HomeMy WebLinkAboutSR_Park 5 Apartments_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Park 5 Apartments_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: November 16, 2021
Project File Number: PR21-000332
Project Name: Park 5 Apartments
Land Use File Number: LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Zamoor Associates, LLC, 5887 155th Ave SE, Bellevue, WA 98006
Contact: Kyle Stevens, Grouparchitect, 1735 Westlake Ave N, Suite 200, Seattle, WA 98109
Project Location: 960 Harrington Ave NE, Renton, WA 98056
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, a Conditional Use
Permit for additional building height, Density Bonus Review, Modification to the
Parking Regulations, and Modification to the Mixed-Use development standards.
The project site is located within the Sunset Planned Action Area. The project site
totals 29,359 sq. ft. in area and is located within the Center Village (CV) zone and
Urban Design District D. The project site is currently developed with a 2,500 sq. ft.
Pizza Hut and a 2,330 sq. ft. Subway, both existing structures are proposed for
removal. The proposal would include the construction of a new 7-story 69-unit
mixed-use building comprised of 4,124 sq. ft. of commercial space on the first floor
and 60,300 sq. ft. of multi-family residential apartments. Of the proposed multi-
family units, a total of 8 units would be considered affordable housing units. A
Conditional Use Permit has been requested to exceed the zoning height limit of 70
feet with a proposed height of 78 feet, 6 inches. The proposal would include a total
of 64 parking spaces, access to the project would be provided via curb cuts off NE
Sunset Blvd and Harrington Ave NE. No Critical Areas are mapped on the project
site.
Site Area: 0.67 acres
City of Renton Department of Community & Economic Development
Park 5 Apartments
Staff Report to the Hearing Examiner
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Report of November 16, 2021 Page 2 of 48
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B. EXHIBITS:
Exhibits 1-13: As shown in the Environmental Consistency Analysis Memo to the Environmental Review
Committee (ERC)
Exhibit 14: Staff Report to the Hearing Examiner
Exhibit 15: Public Comments
Exhibit 16: Transportation Concurrency
Exhibit 17: Advisory Notes
Exhibit 18: Neighborhood Meeting Minutes
Exhibit 19: Level 1 Floor Plan
Exhibit 20: Parking Analysis Email
Exhibit 21: Shade and Shadow Study
Exhibit 22: Ordinance 6029
C. GENERAL INFORMATION:
1. Owner(s) of Record: Zamoor Associates, LLC
5887 155th Ave SE
Bellevue, WA 98006
2. Zoning Classification: Center Village (CV)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: There is an existing Pizza Hut and Subway located on
the project site, proposed for removal.
5. Critical Areas: None mapped
6. Neighborhood Characteristics:
a. North: Mixed-Use Residential, CV zone
b. East: Safeway Shopping Center, CV zone
c. South: Harrington Square Apartments, CV zone
d. West: Vacant lot, CV zone
7. Site Area: 0.67 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1246 04/16/1946
City of Renton Department of Community & Economic Development
Park 5 Apartments
Staff Report to the Hearing Examiner
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Report of November 16, 2021 Page 3 of 48
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12” water main on
the north side of NE Sunset Boulevard and on the east side of Harrington Avenue NE that can provide
4,000 gallons per minute (gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” lined concrete main
sewer to the north on NE Sunset Boulevard, and a 15” ductile iron main west of the site on Harrington
Avenue NE. There is also an existing 18” PVC trunk sewer west of the site running north to south down
the middle of NE Sunset Boulevard.
c. Surface/Storm Water: There is an existing 24” stormwater main located along the northern frontage,
along NE Sunset Boulevard.
2. Streets: NE Sunset Boulevard fronts the project site along the north property line and is classified as a
principal arterial street. Per RMC 4-6-060, the minimum right of way width for a principal arterial street
with 5 lanes is 103 feet. The proposed development fronts Harrington Avenue NE along the west property
line. Harrington Avenue NE is classified as a residential access street. Per RMC 4-6-060, the minimum right
of way width for a residential access street is 53 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: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-030 Conditional Use Permits
b. Section 4-9-065 Density Bonus Review
c. Section 4-9-200 Master Plan and Site Plan Review
d. Section 4-9-250 Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Housing and Human Services Element
City of Renton Department of Community & Economic Development
Park 5 Apartments
Staff Report to the Hearing Examiner
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Report of November 16, 2021 Page 4 of 48
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H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on August
30, 2021 and determined the application complete on August 31, 2021. A continuance was granted on
October 19, 2021 pending the receipt of additional information. The project complies with the 120-day
review period.
2. A virtual neighborhood meeting was held on March 15, 2021 via Zoom. Four (4) members of the public
attended the meeting, and provided comments and questions regarding the following issues: building
setbacks/building footprint, access, and parking location (see Exhibit 18).
3. The project site is located at 960 Harrington Ave NE, Renton, WA 98056.
4. The project site is currently developed with and existing Pizza Hut and Subway, proposed for removal.
5. Access to the site would be provided via a curb cut off of Harrington Ave NE and a curb cut off of NE Sunset
Blvd.
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 Design District D.
8. There are three (3) significant trees located on the project site and three (3) street trees located within
the public right-of-way abutting the project site. The three (3) onsite trees are proposed to be removed
as part of the project proposal. The applicant is proposing to retain the street trees abutting the project
site.
9. There are no critical areas mapped on the project site.
10. Approximately 3,000 cubic yards of cut material are anticipated to be excavated from the project site for
the foundation and utilty installation.
11. The applicant is estimating construction to begin in June 2022 and end in September 2023.
12. Staff received one (1) public comment email and one (1) agency comment from WSDOT during the 14-
day public comment period (Exhibit 15). To address public comments the following report contains
analysis related to pedestrian access, parking, and density bonus.
13. No other public or agency comments were received.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
September 27, 2021 the Environmental Review Committee issued SEPA Concurrence Memo finding that
the Park 5 Apartments project would be consistent with the Sunset Area Planned Action Ordinance
(Ordinance 5813) (Exhibit 1).
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to 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
City of Renton Department of Community & Economic Development
Park 5 Apartments
Staff Report to the Hearing Examiner
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Report of November 16, 2021 Page 5 of 48
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✓
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new single-family neighborhoods on large tracts of land outside
the City Center,
• Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓ HHS-B: Ensure a variety of housing types are available within the City that meet the
needs of the present without compromising the needs of future generations.
✓
Policy HHS-10: In collaboration with the County, other cities, and community
stakeholders, develop strategies to achieve a diverse housing stock that is affordable
for the following minimum percentages of the City’s households: Total Households AMI
12 % Below 30% (very low-income); 12 % 30 to 50% (low-income); and 16 % 51 to 80%
(moderate-income)
17. 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 proposed project includes the construction of a mixed-use building with 69
dwelling units (eight (8)) of the proposed dwelling units would be classified as
affordable) and 4,124 sq. ft. of ground floor commercial/retail space, which has
currently been identified as an eating and drinking establishment.
Staff Comment: Attached multi-family residential dwelling units (flats) are permitted in
the CV zone, provided they are part of a mixed-use development (RMC 4-2-060C and
RMC 4-2-080A.6). Commercial uses in residential mixed-use developments are limited
to retail sales, on-site services, eating and drinking establishments, taverns, daycares,
preschools, indoor recreational facilities, pet daycares, craft distilleries/small
wineries/micro-breweries with tasting rooms, general offices not located on the ground
floor, and similar uses as determined by the Administrator. The applicant has identified
tenants for the proposed commercial space as an eating and drinking establishment,
City of Renton Department of Community & Economic Development
Park 5 Apartments
Staff Report to the Hearing Examiner
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Report of November 16, 2021 Page 6 of 48
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which is an outright permitted use within the CV zone and permitted in mixed-use
developments.
Upon any site and its abutting lots in the CV zone there shall be no more than one
hundred (100) dwelling units for rent/lease with income restrictions. The proposal for
eight (8) affordable units of the proposed 69 residential dwelling units would meet this
requirement.
Within a site, market-rate units shall not have substantially less floor area, number of
bedrooms or bathrooms as compared to the varying sizes and number of bedrooms and
bathrooms for income-restricted units (i.e., inasmuch as the floor area or number of
bedrooms and bathrooms varies among income-restricted units, market-rate units shall
have a similar mix of unit floor area and number of bedrooms and bathrooms). This
provision can only be altered if based on a market study and in conjunction with a
modification granted per RMC 4-9-250. Within the proposed 69 units there would be a
mixture of open 1-bedroom, 1-bedroom, 2-bedroom units and a 3-bedroom unit. The
proposed breakdown of unit types would include (10) open-1 bedrooms, (32) 1-
bedroom, (26) 2-bedroom and (1) 3-bedroom. Among these units the affordable
housing units will be distributed proportionally in the same percentage amount as the
types per the total, yielding (1) open-1 bedroom, (4) 1-bedroom, and (3) 2-bedroom
units. Affordable housing unit types will be located in different sections and on all levels
of the building to diversify the selection of these units for different-sized families.
Compliant if
condition of
approval is
met
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. 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.
The City’s Bonus Density Standards (RMC 4-9-065) permit one bonus market-rate
dwelling unit may be granted for each affordable dwelling unit constructed on site, up
to the maximum bonus density allowed of thirty percent in the CV zone.
