HomeMy WebLinkAboutSR_HEX_Report_Jefferson_Highlands_220412_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_Jefferson_Highlands_220412_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: April 12, 2022
Project File Number: PR21-000425
Project Name: Jefferson Highlands Unit Lot Subdivision
Land Use File Number: LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Project Manager: Clark H. Close, Senior Planner
Owner/Applicant: Anita and Timothy Woo, 12906 NE 25th Pl, Bellevue, WA 98005
Contact: Briana Bennington, Encompass Engineering & Surveying, Inc., 165 NE Juniper St,
Suite 201, Issaquah, WA 98027
Project Location: 1518 Jefferson Ave NE (APN 7227801555)
1524/1526 Jefferson Ave NE (APN 7227801560)
1513/1515 Kirkland Ave NE (APN 7227801485)
Project Summary: The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Site Plan Review,
Conditional Use Permit, Street Modification Approval, and Con currence with the
Sunset Area Planned Action EIS for 18 townhomes. The subject site consists of
three (3) separate adjacent tax parcels in the Highlands Community Planning Area
at 1518 Jefferson Ave NE, 1524/1526 Jefferson Ave NE and 1513/1515 Kirkland
Ave NE. The project site is located in the Residential -14 (R-14) zoning district and
the Residential High Density (HD) land use designation. The applicant is proposing
to demolish the existing structures and subdivide into 18 unit lots and four (4)
tracts. The townhouses are organized in three (3) six-unit blocks; six (6) units are
proposed along Kirkland Ave NE and 12 units are proposed along Jefferson Ave NE.
The units along Jefferson Ave NE would include detached garages and the units
along Kirkland Ave NE would include attached garages located beneath the second
floor living space. The applicant is requesting a conditional use permit to increase
the maximum wall plat height up to 32 feet to allow for three-story high buildings
with rooftop terraces. The proposed project would result in a net density of 18.2
du/ac. Two (2) of the 18 unit lots would be affordable under density bonus review.
The units are proposed to be between 1,900 and 2,600 s f. Access to the units is
proposed via a 16-foot-wide temporary alley on Kirkland Ave NE (8 feet of the
temporary access is located off-site to the south) and a new 16-foot-wide alley
located between the proposed new townhomes. All 22 significant onsite trees are
proposed to be removed.
Site Area: 0.99 acres
NE 15th St Kirkland Ave NE Jefferson Ave NE
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 2 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
B. EXHIBITS:
Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report
Exhibit 20: Staff Report to the Hearing Examiner
Exhibit 21: Re-Notice of Application and Public Hearing
Exhibit 22: Concurrence Memo Determination with the Sunset Area Planned Action EIS Decision
Exhibit 23: Jefferson Highlands Hearing Examiner Decision (LUA19 -000163)
Exhibit 24: Street Modification Request
Exhibit 25: Neighborhood Meeting Materials
Exhibit 26: Draft Deed of Dedication (Alley)
Exhibit 27: Draft Ingress/Egress & Utilities Easement
Exhibit 28: Renton School District Response Letter
Exhibit 29: Hazardous Materials Management Statement
Exhibit 30: Certificate of Articles of Incorporation
Exhibit 31: Declaration of Covenants, Conditions and Restrictions
Exhibit 32: CI-159 Minimum Dimensions for Open Space
C. GENERAL INFORMATION:
1. Owner(s) of Record: Anita and Timothy Woo, 12906 NE 25th Pl, Bellevue,
WA 98005
2. Zoning Classification: Residential-14 (R-14)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Two (2) duplexes, single-family home, detached
garage, carport, and a couple of small outbuildings .
5. Critical Areas: Regulated slopes
6. Neighborhood Characteristics:
a. North: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 (R-14) zone
b. East: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential
Multi-Family (RMF) zone
c. South: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 (R-14) zone
d. West: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential -
14 (R-14) zone
7. Site Area: 0.99 acres
D. HISTORICAL/BACKGROUND:
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 3 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Epstein) A-46-001 1246 04/16/1946
Preliminary Plat, Unit Lot Subdivision,
Administrative Site Plan,
Administrative Conditional Use,
Environmental (SEPA) Review, Street
Modification (Jefferson Highlands)
LUA19-000163 N/A 10/21/2019
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is a new 12-inch City water main
being installed in Jefferson Avenue NE that will deliver a maximum total flow capacity of 2,500 gallons
per minute (gpm). There is an existing 10-inch City water main located in Kirkland Ave NE that can
deliver a maximum total flow capacity of 2,500 gpm.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch concrete gravity
wastewater main located in Jefferson Ave NE. There is an existing 8-inch concrete gravity wastewater
main located in Kirkland Ave NE.
c. Surface/Storm Water: There are 12-inch stormwater mains located in Jefferson Ave NE. Runoff from
the existing site includes two (2) duplexes where no stormwater infrastructure currently exists onsite.
2. Streets: Jefferson Avenue NE is a Residential Access Street with an existing right-of-way (ROW) width of
50 feet as measured using the King County Assessor’s Map. Kirkland Avenue NE is a Residential Access
Street with an existing ROW width of 60 feet as measured using the King County Assessor’s Map. There is
an existing sidewalk located on both sides of the development.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 4 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
6. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
d. Section 4-9-065: Density Bonus Review
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on October
29, 2021 and determined the application complete on December 13, 2021. The project was re-noticed on
February 15, 2022 once it was determined that the subject site is located in the Sunset Area Planned
Action Area EIS Boundary and the applicant requested concurrence with the Sunset Area Planned Action
EIS (Exhibit 21). The project complies with the 120-day review period once concurrence with the Sunset
Area Planned Action EIS was confirmed and the project was renoticed.
2. On October 21, 2019, the applicant received preliminary plat, unit lot subdivision, site plan, conditional
use, and street modification approval for Jefferson Highlands 13 townhomes located at 1513-1515
Kirkland Ave NE, Renton, WA 98056 and 1524-1526 Jefferson Ave NE, Renton, WA 98056 (LUA19-000163;
Exhibit 23). The previously approved Jefferson Highlands project is set to expire on April 21, 2025. The
previous land use decision would be vacated by the applicant with the issuance of a new land use decision
to prevent two approvals on the some of the same property.
3. A virtual neighborhood public meeting was held on October 6, 2021 via Microsoft Teams. No members of
the public attending the meeing or provided comments and questions : See Exhibit 25.
4. The project site is located 1518 Jefferson Ave NE (APN 7227801555), 1524/1526 Jefferson Ave NE (APN
7227801560) and 1513/1515 Kirkland Ave NE (APN 7227801485).
5. The project site is currently developed with two (2) duplexes, a single-family home, a detached garage, a
carport, and six (6) small outbuildings.
6. Access to the site would be provided via a 16-foot-wide shared temporary alley along the south end of
1513/1515 Kirkland Ave NE (8 feet of the temporary access is located off-site on parcel 7227801490) and
a new 16-foot-wide alley located between proposed townhome Lots 1-6 and Lots 7-12 and along the
eastern portion of Lots 13-18 with temporary access located offsite on parcel 7227801490.
7. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
8. The site is located within the Residential-14 (R-14) zoning classification.
9. There are approximately 22 significant trees located on-site, of which the applicant is proposing to remove
and replace all onsite significant trees.
10. The site is mapped with regulated slopes (less than 25%) near the southern most portion of the project
site.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 5 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
11. Approximately 650 cubic yards of material would be cut on-site and approximately 1,550 cubic yards of
fill is proposed to be brought into the site.
12. The applicant is proposing to begin construction in the summer/fall 2022 and end in winter 2023.
13. Staff received no public comment letter(s).
14. No other public or agency comments were received.
15. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
March 14, 2022 the Environmental Review Committee determined that the project proposal was
consistent with the Sunset Area Planned Action Ordinance and Envi ronmental Impact Statement (EIS)
(Exhibit 22).
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
17. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. Residential High Density unit types are designed to incorporate features from
both single-family and multifamily developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and infrastructure.
The proposal is compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓
Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 6 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
18. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to encourage
development, and redevelopment, of residential neighborhoods that provide a mix of detached and
attached dwelling structures organized and designed to combine characteristics of both typical single -
family and small-scale multi-family developments. Structure size is intended to be limited in terms of bulk
and scale so that the various unit types allowed in the zone are compatible with one another and can be
integrated together into a quality neighborhood. Project features are encouraged, such as yards for private
use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of
community. Civic and limited commercial uses may be allowed when they support the purpose of the
designation. The proposal is compliant with the fol lowing development standards, as outlined in RMC 4 -2-
110.A, if all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements. Individual unit lots are exempt from the maximum net de nsity
requirements, however the density of the parent site shall not exceed the maximum
net density of the zone.
Bonus density is permitted in the R-14 zone, up to a maximum of 18 dwelling units per
net acre, provided one bonus market-rate dwelling unit may be granted for each
affordable dwelling unit constructed on site above the maximum density permitted. All
projects must construct at least two (2) affordable dwelling units.
Staff Comment: After the deduction of the required 339 square feet of right-of-way
(ROW) dedication from Jefferson Ave NE from the 43,332 square foot gross site area,
the proposal results in a net site area of 42,993 square feet or 0.987 net acres. The
proposal for 18 units on the 0.987 net acre site would result in a net density of 1 8.2
dwelling units per net acre (18 units / 0.987 acres = 18.24 du/ac), which would comply
with the maximum 18 du/ac permitted via the density bonus requirements rounded
down to the nearest whole number. For the project to qualify for bonus density and
comply with RMC 4-9-065, two (2) units proposed above 14 du/ac would be designated
as affordable. 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 remain affordable for fifty
(50) years or the life of the development, whichever is less. This agreement shall be a
covenant running with the land, bi nding 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 affordable housing affordability covenant and use agreement be
submitted to the Current Planning Project Manager for review and approval by the
Planning Project Manager and the City Attorney prior to civil construction permit
issuance. In addition, the applicant shall identify the third-party with an agreement in
principle to assist with monitoring the project’s compliance with the affordable housing
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 7 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
requirements prior to building permit issuance for the affected units. Such affordability
agreements shall be recorded prior to Temporary Certificate of Occupancy.
