: The proposed refuse and recycle area is located towards the rear of the
site behind the west wing of the structure in a full enclosure to be constructed with high
quality materials that are consistent with those used on the primary structure. The
location and design of the enclosure results in limited view impacts to neighbors and
passersby. The addition of a metal roof for the enclosure further limits the visual
impacts by ensuring that neighboring properties at higher elevations cannot see down
into the structure. See FOF 18, Zoning Development Standards: Refuse and Recycling
and Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: There are no significant views for which to maintain visual accessibility
and staff received no comments from adjacent properties regarding views.
New territorial views to the south and west would be available to residents in the new
development.
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.
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Sunset Gardens
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Staff Comment: The applicant would provide the required 10-foot wide street frontage
landscaping along NE 10th St and Jefferson Ave NE. The applicant has also proposed a
heavily landscaped memorial garden area at the rear of the building and a second floor
terrace with incorporated planter boxes that will help reduce the scale of building and
increase privacy for both residents and neighbors (see Exhibit 9 . See also discussion
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 as condition of approval that a lighting plan be provided at the time of
building permit review (See Lighting discussion under FOF 19, Design District Review:
Lighting).
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The building provides privacy and noise reduction as a large number of
units are oriented towards Jefferson Ave NE, a dead-end road that provides access to
the adjacent apartments and commercial uses to the west and north of the site. The
exterior common spaces are located behind the building and away from the busier NE
10th St. There are also no occupied roof decks above the second level that could project
noise over the adjacent buildings to the larger neighborhood. All noise from exterior
common spaces at ground level would be limited and contained by hardscape and
landscape features such as planter boxes, trees and weather protection canopies.
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 building would be “L” shaped with an outdoor second-
story terrace area located on the backside of the building. This design would provide
the maximum amount of natural sunlight to both the outdoor common spaces and the
residential units above. The other large common open space, a memorial park near the
northwest corner of the site, is located behind west wing of the building and has
plentiful access to sunlight due to the orientation of the building. Parking is
concentrated between the two wings and provides adequate vehicular access to the site
while remaining mostly hidden from the abutting streets.
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: Moderate cutting is proposed on the site in order to utilize the slope of
the site to screen the structured parking and provide a better pedestrian experience
(Exhibit 10). Most of the existing vegetation on the subject property will be removed
during construction, however, the development would result in a significant number of
street trees and new ground level landscaping including at grade shrubs and trees as
well as above grade planter boxes.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
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stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030.
Staff Comment: The applicant has minimized parking impervious areas by providing a
portion of the parking stalls under the second floor of the building. In addition, the
applicant has proposed adequate interior and perimeter landscaping that will allow for
rainwater infiltration in the surface parking area. The parking lot landscaping will
include new trees, shrubs, and ground cover that will reduce the amount of water
entering the public storm water conveyance system.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: The surface parking area will be screened by the east wing of the
building abutting NE 10th St as well as the frontage landscaping along Jefferson Ave NE.
Perimeter landscaping is also proposed along a portion of the parking lot between the
sidewalk in the Jefferson Ave NE ROW and the stalls. The memorial garden area will
include mounded planted areas incorporated with small flowering trees, shrubs, and
ground cover and will provide significant visual interest in addition to screening a small
portion of the parking lot from the Jefferson Ave NE ROW. Curbing installed in the
parking lot will help prevent the potential the planting areas to be damaged by vehicles
access the parking lot. 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 will provide a single driveway for the development
located on Jefferson Ave NE, a dead end street that provides access to multiple adjacent
properties. The proposal promotes safe and efficient circulation through a single access
point.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The applicant has consolidated the vehicle access to one driveway on
Jefferson Ave NE. Vehicles within the internal parking lot are provided with adequate
driveway aisles for maneuvering in and out of the lot. Pedestrian connections from the
street to the primary and secondary building entrances will be provided as well as a
concrete pathway adjacent to the parking area that will provide safe passage for
pedestrians accessing the outdoor park area or secondary entrances. Emergency vehicle
City of Renton Department of Community & Economic Development
Sunset Gardens
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access can be accommodated via the two abutting streets. See Location and
Consolidation discussion above and Pedestrian discussion below.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Due to the nature of the proposed uses, frequent large deliveries will
not likely occur. Loading and delivery would be available on Jefferson Ave NE on the
west side of the building where traffic is minimal due to the dead-end nature of the
street. Onsite loading and delivery access could also be provided in the surface parking
accessed via Jefferson Ave NE. No information or stripping was designated for loading
and delivery onsite. If a separate loading and delivery area from parking and pedestrian
areas is proposed onsite, the applicant may include the loading and delivery area details
with the civil construction plan for review.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of
the number of required off-street parking spaces for the RHA on-site service and 0.5
spaces per unit for the residential uses. The applicant has proposed a total of 45 bicycle
parking spaces for the development including 40 in a separate room contained within
the structured parking garage and five (5) in front of the building’s primary entrance on
Jefferson Ave NE. See FOF 18, Zoning and Development Standards: Bicycle Parking.
A transit stop is located abutting the subject property on NE 10th St. The stop services
King County Metro route 111 which provides service between Lake Kathleen and
downtown Seattle. In order to avoid conflicts with the transit stop during site
development, staff recommends as a condition of approval that the applicant
coordinate with King County Metro prior to submitting construction permits to identify
any needed accommodations for the abutting transit stop on NE 10th St that need to
occur during construction of the site. Evidence of the coordination with King County
Metro and the accommodation(s) shall be shown on the civil construction permit plans
to be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The applicant will provide a pedestrian connection from the NE 10th St
public sidewalk to the two primary entries and a walkways adjacent to the parking lot.
The applicant will also provide a new 8-foot wide sidewalk and street trees along NE
10th St and a new 6-foot wide sidewalk with street trees along Jefferson Ave NE. In order
to ensure the proposed pedestrian connections, including both walkways and plaza
areas, are differentiated from other surfaces on the site and provide a safe connection,
staff recommends, as a condition of approval, that the paving material used for the
proposed onsite plaza and pedestrian circulation areas be scored concrete and that the
connections in the parking lot be constructed of concrete or comparable alternative
material. The scoring and material composition of the interior pedestrian pathways and
plaza areas shall be reviewed and approved by the Current Planning Project Manager
prior to civil construction permit approval.
See also FOF 19, Design District Review for additional analysis
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
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✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: The applicant proposes an exterior memorial garden area near the rear
of building and a second-floor outdoor terrace area. Both areas will include seating for
residents and visitors and will provide quiet spaces for passive recreation. Interior
common spaces include a first-floor lobby and second-floor common room adjacent to
the outdoor terrace (Exhibits 2 and 3).
✓
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: Existing view corridors should not be impacted. New views may be
possible from the upper story of the building. The public access requirement is not
applicable to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The site was previously developed with a one-story building housing
RHA offices. Existing natural systems are limited to the vegetated area along and trees
along the street frontages. Therefore, limited natural systems are available on the site.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development, if the applicant provides Code required
improvements and fees. A Fire Impact Fee, based on amount per square foot per the
City of Renton Fee Schedule in effect at the time of building permit application submittal
would be applicable to the proposal.