Staff Comment: There are no critical areas, public right-of-way dedication, or other
areas required to be deducted from the gross site area for the purpose of calculating
net density. Based on the total site area of 0.67 acres (29,359 sq. ft.), the proposal for
69 dwelling units on the project site would result in a net density of 102 dwelling units
per net acre, which would exceed the maximum net density of 80 dwelling units per net
acre permitted within the CV zone by 27.5 percent. The applicant has submitted a
request for a density bonus on the project site for sixteen additional dwelling units. Of
the sixteen additional dwelling units requested, eight (8) would qualify as affordable
dwelling units, which would comply with the density bonus requirements.
To ensure that the affordable unit remains affordable over time, the applicant shall
record an agreement in a form approved by the City with the King County Recorder’s
Office requiring that the affordable housing unit remains affordable housing for fifty
(50) years or the life of the development, whichever is less. This agreement shall be a
covenant running with the land, binding on the assigns, heirs and successors of the
applicant to the satisfaction of the City Attorney. Staff recommends, as a condition of
approval, that a draft agreement be provided to the Current Planning Project Manager
for review and approval by the Planning Project Manager and the City Attorney at the
time of Building Permit review. Such agreement shall be recorded prior to Temporary
Certificate of Occupancy.
City of Renton Department of Community & Economic Development
Park 5 Apartments
Staff Report to the Hearing Examiner
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Report of November 16, 2021 Page 7 of 48
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N/A
Lot Dimensions: The minimum lot size required in the CV zone is 25,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: Not applicable, no subdivision is proposed. The existing site area of
29,359 sq. ft. would exceed the minimum lot size required of 25,000 sq. ft. in the CV
zone.
✓
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
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: As shown on the submitted site plan (Exhibit 3), the proposed building
would be setback 15 feet from NE Sunset Blvd and Harrington Ave NE, thereby
complying with the minimum 15-foot front and secondary front yard setback
requirements as well as the 20-foot maximum front and secondary front yard setbacks.
There are no minimum side or rear setbacks required as the project site is not adjacent
to or abutting a lot zoned residential. The proposed building would maintain a 5-foot
rear setback from the south property line and a 13-foot side yard setback from the east
property line.
See also
Conditional
Use Permit
analysis FOF
19
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: According to the submitted site plan (Exhibit 3), the proposed building
would have a footprint that totals 18,667.38 sq. ft. which would result in a building
coverage of 64 percent on the 29,359 sq. ft. project site, and would be less than that 65
percent maximum building coverage permitted in the CV zone.
The proposed building would have a maximum building height of 78 feet, 6 inches,
which exceeds the maximum building height of 70 feet permitted for vertically mixed-
use buildings. A Conditional Use Permit was requested to exceed the maximum building
height requirements of the CV zone, see further discussion below under FOF 19.
✓
Building Orientation: 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: As reflected in the architectural elevations (Exhibit 5), the proposed
building would be oriented to provide the primary entry for the commercial tenant
spaces along NE Sunset Blvd. The primary entry for the residential dwelling units would
be oriented towards Harrington Ave NE. See further discussion below under Urban
Design Regulations FOF 18.
Compliant if
condition of
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
City of Renton Department of Community & Economic Development
Park 5 Apartments
Staff Report to the Hearing Examiner
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Report of November 16, 2021 Page 8 of 48
SR_Park 5 Apartments_FINAL
approval is
met
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Minimum planting strip widths between the
curb and sidewalk are established according to the street development standards of
RMC 4-6-060. Street trees and, at a minimum, groundcover per sub-section L2 of this
Section shall be planted within planting strips pursuant to the following standards,
provided there shall be a minimum of one (1) street tree planted per lot. Trees shall be
selected from the City’s Approved Street Tree List based on the width of the planting
strip and the presence or lack of overhead power lines; provided, the Administrator
and City arborist shall each retain the right to reject any proposed cultivar regardless
of whether or not the cultivar is on the City’s Approved Street Tree List. Street trees
shall have a minimum caliper of two inches (2"), and be planted pursuant to the
standards promulgated by the City, which may require root barriers, structured soils,
or other measures to help prevent tree roots from damaging infrastructure. Street
trees shall be planted in the center of the planting strip between the curb and the
sidewalk at the following intervals; provided, that, where right-of-way is constrained,
irregular intervals and slight increases or decreases may be permitted or required.
Additionally, trees shall be planted in locations that meet required spacing distances
from facilities located in the right-of-way including, but not limited to, underground
utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such
spacing standards are identified in the City’s Approved Tree List. Generally, the
following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one tree
per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: A Conceptual Landscape Plan (Exhibit 4) was submitted with the project
application materials. The submitted landscape plan includes the required minimum 10-
foot wide landscape strip along the project site’s Harrington Ave NE and NE Sunset Blvd
frontages outside of the areas to be utilized for pedestrian areas and entries. The
proposed landscape strip would be comprised of a mix of trees, shrubs, and ground
cover. Proposed tree species would include Kousa Dogwood, and Eastern Redbud.
City of Renton Department of Community & Economic Development
Park 5 Apartments
Staff Report to the Hearing Examiner
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Report of November 16, 2021 Page 9 of 48
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Proposed large shrub species would include tall Oregon grape, Pacific wax myrtle, mock
orange, red-flowering currant, and evergreen huckleberry. Proposed medium-small
shrubs would include Pt. Reyes Ceanouthus, Kelsey’s dwarf red-osier dogwood,
goldflame spirea, and PJM rhododendron. Proposed ground cover species would include
Elijah blue fescue, sword fern, and kinnikinnick.
There is a minimum 8-foot wide planting strip proposed along the Site’s NE Sunset Blvd
frontage and there is also a minimum 6-foot wide planting strip proposed within the
public right-of-way between the curb and sidewalk along Harrington Ave NE. American
hornbeam trees and lawn are proposed to be planted within the public right-of-way
planting strip. There are three (3) existing mature London plane street trees currently
located with the public right-of-way abutting the project site. Two (2) of these existing
trees are located along the site’s NE Sunset Blvd street frontage and one is located along
the project site’s Harrington Ave NE frontage. Staff recommends, as a condition of
approval, that the existing London plane street trees be retained to the best of the
applicant’s ability. To ensure that these trees are not adversely impacted during project
construction, staff recommends that a certified arborist be onsite during installation of
utilities and frontage improvements in the vicinity of these trees. Should it be
determined that the trees are not able to be retained due to utility conflicts or other
construction impacts as determined by the Current Planning Project Manager that
would be detrimental to the viability of the street trees, the applicant shall replace the
large mature species trees with comparable species.
A portion of the proposed parking lot (20 spaces proposed along the east property line)
would be located outside of the proposed building footprint and would be required to
be landscaped in accordance with the surface parking lot landscaping requirements.
Based on the proposal for 20 surface spaces, the proposed project would need to
provide 15 sq. ft. of landscaping per parking space (for a total of 300 sq. ft. of interior
parking lot landscaping). Staff recommends, as a condition of approval, that a detailed
landscape plan be provided at the time of Construction Permit review for review and
approval by the Current Planning Project Manager. The detailed landscape plan shall
include the required 15 sq. ft. of landscaping per parking space (see RMC 4 -4-070H.4
and 5 for additional requirements) for all proposed surface parking lot spaces.
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
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: There are three (3) significant trees located on the project site, based
on the City’s ten percent (10%) tree retention requirement in commercial zoning
City of Renton Department of Community & Economic Development
Park 5 Apartments
Staff Report to the Hearing Examiner
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Report of November 16, 2021 Page 10 of 48
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designations, 0.3 trees rounding down to zero trees would be required to be retained
on the project site. The proposal to remove all existing on-site trees as a result of project
construction would comply with the City’s tree retention requirements. As previously
conditioned above, the applicant would be required to retain the three (3) existing
mature London plane street trees as a result of project construction.
Compliant if
condition of
approval is
met
Parking: Residential Uses: Required parking shall be located underground or under
building (on the first floor of the structure), or in an attached or detached stru cture.
Any additional parking may not be located between the building and public street
unless located within a structured parking garage.
Commercial Uses: Parking may not be located between the building and the public
street unless located within a structured parking garage.
Mixed Use: Joint parking is required subject to RMC 4-4-080.E.3.
Parking regulations require the following parking ratios:
Attached residential dwelling units require a minimum of 1 parking space per dwelling
unit up to a maximum of 1.75 parking spaces per dwelling unit.
Attached residential low income dwelling units require a minimum of 1 parking space
per 4 dwelling units, up to a maximum of 1.75 parking spaces per dwelling unit.
Eating and drinking establishments require a minimum and a maximum of 10 spaces
per 1,000 sq. ft. of dining area.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: According to the parking calculations provided on the submitted site
plan (Exhibit 3), the proposal would include 61 market rate attached dwelling units, 8
low income attached dwelling units, and the proposed commercial area would provide
combined total of 1,200 sq. ft. of dining area for an eating and drinking establishment.
Based on the uses, dwelling unit count, and square footage provided, the proposal
would require a minimum of 61 parking spaces for the market rate attached dwelling
units, two (2) spaces for the low-income units, with a maximum of 121 spaces for all 69
proposed attached dwelling units.
The applicant has identified a total of 1,200 sq. ft. of dining area for the eating and
drinking establishment. Based on a total dining area of 1,200 sq. ft. the proposal would
be required to provide a minimum and a maximum of 12 parking spaces for the eating
and drinking establishments.