✓
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required. Individual unit lots created for townhouses are not required to comply
with the minimum lot size, minimum lot width, and minimum lot depth requirements
of the underlying zoning designation, however the whole parent site shall comply with
all development standards as though it were a standalone lot.
The following table identifies the proposed approximate dimensions for Unit Lots 1-18,
Tracts A-D, and parent lot:
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Unit Lot 1 1,395 21.39 65.21
Unit Lot 2 1,064 16.32 65.19
Unit Lot 3 1,063 16.30 65.17
Unit Lot 4 1,062 16.30 65.15
Unit Lot 5 1,062 16.31 65.12
Unit Lot 6 1,403 21.53 65.12
Unit Lot 7 2,043 21.49 94.92
Unit Lot 8 1,548 16.31 94.92
Unit Lot 9 1,548 16.31 94.91
Unit Lot 10 1,548 16.31 94.91
Unit Lot 11 1,548 16.31 94.91
Unit Lot 12 2,033 21.42 94.90
Unit Lot 13 2,036 21.46 94.90
Unit Lot 14 1,548 16.31 94.90
Unit Lot 15 1,547 16.31 94.90
Unit Lot 16 1,547 16.31 19.89
Unit Lot 17 1,547 16.30 94.89
Unit Lot 18 2,365 24.90 94.88
Tract A (Private
Access/Drainage)
2,205 N/A N/A
Tract B (Common
Open Space/Utility)
3,166 N/A N/A
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 8 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
Tract C (Pedestrian
Access)
590 N/A N/A
Tract D (Common
Open Space/Utility
7,466 N/A N/A
Parent Site 43,332 220 236.46
Staff Comment: The individual unit lots are not required to comply with the minimum
lot size, width, and depth requirements of the R -14 zone. The new proposed lot lines
outline the building footprint of the individual townhome units with a small private yard
area on each unit lot. Unit Lots 7-18 contain detached garages off the public alley . The
parent site meets the minimum lot size, width and depth requirements of the R-14 zone,
as shown in the table above.
✓
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley then 10 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet,
and the rear yard is 10 feet. In a unit lot subdivision, the setback requirements apply to
the parent site, but would not apply to the individual unit lots.
Staff Comment: The proposed 18 townhomes and 12 detached garages, as shown on
the submitted preliminary plat map (Exhibit 4), would meet or exceed all the required
R-14 zone setback areas from the property lines of the parent site.
Compliant if
condition of
approval is
met
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. Individual unit lots created for
townhouses are not required to comply with the maximum building coverage and
maximum impervious surface area limitations of the underlying zoning designation,
however the whole parent site shall comply with such standards as though it were a
standalone lot.
In the R-14 zone, a maximum building height of 3 stories with a wall plate height of 24
feet is permitted and an increase up to 32 feet may be requested subject to conditional
use permit approval. Roofs with a pitch equal to or greater than 4:12 may project an
additional six (6) vertical feet from the maximum wall plate height. If the height of wall
plates on a building are less than the states maximum the roof may project higher to
account for the difference, yet the combined height of both features shall not exceed
the combined maximums. Common rooftop features, such as chimneys, may project
an additional four (4) vertical feet from the roof surface. Non -exempt vertical
projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six
(6) vertical feet above the maximum wall plate height if the projection is stepped back
one-and-a-half (1.5) horizontal feet from each minimum building setback line for each
one (1) vertical foot above th e maximum wall plate height. Deck enclosures (i.e.,
railings) located above the maximum wall plate height and not stepped back would be
required to be constructed of transparent tempered glass or its equivalent, as
determined by the Administrator.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The proposed townhomes and detached garages would have a total
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 9 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
footprint of 16,253 square feet, which would result in a total building coverage of 3 8
percent (38%) on the 43,332 square foot parent project site, which is less than the 65
percent (65%) maximum permitted on the p arent site.
The project proposal would result in the development of approximately 2 8,763 square
feet of impervious surfaces, which would result in a total impervious surface cover of 6 6
percent (66%) on the 43,332 square foot parent project site, which is less than the 80
percent (80%) maximum permitted on the parent site.
The proposed townhomes would have a total of three (3) stories and a maximum wall
plate height of 32 feet, the applicant has requested a conditional use permit for the
increased wall plate height from 24 feet up to 32 feet with a nontransparent parapet
with a height of 36-8” and a stair enclosure above the wall plate height of 42 feet. The
applicant is proposing flat roofs that would not qualify for the additional six (6) vertical
feet from the maximum wall plate height unless additional step backs are provided. As
required by code, the topmost surface of roofs pitched less than 4:12 and rooftop decks
are required to be below the maximum wall plate height unless such surfaces are
stepped back one and one-half (1.5) horizontal feet from each minimum building
setback line for each one vertical foot above the maximum wall plate height, in which
case they may extend up to six (6) vertical feet above the maximum wall plate height.
The applicable setbacks from the parent site proposed are approximately five feet (5’)
from the side yard (one additional horizontal foot from the minimum building side
setback line) from the north properties and an approximate eight and one-half feet (8
½’) from the side yard (four and one-half feet (4.5) additional horizontal feet from the
minimum building side setback line) from the furthest property to the south. As
proposed, the building parapet on Lots 6 and 7 would not be allowed to extend up to
six (6) vertical feet above the maximum wall plate height without increasing the side
yard setback from the parent lot. In addition, the stair enclosures would not comply with
allowed vertical projections at 10 feet above the maximum wall plate height. Therefore,
staff recommends as a condition of approval that the applicant submit revised building
elevations that comply with the maximum wall plate height and allowed vertical
projections for wall plates under the conditional use permit. See further discussion and
recommended condition of approval below under FOF 21, Conditional Use Permit
Analysis).
✓
Maximum Number of Units per Building: In the R-14 zone, no more than six (6) units
per building are permitted.
Staff Comment: There are three (3) 6-unit buildings proposed on the project site.
Therefore, none of the proposed buildings would have more than six (6) units per
building.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Street trees and, at a minimum,
groundcover shall be planted within planting strips pursuant to ground cover standards
(subsection L2), provided there shall be a minimum of one 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 . Street trees shall
have a minimum caliper of two inches (2"), and be planted pursuant to the standards
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 10 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
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. 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. Where there is insufficient right-of-way space
or no public frontage, street trees are required in the front yard subject to approval of
the Administrator.
Staff Comment: The applicant submitted a Conceptual Tree Retention and Landscape
Plan, prepared by Varley Varley Varley (dated September 2021; Exhibit 7) with the
project application materials. Frontage improvements on Jefferson Ave NE were
constructed with NE 16th St/Jefferson Ave NE Stormwater Green Connection Capital
improvement Project (CIP) COR Project #SWP-27-4016 and WTR-27-4016. The CIP
included new curb/gutter, street restoration, pervious sidewalks, bioretention cells and
stormwater conveyance systems. A 12 foot (12’) wide bioretention planter strip is
proposed between the concrete curb and concrete sidewalk along Kirkland Ave NE
frontages in order to meet the City’s complete street standards and the Sunset Area
Surface Water Master Plan (Exhibit 10). See FOF 23, Compliance with Subdivision
Regulations: Streets and FOF 24, Modification Analysis for the further discussion on
Kirkland Ave NE property frontage improvements.
The proposed landscape planters would include the planting of four (4) street trees
(Eastern redbud) and up to six (6) different shrubs and groundcover (common rush,
slough sedge, spiraea, dwarf redtwig dogwood, red flowering currant, and kinnikinnik).
There are two (2) driveway curb cuts on Kirkland Ave NE that are proposed to be
removed and replaced with a 16-foot-wide shared temporary access driveway for
ingress and egress at the southeast corner of the project site (half of the temporary
access width is proposed to be located off-site to the abutting property to the south –
APN 7227801490). Landscaping would be required to be installed prior to temporary
certificate of occupancy for the proposed buildings. The 10-foot onsite landscape strip,
located at the back of sidewalk on J efferson Ave NE and Kirkland Ave NE, would be
comprised largely of Persian ironwood, Japanese maple, euonymus, fountain grass,
rhododendron, big leaf hydrangea, nandina, redleaf barberry, and feather reed grass.
The 10-foot onsite landscape strip s would be included as part of Tract D (an
approximately 31-foot-wide common open space/utility tract) or Tract B (an
approximate 27-foot wide common open space/utility tract). Ten feet (10') of on-site
landscaping is required along all public street frontages, with the exception of areas for
required walkways and driveways and those zones with building setbacks less than ten
feet (10'). This requirement applies to lots and tracts alike and thus the first 10 feet of
the common open space/utility tracts, from the back of sidewalk, would be required to
include a mix of trees, shrubs, and ground cover to comply with landscape regulations.
A final detail landscape plan would be submitted and reviewed for landscape code
compliance at civil construction permi t submittal. The site also contains two (2)
additional tracts (Tracts A and C) located at the center of the development for private
access/drainage and pedestrian access, respectively . Improvements within these tracts
include frontage and roadway improvements, access and circulation, and pedestrian
sidewalks for pedestrian connections through the development.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 11 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
As proposed, Tracts A-D would be required to be maintained by the subdivisions’
Homeowners Association. As such, staff recommends, as a condition of a pproval, that
the applicant create a Homeowners’ Association (“HOA”) that maintains all
improvements and landscaping in the common open space tracts and any and all other
common improvements. A Certificate of Articles of Incorporation for Jefferson
Highlands Home Owner’s Association and a Declaration of Covenants, Conditions and
Restrictions for Jefferson Highlands Unit Lot Subdivision were submitted with the
application (Exhibits 30 and 31). The HOA documents shall be submitted to, and
approved by, the Current Planning Project Manager prior to recording of the Unit Lot
Subdivision. Such documents shall be recorded concurrently with the Unit Lot
Subdivision.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of at least twenty percent (20%) 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.