A minimum of three fire hydrants are required including one within 150-feet and two
within 300-feet of the building. A looped water main is required to serve the site due to
the fire flow demand exceeding 2,500 gallons per minute.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Highlands
Elementary School, McKnight Middle School, and Hazen High School. Except for the
elementary school students, any new students from the proposed development would
be bussed to their schools. The school bus stop is located approximately 0.3 miles from
the project site at NE 9th St and Harrington Ave NE (NW corner). The proposed project
includes the installation of frontage improvements along the NE 10th St project
frontage, including sidewalks. All students would walk east along NE 10th St, south along
Kirkland Ave NE, and west along NE 9th St to access the bus stop. Existing sidewalks are
available for the entire route on both sides of the street and marked crosswalks are
available at all intersections where street crossings are necessary. Elementary school
students would access Highlands Elementary School using the same route.
A School Impact Fee, based on the City of Renton Fee Schedule would be applicable to
the proposal.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
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Water and Sewer.
Staff Comment: Water service is provided by City of Renton. It has been determined that
the preliminary fire flow demand for the proposed development is 3,000 gallons per
minutes (gpm). A looped water main around the building is required around the building
due to fire flow demand exceeding 2,500 gpm. There is a 6-inch water main on the north
side of NE 10th St for the portion south of the project site and on the east side of Jefferson
Ave NE for the portion west of the site that can provide a maximum flow capacity of
1,600 gpm. There is an 8-inch water main in Jefferson Ave NE west, north, and east of
the site that can provide a maximum flow capacity of 1,600 gpm. Lastly, there is a 12-
inch water stub ending at the southeast corner of the NE Sunset Boulevard and NE 10th
St that can provide a maximum flow capacity of 2,800 gpm. The applicant has proposed
water main extensions in Jefferson Ave NE and NE 10th St to complete the looped main
system and provide the required fire-related improvements. Installation of one new fire
hydrant is proposed along the NE 10th St frontage approximately 52 feet from the
proposed fire department connection (FDC). A fire hydrant is required within 50 feet of
the FDC.
Sewer service is provided by the City of Renton. There is an existing 8-inch lined concrete
sewer to the north of the site in Jefferson Ave NE. All new building side sewers shall be
a minimum of 6-inches and shall run at a slope of at least 2-percent to the main.
Drainage from all parking under cover and any floor drains inside the building shall be
routed to the sanitary sewer system after passing through a City approved commercial
grade oil/water separator such as an inverted tee in a type 1 catch basin.
The development is subject to current water and wastewater system development fees.
Drainage.
Staff Comment: The site is within the City’s Peak Rate Flow Control Standard (Existing
Conditions) and is within the East Lake Washington Drainage Basin. The applicant’s
drainage analysis (Exhibits 11 and 12) has indicated a flow control facility, such as a
vault, would not be required to comply with the Renton Surface Water Design Manual.
The report indicates the on-site site catch basins would discharge stormwater into an
existing 12-inch stormwater main in the Jefferson Ave NE ROW as well as an existing
12-inch stormwater main in NE 10th St ROW. However, the site would be required to
provide Best Management Practices meeting enhanced basic water quality standards
for new pollution-generated surfaces. The applicant has proposed to provide limited
infiltration for the new pollution generating impervious surfaces via two bioretention
planters to be installed on-site between the building’s west façade and the Jefferson
Ave NE ROW. Due to the applicant proposing to locate the planters partially within the
on-site 10-foot landscape strip, staff recommended as a condition of approval under
FOF 18, Zoning Standards: Landscaping that the applicant located the planters outside
of required 10-foot landscape strip. While staff recognizes the importance of providing
Best Management Practices for improved water quality, it cannot come at the expense
of reducing landscape elements that reduce the development’s impact on the
neighborhood. The applicant’s analysis has indicated the amount of pollution
generating impervious surface would exceed 5,000 sq. ft. for the redeveloped site and
therefore would not be exempt from providing water quality treatment. Final review for
compliance with the City’s stormwater requirements would occur during the civil
construction permit phase.
The development is subject to the current surface water system development fee.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 42 of 59
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Transportation.
Staff Comment: The proposed development fronts Jefferson Avenue NE along the west,
north, and east property lines. Access to the site is proposed via a single driveway
located along Jefferson Ave NE. The segment of Jefferson Avenue NE to the east of the
site is classified as a residential access street and the segment of Jefferson Ave NE west
of the site is classified as a commercial access street with an existing ROW width of 50
feet. The minimum ROW width for a residential access street is 53 feet and requires a
pavement width of 26-feet, a 0.5-foot curb, an 8-foot planting strip, and a 5-foot
sidewalk. The applicant would be required to dedicate 1.5-foot dedication along this
section of Jefferson Avenue NE and construct the required improvements. The minimum
ROW width for a commercial access street is 69 feet and requires a pavement width of
36-feet, a 0.5-foot curb, an 8-foot planting strip, and a 6-foot sidewalk. Dedication to
fit these improvements within the public ROW will be required, pending field survey.
The proposed development also fronts NE 10th Street along the south property line. NE
10th Street is classified as a collector arterial with an existing ROW width of 60 feet. The
minimum ROW width for a collector arterial with 2 lanes is 83-feet and the minimum
paved roadway width is 46-feet. The paved roadway section consists of two 10-foot
travel lanes, two 8-foot parking lanes, and two 5-foot bike lanes, a 0.5-foot curb, 8-foot
planter strip, and 8-foot sidewalk are required along both sides of the pavement. Two
feet of clear space behind the sidewalk is required along both sides of the roadway.
Dedication to accommodate this street section will be required.
City staff has reviewed this portion of NE 10th St and would recommend approval of a
modification (see FOF 26, Street Modification Analysis) to have the applicant retain the
existing pavement width and construct the required 8-foot planter, 8-foot sidewalk,
0.5-foot curb, and 2-foot clear space behind the current curb line along the subject
property’s frontage. Dedication to fit these improvements within public ROW will be
required, pending field survey.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. A Transportation Impact Fee, based on the City of Renton
Fee Schedule would be applicable to the proposal.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
16), which is based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, and future payment of
appropriate Transportation Impact Fees.