The proposed project would be required to provide a total minimum of 73 parking
spaces up to a maximum of 133 parking spaces. The applicant has provided a total of
64 parking spaces, which would be 9 fewer spaces than the minimum required. A twenty
five percent (25%) reduction or increase from the minimum or maximum number of
parking spaces may be granted for non-residential uses through site plan review if the
applicant can justify the modification to the satisfaction of the Administrator.
Justification might include, but is not limited to, quantitative information such as sales
receipts, documentation of customer frequency, and parking standards of nearby cities.
The applicant has requested a 25 percent reduction in the number of total spaces
required for the commercial uses proposed. The proposal requires 12 spaces for the
commercial uses and the requested 25 percent reduction would approve a decrease in
3 commercial spaces on the project site. To justify the reduction, the applicant
City of Renton Department of Community & Economic Development
Park 5 Apartments
Staff Report to the Hearing Examiner
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Report of November 16, 2021 Page 11 of 48
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submitted a parking analysis (Exhibit 20). The submitted parking analysis utilizes the
parking ratios within the ITE manual as a justification for the proposed parking
reduction. According to the ITE manual, 0.84 parking spaces would be required for the
multi-family dwelling units and 6.47 spaces would be required per 1,000 sq. ft. of gross
floor area for the restaurant use. Based on the parking ratios identified in the ITE
manual, the proposed project would generate a maximum parking demand of 64
parking spaces.
In addition, in accordance with RMC 4-4-080E.3, the applicant is proposing that the
onsite parking be considered as a joint-use parking facility. The area available for
parking would be maximized through the use of an automated parking lift that would
provide storage for eleven vehicles in an area where three (3) parking spaces could be
accommodated. In addition, the applicant has indicated that the demand for residential
parking would decrease during the daytime, which is when the parking demand would
increase for the eating and drinking establishment. Conversely, the parking demand for
the eating and drinking establishment would decrease over night and the demand for
the residential dwelling units would increase at nighttime. Therefore, it is anticipated
that there would be a parking surplus during the daytime, available for use by the
patrons of the eating and drinking establishments. This surplus of parking would revert
back to tenants of the residential dwelling units at night when the eating and drinking
establishments have closed for the evening. Based on the justification provided, staff is
in support of the requested 3-space reduction in minimum number of required parking
spaces as well as the approval of the onsite parking as a joint-use parking facility. Staff
recommends, as a condition of approval, that a parking agreement ensuring that joint
use parking is available for the duration of the uses be submitted for review and
approval at the time of Building Permit review by the City Attorney and Current Planning
Project Manager.
The applicant has requested a modification to utilize the structured parking standards
for all proposed parking spaces, although a portion of the proposed parking spaces
would be considered surface parking spaces as they are located outside the proposed
building footprint. See further discussion below on the requested parking modification
under FOF 22.
✓
Bicycle Parking: The number of bicycle parking spaces shall be equal to one-half (0.5)
bicycle parking space per one dwelling unit and ten percent (10%) of the number of
required off-street vehicle parking spaces.
The location of and access to bicycle parking areas for all uses except office,
manufacturing and fabrication, laboratories, packaging operations, and attached
dwellings, shall be in accordance with the following standards:
i. Bicycle parking facilities shall include a rack that is permanently affixed to the ground
and supports the bicycle at two (2) or more points, including at least one point on the
frame. The user shall be able to lock the bicycle with a U-shaped lock or cable lock.
Bicycle racks that only support a bicycle front or rear wheel are not permitted. Bicycle
racks shall be installed to provide adequate maneuvering space and ensure that the
requisite number of bicycle parking spaces remain accessible; and
ii. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less
than an overhead clearance of seven feet (7'). A maneuvering area of five feet (5') shall
separate rows of bicycle parking spaces. Where the bicycle parking is abutting the
sidewalk, only the maneuvering area may extend into the right-of-way; and
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iii. Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle
parking only; and
iv. Bicycle parking shall not impede or create a hazard to pedestrians or vehicles.
Parking areas shall be located so as to not conflict with vehicle vision clearance
standards; and
v. Bicycle parking shall be conveniently located with respect to the street right -of-way
and must be within fifty feet (50') of at least one main building entrance, as measured
along the most direct pedestrian access route; and
vi. Whenever possible, bicycle parking shall be incorporated into the building design
and coordinate with the design of the street furniture when it is provided; and
vii. Bicycle parking shall be visible to cyclists from street sidewalks or building
entrances, so that it provides sufficient security from theft and damage; and
viii. Bicycle parking shall be at least as well lit as vehicle parking for security.
Bicycle parking for residential uses shall comply with the standards referenced in i -viii
above as well as the following:
i. Bicycle parking shall be provided for secure extended use and shall protect the entire
bicycle and its components and accessories from theft and weather. Acceptable
examples include bike lockers, bike check-in systems, in-building parking, and limited
access fenced areas with weather protection.
ii. For in-building bike parking and limited access fenced areas, fixed structures for
locking individual bikes, such as racks, must be provided within the facility. For fenced
areas, the fence shall be either six feet (6') high, or be floor-to-ceiling.
iii. For attached dwellings, spaces within the dwelling units or on balconies do not count
toward the bicycle parking requirement. However, designated bicycle parking spaces
within individual garages can count toward the minimum requirement.
Staff Comment: Based on the proposal for 69 attached dwelling units and 12 minimum
parking spaces required for the proposed eating and drinking establishment, the
proposal would be required to provide 35 bicycle parking spaces for the residential units
and one (1) space would be required for the eating and drinking establishment. The
applicant has proposed a secure bicycle parking area for the residential tenants that
would provide parking for 35 bicycles and an ADA accessible bike rack that would
provide the minimum 3 bicycle spaces for the commercial use, which would comply with
the bicycle parking requirements.
N/A
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 proposal did not include fences or retaining walls.
Compliant if
condition of
approval is
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
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building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The applicant did not provide 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.
See
Modification
FOF 21
Commercial Area Requirement: Except in the CD Zone outside of the Downtown
Business District, and CV zoned properties not abutting NE Sunset Blvd. east of
Harrington Avenue NE, any development wherein dwelling units are proposed shall
provide gross commercial square footage equivalent to fifty percent (50%) of the gross
ground floor area of all buildings on site.
Staff Comment: The proposed building includes parking along the first level of the
building, behind the commercial tenant spaces and residential amenity space. The
ground floor of the building would include 4,124 sq. ft. of gross commercial area within
the 18,667 sq. ft. building footprint, resulting in a twenty-two percent (22%) gross
commercial space on the ground floor, which would be less than fifty percent (50%)
gross commercial square footage required, and a modification to this requirement has
been requested see further modification justification below under FOF 21.
Compliant if
condition of
approval is
met
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:
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 project proposal would include ground floor commercial tenant
spaces at the north end of the proposed building along NE Sunset Blvd that also wraps
around to the Harrington Ave NE frontage. The proposed commercial tenant spaces
would have an average depth of over 30 feet with a minimum depth that is not less
than 20 feet. In addition, a conditional use permit was requested to allow the overall
building height to be increased to a maximum height of 78’, 6”, which would allow the
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commercial tenant spaces to provide the required 15 feet of minimum clear ceiling
height. The applicant has requested a modification to reduce the 18-foot required floor
to ceiling height to 17 feet, see further discussion below under FOF 21.
The submitted application materials were unclear with regards to the presence the ADA
complaint bathrooms, central plumbing drain line and grease trap and ventilation
system for a commercial kitchen. Staff recommends, as a condition of approval that
details be provided on the floor plans submitted with the building permit application
including: ADA complaint bathrooms (common facilities are acceptable), central
plumbing drain line and grease trap and ventilation system for a potential future
commercial kitchen. The floor plans shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
✓
Refuse and Recycling: A minimum of one and one-half (1-1/2) square feet per dwelling
unit in multi-family residences shall be provided for recyclables deposit areas. 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.
In retail developments, a minimum of five (5) 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 ten (10) 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.
Staff Comment: Based on the proposal for 69 dwelling units, a total of 103.5 sq. ft. of
area would be required for recyclable deposit areas and 207 sq. ft. would be required
for refuse deposit areas. The proposal for 4,124 sq. ft. of commercial tenant spaces
would require 21 sq. ft. of recyclable deposit areas and 41 sq. ft. of refuse deposit areas.
A total estimated combined area of 373 sq. ft. of refuse and recyclable deposit areas
would be required. The proposed development includes a solid waste storage area of
approximately 492 sq. ft., which would exceed this requirement.
18. 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
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environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
Staff Comment: The proposed building includes upper level step backs along the site’s
Harrington Ave NE and NE Sunset Blvd street frontages, which would maximize daylight
at the pedestrian level.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The proposed building has been oriented to provide entries to the
commercial tenant spaces along NE Sunset Blvd and Harrington Ave NE, the main entry
to the residential portion of the building is proposed along Harrington Ave NE. Direct
pedestrian connections are proposed between the sidewalks and building entries.
✓
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The front entry of the commercial tenant spaces would be oriented
towards NE Sunset Blvd and Harrington Ave NE, and the main entry to the residential
units would be oriented towards Harrington Ave NE.
✓
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: No residential dwelling units are proposed at the ground level.
Residential dwelling units are proposed on floors 3-7.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry .
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
✓
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 entries for the residential and commercial uses would
feature large glazing for transparency, a large canopy for pedestrian weather
protection and a walkway connecting the building entries to the public sidewalk. The
Commercial entries would also incorporate public patio gathering spaces and
supporting landscaping.