A minimum tree density shall be maintained on each residentially zoned lot. Lots
developed with detached single-family dwelling units in the R-14 zone are exempt from
the minimum tree density requirements. For multi -family development, the minimum
tree density is four (4) significant trees for every five thousand (5,000) square feet. The
tree density may consist of existing trees, replacement trees, trees required pursuant
to RMC 4-4-070.F.1, Street Frontage Landscaping Required, or a combination.
Staff Comment: The applicant submitted a Landscape and Tree Retention Plan,
prepared by Varley Varley Varley, dated September 2021 (Exhibit 7) and an Arborist
Report, prepared by Varley Varley Varley, dated September 6, 2021 (Exhibit 8) with the
project application materials. According to the submitted Arborist Report, there are 22
significant onsite trees, of those six (6) were found to be in “poor” or dangerous
condition, nine (9) were found to be in “ok” health, and seven (7) were found to be in
“good” condition. Based on the submitted subdivision layout, three (3) trees were found
to be in the proposed alley and one (1) was found in the temporary private access
easement tract. After allowed tree deductions, the applicant would be required to
retain two (2) trees.
Per RMC 4-4-130.H.1.e, when the required number of protected trees cannot be
retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at
least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees
to replace each protected tree removed. In-lieu of retaining two (2) existing trees, the
applicant is proposing to replant the site with 37 onsite trees based on the landscape
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 12 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
plan and plant schedule: 4 bloodgood Japanese maple, 3 vine maple, 6 Japanese
snowbell, 11 Persian ironwood, 4 ‘Imperial’ honeylocust, and 9 serviceberry – ‘autumn
brilliance’. According to the submitted landscape plan, the replacement trees would
exceed the minimum tree density requirement. However, the proposed site layout
would allow for the potential to retain up to five (5) trees in ok to good health if the
stormwater improvements were designed to accommodate up to two (2) of the trees
located along the street frontages, specifically trees 1-3 (6” DBH), 10 (14” DBH), or 17
(8,8” DBH). Therefore, staff recommend s as a condition of approval that the applicant
submit a revised tree retention and replacement plan that demonstrates compliance
with minimum tree retention requirement or trees in the replacement plan (up to 24”)
shall be comparable to the mature tree species that are proposed to be removed. A final
detailed landscape plan would be required to be submitted and approved prior to
issuance of a civil construction permit.
✓
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling. Parking regulations require that a minimum of 2 per
dwelling unit, however, 1 per dwelling unit may be permitted for 1 bedroom or less
dwelling units. Tandem parking is allowed . For unit lot subdivisions, the number of
parking spaces required for attached dwellings zone may be averaged and dispersed
among unit lots or within the parent site; however, at least one parking space shall be
provided within each unit lot.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that drive ways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
A parking stall shall be a minimum of twenty feet (20') in length and shall be a minimum
of nine feet (9') in width measured from a right angle to the stall sides.
Staff Comment: The applicant submitted a design review package with floor and roof
plans, project renderings, and building elevations, prepared by KNIT, dated October 26,
2021 (Exhibits 16 and 17) for the proposed townhome units. According to the submitted
floor plans, each of the townhome units would have between three (3) and four (4)
bedrooms, which would require a minimum of two (2) parking spaces per dwelling unit.
The applicant is proposing to provide all required parking on each unit lot as opposed
to averaging the spaces throughout the development. One (1) parking space would be
provided within the designated garage space for each unit and one (1) uncovered space
would be provided in tandem parking within the rear yards off the public alley. As
proposed, the single car garage and the onsite driveway parking area w ould meet the
minimum parking requirements for each unit lot.
✓
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling.
Staff Comment: One-half (0.5) bicycle parking space per one (1) dwelling unit is required
for projects with more than five (5) dwelling units. For attached dwellings, spaces within
the dwelling units or on balconies do not count toward the bicycle parking requirement.
However, designated bicycle parking spaces within individual garages can count toward
the minimum requirement.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 13 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
Based on the proposal for 18 townhome units, a total of nine (9) bicycle parking spaces
are required. The applicant is proposing to provide wall mounted bicycle parking within
the garage space of each unit (Exhibit 16). Therefore, the proposed 18 wall mounted
bicycle parking spaces within each garage would comply with the minimum bicycle
parking standard.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: All existing site fencing is proposed to be removed. A small rockery is
proposed along the southern parent lot. Staff recommends as a condition of approval
that the applicant submit a revised landscape plan that demonstrates compliance with
the fence and retaining wall regulations for review and approval by the Current
Planning Project Manager at the time of civil construction permit application.
Compliance
not yet
demonstrated
Refuse and Recyclables: A minimum of one and one-half (1-1/2) square feet per
dwelling unit in multi-family residences shall be provided for recyclables deposit areas,
except where the development is participating in a City-sponsored program in which
individual recycling bins are used for curbside collection. A minimum of three (3) square
feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area
of eighty (80) square feet shall be provided for refuse and recyclables deposit areas.
Multi-family residences using thirty-five (35) gallon garbage carts or smaller, when
allowed, must meet all of the following requirements:
a. Storage Space: Storage space for carts must be provided either within the garage or
outside.
i. Storage within a garage must be appropriately sized to accommodate both
vehicles and refuse and recycling carts. Storage space for carts must measure at
least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space
must be identified on floor plans.
ii. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size
and be located on the same lot as the dwelling in a side or rear yard.
b. Screening: Outdoor storage must be adequately screened from public view, made of
wood, masonry, or ornamental metal.
c. Pick-Up Location: Space for carts to be placed on garbage pick -up day must be
sufficient to accommodate the number of carts expected to be serviced on pick -up day.
There shall be a direct connection constructed of a smooth surface that allows carts to
be smoothly rolled to the street or other specified pick -up location.
d. Parking Space Obstruction Prohibited: Refuse and recycle carts may not obstruct a
required parking space at any time.
e. Storage in Required Parking Space Prohibited: Refuse and recycle carts may not be
stored in the minimum required parking spaces.
Staff Comment: Based on the proposal for 18 multi-family dwelling units on the project
site, a total of 27 square feet of recyclable deposit areas would be required and 54
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 14 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
square feet of refuse area would be required, for a total minimum area of 81 square
feet. The applicant has shown a trash and recycling storage area on the submitted floor
plans and each unit lot would have individual trash containers (Exhibit 16). As proposed,
it appears that the proposed location of the trash and recycling storage areas within
the garages would not allow for the minimum required storage for both vehicles and
refuse and recycling carts. Further compliance with the requirement for refuse and
recyclables in RMC 4-4-090 would be verified at the time construction or building permit
review. See further discussion below under FOF 19, Design Standards:
Dumpster/Trash/Recycling Collection Area.
Lighting: Exterior lighting shall be provided in order to enhance visibility and security
while accenting key architectural elements and landscape features.
Guidelines: Lighting that is appropriate to the architectural character of the
neighborhood and of a human scale shall be provided. Lighting shall be minimal where
possible to achieve the desired purpose. Light spillover for all lighting, as well as single
source lighting of large areas shall be avoided.
Standards:
a. Lighting shall be limited to illumination of surfaces intended for pedestrians,
vehicles, or key architectural features.
b. Street lighting on residential access streets and limited residential access streets is
required. Lighting facilities and fixtures shall be located outside publi c right-of-way
unless owned, operated and maintained by a power utility franchise. Street lights shall
be no taller than sixteen feet (16') and placed at regular intervals of no more than two
hundred feet (200') on internal roadways and installed in accord ance with chapter 4-6
RMC.
c. Lighting for residential access streets, limited residential access streets, alleyways,
common greens, and parks shall be low intensity. Lighting for common greens and
parks shall be downlighting.
d. All exterior house lighting shall be downlighting or placed beneath building eaves to
prevent light projecting upward.
e. If alley lights are mounted on a garage, they shall be no higher than eight feet (8')
above ground and directed away from adjacent backyards and structures.
f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with
ornamental downlighting fixtures that shall not exceed twelve feet (12') in height.
Staff Comment: The applicant submitted an Illumination Plan, prepared by Transpo
Group, dated October 2021 (Exhibit 14) and Illumination Lighting Calculation Summary,
prepared by Lighting Analysis, Inc., dated October 8, 2021 (Exhibit 15) with the project
application materials. The applicant is proposing six (6) pedestrian luminaire pole and
fixtures at 14 feet (14’) mounting per the luminaire pole schedule and according to
current city standards 116.1, 119, 120, and 121. Three (3) luminaire poles would be
installed on both Jefferson Ave NE and Kirkland Ave NE. Residential streets shall have
minimum light levels of 0.8 foot-candle within the intersections and 0.3 foot-candle
along the sidewalks at a six to one (6:1) uniformity ratio per RMC 4-6-060.I.3. The
applicant is proposing a 0.30 minimum light level and a 5.90 uniformi ty ratio on
Kirkland Ave NE and a 0.32 minimum light level and a 4.31 uniformity ratio on Jefferson
Ave NE. Final lighting plans would be reviewed at the time of construction utility permit.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 15 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
An exterior architectural lighting plan for each dwelling unit was not provided with the
application; therefore, staff recommends, as a condition of approval, that a n
architectural lighting plan shall be provided at the time of building permit review for
review and approval by the Current Planning Project Manager . To ensure safety and
avoid excessive brightness, pedestrian scale lighting should be provided on the primary
entries of each unit, rear elevations facing the alley, as well as along the interior
pedestrian walkways as necessary to provide sufficient ligh ting for pedestrian safety
but shall also be designed to minimize light spill and glare onto adjoining properties.
19. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-14
zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan ,
enhance quality of life by encouraging new residential development to produce beautiful neighborhoods
of well-designed homes, and to mitigate adverse impacts of density for the neighborhood and the
surrounding community. Compliance with Site Design Standards must be demonstrated prior to approval
of the subdivision. These standards are divided into three (3) areas: site design, open pace, and residential
design. Compliance with Residential Design Standards would be verified prior to issuance of the bui lding
permit for the new single-family homes. The proposal is consistent with the following design standards,
unless noted otherwise:
Compliance Design Standards R-14 and Analysis
Compliant if
condition of
approval is
met
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The proposal includes five (5) structures - three (3) multifamily
townhome structures with six (6) units per structure and two (2) detached garage
structures for 12 of the townhome units. The individual unit lots range in size from 1,062
square feet to 2,365 square feet with an average unit lot size of 1,550 square feet. As
proposed, the building footprints for each townhome are all roughly the same size at
40’ long by approximately 16’-4” wide. More specifically the unit lots have the following
lot widths (six (6) corner unit lots at 16’-4 ¾” and 12 interior unit lot at 16’-3 5/8”). Small
amounts of variation in unit lot dimensions and unit lot sizes lends itself to only allow
for similar home sizes. To create more variation in townhome size, as viewed from the
public streets, staff recommends as a condition of approval that more variation in
corner and interior individual unit lot widths be applied to the unit lot subdivision to
create a greater variety of home sizes between the townhome structures. A revised
preliminary plat plan shall be provided at the time of building permit review for review
and approval by the Current Planning Project Manager.
✓
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 16 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
Staff Comment: The proposed development is required to comply with the current
version of the City of Renton Surface Water Design Manual (RSWDM).
Compliance
not yet
demonstrated
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the desi gn.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight foot (8') separation from any dwellings.
Staff Comment: The garages of Units 1-6 would be attached beneath the second floor
living space and the garages of Units 7-18 would be detached and set back
approximately 8’-7 3/8” from the townhomes on Jefferson Ave NE. All garages would
be accessed from the north/south public alley, located at the rear of the center of the
unit lot subdivision. The garage designs are similar to that of the townhomes.
Compliance for this standard would be verified at the time of building permit review.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: Not applicable, the project site is less than 10 acres in area.
Compliant if
condition of
approval is
met
Standards for Common Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage faciliti es (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 17 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one (1) acre or smaller in
size, open space(s) shall be no less than thirty feet (30') in any dimension. For
sites larger than one (1) acre in size, open space(s) shall be no less than forty
feet (40’) in any dimension. For all sites, allow for variation, open space(s) of
less than the minimum dimensions (thirty feet (30’) or forty feet (40’), as
applicable) are allowed; provided that when all of a site’s open spaces are
averaged the applicable dimension requirement is met (Exhibit 32).
5. A pedestrian entry easement can be counted as open space if it has a minimum
width of twenty feet (20') and within that twenty feet (20’) a minimum five feet
(5') of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in si ze with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
one foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Staff Comment: Based on the proposal for 18 townhome units, a total of 6,300 square
feet of common open space would be required. Landsc aped common open space,
totaling 7,466 square feet is proposed within two (2) common open space/utility tracts
(Tracts D) located along the public street frontages. The proposed common open green
spaces of Tract D would comply with the required 30-foot of open space in any direction.
No above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) are
proposed within the common open space requirement. A total of nine (9) 3’x8’x2’
galvanized pea patch planter or approximately 24 square feet each in surface area are
proposed. One-half of each planter would be available to each unit. Together, the
greater pea patch areas (planter, bench, crushed rock and screened off area, would
have a combined area over 1,000 square feet across all three (3) pea patch areas.
Additionally, the pea-patch must include a water, fencing with a one-foot (1') landscape
area on the outside of the fence, landscaping with flowers, plants, and/or shrubs a tool
shed, and a common area with space for compost bins. The 3’ x 8’ galvanized planter
beds would be required to be upsized in order to comply with the individual plot
measurement of 10’ x 10’ as required by code. Therefore, staff recommends as a
condition of approval that the applicant submit additional information with the civil
construction permit application demonstrating the project’s compliance with the pea -
patch common open space requirements for review and approval by the Current
Planning Project Manager.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 18 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
In addition, code requires that open space shall include picnic areas, space for
recreational activities, and other activities as appropriate. The project proposal does
not include picnic areas or other recreational activities. Therefore, staff recommends as
a condition of approval that the applicant include and show required picnic areas, space
for recreational activities, and other activities as appropriate within the common open
space for review and approval by the Current Planning Project Manager at the time of
civil construction permit. In addition, the applicant shall demonstrate compliance with
the common open space areas maximum slope of five percent (5%) requirement at the
time of civil construction permit application.
✓
Standards for Private Yards: Developments of four (4) or more dwelling units: Each
ground-related dwelling shall have a private yard that is at least two hundred fifty (250)
square feet in size with no dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Staff Comment: Each individual unit lot includes private open space. Each unit lot would
have private yard areas, balconies off the second story, and rooftop terraces with
private open space on top of each of the proposed primary structures. The ground
related private yard areas have a depth of eight feet (8’) on Jefferson Ave NE; however,
the units on Kirkland Ave NE (Units 1-6) have private yard areas that are less than two
hundred fifty (250) square feet in size with dimension less than eight feet (8') in width.
The proposing balconies and rooftop terraces for each of the townhome units would
meet open space guidelines to count towards the private yard areas and to achieve the
two hundred fifty (250) square feet of open space per unit. Under compliance with the
standards for private yards and open space guidelines, the proposed private yard areas
plus the proposed balconies would comply with the two hundred fifty (250) square feet
of private yard.
✓
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Desi n Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six in ches
(36") on center.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 19 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: The proposed units would front either Jefferson Ave NE or Kirkland Ave
NE and would include direct pedestrian connections to the public sidewalk from the
front door of each unit via a five-foot (5’) wide concrete sidewalk. In addition, the
applicant is proposing one (1) additional east/west five-foot (5’) wide concrete sidewalk
from Jefferson Ave NE to the public alley and from the public alley to Kirkland Ave NE
through the middle of the development. The centralized walkway would connect
common open spaces located along each public street frontage and provide adequate
pedestrian connection from the guest parking area to the primary entry of each unit.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: The primary entries for Units 1-6 would be oriented towards Kirkland
Ave NE and the primary entries for Units 7-18 would be oriented towards Jefferson Ave
NE. Each entry must include a porch or stoop with a minimum depth of five feet (5') and
shall be a minimum height of twelve inches (12") above grade. Further compliance for
this standard would be verified at the time of building permit review.
✓
Façade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2') in
depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all façades facing streets or public spaces.
Staff Comment: The primary building elevations include modulation and articulations
throughout the units and are oriented toward the street. Each building includes a 4-
hour fire wall that projects four feet (4’) beyond the face of the units . The end units
include at least one foot (1') side articulation above the ground level.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 20 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
Staff Comment: The proposed elevations include primary windows that are
proportioned vertically. All primary doors would have inset vertical glass reveals that
would face a public street. It is unclear, based on the information submitted, whether
three and one-half inches (3 1/2") trim is proposed around all doors. Further compliance
for this standard would be verified at the time of building permit review.
Compliant if
condition of
approval is
met
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3. To differentiate the same models and elevations, different colors shall be used,
and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: The primary building form is the dominating form and no porches would
exceed one story. A color palette coded to the exterior elevations was provided with the
submitted application materials (Exhibit 17). The color palette included a color and
material legend for stucco, James Hardie artisan shiplap siding system, Bridger steel
shiplap panel system, aluminum window system with insulated glazing, James Hardie
reveal panel system with recess trim and countersunk fasteners in Arcade White (SW-
7100), Coming Up Roses (SW-6585), Honey Bees (SW-9018), Fun Yellow (SW-6908),
Chartreuse (SW-73), Scanda (SW-6529), and Kismet (SW-6830) colors. See
recommended condition for applicant to provide a materials board and color palette,
coded to the exterior building elevations, to the Current Planning Project Manager for
review and approval at the time of building permit review under FOF 19, Design
Standards: Materials and Color.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The applicant is proposing flat rooftop terraces for the primary units
and flat rooftops for the detached garages. Further compliance for all roof material to
be fire retardant would be verified at the time of building permit review.
N/A
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: The building’s modern architecture does not include eaves or fascia.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 21 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
Compliant if
condition of
approval is
met
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: Staff was unable to verify whether the required three and one -half
inches (3 ½”) minimum trim would be provided around all windows and doors. In
addition, staff was unable to verify the presence of one of the following architectural
details: shutters, knee bracers, flower boxes, or columns. Therefore, staff recommends,
as a condition of approval that the applicant either submit revised elevations providing
the required three and one-half inches (3 1/2") minimum trim surrounding all windows
and doors and one of the following architectural details: shutters, knee braces, flower
boxes, or columns. Alternatively, the applicant may submit a modification request to
vary from any of these standards. The revised elevations or modification request shall
be submitted to the Current Planning Project Manager for review and approval at the
time of building permit review.
Compliant if
condition of
approval is
met
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and fiv e-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deepe r tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval.
4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: A fully detailed materials board and corresponding elevation drawings
were not submitted with the application materials; therefore, staff is unable to verify
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 22 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
compliance with this requirement. Staff recommends, as a condition of approval that a
materials board and color palette coded to each building elevation, be provided to the
Current Planning Project Manager for review and approval at the time of building
permit review.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and det ails typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance with this requirement would be verified at the time of civil
construction review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: Not applicable, no hot tubs or pools are proposed.
Compliant if
condition of
approval is
met
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Utility box locations were not shown on the conceptual landscape plan.
Staff recommends, as a condition of approval that the applicant submit a detailed
landscape plan with utility box locations and any utility boxes th at are visible to the
public shall be screened with berms and/or landscaping. The final detailed landscape
plan shall be reviewed and approved by the Current Planning Project Manager prior to
civil construction permit approval.
