HomeMy WebLinkAboutSR_HEXReport and Exhibits_VIA405Apts_170718DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEXReport_VIA405Apts_170718_v1
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: September 26, 2017
Project Name: VIA 405 Apartments
Owner: RVA Cinema LLC, 520 Pike St Suite 1500, Seattle, WA 98101
Applicant/Contact: Parkway Capital, Inc, Craig Koeppler, 520 Pike St, Suite 1500, Seattle, WA 98101
Project File Number: PR17000215
Land Use File Number: LUA17-000237,ECF,PUD
Project Manager: Matt Herrera, Senior Planner
Project Summary: The applicant is requesting Preliminary Planned Urban Development (PUD) approval
for the construction of a mixed use building containing 270 multi-family dwelling
units, ground floor commercial and residential amenity space, ground floor and
second floor structured parking, and associated improvements. The property is
located within the Commercial Office (CO) zoning classification and Commercial
Mixed Use (CMU) land use designation. The site's existing theater building will be
removed. Access to the subject property is provided via existing vehicle driveway
easements within the Renton Village Shopping Center and Evergreen Building
properties that connect to S Grady Way and S Renton Village Pl with new pedestrian
connections proposed to these public streets with the project. Critical Areas
identified on City maps include Flood Hazard, Seismic Hazard, Regulated Slopes, and a
Non-Fish Perennial (Np) stream. A stream buffer determination as it relates to non-
regulated sites separated from critical areas by pre-existing substantial improvements
will also be a component of the PUD application.
Project Location: 25 S Grady Way (APN 723200-0010)
Site Area: 2.6 acres
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B. EXHIBITS:
Exhibits 1-23: As shown in the Environmental Review Committee Report
Exhibit 24 Staff Report to the Hearing Examiner
Exhibit 25 Muckleshoot Tribe Comment Emails with staff and applicant responses
Exhibit 26 Determination of Nonsignificance – Mitigated (DNS-M) issued on August 14, 2017
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Parkway Capital, Inc, Craig Koeppler, 520 Pike St,
Suite 1500, Seattle, WA 98101
2. Zoning Classification: Commercial Office (CO)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Movie Theater
5. Critical Areas: Flood Hazard, Seismic Hazard, Regulated Slopes,
Non-Fish Perennial (Np) Stream
6. Neighborhood Characteristics:
a. North: Evergreen Office Building - Commercial Office (CO) and Renton Village Shopping
Center - Commercial Arterial (CA) zone
b. East: Triton Tower I Office Building – CO zone
c. South: Interstate 405
d. West: Evergreen Office Building – CO zone and Interstate 405
6. Site Area: 2.6 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
S. 180th Annexation N/A 1745 04/19/1959
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing eight (8) inch
water main long Renton Village private access road with maximum capacity of 2,100 gallons per
minute (gpm) and a 12-inch water main in the parking lot along the south side of building at 501 S
Grady Way with maximum capacity of 4,200 gpm. There is an existing 3-inch domestic water meter,
6-inch fire sprinkler service and 2-inch irrigation meter serving the existing building.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 18-inch concrete sewer
main located in S Renton Pl.
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c. Surface/Storm Water: There is an existing private storm drainage system located on the subject
property that drains to Rolling Hills Creek.
2. Streets: The subject property is land-locked as the property does not front a public street. Existing
vehicle access to the property is granted via easements on the abutting Evergreen Building and Renton
Village Shopping Center properties that are under current ownership by the applicant. Direct vehicle
access from the north is currently provided along a drive aisle extending south from the S Grady Way
and Lake Ave S intersection. Direct vehicle access from the east is provided via drive aisle extending
from S Renton Village Pl that further connects to Talbot Rd S.
3. Fire Protection: Renton Regional Fire Authority
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 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-150: Planned Urban Development Regulations
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The applicant is requesting a Preliminary Planned Urban Development (PUD) for the construction of a
mixed use building with 270 dwelling units, approximately 7,200 square feet of ground floor space and
two stories of structured parking.
2. The Planning Division of the City of Renton accepted the above master application for review on April
21, 2017 and determined the application complete on May 5, 2017. The application was placed on-hold
May 25, 2017 due to additional information needed to complete the project’s review. The application
was taken off-hold on July 14, 2017 following the submittal of requested documents. The project
complies with the 120-day review period.