N/A l. Phasing: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: The applicant proposes the building to be located on existing
impervious surfaces. Limited infiltration is proposed via three bioretention filters to be
installed between the building and Jefferson Ave NE on the west side of the property
(Exhibit 9). In addition, plentiful landscaping around the building perimeter, within the
surface parking lot area, and in the outdoor garden area will provide additional
opportunities for infiltration.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
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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
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The City’s COR maps has identified the site containing a Moderate
Landslide Hazard Area and Sensitive Slopes (15-40%). As such, the applicant submitted
an Updated Geotechnical Report prepared by Otto Rosenau and Associates, Inc and
dated April 16, 2021 (Exhibit 13). The applicant’s geotechnical engineer completed a
geotechnical exploration via two test borings on August 17, 2020. The geotechnical
engineer anticipates that the western portion of the proposed structure may be
supported with a conventional foundation system and the southeast portion of the
proposed structure may be supported by deep foundation elements such as driven piles,
provided the recommendations presented in the report are followed. In addition, the
geotechnical engineer anticipates that proposed development would not have adverse
impacts on adjacent properties provided the same recommendations are followed.
The applicant’s geotechnical engineer found that soil erosion potential at this project
site can be reduced through the provision of normal erosion control measures include
such items as fences, hay bales, mulching, control ditched and diversion trenches.
The applicant’s geotechnical engineer recommends that temporary slopes be no
greater than 1.5H:1V and that temporary soldier pile and lagging shoring be installed
in areas where significant cutting of materials occurs near existing sidewalk and
roadways. The engineer makes specific recommendations with respect to the
foundation, one of the most important of which is the removal of any organic material
or unsuitable soils according to the report. Foundation options for the structure include
slab-on-grade, driven pin piles, and conventional footings depending on the section of
building being designed for. Therefore in order to ensure the recommendations of the
geotechnical report or future addenda are implemented, staff recommendations as a
condition of approval, the applicant shall comply with the recommendations of the
geotechnical report prepared by Otto Rosenau & Associates, dated April 16, 2021 or
future addenda.
22. Variance Analysis: The applicant is requesting a variance from RMC 4-2-120.A to allow a portion of the
surface parking lot to be located between the building and the public street. Per RMC 4-2-110.A, Parking,
parking for residential and commercial uses in the CV zone may not be located between the building and a
public street unless located within a structured parking garage. The applicant is requesting relief from the
code section in order to allow approximately eleven (11) parking stalls to be located in the area between
Jefferson Ave NE ROW abutting the east side of the site. The applicant’s justification for the requested
variance is that the site’s unique curvature of the northeast property line and the presence of ROW
abutting three sides of the site necessitates locating a portion of the parking lot between the building and
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 44 of 59
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the ROW. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-190I.4.
Therefore, staff recommends approval of the requested variance.
Compliance Variance Criteria and Analysis
✓
a. That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary because of special circumstances applicable to subject
property, including size, shape, topography, location or surroundings of the subject
property, and the strict application of the Zoning Code is found to deprive subject
property owner of rights and privileges enjoyed by other property owners in the
vicinity and under identical zone classification.
Staff Comment: The applicant contends that due to the unique curvature of the site
along the eastern and northern property lines where the surface parking lot is located,
a portion of the surface parking stalls would be located between the Jefferson Ave NE
and the building. The design of the building which is located along the entire NE 10th St
ROW allows the majority of the parking to be tucked behind the building, but leaves
approximately eleven (11) stall exposed to Jefferson Ave NE due to the curvature of the
northeast property line. According to the applicant, locating the surface parking lot at
the back of the site near the curved property line was the only viable option for a site
bounded by ROWs on three sides and results in a small number of stalls between the
building and street. Therefore the applicant concludes that the parking lot location
standard is difficult to implement in abnormally-shaped lots with a significant amount
of abutting ROW. Staff concurs with the applicant’s justification and finds that the
applicant suffers practical difficulties and unnecessary hardship and the variance is
necessary due to the unique shape of the site.
✓
b. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in
which subject property is situated.
Staff Comment: The applicant contends that the granting of the variance would not
negatively impact public welfare or neighboring properties in the vicinity due to the
portion of the surface parking lot between the building and the street is mostly hidden
from view due to the substantial grade change created by an existing 12-foot tall
rockery wall abutting the east property line. According to the applicant, the grade
change created by the site’s topography combined with the amble landscaping
proposed as part of both the planter strip and on-site perimeter parking lot landscaping
will substantially screen the surface parking lot from view and limit impacts to
neighboring properties. Staff concurs with the applicant’s justification and finds that
the proposed location of the surface parking lot between the building and street would
not be materially detrimental to the public welfare or injurious to other properties in
the vicinity.
✓
c. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the
subject property is situated.
Staff Comment: The proposal does not constitute a grant of special privilege as the
proposed location of the surface parking lot is only justifiable due to the unique shape
of the lot and is necessary as a result of the ROW abutting three sides of the site. In
addition, the surface parking is mostly hidden from you due to the higher grade of the
street and the applicant’s proposal for significant on0site landscaping to the west of the
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 45 of 59
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existing retaining wall. The applicant will also be required to install an 8-foot (8’) wide
planter strip as part of the Jefferson Ave NE improvements which will provide an
additional screening element.
✓
d. That the approval is a minimum variance necessary that will accomplish the desired
purpose.
Staff Comment: According to the applicant, the requested variance is the minimum
necessary to provide the number of parking stalls needed for the residential and on-site
uses. By approving a variance to allow for a portion of the stalls to be located between
the building and the street, the applicant can provide the number of stalls necessary per
their anticipated parking demand while providing ensuring the area is adequately
screened through the use of landscaping and site topography. Staff concurs with the
applicant that the approval is minimum relief necessary that will accomplish the desired
purpose.
23. Parking Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting a Modification from four subsections in RMC 4-4-080 Parking, Loading, and Driveway
Regulations:
a) RMC 4-4-080.F.8.a, Standard Parking Stall Size for Surface/Private Garage/Carport: The applicant
requests a modification to reduce the minimum size of the standard surface parking stalls from 20-
feet by 9-feet to 15-feet x 8-feet.
b) RMC 4-4-080.F.8.c, Compact Parking Stall Size and Maximum Number of Compact Spaces: The
applicant is requesting a modification to reduce the minimum size of the surface compact parking
stalls from 8.5-feet by 16-feet to 7.5 feet x 12-feet and a modification to exceed the maximum
percentage of compact spaces allowed by 11%.
c) RMC 4-4-080.F.9.b, Ninety Degree Parking Aisle Minimums: The applicant is requesting a
modification to allow for a 22-foot parking aisle width for a portion of the surface parking lot.
d) RMC 4-4-080.F.11.b and 4-4-080.F.11.c, Bicycle Parking Standards: The project requests a
modification to the type of bicycle rack provided to allow a portion of the racks to be wall-mounted.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification
as noted below:
Compliance Parking Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support flexible
street grid and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested off-street parking modification is consistent with these
policy guidelines.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 46 of 59
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The applicant contends that the intent of the proposed modification, specifically
requests ‘a)’, ‘b)’, and ‘c)’ was to provide enough parking onsite to minimize impacts
to the surrounding residential neighborhood. According to the applicant, designing the
parking on a site abutting three ROWs and with an irregular shape proved challenging
and necessitates relief from multiple dimensional standards in order to provide enough
spaces to meet the demand of the residential and on-site uses. With respect to the
part of the request related to bicycle parking, noted under ‘d)’ above, the applicant
reasons that including both wall-mounted and floor-mounted bicycle racks provides a
variety of locking solutions while minimizing the footprint of the indoor bicycle
enclosure. In addition, the applicant is able to provide more bicycle stalls than required
due to the space-saving design of the wall-mounted racks.