✓
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: All units would have individual trash containers. A trash enclosure
location was included in the first floor plan within the garage space of each unit. The
day-to-day storage location within the garage spaces would have minimal impact on
residents and their neighbors and would not be visible to the public except on trash
collection day.
20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). A Geotechnical Engineering Report, prepared by The Riley Group, Inc., dated
April 6, 2018 (revised September 1, 2021; Exhibits 11 and 12), were submitted with the Jefferson Highlands
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 23 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
Unit Lot Subdivision application materials. Per the submitted reports, no evidence of critical areas were
identified on the project site.
21. Conditional Use Analysis: A conditional use permit is being requested to increase the maximum wall plate
height of the proposed townhomes from 24 feet up to 32 feet, as required by RMC 4-2-110.A. 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. Comprehensive Plan: The proposed height increase shall be compatible with the
general purpose, goals, objectives and standards of the Comprehensive Plan, the
zoning regulations and any other plan, program, map or regulation of the City.
Staff Comment: See FOF 17 for Comprehensive Plan and zoning regulation compliance.
✓
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 applicant is proposing to construct three-story townhome units on
the project site. In order to achieve the desired ceiling heights within the townhomes,
the applicant is requesting a conditional use permit to increase the maximum wall plate
height from 24 feet up to 32 feet with a parapet height of 36-8” and a stair enclosure
height of 42 feet. The project site is bounded on the west and east by two (2) public
streets, Jefferson Ave NE and Kirkland Ave NE, respectively. The project site is located
within the Residential-14 (R-14) zone and near the Residential Multi-Family (RMF) and
Center Village Zone (CV) zoned properties. The R-14 zone allows increases to the
maximum wall plate height from 24 feet, up to 32 feet, with a conditional use permit.
The RMF zone allows maximum wall plate heights of 32 feet and the CV zone permits a
maximum height of 50 feet, except 70 feet for vertically mixed -use buildings
(commercial and residential). The project site is located at the edge of an R -14 zone,
adjacent to an RMF zoned parcels located on the east side of Kirkland Ave NE, placing
the project site in a transitional area with regards to the height of structures and
intensity of uses. In addition, the proposed townhomes include increased front yard
setbacks from Jefferson Ave NE and Kirkland Ave NE, which would reduce the bulk and
scale of the proposed structures along the public street frontages. The proposed
townhomes would comply with the density bonus requirements of the R -14 zone as well
as other development standards. This transition area is well-suited to allow an increase
in the maximum wall plate height to facilitate the massing changes dictated by the
development standards permitted by the nearby zones, namely RMF and CV. Therefore,
it is not anticipated that the proposed building height would result in any substantial or
undue adverse effects on adjacent or abutting properties.
Compliant if
condition of
approval is
met
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.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 24 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
Staff Comment: As previously discussed above, the proposed townhomes along
Jefferson Ave NE and Kirkland Ave NE include increased front yard setbacks from the
public street, which tends to reduce the bulk and scale of buildings. The property is
located across the street or just west of RMF and CV zoned properties and the Meadow
Crest Early Learning Center is less than 500 feet to the north. The project site is in an
area that is characterized by single-family and multi-family development and is
evolving and transitioning from less intense single -family and duplex uses to more
intense commercial and mixed-uses. The proposed townhomes are consistent with the
anticipated transition.
The proposed building design (Exhibit 17) includes architectural elements that further
assist in reducing the scale and bulk of the proposed structures, including balconies,
building material changes, and color palette variations. It is anticipated that the
proposed design and the proposed yard setbacks contribute to reducing the overall bulk
and scale of the proposed structures. However, all 18 units appear very similar or
uniform in design from the public street and greater architectural building design could
further reduce the bulk and scale of the townhomes. Therefore, staff recommends, as
a condition of approval that the applicant submit revised street or front facing
elevations that include variation in unit heights, greater variety in materials used
amongst the units, and/or other techniques so that each unit in the development does
not look nearly identical the abutting unit. The final building elevations would be
reviewed and approved by the Current Planning Project Manager prior to building
permit approval. Compliance with this condition of approval would further add variety
to the proposed structure rooflines as seen from the public right-of-way, which would
further serve to reduce the apparent bulk and scale of the proposed buildings.
As conditioned, it is anticipated that the requested 32-foot maximum wall plate height
would be compatible with the bulk and scale of the immediate neighborhood and the
greater Highlands Community Planning Area as it continues to redevelop and would
not adversely affect surrounding uses in the neighborhood.
✓
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: The proposed 32-foot maximum wall plate height is not anticipated to
generate additional light or glare impacts over the standard 24-foot height permitted
in the R-14 zone. See also FOF 22, Site Plan Review: Lighting.
Compliant if
condition of
approval is
met
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: The proposed structures would be separated from abutting uses by
either a public street, common open space tract, public alley, or a shared temporary
access easement. The applicant proposes an approximate five-foot (5’) side yard
setback from the north properties and an approximate eight and one-half foot (8 ½’)
side yard setback from the furthest property to the south. These proposed side yard
setbacks exceed the minimum four-foot (4’) setback required by code. However, it is
unclear, based on the information submitted, whether the proposed increased setbacks
would adequately minimize shade and shadow impacts on adjacent shadow-sensitive
residential uses. Therefore, staff is recommending as a condition of approval that the
applicant complete a sun study that shows shade and shadow throughout various times
of the year (June, September, and December) to ensure buildings are designed to
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 25 of 39
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minimize shade and shadow impacts on adjacent residential uses. The sun study shall
be reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
22. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-14
zoning classification and for unit lot subdivisions 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 pre clude the development of the Site Plan. Given Site Plan
applications are evaluated for compliance with the specific requirements of the RMC 4 -9-200.E.3 the
following table contains project elements intended to comply with level of detail needed for both th e
Master and Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 19, Design Standards.
✓
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: The proposal was reviewed by the City’s Environmental Review
Committee and determined to be consistent with the Sunset Area Planned Action
Ordinance and EIS (Exhibits 1, 2, 3, and 22).
Compliant if
condition of
approval is
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: The proposed development would include the construction of 1 8
townhome units in three (3) buildings on the project site. The proposed townhomes
would have three (3) stories and a maximum wall plate height of 32 feet. The proposed
structures have been sited such that two (2) of the buildings would front on Jefferson
Ave NE and one (1) building would front on Kirkland Ave NE. The proposed structures
are located near more intense uses, such as Meadow Crest Early Learning Center and
RMF and CV zoned properties to the east. The proposal would not result in an
overconcentration of development on a particular portion of the project site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal includes pedestrian walkways from the townhome units
to both public sidewalks that would remain or be reconstructed in Jefferson Ave NE and
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 26 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
constructed in Kirkland Ave NE. In addition, the proposal includes a shared temporary
access driveway a public alley through roughly the middle of the site. Together these
roadways would provide vehicle access to all 18 townhome units. The temporary access
driveway and a portion of the public alley are proposed to function with the approved
Emerald Highlands Unit Lot Subdivision (LUA20 -000077). The 16-foot-wide temporary
alley, perpendicular to Kirkland Ave NE, includes an equal split of the 16-foot-wide
temporary alley (eight-foot (8’) wide on the subject property and eight-foot (8’) wide on
the neighboring property to the south (1509/1507 Kirkland Ave NE - APN 7227801490;
Exhibit 5). However, a large majority (13 feet) of the proposed 16-foot-wide public alley
that is proposed to serve Units 14-18 is anticipated by the applicant to be located offsite
as part of the Emerald Highlands Unit Lot Subdivision. Emerald Highlands Unit Lot
Subdivision received Hearing Examiner approval on May 29, 2020. According to King
County Department of Assessments, this property has since been sold by the Genesis
Homes, LLC, the original owner/applicant of the Emerald Highlands Unit Lot Subdivision
(sold on September 9, 2021). The applicant has not made in clear if the new owners of
1509/1507 Kirkland Ave NE are still moving forward with the development of Emerald
Highlands Unit Lot Subdivision or if they are interested in recording the temporary alley
access easement and the proposed ingress/egress & utility easement (Exhibit 27).
However, an equal alley split from NE 16th St to NE 13th St must be provided from
property owners and developers along Jefferson Ave NE and Kirkland Ave NE to provide
circulation and maintain equity as part of the redevelopment of these 20 parcels.
Therefore, staff recommends as a condition of approval, that the applicant increase the
identified three-foot (3’) portion of the public alley to a minimum dedication of eight
feet (8’) from the property line of parcel no. 7227801555 and center the remainder of
the 16-foot-wide public alley on the centerline of the other two properties (parcel nos.
7227801485 and 7227801560). Any additional alley space needed to ensure minimum
fire access requirements are met would be required to be placed in a temporary public
access easement (up to six feet (6’)). A revised detailed preliminary plat plan would be
required to be submitted and approved prior to issuance of a civil construction permit.
Utilities, Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize
views from surrounding properties. Locate utilities underground consistent with RMC
4-6-090.
Staff Comment: The proposed townhomes would not include loading and storage areas
that require screening. The applicant did not provide sufficient details of roof or surface
mounted equipment and/or screening identified for such equipment with the land use
application. Therefore, staff recommends as a condition of approval, the applicant
submit a separate detailed utility and landscape plan set identifying the location and
screening provided for all surface and roof top utility/mechanical equipment required
for each townhome. The surface mounted utility plan shall include cross-section details
and screening measures consistent with the overall design of the development with the
civil construction permit application. The applicant shall work with franchise utilities to
ensure, as practical, utility boxes are l ocated out of public ROW view, active common
open spaces, and they shall not displace required landscaping areas. The utility and
landscape plan set shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
See also discussion under FOF 18, Zoning Development Standard Compliance:
Landscaping.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 27 of 39
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Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
Staff Comment: It is not anticipated that the proposed townhomes would impact any
views of the surrounding properties.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: Outside of the street light illumination lighting plans, an in terior
pedestrian lighting plan was not provided with the application. As a result, staff is
recommending that a pedestrian lighting plan be provided at the time of civil
construction permit to ensure safety but also designed to minimize light spill and glare
onto adjoining properties. See discussion and condition under FOF 18, Zoning
Development Standard Compliance: Lighting.