3. The project site is located at 25 S Grady Way (APN 723200—0010).
4. The project site is currently developed with a 42,679 square foot movie theater building. The existing
building would be removed with proposed redevelopment.
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5. Access to the site would be provided via existing access easements with abutting properties under the
applicant’s ownership. Two full signalized ingress/egress points at S Grady Way are located at Lake Ave
S and Shattuck Ave S. Additional access is provided to the east at S Renton Village Pl.
6. The property is located within the Commercial Mixed Use Comprehensive Plan land use designation.
7. The site is located within the Commercial Office (CO) zoning classification and within Design District ‘D’.
8. There are approximately 62 trees located on site of which the applicant is proposing to retain a total of
34 trees.
9. The site is mapped with Flood Hazard, High Seismic Hazard, Regulated Slopes, and Non-fish perennial
(Np) stream.
10. Approximately 508 cubic yards of material would be cut on site with up to 1,500 cubic yards of
structural fill that may be brought into the site.
11. The applicant is proposing to begin construction in Autumn 2017.
12. The subject property does not abut a public street. Exisiting access is provided to S Grady Way and S
Renton Village Pl via easements with the Evergreen Building and Renton Village Shopping Center
properties under the same ownership with the applicant.
13. The proposed eight-story structure would be comprised of a two-story concrete podium with six stories
of wood frame construction above. Exterior features include a ground floor with two-story brick façade
with large storefront windows and canopies. Upper floors will incorporate colored cementitious panels
and siding with metal panel accents.
14. Proposed active common open spaces include a ground level pedestrian plaza and children’s play area,
two third story patios on the north and south facades, and a rooftop deck.
15. Staff received two (2) comment letters (Exhibit 25) from the Muckleshoot Tribe. To address the
comments, the aforementioned exhibit provides a response to the initial comment from City staff and
the applicant and the following report contains analysis related to buffer mitigation and stormwater
detention.
16. No other public or agency comments were received.
17. The following modifications to eligible development regulations are incorporated into the PPUD
application:
RMC Code Citation Required Standard Modification
RMC 4-4-080F.8.a.i
A parking stall shall be a
minimum of twenty feet (20')
in length, except for parallel
stalls, measured along both
sides of the usable portion of
the stall. Each parallel stall shall
be twenty three feet by nine
feet (23' x 9') in size.
The parallel parking spaces along
the modified drive aisle are
analogous to on-street parking
and may be 8-feet wide with no
minimum length requirement.
RMC 4-4-080F.9.a.ii
Parallel parking minimum aisle
width for two way vehicle
circulation shall be 18-feet.
A modified drive aisle containing
a minimum width of 40.5-feet
that would provide two (2) 10-
foot travel lanes, 8-foot parking
lane, curb, gutter, and 12-foot
sidewalk with street trees in
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grates.
RMC 4-4-070H.5.d
There shall be no more than
fifty feet (50') between parking
stalls and an interior parking lot
landscape area.
Parallel spaces located along
modified drive-aisle may be
further than 50-feet from the
interior parking lot landscaping
located on the eastern portion of
the subject property.
RMC 4-6-060F.2
S Renton Village Pl Commercial
mixed use 8-foot sidewalk and
8-foot planter strip.
ROW improvements along the
north side of S Renton Village Pl
may match existing width and no
planter strip will be required.
18. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on August 14, 2017 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the VIA 405 Apartments application (Exhibit 26). The DNS-M included four (4)
mitigation measures. A 14-day appeal period commenced on August 18, 2017 and ended on
September 1, 2017. No appeals of the threshold determination have been filed.
19. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
(ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. The project shall comply with the recommendations of the geotechnical report, prepared by Golder
Associates dated March 20, 2017, or a future addendum to the subject report.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a
sealed letter stating that he/she has reviewed the construction and building permit plans and in
their opinion the plans and specifications meet the intent of the report(s).