The applicant contends that the approach is consistent with the land use and design
policies in the City’s Comprehensive Plan, which encourages high quality infill projects
that consider the impacts on adjacent properties and provides mitigation for those
impacts. Approval of the modification would ensure adequate vehicular and bicycle
parking is located on the site and reduce the overall impact on the neighborhood.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Staff concurs with the applicant’s justification and finds that the modification is
consistent with the policy and objectives of the Comprehensive Plan Land Use element
and is the minimum adjustment necessary.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the modification meets the intent of the
code requirement by providing necessary number of vehicular and bicycle parking
stalls within a smaller footprint designed within a uniquely shaped site. The use of
smaller parking stalls, a slightly smaller drive aisle, and efficient wall racks for bikes
will provide future RHA staff and building residents with adequate transportation
infrastructure on site while ensuring the infrastructure can meet the anticipated
parking demand and lower the potential for parking off-site. Staff concurs with the
applicant’s justification and finds that the proposed modification would meet the
objectives and function, appearance, environmental protection and maintainability
intended by the Code requirements by providing the necessary parking and bicycle
infrastructure in a smaller footprint without compromising the supply of spaces.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that requested modification of the four
standards identified as ‘a)’, ‘b)’, ‘c)’, and d)’ above would not be injurious to
surrounding properties as the requests only involve on-site infrastructure that will have
no impacts off site. By providing as much parking as possible by relaxing the dimension
standards for parking lot stalls and aisles, the applicant will be able to ensure limited
parking impacts to the neighborhood. Staff concurs with the justification and supports
the applicant’s desire to limit parking impacts on nearby streets as much as possible.
Therefore, staff finds the modification would not create adverse impacts to other
properties in the vicinity. See comments under criteria ‘b’ and ‘c’.
✓ d. Conforms to the intent and purpose of the Code.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 47 of 59
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Staff Comment: The applicant contends that the proposed modification conforms to
the intent and purpose of the Code, which is to address the parking needs of a specific
use based on the use’s unique characteristics and to limit impacts of parking on
surrounding properties.
Staff concurs the parking modification conforms to the intent and purpose of the Code
by providing adequate parking based on parking demands anticipated by the use,
limiting the potential for impacts to adjacent properties, and providing multiple bicycle
rack types for future residents of the building. See also comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’. Staff concurs that the modification
is justified as it is the minimum necessary according to the parking stall supply needed
to accommodate parking during large events. In addition, the wall-mounted bicycle
rack proposed would give future residents of the building multiple options for securing
their bicycles while taking up a smaller footprint in the building and providing more
space to other more active amenities.
24. Refuse and Recycling Standards Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-
250D, the applicant is requesting a Modification from RMC 4-4-090 in order to allow the development to
utilize only one refuse and recycling enclosure and to allow a reduced height for the refuse and recycling
enclosure.
Per RMC 4-4-090.D.1b, a minimum of one deposit/collection point is required for every thirty (30) dwelling
units. Therefore the applicant would be required to provide two deposit/collection points instead of only
one. The applicant’s justification for the modification is that the site grade and the minimum required
parking make it difficult to provide access to multiple locations throughout the site. The applicant contends
that providing one large trash collection location is a more efficient use of the limited space the site affords
and allows an accessible route to a single enclosure within the required distance from the building entrance
at the elevators.
Per RMC 4-4-090.C.10, enclosures for outdoor refuse or recyclables deposit areas/collection points shall
have gate openings at least twelve feet (12') wide for haulers. In addition, the gate opening for any separate
building or other roofed structure used primarily as a refuse or recyclables deposit area/collection point
shall have a vertical clearance of at least eleven feet (11'), but no more than fourteen feet (14'). The
applicant contends that after discussing collection methods with Republic Services, the hauler, the
dumpsters will be staged outside of the trash enclosure structure and collected on the side of the access
driveway on collection days. Due to the dumpsters not being directly picked up within the trash enclosure,
the applicant contends that the minimum overhead clearance is not necessary.
Compliance Refuse and Recycling Standards Modification Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support flexible
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 48 of 59
SR_HEX_SunsetGardens_210817_v5_FINAL
street grid and pathway patterns, and are visually attractive, safe, and healthy
environments.
The applicant contends that the intent of providing only a single pick-up location was
to provide enough parking onsite to minimize impacts to the surrounding residential
neighborhood. They also contend that the approach is consistent with the land use and
design policies in the City’s Comprehensive Plan, which encourage new development
to be designed in a thoughtful way that considers how an infill development will impact
existing residents in the neighborhood. By providing a single enclosure that helps to
maximize the amount of on-site parking available and limit the potential for the smell
or sight of trash to impact adjacent properties, the modification request supports
Policy L-48 under the Comprehensive Plan Land Use Element.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Staff concurs with the applicant’s justification and finds that the modification is
consistent with the policy and objectives of the Comprehensive Plan Land Use element
and is the minimum adjustment necessary.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based
upon sound engineering judgment.
Staff Comment: The applicant contends that the modification meets the intent of the
code requirement by providing a large, well-designed, easily accessible trash and
recyclables enclosures that is within the required distance from the building elevators.
Staff concurs with the applicant’s justification and finds that the proposed modification
would meet the objectives and function, appearance, environmental protection and
maintainability intended by the Code requirements by providing a high-quality, easily
accessible area to deposit trash and recyclables for future residents in the building. In
addition, the lower height of the enclosure will minimize its visibility from surrounding
properties and contribute to the overall high-quality site design.
The location of the enclosure on the north side of the site will require residents to cross
the single access drive that serves the parking lot in order to deposit their materials.
Due to the potential for a vehicular/pedestrian conflict, especially during night hours,
staff recommends as a condition of approval that the applicant be required to
incorporate a concrete pathway connection across the access driveway that connects
pathway on the west side of the parking lot with the concrete pad adjacent to the trash
and recycling enclosure. The pathway shall be made of a contrasting material and color
and shall be a minimum of five (5) feet wide. The pathway shall be shown on revised
landscape plans submitted with the civil construction permit to be reviewed and
approved by the Current Planning Project Manager prior to permit issuance. The
applicant shall also install pedestrian scale lighting on each side of the access driveway
as well as at the enclosure entry in order to provide additional visibility for users. The
applicant shall submit a lighting plan with the building permit application that includes
the required pedestrian-scale lighting near the pathway crossing the driveway. The
lighting plan shall be reviewed and approved by the Current Planning Project Manager
prior to building permit issuance.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that providing a single enclosure with a lower
overall height will help limit both visual and parking impacts to the surrounding
neighborhood and would therefore not be injurious to adjacent properties. Staff
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 49 of 59
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concurs with the justification and supports the applicant’s desire to minimize the visual
impact of the enclosure and provide adequate on-site parking for residents, RHA staff
members, and visitors. Therefore, staff finds the modification would not create adverse
impacts to other properties in the vicinity. See comments under criteria ‘b’ and ‘c’.