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✓
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 discussion 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 (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: The proposed building entries would be highlighted with large glazing
and canopies for weather protection. The proposed canopies would have a minimum
depth of at least six (6’) feet. The proposed weather protection would delineate the floor
plate between the first and second stories of the building, as the third story of the
building would step back from the first two stories, the proposed height of the weather
protection would be proportional to the distance above ground level of the first two
stories.
✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The building entries from the structure parking garage would be hidden
behind the commercial tenant spaces and residential lobby space along the NE Sunset
Blvd and Harrington Ave NE street frontages and would therefore be subordinate in
nature to the entries located along the street.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: As previously discussed above, the primary entries to the commercial
tenant spaces and residential dwelling units would be oriented towards the NE Sunset
Blvd and Harrington Ave NE street frontages. The entries would be delineated with
glazing and weather protection and the entries to the commercial tenant spaces would
incorporate public patio gathering spaces.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable, there is only one (1) building located on the project site.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable, no ground floor residential dwelling units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
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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 proposed building includes upper level step backs from the first two
stories for stories three through seven. Additional efforts to break up the upper level
building massing include building articulation with color changes, modulation steps,
and the use of individual residential dwelling unit decks.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: The proposed service area would be located within the structured
parking garage and would not be visible from the public right-of-way. Access to the
service areas would be provided via the existing access within the structured parking
area.
✓
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 proposed service area would be located within the structured
parking garage and would be surrounded by concrete walls, except for provided gated
access entry points.
✓ Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
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Staff Comment: The proposed service area would be located within the structured
parking garage and would be enclosed with concrete walls. The service area would not
be visible from the public right-of-way.
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The proposed service area would be located within the structured
parking garage and would be enclosed with concrete walls. The service area would not
be visible from the public right-of-way.
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
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:
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Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
✓
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: There is a small area of surface parking located along the east property
line between the project site and the abutting property to the east. No surface parking
is proposed between the building and the street.
✓
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The proposed surface parking would be screened from Harrington Ave
NE by the proposed mixed-use building and would be screened from NE Sunset Blvd by
a combination of the proposed mixed-use building and landscaping along the street
frontage.
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 garage would be screened from the
NE Sunset Blvd and Harrington Ave NE street frontages via proposed ground floor
commercial tenant spaces and residential lobby space.
✓
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: As discussed above, the structured parking would be screened from
surrounding street frontages with proposed commercial tenant spaces as well as
residential lobby space, which would provide a pedestrian oriented façade along the
street frontage.
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✓
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: The proposed structured parking would be minimally visible from NE
Sunset Blvd where the curb cut is located at the northeast corner of the project site. At
this location, the parking garage entrance has been setback to minimize visibility and
landscaping is proposed along the street frontage to provide additional screening.
✓
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: There are two (2) entries proposed to the parking garage, one (1) along
the south property line off of the existing access easement located on the property to
the south. The second entry would be located along the northeastern corner of the
project site which would be accessed via the curb cut off of NE Sunset Blvd. Both
entrances to the parking garage would be located to the side or rear of the proposed
mixed-use building. Where the parking garage could be minimally visible along NE
Sunset Blvd, the entrance has been setback from the public right-of-way and
landscaping has been proposed along the street frontage to provide additional
screening.
✓
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: The proposed parking garage would be screened from public view via
the proposed commercial tenant spaces and the residential lobby space proposed along
the public street frontages.
✓
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard…
Staff Comment: The proposed structured parking would be screened along the public
right-of-way with commercial tenant spaces and residential lobby space, which would
provide a pedestrian-oriented façade along the street frontage. Where the parking
garage may be minimally visible from the curb cut off of NE Sunset Blvd, the entry has
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been setback behind the proposed building façade and landscaping has been proposed
along the street frontage to provide additional screening.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: The site is currently accessed via one (1) curb cut off of NE Sunset Blvd,
two (2) curb cuts off of Harrington Ave NE and via an access easement over the abutting
property to the south. As part of the project proposal, site access would be provided via
one existing curb cut off of NE Sunset Blvd and the access easement over the property
to the south of the project site. The two (2) existing curb cuts off of Harrington Ave NE
would be abandoned.
✓
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: The project proposal would reduce the number of curb cuts onto the
project site by two (2). These abandoned curb cuts would be replaced with curb and
gutter, street frontage landscaping and sidewalk and would increase the continuity of
pedestrian circulation.
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.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
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appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: Pedestrian walkways are proposed to provide access from the public
sidewalk to building entries and to provide access from the structured parking to the
public sidewalk.
✓
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: A concrete sidewalk is proposed to provide access from the structured
parking garage to the public sidewalk on NE Sunset Blvd.
✓
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: The proposed sidewalks along the Harrington Ave NE and NE Sunset
Blvd Street frontages would be designed in accordance with the Capital Improvement
Plan for NE Sunset Blvd and for Harrington Ave NE the Sunset Area Surface Water Plan
for Green Streets. See further discussion below on frontage improvements under FOF
20.
N/A Standard: Mid-block connections between buildings shall be provided.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: The proposal would be subject to the requirements of the 2017 City of
Renton Surface Water Design Manual. The use of permeable pavement for pedestrian
circulation features is the best management practice (BMP) option available to the
applicant, if needed for surface water management, see further drainage discussion
below under FOF 20.
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.
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✓
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: Landscaping is proposed along all street frontages, between the
building and public sidewalk and also along proposed walkways to building entrances.
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 indicated that seating areas including benches and
tables would be provided at the entrances to the proposed commercial tenant spaces.
However, details of the proposed seating area furniture were not included in the
submitted application materials. Staff recommends, as a condition of approval that
details of proposed outdoor seating area furniture shall be provided at the time of
Building Permit Review for review and approval by the Current Planning Project
Manager. Proposed outdoor 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.
Compliant if
condition of
approval is
met
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of 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.
Staff Comment: The proposal includes overhead weather protection with a minimum
width of 6 feet at all building entry locations. Weather protection is not proposed along
the portion of the façade where landscaping is located between the sidewalk and
building. As discussed in more detail below (see FOF 21), staff is recommending an
expanded pedestrian plaza area along the commercial frontage of the proposed
building. To meet the intent of this standard, staff recommends, as a condition of
approval that weather protection be expanded to encompass all building entries and
pedestrian plaza areas.
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
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Compliant if
condition of
approval is
met
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;
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 proposed project would include 69 attached residential dwelling
units and would be required to provide 3,450 sq. ft. of residential amenity space. The
proposal would include an 800 sq. ft. lobby/waiting area on the ground floor, a total of
1,800 sq. ft. of fitness and gathering areas proposed on the second floor and the sixth
floor which includes a 900 sq. ft. recreational area with outdoor patio space adjacent
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to the corner of Harrington Ave NE and NE Sunset Blvd to take advantage of the view
of downtown Renton. The proposed residential amenity space would total 3,500 sq. ft.
and would exceed the minimum 3,450 sq. ft. required. A stand-alone lobby/waiting area
would not be counted towards the required residential amenity space. In order for the
lobby/waiting area to be counted towards the residential amenity sp ace, the
lobby/waiting area would need to include programming as approved by the Current
Planning Project Manager. Staff recommends, as a condition of approval, that an open
space programming plan be submitted with the Building Permit application. The plan
shall provide clear details of all amenity spaces and the programming consistent with
the common open space standards. The programming plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
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 proposal does not include more than 30,000 sq. ft.
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.
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c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
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.
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Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
✓
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: Building modulation would be achieved at intervals of less than 40 feet
through the use of changes in plane and depth as well as contrasting major massing
with minor/competing massing gestures and further enhanced through changes in
building color. In addition, levels three through seven have been stepped back from the
first two (2) stories, which further breaks up the size and scale of the proposed building.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: See discussion above, the proposed building includes upper level
building step backs, changes in plane and depth for individual residential balconies, etc.
all of which would meet the minimum dimensional standards and would comply with
the intent of this standard.
✓
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: As discussed above, the proposed building would include a variety of
modulations and articulations to break up the mass and scale of the proposed building.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The proposed project includes human-scaled elements, including
landscaping, seating furniture, canopies and pedestrian walkways at building entries,
and glazing along the ground floor façade.
✓
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 façade includes 159 feet of glazing on the 274-foot
long façade, resulting in fifty-eight percent (58%) of glazing on the ground floor façade,
which exceeds the fifty percent (50%) minimum glazing requirement.
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Park 5 Apartments
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Report of November 16, 2021 Page 28 of 48
SR_Park 5 Apartments_FINAL
✓
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Upper portions of the building would include clear glazing for the
proposed residential dwelling units.
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 applicant has indicated that the proposed glazing would be clear.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The project proposal does not include tinted or reflective glazing.
Compliant if
condition of
approval 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:
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: The proposed west elevation includes a blank wall at the southern
portion of the façade. Staff recommends, as a condition of approval, that architectural
detailing be added to the blank wall proposed on the south portion of the west façade.
The detailing shall be provided on the building permit application’s elevation sheets to
be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
✓
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: See discussion and recommended condition above.
c. Building Roof Lines:
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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.
Meets intent
and guidelines
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: Modulation of the building roofline was created by stepping up the
penthouse units using projecting beams and cornice accent members which would
offset against the primary massing of the building. In addition, arbor elements are
proposed, which would create shadow and visual interest along the proposed building
roofline. The proposed roofline does not include pitched roof lines, however the
proposed roofline with the additional architectural detailing proposed would meet the
intent of this standard.