3. The applicant shall submit a final stream buffer enhancement plan, prepared by a qualified
professional, with the construction permit application for review and approval by the Current
Planning Project Manager. To provide a functional lift to the existing buffer, the applicant shall
remove the existing asphalt south of the emergency vehicle access lane and provide new riparian
buffer planting where the existing surface parking is located. The final enhancement plan shall also
provide refuse and invasive vegetation removal followed by riparian vegetation plantings along the
existing buffer area adjacent to both the north and south banks of Rolling Hills Creek on the subject
property. Fencing and critical areas signage shall be provided to restrict access (with the exception
of maintenance activities) to the stream buffer area. The stream buffer enhancement shall be
monitored to ensure performance for 5-years and backed by a surety device sufficient to guarantee
that structures, improvements, and mitigation required perform satisfactorily for a minimum of five
(5) years after installation has been completed.
4. The applicant shall prepare an acoustical study to determine whether additional sound attenuation
or acoustical architectural measures are necessary to mitigate the impacts of the freeway noise
generated by the abutting I-405. The study shall be submitted with the Final Planned Urban
Development application for review and approval by the Current Planning Project Manager prior to
Final PUD approval.
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20. 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.
21. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The proposal is
compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize investment in infrastructure
and services.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center;
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations; and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-30: Protect the integrity of natural drainage systems, existing land forms, and
maintain wildlife habitat values by preserving and enhancing existing vegetation and
tree canopy coverage to the maximum extent possible and by restoring hydrological
flows and improving the condition of shorelines.
Policy L-33: 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.
Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-EE: Build neighborhoods that promote community resiliency through healthy
lifestyles, active transportation, proximity to goods and services, access to local fresh
food, environmental sustainability, and a feeling of community.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-52: Include human scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernable edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
22. Zoning Development Standard Compliance: The Commercial Office Zone (CO) is located on large
parcels of land within the City that are highly visible from arterials or highways and existing or planned
transit routes. CO zoned properties contain or are suitable for medium to high-intensity office use.
Limited residential mixed-use development is allowed in close proximity to select transit services. The
proposal is compliant with the following development standards if all conditions of approval are met:
Compliance CO Zone Develop Standards and Analysis
Compliant if
conditions of
approval is
met
Use: Attached dwelling units may be allowed through a Planned Urban Development
pursuant to RMC 4-9-150, Planned Urban Development Regulations, and in
conformance with the following:
a. Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located
within one-quarter (1/4) mile (as the crow flies) of at least one of the following:
i. Bus Stop: An official bus service stop that offers levels of service comparable to
all of the following:
(a) Service at least every ten (10) minutes during peak morning and evening
travel times;
(b) Fifteen (15) minute service during off-peak periods;
(c) Scheduled service for late night/early mornings;
(d) Full service seven (7) days a week.
ii. Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160,
Definitions P.
iii. Commuter Rail: A passenger rail station.
b. Mixed Use Building: The building shall incorporate commercial uses, with at least
two (2) commercial uses on the ground floor:
i. The two (2) required ground floor commercial uses shall be limited to retail
sales, on-site services, eating and drinking establishments, and similar uses as
determined by the Administrator.
ii. Additional commercial uses may be located above the ground floor, but shall
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Report of September 26, 2017 Page 8 of 51
be located below all dwelling units.
iii. Industrial uses are prohibited.
c. Building Form: The building shall be a minimum of eight (8) stories in height.
Commercial space shall be provided on the ground floor at thirty feet (30') in depth
along any street frontage. Averaging the minimum depth may be permitted through
the site plan review process, provided no portion of the depth is reduced to less than
twenty feet (20'). All commercial space provided on the ground floor shall have a
minimum floor-to-ceiling height of fifteen feet (15'). Residential uses shall not be
located on the ground floor along any public street frontage.
d. Structured Parking: Required parking for the dwelling units shall be provided
entirely within an attached structured parking facility. Any approved surface parking
lots shall be located to the rear and/or side of the building.
e. Prohibited Locations: The lot shall not be located within one thousand feet
(1,000') of an adult retail or entertainment business located within the City of Renton.
Staff Comment: The subject property is located less than 0.25 miles from the South
Renton King County Metro Park and Ride lot. Measured from the furthest south
property line of the subject site to the park and ride the distance is approximately
1,119 feet or 0.21 miles from the park and ride.