Compliant if
Condition of
approval
under
criterion ‘b’ is
met
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the proposed modification conforms to
the intent and purpose of the Code, which is to minimize the impact of the trash and
recycling enclosure while remaining convenient and safe to use for both residents and
the hauler.
Staff concurs that the modification conforms to the intent and purpose of the Code by
providing an adequately sized enclosure that can be safely access by both residents
and the hauler if the condition of approval is met. See also comments and condition
under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’. Staff concurs that the modification
is justified as it is the minimum necessary.
25. Fence, Hedges, and Retaining Walls Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-
9-250D, the applicant is requesting a Modification from RMC 4-4-040.C.2.d, Retaining Wall Standards –
Setback from Public Rights-of-Way and 4-4-040.C.2.f., Grading. Specifically, the applicant is proposing to
install four-foot (4’) tall rockery walls along NE 10th St within the three-foot (3’) required setback area, to
allow a reduced minimum horizontal distance of level grade abutting a proposed retaining wall near the
surface parking area along Jefferson Ave NE, and to allow a retaining wall (new) and rockery wall (existing)
to exceed eight-feet (8’) in height.
The applicant’s justification for the request to allow a reduced setback at the base of the retaining wall
along the NE 10th St ROW is due to the desire to raise the grade up as high as possible to hide the concrete
wall of the adjoining ground floor parking while keeping the height low enough that a more expensive
concrete wall would not be required. In order to raise the grade by the amount necessary, the applicant
maintains the rockeries need to begin at the immediate back of the NE 10th St ROW.
The applicant’s justification for the request to allow for a reduced horizontal distance of level grade
abutting a retain wall is due to the space available between the retaining wall perpendicular to Jefferson
Ave NE near the southeast corner of the surface parking lot and the emergency exit pathway to the south.
According to the applicant, due to the height of the commercial ground floor, the second floor of the
structure is located above the grade of the adjacent Jefferson Ave NE ROW, necessitating a slope down to
the east from the building to the ROW. Therefore, the area adjacent to the retaining will slope
perpendicular to the wall and will not allow for the required level grade equal to the height of the wall.
The applicant’s justification for the request to allow for the construction of a new 9.5 -foot tall retaining
wall between the surface parking area is that the significant grade change between the parking lot and
southeast corner necessitates a wall taller than eight-feet (8’). The applicant’s justification for retaining the
existing rockery wall abutting Jefferson Ave NE that extends up to a maximum of ten-feet (10’) tall is that
reconstruction of the wall at a lower height would significantly impact the applicant’s ability to build the
required roadway improvements along Jefferson Ave NE. o
Staff concurs with the applicant’s justification for allowing a reduced setback at the base of a retaining wall,
a reduced horizontal distance of level grade abutting a retaining wall, and two walls (one new, one existing)
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 50 of 59
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to exceed eight (8’) feet in height, and therefore recommends approval of the modification requested as
noted below:
Compliance Fences, Hedges, and Retaining Walls Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support flexible
street grid and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested retaining wall modifications are consistent with these
policy guidelines.
The applicant contends that the primary intent is to ensure that the structured parking
area on the first floor of the building can be fully obscured from both the Jefferson Ave
NE and NE 10th St ROW. In addition, the intent of allowing the existing rockery to
exceed eight-feet (8’) is to allow for the city-required improvements on Jefferson Ave
NE which will create a more walkable, pedestrian friendly environment. The
modification request supports both Policy L-60 and Goal L-BB as under the
Comprehensive Plan Land Use Element, as they related to ensuring high-quality
development and limiting the visual impact of parking areas.
Policy L-60: Improve the appearance of parking lots through landscaping and
screening. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that
new development is designed to be functional and attractive.
Staff concurs with the applicant’s justification and finds that the modification is
consistent with the policy and objectives of the Comprehensive Plan Land Use element
and is the minimum adjustment necessary.
Compliant if
Condition of
Approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the retaining wall heights needed in order
to raise the grade near the structured parking area and to allow for the required
improvements along Jefferson Ave NE to be installed necessitate a relaxation of the
retaining wall standards. At staffs direction during the preliminary design phase, the
applicant sought to fully obscure the exterior cement wall of the parking garage at the
corner of NE 10th St and Jefferson Ave NE in order to provide a more functional and
attractive building. In addition, by raising the grade at the southeast corner of the
building, the applicant is afforded additional landscaping options that will serve to help
break up the façade wall and improve the pedestrian experience. Although the
proposed encroachment into the setback of the terrace walls and associated rockery
wall abutting the sidewalk on NE 10th St is necessary to screen the structured parking
exterior wall, the lack of space for landscaping at the base of the wall does not meet
the objective of appearance or function. Therefore, staff recommends as a condition
of approval that the applicant utilize a concrete seat wall in lieu of the proposed
rockery wall adjacent to NE 10th St in order to provide additional pedestrian-scale
features on along a primary façade. The details and specifications of the seat wall shall
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 51 of 59
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be identified on the detailed landscape plan to be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
Staff concurs with the applicant’s justification and finds that the proposed modification
would meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements if the condition of approval is
met.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that allowing for a reduced retaining wall
setback for the proposed wall along NE 10th St, eliminating the horizontal distance of
level grade requirement for the retaining wall perpendicular to Jefferson Ave N, and
allowing two retaining/rockery walls to exceed 8-feet in height will help limit the visual
impact of the structured parking garage to the surrounding neighborhood by allowing
the grade to be raised high enough to fully screen the unsightly concrete exterior and
reducing the overall height of any single retaining wall on the site. Therefore, the
proposed modifications would not be injurious to adjacent properties. Staff concurs
with the applicant and finds the modification would not create adverse impacts to
other properties in the vicinity. See comments under criteria ‘b’ and ‘c’.
✓
See condition
under
criterion ‘b’
above
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the proposed modifications to the
retaining wall standards conforms to the intent and purpose of the retaining wall code,
which includes creating aesthetically pleasing neighborhoods and encouraging the
feeling of spaciousness along neighborhood streets. According to the applicant,
allowing a reduced setback from the ROW will reduce the overall height of the terraced
walls and therefore improve the pedestrian experience for sidewalk users. In addition,
the applicant contends that eliminating the horizontal distance of level grade
requirement for the retaining wall perpendicular to NE 10th would reduce the need for
terracing and allow for more robust landscaping between the ROW and the building,
thereby improving the pedestrian experience and the overall visual aesthetic of the
primary building.
Staff concurs with the applicant’s justification and finds that the modification conforms
to the intent and purpose of the Code. See also comments and condition under criterion
‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments and condition under criterion ‘b’. Staff concurs that the
modification is justified as it is the minimum necessary according to grading
expectations provided by the applicant.
26. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting a Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and Alleys,
to modify the ROW width for Jefferson Ave NE.
The segment of Jefferson Avenue NE to the east of the site is classified as a residential access street with
an existing ROW width of 50 feet. To meet the City’s complete street standards for a residential access
street, half-street improvements are required along the entire site frontage including an 8-foot (8‘) planter
strip, a five-foot (5’) sidewalk, a 0.5-foot curb, and two-feet (2’) at back of curb. The applicant has requested
a modification to reduce the amount of dedication provided from 1.5 feet to 0 feet. The justification
provided by the applicant is that the 1.5-feet of dedication would require the reconstruction of the existing
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 52 of 59
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rockery retaining wall and would create challenges with installing the city-required roadway
improvements.
NE 10th St is classified as a collector street with an existing ROW width of 60 feet. To meet the City’s
complete street standards for a collector street, half-street improvements are required along the entire
site frontage including an 8-foot (8‘) planter strip, a eight-foot (8’) sidewalk, a 0.5-foot curb, and two-feet
(2’) at back of curb. In addition, a total pavement width of 46 feet is required. The applicant has requested
a modification to install the required half-street improvements but retain the existing pavement width
City Staff from the transportation and planning divisions have reviewed the requested modification and
will support the modification. The proposal is compliant with the following modification criteria, pursuant
to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the
requested modification as noted below:
Compliance Street Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of
the Comprehensive Plan Land Use Element and the Community Design Element
and the proposed modification is the minimum adjustment necessary to
implement these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines. In addition, maintaining the existing roadway width for both street, as
proposed in the modification request, is consistent with various policies in the
Comprehensive Plan including both L-I and L-48. The modification request is consistent
with goal L-I by continuing to support a walkable neighborhood by installing new
sidewalk improvements that allow pedestrians to traverse safely. In addition, the
modification request is consistent with L-48 by allowing infill development without
substantially changing the look and feel of the neighborhood, and without creating the
temporary traffic and noise impacts associated with widening the two streets.
Therefore, staff finds that the modification request is consistent with the policy and
objectives of the Comprehensive Plan Land Use element and is the minimum
adjustment necessary.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the required dedication on Jefferson Ave
NE of 1.5-feet would extend the ROW on top of the existing rockery retaining wall along
Jefferson Ave NE at the southeast edge of the site, necessitating a costly re-
establishment of the wall and potentially impacting the ability of the applicant to
construct the required frontage improvements due to the grade. The applicant has
proposed four (4) standards in order ensure the objectives of safety and function are
met including providing a geotechnical engineer analysis certifying the stability of the
existing rockery retaining wall after building demolition and frontage construction,
providing a curb-bulb out on the intersection of NE 10th Street and Jefferson Avenue
NE, providing a driveway entrance to the private driveway north of Jefferson Avenue
NE and pursue to the maximum extent feasible, a connection to the existing private
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 53 of 59
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sidewalk at the north property. In order to ensure the standards are met and the safety
of the wall is demonstrated prior to project completion, staff recommends, as a
condition of approval, the applicant shall demonstrate compliance with the four
standards above prior to issuance of a Temporary or Final Certificate of Occupancy via
a written report. The report shall be reviewed and approved by the Current Planning
Project Manager. The City’s Transportation section reviewed the section of NE 10th St
abutting the project recommended the applicant submit a modification to retain the
pavement width, which was determined to be adequate. However, in order to ensure
a safe pedestrian connection for residents crossing Jefferson Ave NE when walking
north on NE 10th St towards Sunset Blvd NE, a curb bulb was recommended. Therefore,
staff recommends, as condition of approval, the applicant shall install a curb bulb at
the northeast corner of the intersection of NE 10th St and Jefferson Ave NE near the
southwest corner of the site in order to improve pedestrian safety. The curb bulb shall
be shown on the civil construction plans for review and approval by the Current
Planning Project Manager.
Therefore, staff finds the modification would meet the objectives and safety, function,
appearance, environmental protection and maintainability intended by the Code
requirements, based upon sound engineering judgment and if all conditions of
approval are met.
Compliant if
condition of
approval
under
‘criterion b’
above is met
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that reducing the dedication requirement for
the segment of Jefferson Ave NE east of the parcel and retaining the pavement width
of NE 10th St in front of the site will allow for construction of the required
improvements, which will improve walkability in the neighborhood, while allowing the
limiting traffic impacts in the neighborhood. According to the applicant, retention of
the rockery wall will reduce the amount of construction work necessary and therefore
lower the overall impact to neighborhood while providing a sidewalk, landscape strip,
and curb that will significantly improve the pedestrian experience. In addition, by
pursuing a connection to the private sidewalk to the north, as required in the
recommended condition of approval under ‘criterion b’ above, the applicant will
provide an improved connection between the ROW and the residential property to the
north. Therefore, staff finds the modification would not create adverse impacts to
other properties in the vicinity if the condition of approval is met. See comments under
criteria ‘b’ and ‘c’.
Compliant if
condition of
approval
under
‘criterion b’
above is met
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that even without the 1.5 feet of extra
dedication, the proposed improvements would provide a safe condition for pedestrians
along the property frontage and would continue to meet the objectives intended by
code requirements. In addition, reducing the dedication to 0-feet allows for the
retention of an existing retaining wall which if relocated, would create a significantly
larger environmental neighborhood impact due to the constraints on the site. As
indicated above, the City’s Transportation Section supports a modification to maintain
the existing pavement width on NE 10th St as it provides adequate space for the
required number of travel lanes and therefore meets the intent and purpose of the
Code.
Staff concurs the proposed modification meets the intent and purposes of the Code.
See also comments and the condition under criterion ‘b’.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 54 of 59
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✓
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: Staff concurs the modification is justified as it results in improved
pedestrian streetscape while reducing impacts on the environment and surrounding
neighborhood. See also comments and the condition under criterion ‘b’ and ‘d’.
27. Residential Mixed Use Standards Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-
250D, the applicant is requesting a Modification from RMC 4-4-090 in order to allow the development to
not meet three out of five criteria required as part of the Residential Mixed Use Standards in RMC 4-4-150.
Specifically, the applicant is seeking to construct a residential mixed use building without conforming to
the following standards:
For vertically mixed use buildings, the facade necessary for interior entrances, lobbies, and areas/facilities
developed for the exclusive use of the building’s residents, or their guests, is limited to twenty five percent
(25%) of the overall facade along any street frontage or the primary facade. The applicant meets the
requirement on the west facade but is proposing approximately 45% of the east façade abutting the
Jefferson Ave NE ROW and approximately 50% of the west façade abutting the NE 10th St ROW to be
developed for the exclusive use of the residents.