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.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: All sides of the building visible from the public right-of-way would be
finished with the same material treatments and color scheme. Lower building levels
would be finished with a durable ceramic glazed cement product (Ceraclad). The
Ceraclad material would be used to highlight the commercial and residential amenity
spaces using different patterns and color. These materials would wrap around the
building up to the point of the structured garage located behind the building. Concrete
is proposed only in hidden areas of the building that would not be visible to the public.
Cement board and lap siding are proposed on upper levels of the building façade and
would incorporate different patterns and colors to add visual interest.
N/A Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
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Staff Comment: Not applicable as only one (1) building is proposed.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: Lower levels of the building are proposed to be finished with glazig as
well as differing patterns and colors of Ceraclad. Upper levels of the building façade and
proposed to be finished using different patterns and colors of lap siding and cement
board to add visual interest.
Compliant if
condition of
approval is
met
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: The materials proposed (see previous material discussion above) would
be durable, of high quality and would be consistent with materials utilized in traditional
urban developments. Staff recommends, as a condition of approval, that a materials
board be submitted at the time of Building Permit Review for review and approval by
the Current Planning Project Manager. Said materials board shall include materials that
a 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.
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: As discussed above, the proposed building design would include a
variety of building materials, colors, and patterns to add visual interest to the building
façade.
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: Sign plans were not included with the submitted application materials,
compliance with the sign regulations would be verified when a sign permit application
is submitted. Staff recommends, as a condition of approval that a cohesive sign package
for the retail and residential portions of the building be submitted at the time of Building
Permit Review for review and approval by the Current Planning Project Manager.
Compliance not
yet
demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
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Staff Comment: Sign plans were not included with the submitted application materials,
compliance with the sign regulations would be verified when a sign permit application
is submitted.
Compliance not
yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: Sign plans were not included with the submitted application materials,
compliance with the sign regulations would be verified when a sign permit application
is submitted.
Compliance not
yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: Sign plans were not included with the submitted application materials,
compliance with the sign regulations would be verified when a sign permit application
is submitted.
Compliance not
yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: Sign plans were not included with the submitted application materials,
compliance with the sign regulations would be verified when a sign permit appli cation
is submitted.
Compliance not
yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: Sign plans were not included with the submitted application materials,
compliance with the sign regulations would be verified when a sign permit application
is submitted.
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: Sign plans were not included with the submitted application materials,
compliance with the sign regulations would be verified when a sign permit application
is submitted.
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: Sign plans were not included with the submitted application materials,
compliance with the sign regulations would be verified when a sign perm it application
is submitted.
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.
City of Renton Department of Community & Economic Development
Park 5 Apartments
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19.
Conditional Use Permit Analysis: The applicant has requested a Conditional Use Permit to exceed the
maximum height permitted of 70 feet for vertical mixed-use development in the CV zone. The applicant is
requesting to increase the maximum height to 78 feet, 6 inches. The proposal is compliant with the
following conditional use criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of
the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
✓ a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Staff Comment: Sign plans were not included with the submitted application materials,
compliance with the sign regulations would be verified when a sign permit application
is submitted.
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: Sign plans were not included with the submitted application materials,
compliance with the sign regulations would be verified when a sign permit application
is submitted.
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.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: A lighting plan and lighting details were not included with the
submitted application materials. Staff recommends, as a condition of approval, that a
pedestrian scale lighting plan and light fixture details be provided at the time of Building
Permit Review for review and approval by the Current Planning Project Manager.
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion and recommended condition above.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion and recommended condition above.
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Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: As discussed above, the overall project would meet the objectives and
policies of the Comprehensive Plan, see FOF 16. As conditioned above, the proposed
project would comply with the CV development standards, see discussion above under
FOF 17.
In addition, the Mixed-Use Development Standards require a clear ceiling height of 18’-
0” per RMC 4-4-150. On the project site, the commercial tenant spaces are located at
the north side of the project site facing the intersection of Harrington Ave NE and NE
Sunset Blvd. This location for the commercial tenant spaces would be optimal for
visibility, viability, and activation of the public realm. This location however would be
located at the highest grade topographically on site, which made achieving the required
ceiling heights a challenge within the 70-foot maximum permitted height envelope. By
approving the requested conditional use permit to increase the maximum height
requirement, the proposed project is able to achieve the ceiling heights needed in the
commercial tenant spaces on the optimal location on the project site.
The City’s Urban Design Regulations (RMC 4-3-100) require roofline variations. The
additional requested height with the requested Conditional Use Permit would also be
utilized to provide variation in the proposed roof line. The proposed design would
provide shifting penthouse elements, a continuation of the building’s play of
modulation, and intriguing roof overhang elements. This helps break up the massing
scale and prevents the building from having an out of scale presence from the human
perspective.
✓
b. Effect on Abutting and Adjacent Properties: Building heights shall not result in
substantial or undue adverse effects on adjacent and abutting property. When a
building in excess of the maximum height is proposed adjacent to or abutting a lot
with a maximum height less than the subject property, increased setbacks and/or
step-backs may be appropriate to reduce adverse effects on adjacent or abutting
property.
Staff Comment: The requested additional eight feet, six inches of additional building
height are not anticipated to adversely impact surrounding properties. The additional
requested height would not adversely impact adjacent or abutting property access to
solar light or significantly impact existing views. Upper level building step-backs are
proposed for floors three through seven along the street frontages to reduce the b ulk
and scale of the building at street level.
✓
c. Bulk and Scale: Upper floor step-backs, varied tower heights with separation,
and/or other architectural methods shall be integrated into the design to provide
a human-scaled building edge along the street with access to sky views. Bulk
reduction methods such as varied building geometry, variety in materials, texture,
pattern or color, architectural rooftop elements, and/or other techniques shall be
provided.
Staff Comment: The proposed structure would include upper level step-backs for floors
three through seven to help minimum the bulk and scale of the proposed building at the
street level. Raising portions of our roof line above the height limit allows the project to
better break up the building massing and create a dynamic roofline. Elements proposed
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above the maximum height limit include variegated penthouses and other projecting
elements to provide visual interest.
✓
d. Light and Glare: Building(s) shall be designed so that light and glare impacts upon
streets, public facilities, and public open spaces are minimized.
Staff Comment: None of the portions of the building proposed above the height limit
would include light sources which would generate excessive light or glare to adjacent
neighbors or the public right-of-way.
✓
e. Shade and Shadow: Building(s) shall be designed so that shade and shadow impacts
on adjacent shadow-sensitive uses (e.g., residential, outdoor restaurants, open
spaces, and pedestrian areas) are minimized.
Staff Comment: It is not anticipated that the requested additional height would result
in excessive shade or shadows onto abutting or adjacent properties. A shade and
shadow study (Exhibit 21) was submitted with the application materials. The
neighboring property to the south of the project site is similar in scale to the proposed
project and will not be adversely affected for the additional eight (8) feet, size inches in
height requested above the 70-foot height limit. In addition, the use of the neighboring
property to the east, abutting the project site) is currently a surface parking lot with no
nearby buildings. In addition, as previously discussed above upper level building step-
backs are proposed to mitigate the height impacts of the proposed building where it
would abut the public right-of-way.
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 discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Design District Review.
Compliant if
condition of
approval is
met
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: On September 27, 2021 the Environmental Review Committee issued
SEPA Concurrence Memo finding that the Park 5 Apartments project would be
consistent with the Sunset Area Planned Action Ordinance (Ordinance 5813). A Planned
Action Concurrence Review (Exhibit 1) identified the proposal’s impacts could be
mitigated by measures identified in Attachment B of the Planned Action. Therefore,
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staff recommends as a condition of approval, the applicant provide implementation
procedures for each of the mitigation measures identified in Attachment B of the Sunset
Area Planned Action Ordinance #5813 or provide a written narrative of how th e
particular measure is not applicable to the project. The Planned Action mitigation
implementation procedures shall be submitted at the time of Building Permit Review for
review and approval by the Current Planning Project Manager.
Complaint if
conditions of
approval are
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 18, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposed development would be building entries along the NE
Sunset Blvd and Harrington Ave NE street frontages with direct pedestrian connections
to the public sidewalk. In addition, the proposed project would be required to construct
frontage improvements along the site’s street frontages which would include the
construction of sidewalks.
Vehicular access to the site would be provided via one curb cut off of NE Sunset Blvd
and via the existing access easement to the south of the project site off of Harrington
Ave NE.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: As previously discussed above in FOF 18, the service area for refuse and
recyclable deposit areas would be located within the parking garage proposed on the
ground level behind the commercial tenant spaces and lobby area for the residential
units. The service area would be screened with a concrete wall, providing further
screening.
See screening discussion above under FOF 18 for roof top and surf ace mounted utility
equipment.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: It is not anticipated that the proposed development would adversely
impact views of surrounding properties to Lake Washington, Mount Rainier, or other
natural features.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard:
Landscaping.
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Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore, staff
recommended that a lighting plan be provided at the time of building permit review
(See Lighting discussion under FOF 18, Design Review: Lighting).
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed building has been configured to provide the commercial
tenant spaces closest to the intersection of NE Sunset Blvd and Harrington Ave NE.