Compliant if
condition of
approval is
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation.
Staff Comment: Common open space areas have been sited throughout the
development, which would provide privacy and buffer some of the noise either entering
or leaving the project site.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The proposed development includes five (5) separate structures on the
project site. The townhome units are proposed to be setback approximately 33 feet from
Jefferson Ave NE right-of-way and approximately 28 feet from Kirkland Ave NE right-of-
way to the 4-hour fire wall that projects four feet (4’) beyond the face of the units. The
detached garages would be located off the alley approximately 20 feet (20’) to the face
of the structure and would be screened by the townhomes from the public streets. The
density, placement and orientation of the buildings, increased front yard setbacks from
the public streets, splitting up of the structures into multiple buildings, enhanced
landscaping, and increased common open space contribute to managing the scale of
the proposed 18 units in relation to natural characteristics, views and vistas, site
amenities, sunlight, prevailing winds, and pedestrian and vehicle needs.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces.
Staff Comment: The site slopes generally to the east with an overall elevation difference
of approximately eight feet (8’), which would limit undue grading on and around the
project site (Exhibits 6, 11, and 12). The proposal includes approximately 650 cubic yards
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 28 of 39
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of excavation and approximately 1,550 cubic yards of fill onsite. Grading and clearing
of the project site are proposed to accommodate the buildings, parking areas,
driveways, and the access road improvements.
See discussion and condition under FOF 18, Zoning Development Standard Compliance:
Tree Retention that the applicant submit a revised tree retention and replacement plan
that demonstrates compliance with minimum tree retention requirement or trees in the
replacement plan (up to 24”) be comparable to the mature tree species that are
proposed to be removed onsite. Compliance with this condition of approval would
increase protection of the natural landscape by retaining existing vegetation and soils
or replace natural features.
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: On-site unit parking would be located in the townhome garages. Three
(3) guest parking spaces would be located within Tract A. On-street parking would be
available on Jefferson Ave NE or Kirkland Ave NE.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to
enhance the appearance of the project. Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles
or pedestrian movements.
Staff Comment: Landscaping is proposed to soften the appearance of parking areas and
to provide shade and privacy where needed (Exhibit 7). See also discussion under FOF
18, Zoning Development Standard Compliance: Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points
on the site and, when feasible, with adjacent properties.
Staff Comment: The combination of the shared temporary access driveway and the
public alley would provide vehicular access to all of the proposed townhome units. None
of the townhomes would take direct driveway access off of the surrounding public
streets, thereby reducing the number of curb cuts generated by the project to a single
access.
Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access points,
drives, parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: The townhome units would provide direct pedestrian connections from
right-of-ways to each unit and to common open spaces throughout the project site. The
proposed concrete sidewalks would provide a safe and efficient pedestrian circulation
system. A combination of a shared temporary access driveway and the public alley
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 29 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
would provide vehicular access through the project site. None of the townhomes would
directly access off a public right-of-way, thereby providing a safe and efficient vehicular
circulation pattern.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable, no separate loading and delivery areas are required for
townhomes.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Access to SR 900 (NE Sunset Blvd) is approximately a quarter of a mile
to the south. An active bus stop is located adjacent to the former Greater Highlands
Shopping Center located at 2806 NE Sunset Blvd. This stop is a very active bus stop and
is anticipated to serve more riders due to the Solera development under construction at
the former Greater Highlands Shopping Center.
See also discussion under FOF 18, Zoning Development Standard Compliance: Bicycle
parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See previous discussion above under Access and Circulation.
Compliant if
condition of
approval is
met
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: The project is proposing common open spaces between the sidewalk
and the unit lots within the multi -purpose Tracts B and D. These tracts would include
ten feet (10') of on-site landscaping required along all public street frontages, an
underground dispersion trench, a pea patch, lawn, crushed rock, a bench, and other plat
required landscaping. Three (3) separate pea patch areas are programmed to serve six
(6) townhome units each within the common open space tracts. Per RMC 4-2-115.E.2,
all common open space areas shall be designed to accommodate both active and
passive recreational opportunities and be visible and open to the street. The common
open space, as proposed, is broken up by pea patch areas which consequently interrupts
the common open space and prevents active recreational uses. In addition, code
requires that open space shall include picnic areas, space for recreational activities, and
other activities as appropriate. Staff recommended a condition for applicant to include
and show required picnic areas, space for recreational activities, and other activities as
appropriate within the common open space at the time of civil construction permit. See
discussion and condition under FOF 19, Design Standards: Standards for Common Open
Space.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access to shorelines requirement is not applicable to the
proposal.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 30 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The proposed project does not contain any sensitive areas, viable trees,
or natural systems on the project site.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Renton Fire Authority staff indicated that sufficient resources
exist to furnish services to the proposed development if the applicant provides Code
required improvements and fees. A Fire Impact Fee, currently assessed at $964.53 per
attached dwelling unit would be applicable to the proposal. The fee in effect at the time
of building permit issuance would be assessed for this project. Credit will be granted for
the removal of the existing homes.
Water and Sewer.
Staff Comment: Water service is provided by the City of Renton. The site is in the
Highlands service area in the 565 hydraulic pressure zone. There is a new 12-inch City
water main being installed in Jefferson Avenue NE that would deliver a maximum total
flow capacity of 2,500 gallons per minute (gpm). There is an existing 10-inch City water
main located in Kirkland Ave NE (see Water plan no. W -1878) that can deliver a
maximum total flow capacity of 2,500 gpm. The approximate static water pressure is
82 psi at the elevation of 376 feet. There are three (3) existing ¾-inch domestic water
meters, one meter for each the three (3) residences on the properties. The location and
number of hydrants will be determined by the Fire Authority based on the final fire flow
demand and final site plan. A hydrant is required within 50 feet of the building’s fire
sprinkler system fire department connection (FDC). Based on the fire flow demand of
2,500 gpm, three (3) hydrants would be required within 300 feet of the buildings
fronting both streets.
The City of Renton, Surface Water Utility, is constructing stormwater, water, and
sidewalk improvements along Jefferson Avenue NE. The project is estimated to be
completed in 2022. The remaining project work includes final overlay, plantings, fences,
and miscellaneous work. The Applicant would be required to restore these
improvements for the installation of infrastructure needed to support the proposed
townhomes, including providing full street width restoration from the north property
line to the south property line on Jefferson Ave NE. On Kirkland Avenue NE, the Applicant
would be required to provide half street width restoration.
The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,500.00 per meter and the
water service installation charges for each proposed domestic water service is
$2,875.00 for every 1-inch water service line. Final determination of applicable fees
would be made after the water meter size has been determined. A credit for the water
system redevelopment fee would be issued for the existing water service to be cut can
capped as part of the project. SDC fees are assessed and payable at permit issuance.
See also Development Engineering Memo dated January 13, 2022 for applicable water
fees (Exhibit 19).
Sewer service is provided by the City of Renton. There is an existing 8-inch concrete
gravity wastewater main located in Jefferson Avenue NE (see City plan no. S -1114).
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 31 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
There is an existing 8-inch concrete gravity wastewater main located in Kirkland Avenue
NE (see City plan no. S-1114). The sewer main in Jefferson Ave NE would be required to
be extended to the full southern extent of the property. A new manhole would be
required to be installed at t he end of the mainline and the existing manhole may need
to be replaced depending on the condition. In addition, a separate side sewer would be
required for each unit and all new sewer stubs must be a minimum of six inches (6”) and
must run at a slope of at least two percent (2%) to the main.
SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 1-inch meter is $3,500.00 per meter. A redevelopment credit
of the wastewater system development charges would be applied to the meter(s) to
existing homes, if applicable, if they are abandoned and capped at the main line. SDC
fees are payable at construction permit issuance.
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information Report,
prepared by Encompass Engineering & Surveying, Inc. (dated September 24, 2021;
Exhibit 9) with the application. The development is subject to Full Drainage Review in
accordance with the current City of Renton Surface Water Design Manual (RSWDM).
Per the Flow Control Application Map , the project site is within the Peak Rate Flow
Control Standard area and contained within the East Lake Washington Drainage
Basin. In this area, flow control facilities are required to match the existing conditions
2-, 10-, and 100-year peak-rate runoff from the site. The applicant is proposing a
combination of full infiltration beds and a BioClean Linear Modular Wetland filtration
device to provide the required water quality and flow controls for the final developed
surface areas.
Full Infiltration of rooftop area is proposed for the site in the form of Gravel Filled
Trenches for Full Infiltration Beds per Appendix C.2.2.3. Per the Geotechnical Report,
the site is underlain with silty sand and requires a 30-foot-long section per 1,000
square feet of rooftop area infiltrated. A total of 406 linear feet of trenching or 812
square feet of total infiltration area is required to fully infiltrate the tributary area.
All work proposed outside of the applicant’s property would require a permanent
drainage easement to be provided to the City and a temporary construction easement
prior to any permits being issued.
The infiltration trench sizing and design of the proposed B iopod system, enhanced water
quality treatment, and on-site BMPs would be reviewed for compliance with the
adopted City of Renton Surface Water Design Manual.
Surface water system development fee is $0.84 per square foot of new impervious
surface, but not less than $2,100.00. Stormwater SDC fees are payable prior to issuance
of the construction permit.
Transportation.
Staff Comment: Access to the site is proposed via a combination of a shared temporary
access driveway and a new public alley. See further discussion under FOF 23, Subdivision
Regulations and Analysis: Access and Streets.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The current rate of transportation impact fee is assessed a t
$6,717.10 per dwelling. Payment of the transportation impact fee is applicable on the
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 32 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
construction of the development at the time of building permit issuance. A credit would
be given for any existing homes.