Ground Floor Commercial Space Standards: At a minimum, the development shall include ground floor
commercial space along any street frontage or, in the absence of street frontage, along the primary facade
of the building in conformance with the following standards:
b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen
feet (15') unless a lesser clear height is approved by the Administrator
d. A central plumbing drain line
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
The applicant’s justification for the request is that due the nature of the tenant and the unlikelihood that
a typical commercial retail or restaurant use would replace the RHA offices in the future, the standards in
the Residential Mixed-Use standards, which are primarily geared towards promoting retail or restaurant
commercial uses, are not applicable to the subject project. Staff concurs with the applicants justification
for not providing the required components therefore recommends approval of the modification requested
as noted below:
Compliance Residential Mixed Use Standards Modification Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support flexible
street grid and pathway patterns, and are visually attractive, safe, and healthy
environments.
The applicant contends that locating the RHA offices in the neighborhood will provide
additional resources to neighborhood residents in addition to providing a high-quality
building and site that improves the walkability in the surrounding area, even without
incorporating a typical commercial use that necessitates compliance with the
standards above. Staff concurs with the applicant’s justification and finds that the
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 55 of 59
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modification is consistent with the policy and objectives of the Comprehensive Plan
Land Use element and is the minimum adjustment necessary.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the modification meets the intent of the
code requirement by providing a well-designed, high quality development that will
provide both additional housing and housing assistance services to the surrounding
neighborhood. Staff concurs with the applicant’s justification and finds that the
proposed modification would meet the objectives and function, appearance,
environmental protection and maintainability intended by the Code requirements by
providing services that are beneficial to the neighborhood even without the inclusion
of a traditional commercial retail or restaurant component.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends by not providing unnecessary building features
such as a grease trap, central plumbing, and tall ceilings, the cost savings could be
used to improve the overall site design and building quality. In addition, the lack of
such features would not have impact on surrounding properties. Staff concurs with the
justification finds the modification would not create adverse impacts to other
properties in the vicinity. See comments under criteria ‘b’ and ‘c’.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the proposed modification conforms to
the intent and purpose of the Code, which is to provide an active ground-level use on
primary streets while protecting the privacy of residents living in the building. Even
though resident-exclusive spaces make up more than 25% of two facades, the primary
entry of the building is located on an active street corner and is developed exclusively
for the on-site service. Due to the topography on the site and desire to hide the
concrete exterior wall of the parking structure, a number of the residential units are
located at ground level are technically accessed via the second floor. Therefore, the
applicant reserved the first floor faced for the on-site service where possible and
thereby meets the intent and purpose of the code.
Staff concurs that the modification conforms to the intent and purpose of the Code by
providing only the necessary residential mixed use standards and by incorporating the
on-site service along the first floor façade where possible. See also comments and
condition under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’ and ‘d’. Staff concurs that the
modification is justified as it is the minimum necessary.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
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I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Center Village (CV) 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 site plan complies with Design District ‘D’ overlay standards and guidelines provided the
applicant complies with City Code and conditions of approval, see FOF 19.
4. The proposed site plan complies with the Site Plan Review approval criteria provided the applicant
complies with City Code and conditions of approval, see FOF 20.
5. There are safe walking routes to the school bus stop, see FOF 20.
6. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 20.
7. The proposed site plan complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 21.
8. The variance request submitted with the application complies with the four (4) variance criteria as
established by City Code, providing the applicant complies with all advisory notes and conditions of
approval contained herein, see FOF 22.
9. The parking modification request submitted with the application complies with the five (5) modification
criteria as established by City Code, providing the applicant complies with all advisory notes and
conditions of approval contained herein, see FOF 23.
10. The refuse and recycling standards modification request submitted with the application complies with the
five (5) modification criteria as established by City Code, providing the applicant complies with all advisory
notes and conditions of approval contained herein, see FOF 24.
11. The fence, hedges, and retaining walls standards modification request submitted with the application
complies with the five (5) modification criteria as established by City Code, providing the applicant
complies with all advisory notes and conditions of approval contained herein, see FOF 25.
12. The street modification request submitted with the application complies with the five (5) modification
criteria as established by City Code, providing the applicant complies with all advisory notes and
conditions of approval contained herein, see FOF 26.
13. The residential mixed use standards modification request submitted with the application complies with
the five (5) modification criteria as established by City Code, providing the applicant complies with all
advisory notes and conditions of approval contained herein, see FOF 27.
14. Key features, which are integral to this project include the memorial garden area on the north side of the
site, the second-floor outdoor terrace area, and the pedestrian scale elements including the overhead
canopies, full height modulating elements, first floor brick veneer on the façade, tall corner parapet near
primary entry with use of alternative colors, and a significant amount of above grade landscaping
elements such as planters and terracing near the primary entries.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 57 of 59
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J. RECOMMENDATION:
Staff recommends approval of the Sunset Gardens Hearing Examiner Site Plan Review, Variance, and
Modifications, File No. LUA21-000168, SA-H, VAR, MOD, as depicted in the Site Plan (Exhibit 2), subject to the
following conditions:
1. The applicant shall submit a detailed landscaping plan with the civil construction permit that provides
those items noted in RMC 4-8-120D.12 and a detailed irrigation plan. The plan shall also clearly identify
the 10-foot wide onsite street frontage landscaping along Jefferson Ave NE that is displaced by the
stormwater facilities as currently shown. The stormwater facilities may be integrated into the street
frontage landscaping however the required frontage planting shall take priority and if the street frontage
landscaping and stormwater facilities are unable to comingle, the facilities shall be relocated outside of
the required street frontage landscaping area. The detailed landscaping plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
2. The applicant shall submit a detailed landscape plan with the civil construction permit application that
identifies the replacement trees meeting the replacement requirements of RMC 4-4-130. The landscape
plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit approval.
3. The applicant shall clearly indicate on the detailed landscape plan submitted with the civil construction
permit application how the plan meets the 10% tree replacement requirements including but not limited
to the 50% credit limitation provided for those trees that are required pursuant to RMC 4-4-070. If onsite
replacement for the trees is not practical, then payment into the City’s Urban Forestry Program fund may
be approved for those trees that cannot be accommodated onsite. The detailed landscape plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil construction permit
approval.
4. The applicant shall provide a joint use parking agreement for the residential and on-site service uses on
the site. The joint use agreement shall be provided to the Current Planning Project for review and approval
prior to the issuance of a Temporary or Final Certificate of Occupancy.
5. The applicant shall reserve a minimum of nineteen (19) structured or tuck-under stalls for the exclusive
use of the residential units in the building. The applicant shall mark the designated stalls with paint,
signage, or an alternative method approved by the Current Planning Project Manager. The method
proposed shall be submitted to and approved by the Current Planning Project Manager prior to building
permit approval.
6. The applicant shall submit a surface mounted utility plan that includes cross-section details with the civil
construction permit application. 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 plan shall provide and identify screening measures consistent with the
overall design of the development. The surface mounted utility plan shall be reviewed and approved by
the Current Planning Project Manager prior to permit issuance.