Upper level building step-backs are proposed for the residential dwelling units proposed
on levels three through seven, which would provide privacy for the residents as well as
provide a noise buffer.
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 scale of the proposed building would be mitigated modulation of
the building facades fronting along abutting street frontages and through upper level
building step backs. Building modulation would be achieved through the use of changes
in plane and depth as well as contrasting major massing with minor/competing massing
gestures and further enhanced through changes in building color. In addition, levels
three through seven have been stepped back from the first two stories, which further
breaks up the size and scale of the proposed building from the street level perspective.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: As conditioned above, the proposed development includes the retention
of three (3) existing mature street trees (two (2) are located along the site’s NE Sunset
Blvd frontage and one (1) is located along the site’s Harrington Ave NE frontage).
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: Staff previously recommended a condition requiring additional
landscaping within the portion of the parking lot that would be considered surface
parking. The addition of the required landscaping would further reduce the impervious
surfaces on the project site.
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
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design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 17, Zoning Development Standard: Landscaping.
✓
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The project site is currently developed with three (3) existing curb cuts
(one off of NE Sunset Blvd and two off of Harrington Ave NE), in addition, the project
site has access off of an access easement over the property to the south off of
Harrington Ave NE. As part of the proposed development, the applicant is proposing to
remove the two (2) existing curb cuts off of Harrington Ave NE which would reduce and
consolidate the number of access points onto the project site from four to two. Access
would be provided via an existing curb cut off of NE Sunset Blvd and via the access
easement over the property to the south off of Harrington Ave NE.
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: Pedestrian walkways are proposed to provide access from the public
sidewalk to building entries and from the structured parking to the public sidewalk. A
concrete sidewalk is proposed to provide access from the structured parking garage to
the public sidewalk on NE Sunset Blvd. Vehicular access would be provided via an
existing curb cut off of NE Sunset Blvd and via the access easement over the property to
the south off of Harrington Ave NE. The proposed site design would provide adequate
separate of pedestrian and vehicular circulation.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The project proposal does not include a designated loading area with
dock high doors. It is anticipated that any loading or deliveries would occur within the
proposed parking garage, adjacent to the back entry of the retail tenant spaces.
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, see previous discussion above under
FOF 17 regarding bicycle parking. The project site is adjacent to a 240 metro transit bus
stop that could provide transit service to Bellevue for new residents living in the new
dwelling units.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 18, Design District Compliance. Staff received a public
comment (Exhibit 15) requesting a pedestrian sidewalk along the south side of the
project site to provide access to the Safeway to the east. Staff has reviewed the request
and noted that any sidewalk extension along the south side of the project site would
lead directly into a surface parking lot that pedestrians would have to navigate before
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reaching the main Safeway entrance. As a pedestrian connection on the south side of
the project site would not provide a pedestrian connection to a building entrance or
network of pedestrian connections on the adjacent property, it would therefore not be
necessary.
✓
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: See FOF 18, Design District Compliance: Recreation Areas and Common
Open Space.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: As previously discussed above, staff has recommended as a condition
of approval, that the three (3) existing mature street trees located along the project’s
frontage be retained as a part of the proposed development.
✓
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. Current Fire impact fees are applicable at the rate of $964.53
per multi-family unit, $0.26 per sq. ft. of office space and $1.25 per sq. ft. of retail space.
The fee in effect at the time of building permit issuance shall be paid prior to permit
issuance. No charge for parking garage areas. Credit is due for the removal of the
existing buildings.
Water and Sewer.
Staff Comment: Water service is provided by the City of Renton. There is an existing 12”
water main on the north side of NE Sunset Boulevard and on the east side of Harrington
Avenue NE that can provide 4,000 gallons per minute (gpm). Separate water meter
installations would be required for the residential use, commercial uses, fire sprinkler
system, and landscape irrigation system.
The development is subject to applicable water system development charges (SDC’s)
and meter installation fees based on the number and size of the meters for domestic
uses and for fire sprinkler use. The SDC fee for water is based on the size of the new
domestic water to serve the project. The 2021 water fees are $4,450.00 per 1-inch
meter, $22,250 per 1-1/2-inch meter, $35,600 per 2-inch meter, and $71,200 per 3-inch
meter. A credit will be issued for any existing water services to be abandoned.
The subject property is within the Highlands Water Main Improvements Special
Assessment District. Based on the special assessment charge of $204.95 per Front-Foot,
379.35 total front-foot, and an interest charge of 5.30% per annum (maximum 10-year
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accrual), the following assessment will apply: Frontage Charge = $204.95 / Front-Foot
x 379.35 Front-Foot x 153.0% = $118,955.97. Final determination of applicable fees
will be made after the water meter size has been determined. SDC fees are assessed
and payable at permit issuance.
Sewer service is provided by the City of Renton. There is an existing 8” lined concrete
main sewer to the north on NE Sunset Boulevard, and a 15” ductile iron main west of
the site on Harrington Avenue NE. There is also an existing 18” PVC trunk sewer west of
the site running north to south down the middle of NE Sunset Boulevard.
The existing side sewers may be reused provided they are relined. Relining of side sewers
will only be permitted after inspection of the side sewer by the Public Works Inspector.
Building side sewers that would be abandoned would need to be cut and capped at the
property line as part of the building demolition. A separate side sewer would be required
for the residential and commercial portions of the building. All new side sewers shall be
a minimum of 6”. A grease trap/interceptor is required for any commercial kitchen.
The development is subject to a wastewater system development charge (SDC) fee. The
2021 SDC fee for sewer is based on the size and number of new domestic water services
to serve the project. The current sewer fee for a 1.5-inch and 3-inch meter install is
$17,250.00 and $55,200 respectively, per meter.
Drainage.
Staff Comment: The site topography slopes moderately from the northeast to the
southwest. There is an existing 24-inch stormwater main located along the northern
frontage, along NE Sunset Boulevard. Based on the City’s flow control map, the site falls
within the Peak Rate Flow Control Standard area matching Existing Site Conditions and
is within the East Lake Washington - Renton Drainage Basin. A preliminary Technical
Information Report (TIR), prepared by CPH Consultants (Exhibit 11) was submitted with
the land use application.
Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain
installed on or off-site shall be designed and sized in accordance with standards found
in the 2017 City of Renton Surface Water Design Manual (RSWDM).
The proposed project would be required to install a storm drain along Harrington
Avenue NE, 200 feet north of the existing catch basin on the east side of Harrington
Avenue NE, in accordance with the RSWDM.
If the proposed project results in new plus replaced pollution generating impervious
surface that would exceeds 5,000 sq. ft., the applicant would be required to provide
enhanced basic water quality treatment. Any proposed detention and/or water quality
vault shall be designed in accordance with the RSWDM that is current at the time of
civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention
and/or water quality vault.
The applicant shall ensure that the proposed water quality facility is sized to
accommodate all PGIS, including the roof area. Roof runoff is not required to be treated
if a leachable materials covenant, that ensure that the roof will be constructed with
non-leachable materials, is provided.
Appropriate on-site Best Management Practices (BMPs) satisfying Core Requirement #9
will be required to help mitigate the new runoff created by this development to the
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maximum extent feasible. Permeable pavement is proposed to be installed as a BMP
where feasible as part of the development proposal.
The 2021 Surface water system development fee is $0.80 per sq. ft. of new impervious
surface, but no less than $2,000.00. This is payable prior to issuance of the construction
permit. This fee is subject to change based on the calendar year the construction permit
is issued.
Transportation.
Staff Comment: Access to the site is proposed via one existing curb cut off of NE Sunset
Blvd and via an existing access easement over the property to the south off of
Harrington Ave NE. The project proposal would require the construction of frontage
improvements along the project site’s NE Sunset Blvd and Harrington Ave NE street
frontages.
The City’s Transportation Department has a capital improvement project along NE
Sunset Blvd, fronting the project site. The City’s 30% preliminary design plans have
delineated additional right of way that is needed to construct the improvements. Right-
-of-way on this site that has been preliminarily determined as needed varies along the
NE Sunset Blvd frontage. Dedication would be required in accordance with the most
current version of the capital improvement project plans along the NE Sunset Boulevard
frontage and at the NE Sunset Boulevard and Harrington Avenue NE corner. Required
frontage improvements would require the installation of paving, curb and gutter, a
street tree planting strip and sidewalk all to be designed in accordance with the most
current version of the capital improvement plan.
Harrington Ave NE is identified in the Sunset Area Surface Water Plan as a Green street.
The required ROW width is 60 feet. The required frontage improvements would consist
of the following: 5-foot sidewalk abutting the existing property line, 6-foot street tree
planter strip, and a 0.5-foot curb.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. For apartments, the 2021 transportation impact fee is
$6,717.10 per dwelling unit. For the proposed commercial use (shopping center), the
2021 transportation impact fee is $26.58 per sq. ft. Transportation impact fees are
subject to change based on the year the building permit is applied for. RMC 4-1-190.H
allows for the applicant to prepare an independent fee calculation for the traffic impact
fee. The applicant submitted a Traffic Impact Analysis (Exhibit 13) which includes a
proposed the impact fee based on net new PM Peak Hour trips that would be generated
by the project. The recommended fee would be assessed at $7,145.85 per net new PM
peak hour trips and would result in a total transportation Impact fee of $200,083.80.
Any consideration and final determination of an independent fee calculation, in
accordance with RMC 4-1-190H, for the total traffic impact fees due would occur during
the Building Permit review. Fees would be paid prior to the issuance of a Building Permit.