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 prac ticable.
Staff Comment: See previous discussion above under Drainage.
23. Compliance with Subdivision Regulations : RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Unit Lot Subdivision: Unit lot subdivisions are permitted in the R -10, R-14, RMF, and
CV zone for new townhome development.
The whole parent site shall comply with all development standards as though it were a
stand alone lot.
Prior to the recording of the plat, the applicant shall provide final covenants,
declarations and restrictions in a form satisfactory to the City Attorney, and shall record
the document with the King County Recorder.
All common open space and facilities, private utility infrastructure, exterior building
facades and roofs, and other physical improvements to the land, as determined by the
Administrator, shall be maintained in perpetuity by the homeowners’ association,
unless otherwise agreed to by the City. The covenants, declarations and restrictions
shall provide authority for the City, after providing reasonable written notice to the
homeowners’ association and opportunity to perform required maintenance, to
recover any costs incurred by the City to maintain private infrastructure or common
areas due to a failure of the homeowners’ association to adequately maintain privately
owned improvements. In order to ensure that the City can recover its costs for
performing required maintenance, the City may file a lien against the property or
accept other appropriate security approved by the City.
Staff Comment: See discussion regarding parent site compliance under FOF 1 8, Zoning
Development Standard Compliance: Lot Dimensions, Setbacks, and Building Standards.
In addition, see discussion regarding maintenance of common open space and common
improvements, as well as the condition of approval requiring establishment of a
homeowners’ association, under FOF 18, Zoning Development Standard Compliance:
Landscaping.
Compliant if
condition of
approval is
met
Access: The parent site shall have direct vehicular access to a public street. Each unit
lot shall have direct vehicular access to either a public or private roadway.
Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may
serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street.
The paved roadway shall be a minimum of sixteen feet (16') wide; the Renton Regional
Fire Authority may require the paved roadway to be up to twenty feet (20') wide.
Except for points of ingress/egress, curbs shall be installed along the perimeter of the
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 33 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
roadway. There shall be an eight foot (8') wide landscaping strip between the curb and
a five foot (5') wide sidewalk along one side of the unit lot drive.
Alleys may be used for vehicular access, but are not to be considered as the primary
access for emergency or Fire Department concerns. Alleys require a minimum right -of-
way width of 16 feet and a minimum pavement width of 12 feet in residential zones.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The proposed project includes the following improvements: a shared
temporary access driveway easement along a portion of the south property line and a
new north/south public alley near the middle of the development (behind the
structures). Only the public alley behind the units would be required to be dedicated as
public ROW. The shared temporary driveway would be permitted as an access
easement. Eight feet of the temporary access driveway would be located off -site to the
south on parcel no. 7227801490. The shared temporary access driveway easement
would connect the public alley to Kirkland Ave NE at the southeast corner of the
development. See discussion and condition under FOF 22, Site Plan Review: Circulation
that the applicant provide a minimum ROW alley dedication of eight feet (8’) from the
property line of parcel no. 7227801555 and center the remainder of the 16 -foot-wide
public alley (on the northern portion of the site) o n the centerline of the other two
properties (parcel nos. 7227801485 and 7227801560). Together, the proposed shared
temporary access driveway easement and the revised public alley and private access
easement would function as roadway access for all lots. Furthermore, staff
recommends, as a condition of approval that all access easements be privately owned
and maintained by a Homeowners Association. The applicant shall record a note on the
face of the plat that executes a shared maintenance agreement for equ al ownership
and maintenance responsibilities for all improvements in the access easements. A draft
version of the shared maintenance agreement shall be submitted for review and
approval by the Current Planning Project Manager prior to plat recording.
N/A
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable, no new blocks would be created.
✓
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: All vehicular access to the project would be from Kirkland Ave NE via a
16-foot-wide shared temporary access driveway from Kirkland Ave NE. Eight feet (8’) of
the east/west 16-foot wide shared temporary access driveway would be located off -site
to the south in an off-site access/utility easement on parcel no. 7227801490. Once
inside the development, primary access to the unit garages would be provided via a
north/south public alley. As previously described, a portion of the public alley is
proposed to be located off-site to the east in an ingress/egress & utility easement
(Exhibit 27). The proposed ingress/egress & utility easement is on the same parcel as
the shared temporary access driveway. See discussion under FOF 22, Site Plan Review:
Circulation.
Jefferson Ave NE and Kirkland Ave NE are both classified as residential access streets.
To meet the City’s complete street standards for Jefferson Ave NE the minimum ROW is
53 feet. Therefore, dedication of one and one-half (1-1/2) feet of ROW fronting the site
would be required. Per City code 4-6-060, half street improvements shall include a
pavement width of 26 feet (13 feet from centerline), a 0.5 -foot curb, an 8-foot
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 34 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
bioretention planter strip, a 5-foot sidewalk, street trees and storm drainage
improvements. To meet the City’s complete street standards and the Sunset Area
Surface Water Master Plan for Kirkland Ave NE, half street improvements would be
required to include a pavement width of 26 feet (13 feet from centerline), a 0.5 -foot
curb, a 12-foot bioretention planter strip, an 8-foot sidewalk, street trees and storm
drainage improvements. The applicant is requesting a street modification for cross
section changes to Kirkland Ave NE along the property frontage. The street modification
request includes frontage improvements for 28 feet of pavement width, 0.5-foot vertical
curb, 12-foot bioretention planter strip, 5-foot-wide sidewalk, with 1-foot clear width
from the back of sidewalk to the edge of the ROW. The street modification request
includes no ROW dedication along Kirkland Ave NE. See further discussion under FOF
24, Modification Analysis.
According to the Trip Generation Summary, prepared by Transpo Group, dated October
25, 2021 (Exhibit 13), the proposed development would generate approximately 92 net
new weekday daily trips with five (5) occurring during the weekday AM peak hour (2
inbound and 3 outbound) and seven (7) occurring during the weekday PM peak hour (4
inbound and 3 outbound). The proposed project passes the City of Renton Traffic
Concurrency Test per RMC 4-6-070.D (Exhibit 18).
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed unit lots would meet the requirements for a unit lot
subdivision and would be compatible with the R-14 zoning development standards if all
conditions of approval are complied with. All lots are rectangular in shape and would
take direct access via a public alley and an ingress, egress easement (Exhibits 4, 10, 26,
and 27).
24. Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250.D, the applicant is requesting a
Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and Alleys for Kirkland
Ave NE a Residential Access street. The applicant is proposing to construct an 11 -foot wide travel lane
measured from the center of the existing 60-foot wide right-of-way, a 0.5-foot vertical curb, a 12-foot wide
bioretention planter strip, a 5-foot wide sidewalk, with a 1-foot clear width from back of sidewalk to edge
of the right-of-way (Exhibit 24).
Compliance Street Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: To meet the City’s complete street standards and the Sunset Area
Surface Water Master Plan for Kirkland Ave NE, a residential access street, half street
improvements include a pavement width of 26 feet (13 feet from centerline), a 0.5 -foot
curb, a 12-foot bioretention planter strip, an 8-foot sidewalk, street trees and storm
drainage improvements. No right-of-way (ROW) dedication is required along Kirkland
Ave NE. The applicant contends that the street standards and the Sunset Area Surface
Water Master Plan for Kirkland Ave NE would not fit within the existing ROW width.
The applicant states that a deviation is requested to allow a travel lane of 11 ½ feet
(measured from centerline), a standard 0.5-foot-wide curb, a standard bioretention
planter strip of 12 feet, and a reduced 5-foot-wide sidewalk with a 1-foot clear width
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 35 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
from the back of sidewalk to the edge of the ROW (Exhibit 10). These improvements
would fit within the current 60 feet of ROW for Kirkland Ave NE, without the
requirement of additional ROW dedication. Therefore, to meet the City’s complete
street standards and the Sunset Area Surface Water Master Plan for Kirkland Ave NE,
a residential access street, half street improvements shall include a pavement width of
28 feet, a 0.5-foot-wide curb, a 12-foot-wide bioretention planter strip, a 5-foot-wide
sidewalk, 1-foot of clear space at the back of walk, street trees and storm drainage
improvements, as shown in the street cross section of the preliminary civil engineering
plans (Exhibit 10).
The Comprehensive Plan’s Land Use Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the se
policies is to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The street modification as noted above is consistent with these poli cy
guidelines. See also FOF 17, Comprehensive Plan Analysis.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation and Community and Economic
Development sections have reviewed the street cross section along Kirkland Ave NE and
the surrounding area and have determined that a modified Residential Green Access
street section is more suitable for the portion of Kirkland Ave NE adjacent to the site.
The modified street section must fit within the existing right -of-way width of 60 feet.
The roadway width shall remain 28 feet wide and shall consist of two (2) 10 -foot travel
lanes, an 8-foot wide parallel parking lane (including the 0.5-foot wide vertical curb), a
12-foot wide biorention planter strip on the west side of the roadwa y, a 0.5-foot wide
vertical curb, an 8-foot wide biorention planter strip on the east side of the roadway, 5 -
foot wide sidewalks along both sides of the roadway, and one-foot (1’) between back
of sidewalk and ROW on both sides of the road section. As a result, no ROW dedication
would be required along Kirkland Ave NE to construct the required road section. This
existing roadway width would meet the transportation needs of the surrounding area
and tie-in to the existing improvements already installed along the east side of Kirkland
Ave NE. The identified roadway section along Kirkland Ave NE, would provide the
required separation between the vehicular and pedestrian travel ways as required by
the code. Approval of the modified street cross section would resul t in a consistent
design for street improvements along Kirkland Ave. NE.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity .
Staff Comment: The modified street section is consistent with the surrounding
neighborhood, would increase pedestrian safety, and would not create substantial
adverse impacts to other properties in the vicinity.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 36 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
25. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Sierra Heights
Elementary, McKnight Middle School and Hazen High School (Exhibit 28). Any new
elementary or high school students from the proposed development would be bussed
to their respective elementary or high schools. All middle school students are within
walking distance of the middle school. The bus stop for Sierra Heights Elementary
School is located at the corner of Jefferson Ave NE & NE 13th St. Students would walk
south along the recently completed sidewalks on Jefferson Ave NE until they reach NE
13th St. Students attending McKnight Middle School would walk to school,
approximately 0.38 miles from the project site. Middle school students would walk
north along the new sidewalks on Jefferson Ave NE and west along the new sidewalks
on NE 16th St where they would reach the school at the southwest corner of NE 16th
St and Harrington Ave NE. The bus stop for students attending Hazen High School is
located at the corner of NE 16th St and Kirkland Ave NE. Students would walk along
new or existing sidewalks on Kirkland Ave NE until they reach NE 16th St. The proposed
project includes the installation of street frontage improvements along Jefferson Ave
NE and Kirkland Ave NE frontages, including sidewalks.
A School Impact Fee, based on new multi family dwelling, will be required in order to
mitigate the proposal’s potential impacts to the Renton School District. T he fee is
calculated and payable to the City as specified by the Renton Municipal Code at the
time of building permit issuance. Currently the fee is assessed at $4,737.00 per multi
family dwelling unit.
✓
Parks: A Park Impact Fee would be required for the future townhomes. The current
Park Impact Fee is $1,977.62 (for 5 or more units). 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.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies establ ished with this designation, see FOF 17.
2. The subject site is located in the Residential-14 (R-14) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 18.
3. The proposed unit lot subdivision complies with the Residential Design and Open Space Standards
provided the applicant complies with City Code and conditions of approval, see FOF 19.
4. The proposed unit lot subdivision complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 20.
5. The proposed unit lot subdivision complies with the Conditional Use Permit criteria provided the applicant
complies with City Code and conditions of approval, see FOF 21.
6. The proposed unit lot subdivision complies with the Site Plan Review criteria provided the applicant
complies with City Code and conditions of approval, see FOF 22.
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 37 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
7. The proposed unit lot subdivision complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 23.
8. The proposed unit lot subdivision complies with the street standards as modified in FOF 24 and as
established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 23.
9. The proposed project complies with the Modification criteria provided the applicant complies with City
Code and conditions of approval, see FOF 24.
10. There are safe walking routes to the s chool bus stop, see FOF 25.
11. There are adequate public services and facilities to accommodate the proposed unit lot subdivision, see
FOF 25.
12. Key features, which are integral to this project include a single curb cut, balconies and rooftop terrace for
each townhome unit. As provided in the project rendering and color building elevations with the
application, buildings would be constructed of high-quality materials, expansive glazing, diverse amounts
of colors, and a broad level of cladding systems. The plat plan includes programmed and accessible open
space commensurate with the scale of the development.
J. RECOMMENDATION:
Staff recommends approval of the Jefferson Highlands Unit Lot Subdivision Unit Lot Subdivision, Administrative
Site Plan, Administrative Conditional Use, and Street Modification , File No. LUA21-000391, PP, SA-H, CUP-H,
ECF, MOD, as depicted in the Preliminary Plat Plan (Exhibit 4), subject to the following conditions:
1. Draft affordable housing affordability covenant and use agreement shall be submitted to the Current
Planning Project Manager for review and approval by the Planning Project Manage r and the City Attorney
prior to civil construction permit issuance. In addition, the applicant shall identify the third -party with an
agreement in principle to assist with monitoring the project’s compliance with the affordable housing
requirements prior to building permit issuance for the affected units. Such affordability agreements shall
be recorded prior to Temporary Certificate of Occupancy.
2. The applicant shall submit revised building elevations that comply with the maximum wall plate height
and allowed vertical projections for wall plates under the conditional use permit.
3. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and
landscaping in the common open space tracts and any and all other common improvements. The HOA
documents shall be submitted to, and approved by, the Current Planning Project Manager prior to
recording of the Unit Lot Subdivision. Such documents shall be recorded concurrently with the Unit Lot
Subdivision.
4. The applicant shall submit a revised tree retention and replacement plan that demonstrates compliance
with minimum tree retention requirement or trees in the replacement plan (up to 24”) shall be
comparable to the mature tree species that are proposed to be removed. A final detailed landscape plan
would be required to be submitted and approved prior to issuance of a civil construction permit.
5. The applicant shall submit a revised landscape plan that demonstrates compliance with the fence and
retaining wall regulations for review and approval by the Current Planning Project Manager at the time of
civil construction permit application.
6. An architectural lighting plan shall be provided at the time of building permit review for review and
approval by the Current Planning Project Manager. To ensure safety and avoid excessive brightness
pedestrian scale lighting should be provided on the primary entries of each unit, rear elevations facing the
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 38 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
alley, as well as along the interior pedestrian walkways as necessary to provide sufficient lighting for
pedestrian safety but shall also be designed to minimize light spill and glare onto adjoining pro perties.
7. More variation in corner and interior individual unit lot widths be applied to the unit lot subdivision to
create a greater variety of home sizes between the townhome structures. A revised preliminary plat plan
shall be provided at the time of building permit review for review and approval by the Current Planning
Project Manager.
8. The applicant shall submit additional information with the civil construction permit application
demonstrating the project’s compliance with the pea-patch common open space requirements for review
and approval by the Current Planning Project Manager.
9. The applicant shall include and show required picnic areas, space for recreational activities, and other
activities as appropriate within the common open space for review and approval by the Current Planning
Project Manager at the time of civil construction permit. In addition, the applicant shall demonstrate
compliance with the common open space areas maximum slope of five percent (5%) requirement at the
time of civil construction permit application. The final detailed landscape plan shall be reviewed and
approved by the Current Planning Project Manager prior to civil construction permit approval.
10. The applicant shall either submit revised elevations providing the required three and one -half inches (3
1/2") minimum trim surrounding all windows and doors and one of the following architectural details:
shutters, knee braces, flower boxes, or columns. Alternatively, the applicant may submit a modification
request to vary from any of these standards. The revised elevations or modification request shall be
submitted to the Current Planning Project Manager for review and approval at the time of building permit
review.
11. The applicant shall provide a materials board and color palette, coded to the exterior building elevations,
to the Current Planning Project Manager for review and approval at the time of building permit review.
12. The applicant shall submit a detailed landscape plan with utility box locations and any utility boxes that
are visible to the public shall be screened with berms and/or landscaping. The final detailed landscape
plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit approval.
13. The applicant shall submit revised street or front facing elevations that include variation in unit heights,
greater variety in materials used amongst the units, and/or other techniques so that each uni t in the
development does not look nearly identical the abutting unit. The final building elevations shall be
reviewed and approved by the Current Planning Project Manager prior to building permit approval.
14. The applicant shall complete a sun study that shows shade and shadow throughout various times of the
year (June, September, and December) to ensure bui ldings are designed to minimize shade and shadow
impacts on adjacent residential uses. The sun study shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
15. The applicant shall increase the identified three-foot (3’) portion of the public alley to a minimum
dedication of eight feet (8’) from the property line of parcel no. 7227801555 and center the remainder of
the 16-foot-wide public alley on the centerline of the other two properties (parcel nos. 7227801485 and
7227801560). Any additional alley space needed to ensure minimum fire access requirements are met
would be required to be placed in a temporary public access easement (up to six feet (6’)). A revised
detailed preliminary plat plan would be required to be submitted and approved prior to issuance of a civil
construction permit.
16. The applicant shall submit a separate detailed utility and landscape plan set identifying the location and
screening provided for all surface and roof top utility/mechanical equi pment required for each
townhome. The surface mounted utility plan shall include cross -section details and screening measures
consistent with the overall design of the development with the civil construction permit application . The
City of Renton Department of Community & Economic Development
Jefferson Highlands Unit Lot Subdivision
Staff Report to the Hearing Examiner
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Report of April 12, 2022 Page 39 of 39
SR_HEX_Report_Jefferson_Highlands_220412_v1
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 utility
and landscape plan set shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
17. All access easements be privately owned and maintained by a Homeowners Association. The applicant
shall record a note on the face of the plat that executes a shared maintenance agreement for equal
ownership and maintenance responsibilities for all improvements in the access easements. A draft versio n
of the shared maintenance agreement shall be submitted for review and approval by the Current Planning
Project Manager prior to plat recording.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Jefferson Highlands Unit Lot Subdivision
Land Use File Number:
LUA21-000391, PP, SA-H, CUP-H, ECF, MOD
Date of Hearing
April 12, 2022
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Briana Bennington
Encompass Engineering &
Surveying, Inc.
165 NE Juniper St, Suite 201,
Issaquah, WA 98027
Project Location
1518 Jefferson Ave NE
(APN 7227801555),
1524/1526 Jefferson Ave NE
(APN 7227801560), and
1513/1515 Kirkland Ave NE
(APN 7227801485)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report
Exhibit 20: Staff Report to the Hearing Examiner
Exhibit 21: Re-Notice of Application and Public Hearing
Exhibit 22: Concurrence Memo Determination with the Sunset Area Planned Action EIS Decision
Exhibit 23: Jefferson Highlands Hearing Examiner Decision (LUA19 -000163)
Exhibit 24: Street Modification Request
Exhibit 25: Neighborhood Meeting Materials
Exhibit 26: Draft Deed of Dedication (Alley)
Exhibit 27: Draft Ingress/Egress & Utilities Easement
Exhibit 28: Renton School District Response Letter
Exhibit 29: Hazardous Materials Management Statement
Exhibit 30: Certificate of Articles of Incorporation
Exhibit 31: Declaration of Covenants, Conditions and Restrictions