7. The applicant shall submit a rooftop equipment exhibit with the elevation plans associated with the
building permit application. The exhibit shall provide cross section details and identify proposed rooftop
screening that is integral and complementary to architecture of the buildings. The exhibit shall be
reviewed and approved by the Current Planning Project Manager.
8. The applicant shall submit a detailed landscape plan that incorporates additional trees and/or shrubs
between the sidewalk and ground floor residential units along NE 10th St. The detailed landscape plan shall
be submitted to and approved by the Current Planning Project Manager to civil construction permit
approval.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 58 of 59
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9. The applicant shall submit revised exterior elevations with the building permit application that provide
additional primary entry elements that are prominent and visible from the street. Entry elements may
include but are not limited to, additional architectural articulation, an alternate facade that provide
differentiation in material and/or color from other portions of the building, pedestrian level lighting, or
other identifying visual features as approved by the Current Planning Project Manager. The revised
elevations shall be reviewed and approved by the Current Planning Project Manager prior to building
permit issuance.
10. The applicant shall submit a detailed landscape plan that identifies the pedestrian-scale landscaping
requirements of RMC 4-3-100.E.2, including the species and spacing of individual plants, for the perimeter
parking lot landscaping area near the southeast corner of the site. The landscape plan shall be submitted
to and approved by the Current Planning Project Manager prior to civil construction permit approval.
11. The applicant shall incorporate additional raised planters or other architectural elements approved by the
Current Planning Project Manager near the two primary front entrances off of NE 10 th St in lieu of the
proposed at-grade landscape strips shown on the conceptual landscape plan (Exhibit 9). Such elements
shall be shown on the detailed landscape plan submitted with the civil construction permit to be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
12. The applicant shall submit details and manufacturers specifications for all common open space
programming elements Landscape Plan (Exhibit 9). The details and specifications shall be identified on the
detailed landscape plan to be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
13. The applicant shall submit details or manufacturers specifications for the proposed seat benches and
other furniture shown on the Landscape Plan (Exhibit 9). The site furniture and other sitting amenities
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
issuance.
14. The applicant shall submit revised elevation plans with the building permit application that shows a
minimum of one (1) additional prominent corner feature such as a parapet extension, wrapped glazing,
unique weather protection, and/or alternative elements approved by the Current Planning Project
Manager. The revised elevations shall be reviewed and approved by the Current Planning Project Manager
prior to building permit issuance.
15. The applicant shall submit a revised east elevation which includes a minimum of 50% glazing along the
ground floor between 4 feet and 8 feet above ground on the wall of the structured parking garage, or,
indicate on a revised elevation how the elevation meets the intent of the standard’s guidelines.
Alternatively, the applicant may propose additional landscaping in front of the façade that would provide
visual interest and mitigate the visual impact of the blank wall. The revised east elevation and/or
landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to
building permit approval. The applicant shall provide one (1) additional roof element that breaks up the
massiveness of uninterrupted roof line and provides additional visual interest. The revised building
elevations shall be reviewed and approved by the Current Planning Project Manager prior to building
permit issuance.
16. The applicant shall provide one additional roof element that breaks up the massiveness of uninterrupted
roof line and provide additional visual interest. The revised building elevations shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
17. The applicant shall utilize an alternative color scheme for the brick veneer. The applicant shall submit
revised elevation plans with the building permit application that shows an alternative brick color with
higher contrast. The revised elevations shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
City of Renton Department of Community & Economic Development
Sunset Gardens
Staff Report to the Hearing Examiner
LUA21-000168, SA-H, VAR, MOD
Report of August 17, 2021 Page 59 of 59
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18. The applicant shall submit a materials board with the building permit application that provides samples
of exterior cladding materials that are proposed on the building. The materials board shall be reviewed
and approved by the Current Planning Project Manager prior to building permit issuance.
19. The applicant shall submit a lighting plan with the building permit application that adequately provides
for public safety and creates visual interest to the building and site. Pedestrian scaled lighting shall be
provided at the primary entrance and accent lighting on building facades. The parking area shall also
contain adequate lighting to ensure safety and security. The lighting plan shall be reviewed and approved
by the Current Planning Project Manager prior to permit issuance.
20. The applicant shall coordinate with King County Metro prior to submitting construction permits to identify
any needed accommodations for the abutting transit stop on NE 10th St that need to occur during
construction of the site. Evidence of the coordination with King County Metro and the accommodation(s)
shall be shown on the civil construction permit plans to be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
21. The material used for the proposed plaza areas shall be scored and the connections in the parking lot shall
be constructed of concrete or comparable alternative material. The scoring and material composition of
the interior pedestrian pathways and plaza areas shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit approval.
22. The applicant shall comply with the recommendations of the geotechnical report prepared by Otto
Rosenau & Associates, dated April 16, 2021 or future addenda.
23. The applicant shall incorporate a concrete pathway connection across the access driveway that connects
pathway on the west side of the parking lot with the concrete pad adjacent to the trash and recycling
enclosure. The pathway shall be made of a contrasting material and color and shall be a minimum of five
(5) feet wide. The pathway shall be shown on revised landscape plans submitted with the civil construction
permit to be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
The applicant shall also install pedestrian scale lighting on each side of the access driveway and at the
refuse and recycling enclosure in order to provide additional visibility for users. The applicant shall submit
a lighting plan with the building permit application that includes the required pedestrian-scale lighting
near the pathway crossing the driveway. The lighting plan shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
24. The applicant shall utilize a concrete seat wall in lieu of the proposed rockery wall adjacent to NE 10th St
in order to provide an additional pedestrian-scale feature on along a primary façade. The details and
specifications of the seat wall shall be identified on the detailed landscape plan to be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
25. The applicant shall demonstrate compliance with the four standards under FOF 26, Criterion B, related to
the stability of the existing retaining wall and access to the adjacent parcel, via a written report prior to
issuance of a Temporary or Final Certificate of Occupancy. The report shall be reviewed and approved by
the Current Planning Project Manager.
26. The applicant shall install a curb bulb at the northeast corner of the intersection of NE 10th St and
Jefferson Ave NE near the southwest corner of the site in order to improve pedestrian safety. The curb
bulb shall indicated on the roadway plans to be submitted and reviewed at the time of civil construction
permit application.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Sunset Gardens
Land Use File Number:
LUA21-000168, SA-H, VAR, MOD
Date of Hearing
August 17, 2021
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
David Albers, SMR Architects
/ 117 S Main St, Suite 400,
Seattle, WA 98104
Project Location
2900 NE 10th St, Renton,
WA 98056
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-17: As shown in the Environmental Review Committee (ERC) Concurrence Memo
Exhibit 18: Staff Report to the Hearing Examiner
Exhibit 19: Proof of Neighborhood Meeting
Exhibit 20: Planned Action Ordinance 5813
Exhibit 21: Sunset Area Final Environmental Impact Statement
Exhibit 22: Garbage and Recycling Screening Detail