A credit would be granted for the existing uses that are proposed for removal. The fee
credit would be calculated based upon the traffic data for the existing uses from the
latest edition of the ITE Trip Generation Manual.
Parks: A Park Impact Fee would be required for the future residential dwelling units.
The current Park Impact Fee is $1,977.62. The fee in effect at the time of building permit
issuance is applicable to this project and is payable at the time of building permit
issuance.
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Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, McKnight Middle School and Hazen High School. A School Impact Fee plus
a 5% surcharge fee, based on new multi-family unit, will be required in order to mitigate
the proposal’s potential impacts to Renton School District. Currently the fee is assessed
at $4,989.00 per multi-family unit. The fee in effect at the time of building permit
issuance is applicable to this project and is payable at the time of building permit
issuance.
N/A l. Phasing: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See stormwater discussion above.
21. Modification Analysis: The applicant is requesting a modification from RMC 4-4-150D.2.a in order to
reduce the floor to ceiling height from 18 feet to 17 feet as well as to reduce the commercial gross floor
area percentage from 50 percent to approximately 22 percent (RMC 4-4-150D.1). These regulations have
subsequently been updated under Ordinance 6029 (Exhibit 22) which was adopted on October 18, 2021,
however according to the language in the adopted Ordinance, complete land use application submitted in
advance of the adoption of Ordinance 6029 were not subject to the amended regulations. The proposal
would be compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2. Therefore, staff
is recommending approval of the requested modification, as noted below:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The applicant contends that the requested modification would
implement the policy direction of the City’s Comprehensive Plan through the provision
of viable commercial tenant spaces at the intersection of NE Sunset Blvd and Harrington
Ave NE. The areas provided for the grade level commercial spaces and ground level
structured parking that would be functional and capable of achieving Renton’s goals of
creating pedestrian activity along the main downtown roadways such as Sunset.
Staff has reviewed the request and concurs that the location of the proposed
commercial tenant spaces would implement the policy direction of the City’s
Comprehensive Plan while also provide adequate area for required parking.
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 shape of our commercial spaces is
governed by the frontages of Sunset Blvd. and Harrington Ave. These two (2) streets
create irregular angles that work against a conventional shaping around other east and
south property lines. With the required 15-foot front yard setback as a starting point,
the applicant contends that they looked to push the spaces inward towards the parking
garage. The applicant further contends that if the gross floor area of the structure did
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not include the structured parking, the proposed project would comply with the fifty
percent (50%) gross floor area requirement. If the structured parking is excluded from
the gross floor area, the proposed project would have a total ground floor square
footage of 7,664 sq. ft. The proposal for 4,124 sq. ft. of the 7,664 gross floor area would
result in a commercial ground floor area percentage of fifty-four percent (54%). Any
requirement to increase the commercial gross square footage on the ground floor
would require a reduction in onsite parking.
The applicant also contends that a reduction in the 18-foot floor to ceiling height
requirement would be necessary to preserve interior ceiling clearances on the
residential levels above. IBC requires a minimum 7’,6” clear height under mechanical
soffits, bathroom ceilings, etc. In order to accommodate the required ceiling heights as
mandated by the IBC, the applicant contends that a 1-foot reduction in the required 18-
foot ceiling height would be necessary. The required 15-foot clear space for ceiling
height would be maintained.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements as the proposed building would
provide the minimum required 15-foot building setback as well as providing adequate
parking for the proposed development. The project site is long and narrow, the
applicant has proposed to concentrate the commercial floor area towards the
intersection of NE Sunset Blvd and Harrington Ave NE, which meets the intent of the CV
development standards as well as the Urban Design Regulations. The usable
commercial area could be expanded in front of the building if the landscaping proposed
were removed and replaced with an expanded pedestrian plaza area. Staff
recommends, as a condition of approval, that a pedestrian plaza exhibit be provided
with the detailed landscaping plan submitted with the civil construction permit
application. The pedestrian plaza exhibit and detailed landscaping plan shall remove
the landscaping proposed between the sidewalk and building along the site’s Sunset
Blvd NE frontage and portions of the Harrington Ave frontage and replace this
landscaping with a pedestrian plaza area that provides amenities including but not
limited to street furniture, planters, scored concrete, etc. to expand the commercial
area in front of the proposed building.
Staff further concurs that the requested 1-foot reduction in floor to ceiling height would
meet the objectives and function of applicable code requirements by maintaining the
15-foot required clear space required.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the proposed twenty percent (20%) gross
floor area of commercial space and one-foot reduction in the required 18-foot floor to
ceiling height would not adversely impact surrounding property owners.
Staff concurs that the requested modification would not be injurious to other properties
in the vicinity. The requested modification would allow for the provision of adequate
parking for the proposed development as well as maintaining the required 15-foot clear
space requirement for ceiling height. If the modification to the fifty percent (50%)
ground floor percentage requirement was not approved, the proposal would be
required to lose some of their proposed parking. If sufficient parking is not provided on-
site, this would increase the parking demand off-site, which could adversely impact
surrounding properties.
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✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criteria criterion ‘b’ and ‘c’.
22. Modification Analysis: The applicant is requesting a modification from RMC 4-4-150D.2.a in order to utilize
the structured parking stall requirements for all parking proposed on the project site as well as to reduce
the drive aisle width from 24 feet to 20 feet and to utilize a parking lift as required parking spaces. The
proposal would be compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2.
Therefore, staff is recommending approval of the requested modification, as noted below:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The applicant contends that the requested modification would
implement the policy direction of the City’s Comprehensive Plan through the
development of an urban mixed-use building with ground floor retail. By utilizing the
structured parking standards, reducing the parking drive aisle width, and including a
parking lift, the applicant can maximize the amount of on-site parking while also
providing the maximum area available for level one (1) commercial and residential
occupancies to operate.
Staff has reviewed the request. The majority of the proposed on-site parking would be
provided underneath the building and would be subject to the structured parking
standards. There is a small amount of parking proposed on the eastern portion of the
project site that would be outside of the building footprint and would be subject to the
surface parking standards. However, as the vast majority of the site would be subject
to the structured parking standards, for consistency purposes it is reasonable to apply
the same structured parking standards to the entire site. In addition, to maximize the
amount of parking provided onsite as well as to provide the maximum area of
commercial space, the spaces provided within the parking lift should be counted
towards required parking and the drive aisle widths between parking rows should be
reduced. The use of consistent parking standards for all onsite parking, counting the
parking provided within the parking lift towards required spaces, and reducing the drive
aisle width between parking rows would allow for the development of the proposed
mixed-use building which would implement the policy direction of the City’s
Comprehensive Plan while also provide adequate area for required parking at an urban
density.
✓
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 layout of onsite parking would be
governed by the irregular shape of the site. The proposed layout which orients the
parking stall rows in a north to south arrangement maximizes the number of stalls
possible. The applicant indicates that due to the larger dimensions required for surface
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parking spaces, the implementation of the 24-foot drive aisle width, and the exclusion
of the spaces provided within the parking lift from the parking stall count would result
in a reduction in overall onsite parking.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements as the proposed parking layout and
proposed parking lift would maximize the number of on-site parking spaces available.
The structured parking stall standards require a minimum width of 8’4” and a minimum
depth of 15’ for standard spaces; a minimum width of 7’6” and a minimum depth of 12’
for compact spaces; and compact spaces may comprise fifty percent (50%) of all
structured parking spaces. The proposal to utilize consistent parking standards for all
onsite provided parking, reduce the drive aisle width from 24 feet to 20 feet, and to
count the spaces provided within the proposed parking lift towards the required spaces
would meet the objectives and function intended by the adopted parking regulations.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the request to utilize the structured parking
standards for all onsite parking spaces, to count the spaces provided within the
proposed parking lift and to reduce the drive aisle width to 20 feet would not adversely
impact other properties in the vicinity.
Staff concurs that that the requested modification would not be injurious to other
properties in the vicinity. The requested modification would allow for the provision of
adequate parking developed at a consistent standard for the proposed development, if
the modification was not approved, the proposal would be required to lose some of their
proposed parking. If sufficient parking is not provided onsite, this would increase the
parking demand offsite, which could adversely impact surrounding properties.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
23. Modification Analysis: The applicant is requesting a modification from RMC 4-4-150B.2 in order request
an increase in the maximum percentage allowed for interior entrances, lobbies, and areas/facilities
developed for the exclusive use of the building’s residents along the Harrington Ave NE street frontage.
The proposal would increase the amount of allowable residential frontage from 25% to 31.9% of the overall
façade frontage. The proposed frontage for residential entries, lobbies, etc. would measure about 85.66’
over the total frontage length of 268.7’ (31.9%). These regulations have subsequently been updated under
Ordinance 6029 (Exhibit 22) which was adopted on October 18, 2021, however according to the language
in the adopted Ordinance, complete land use application submitted in advance of the adoption of
Ordinance 6029 were not subject to the amended regulations. The proposal would be compliant with the
following modification criteria, pursuant to RMC 4-9-250.D.2. Therefore, staff is recommending approval
of the requested modification, as noted below:
Compliance Modification Criteria and Analysis
✓ a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
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the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The applicant contends that the requested modification would
implement the policy direction of the City’s Comprehensive Plan through the provision
of commercial tenant spaces at the intersection of NE Sunset Blvd and Harrington Ave
NE. The areas provided for the grade level commercial spaces would be functional and
capable of achieving Renton’s goals of creating pedestrian activity along principal
arterials such as NE Sunset Blvd. The proposal would concentrate the location of the
ground floor residential entry/lobby space to Harrington Ave NE, which is classified as
a residential access street with less pedestrian traffic.
Staff has reviewed the request and concurs that the location of the proposed
commercial tenant spaces would implement the policy direction of the City’s
Comprehensive Plan which would encourage the concentration of the commercial uses
along the NE Sunset principal arterial.
✓
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 although the frontage of the residential
spaces appears to make up a great portion of level 1, when broken down, residential
amenity areas is proposed to total about 1,439 sf of 6956 sf (20.6%) of level 1 area.
There is no room to push the residential deeper and widen the commercial more due to
parking configuration, causing the longer dimension of non-commercial spaces to be
elongated along Harrington. The current length proposed for the residential space
would provide enough room for a generous lobby area and leasing offices, while also
providing screening of the onsite parking in compliance with the Urban Design
Regulations (RMC 4-3-100). The applicant considered the idea of pushing the
Harrington Ave NE retail frontage further to the south, however this was limited by the
exit towers of the apartments. Currently, the positions of the two (2) main stair towers
are separated far enough to comply with the requirements of IBC 1015.2.1 minimum
exit separation. If the commercial tenant spaces were shifted further to the south along
Harrington, this would result in the two (2) exit towers being too close for emergency
conditions and would result in non-compliance with the IBC standards.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements as the proposed design would
provide to concentrate the commercial tenant space at the intersection of NE Sunset
Blvd and Harrington Ave NE, provide screening of the onsite parking garage, provide
storefront glazing along Harrington Ave NE, and would comply with IBC exit standards.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the increase in residential entry/lobby
space along Harrington Ave NE would not adversely impact other properties in the
vicinity.
Staff concurs that that the requested modification would not be injurious to other
properties in the vicinity. The requested modification would result in a pedestrian-
oriented façade required by the Urban Design Regulations along all street frontages and
would provide screening of the onsite parking garage while complying with the IBC
required exiting requirements.
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✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Center 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 17.
3. The proposed Park 5 Apartment Mixed-Use Building complies with the Bonus Density provided the
applicant complies with City Code and conditions of approval, see FOF 17.
4. The proposed Park 5 Apartment Mixed-Use Building complies with the Urban Design Regulations provided
the applicant complies with City Code and conditions of approval, see FOF 18.
5. The proposed Park 5 Apartment Mixed-Use Building complies with the Conditional Use Criteria for
Building Height provided the applicant complies with City Code and conditions of approval, see FOF 19.
6. The proposed Park 5 Apartment Mixed-Use Building complies with the Site Plan Review criteria as
established by City Code and state law provided all advisory notes and conditions are complied with, see
FOF 20.
7. The proposed Park 5 Apartment Mixed-Use Building complies with the street standards as established by
City Code, provided the project complies with all advisory notes and conditions of approval contained
herein, see FOF 20.
8. There are adequate public services and facilities to accommodate the proposed Park 5 Apartment Mixed-
Use Building, see FOF 20.
9. The proposed Park 5 Apartment Mixed-Use Building complies with the Modification Criteria for reduction
of the gross commercial square footage for commercial uses as well as the one-foot reduction in the 18-
foot floor to ceiling height required within mixed-use buildings provided the applicant complies with City
Code and conditions of approval, see FOF 21.
10. The proposed Park 5 Apartment Mixed-Use Building complies with the Modification Criteria for
application of the structured parking standards for all onsite parking spaces as well as the reduction in
drive aisle width from 24 feet to 20 feet provided the applicant complies with City Code and conditions of
approval, see FOF 22.
11. The proposed Park 5 Apartment Mixed-Use Building complies with the Modification Criteria for an
increase in the maximum percentage of residential amenity space along the street frontage provided the
applicant complies with City Code and conditions of approval, see FOF 23.
12. Key features, which are integral to this project include architectural elements included on the submitted
building elevations and three (3)dimensional renderings. The proposed building would be constructed
utilizing high-quality building materials and would include modulation and articulation features including
upper level building step-backs that would reduce the bulk and scale of the proposed building as it would
relate to the pedestrian environment. The commercial tenant spaces are proposed to wrap around the
corner along the Harrington Ave NE frontage, extending the commercial presence from NE Sunset Blvd to
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Harrington Ave NE. In addition, the proposed elevations include beam and arbor features proposed at the
roofline, weather protection at building entries and over outdoor plaza areas, glazing at the ground level
and second story elevations, and an angular building design at the NE Sunset and Harrington Ave NE
intersection. Outdoor plaza areas would be required in front of the commercial spaces along NE Sunset
Blvd to expand the interior commercial space outside.
J. RECOMMENDATION:
Staff recommends approval of the Park 5 Apartments, File No. LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-
A, as depicted in the Preliminary Colored Renderings (Exhibit 2), subject to the following conditions:
1. A draft agreement in a form approved by the City with the King County Recorder’s Office requiring
that the one (1) affordable housing unit remain affordable housing for fifty (50) years or the life
of the development, whichever is less, shall be provided for review and approval at the time of
Building Permit review to the Current Planning Project Manager and City Attorney. This
agreement shall be a covenant running with the land, binding on the assigns, heirs and successors
of the applicant to the satisfaction of the City Attorney. Such agreement shall be recorded prior
to Temporary Certificate of Occupancy.
2. The existing London plane street trees shall be retained. To ensure that these trees are not
adversely impacted during project construction, staff recommends that a certified arborist be
onsite during installation of utilities and frontage improvements in the vicinity of these trees.
Should it be determined that the trees are not able to be retained due to utility conflicts or other
construction impacts as determined by the Current Planning Project Manager that would be
detrimental to the viability of the street trees, the applicant shall replace the large mature species
trees with comparable species.
3. A detailed landscape plan shall be provided at the time of Construction Permit review for review
and approval by the Current Planning Project Manager. The detailed landscape plan shall include
the required 10-foot perimeter parking lot landscaping along the project site’s east property line
and shall provide 15 sq. ft. of landscaping per parking space (s ee RMC 4-4-070H.4 and 5 for
additional requirements) for all proposed surface parking lot spaces.
4. A parking agreement ensuring that joint use parking is available for the duration of the uses shall
be submitted to the Current Planning Project Manager for review and approval at the time of
Building Permit review.
5. The applicant shall 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.
6. Details shall be provided on the floor plans submitted with the building permit application
including: ADA complaint bathrooms (common facilities are acceptable), central plumbing drain
line and grease trap and ventilation system for a potential future commercial kitchen. The floor
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plans shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
7. Weather protection shall be expanded to encompass all building entries and outdoor pedestrian
plaza areas.
8. An open space programming plan shall be submitted with the Building Permit application. The
plan shall provide clear details of all amenity spaces and the programming consis tent with the
common open space standards. The programming plan shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
9. Details of proposed outdoor seating area furniture shall be provided at the time of Building Permit
Review for review and approval by the Current Planning Project Manager. Proposed outdoor
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.
10. Architectural detailing shall be added to the blank wall proposed on the south portion of the west
façade. The detailing shall be provided on the building permit application’s elevation sheets to be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
11. A materials board shall be submitted at the time of Building Permit Review for review and
approval by the Current Planning Project Manager. The materials board shall include materials
that a 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.
12. A cohesive sign package for the retail and residential portions of the building shall be submitted
at the time of Building Permit Review for review and approval by the Current Planning Project
Manager.
13. A pedestrian scale lighting plan and light fixture details shall be provided at the time of Building
Permit Review for review and approval by the Current Planning Project Manager.
14. Implementation procedures for each of the mitigation measures identified in Attachment B of the
Sunset Area Planned Action Ordinance #5813 or provide a written narrative of how the particular
measure is not applicable to the project shall be provided. The Planned Action mitigation
implementation procedures shall be submitted at the time of Building Permit Review for review
and approval by the Current Planning Project Manager.
15. A pedestrian plaza exhibit shall be provided with the detailed landscaping plan submitted with
the civil construction permit application. The pedestrian plaza exhibit and detailed landscaping
plan shall remove the landscaping proposed between the sidewalk and building along the site’s
Sunset Blvd NE frontage and portions of the Harrington Ave frontage and replace this landscaping
with a pedestrian plaza area that provides amenities including but not limited to street furniture,
planters, scored concrete, etc. to expand the commercial area in front of the proposed building.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Park 5 Apartments
Land Use File Number:
LUA21-000323, SA-H, MOD, MOD, CUP-A, CUP-A
Date of Hearing
November 16, 2021
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Kyle Stevens
Grouparchitect
1735 Westlake Ave N, Suite
200, Seattle, WA 98109
Project Location
960 Harrington Ave NE,
Renton, WA 98056
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-12: As shown in the Environmental Consistency Analysis Memo to the Environmental Review
Committee (ERC)
Exhibit 14: Staff Report to the Hearing Examiner
Exhibit 15: Public Comments
Exhibit 16: Transportation Concurrency
Exhibit 17: Advisory Notes
Exhibit 18: Neighborhood Meeting Minutes
Exhibit 19: Level 1 Floor Plan
Exhibit 20: Parking Analysis Email
Exhibit 21: Shade and Shadow Study
Exhibit 22: Ordinance 6029