As shown on the floor plan (Exhibit 7), the proposed building provides space on the
ground floor for two (2) commercial tenants totaling 1,290 square feet, approximately
3,300 square feet of residential amenity space, a residential lobby, and a leasing office.
The residential amenity space is not a commercial use and it encompasses most of the
ground floor. An eight story 270 unit building with less than 1,300 square feet of
commercial space does not meet the intent of mixed use or the comprehensive plan
policies for residential uses in the Commercial Office (CO). However, to avoid vacant
ground floor retail space over long periods of time, the City would be in support of
allowing the applicant to use the ground floor space as residential amenity space until
such time a commercial tenant can be found and so long as the space meets the
required 15-foot floor to ceiling height and 30-foot depth, which is currently shown on
the applicant’s submitted floor plan.
The applicant has provided structured parking on the first and second floor of the
building for 229 spaces. The applicant has proposed 270 dwelling units that require a
minimum one (1) parking space per dwelling unit, for a total of 270 parking spaces.
The applicant has requested a modification to provide the remaining 41 residential
parking spaces as surface parking on and off-site. The conditions associated with the
residential use in the CO zone states all required parking for the dwelling units shall be
provided within an attached structured parking facility. Surface parking would be
permitted for the ground floor commercial uses. Furthermore, the PUD land use
process does not permit modifications to RMC 4-2-080 as specifically noted in RMC 4-
9-150B.3, Code Provisions Restricted from Modification. Therefore staff recommends
as a condition of approval, the applicant submit a revised floor plan with the Final
Planned Urban Development (FPUD) application that provides at least one (1) parking
space for each proposed dwelling within the attached structured parking facility. Each
residential unit shall be assigned at least one (1) parking space as noted by its
corresponding apartment number painted on each individual space. The revised floor
plan shall be reviewed and approved by the Current Planning Project Manager prior to
FPUD approval.
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The nearest adult entertainment business is approximately 1,533 feet from the subject
property at 208 SW 16th St.
Density: Residential uses are allowed within mixed use buildings. The density range
permitted in the CO zone is a minimum of 75.0 up to a maximum of 150.0 dwelling
units per net acre. Density may be increased up to 250 dwelling units per net acre
subject to Administrative CUP approval, and/or per RMC 4-9-065, Density Bonus
Review. Net density is calculated after the deduction of sensitive areas, areas intended
for public right-of-way, and private access easements.
Staff Comment: The applicant has proposed 270 dwelling units within the mixed use
building. The gross area of the subject property is 113,294 square feet. After deducting
10,182 square feet for private access easements and 4,474 square feet for critical
areas, the net area is 98,638 square feet or 2.26 acres. The result is a net density of
119 dwelling units per acre (270 / 2.26 = 119), which is within the density range
permitted in the CO zone.
Lot Dimensions: The minimum lot size required in the CO zone is 25,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The subject property is 113,294 square feet.
Setbacks: There are no minimum front yard or secondary front yard setbacks for
residential mixed use buildings. The maximum front yard and secondary front yard is
15 feet for residential mixed use buildings. There are no side or rear yard setback
requirements, except 15 feet if abutting a lot zoned residential.
Staff Comment: The subject property does not abut a public street to apply front yard
and secondary front yard setback requirements. The site does not abut a residential
zone, therefore no side or rear setbacks apply. The building does front a modified drive
aisle that mimics a typical street section that meets the intent of the maximum front
yard setback. As shown on the site plan (Exhibit 4), the building is located directly
behind a 12-foot wide sidewalk, which is analogous to a 0-foot front yard setback.
Building Standards: The maximum lot coverage requirements for buildings in the CO
zone is 65 percent of the total lot area or 75 percent is parking is provided within the
building or within a parking garage. The maximum building height permitted is 250 ft.,
except when abutting a residential zone, then the maximum height is 20 feet more
than the maximum height allowed in the abutting residential zone.
Staff Comment: The lot coverage for the proposed building is 44-percent (building
footprint - 49,866sf / lot - 113,294sf). The highest point of the proposed building is
approximately 90-feet measured from finished grade to the top of the elevator/stair
overrun rooftop unit. The subject property does no abut a residential zone.
The subject property is also within the Renton Municipal Airport Outer
Approach/Departure Zone. The airport overlay restricts heights for the subject
property to 150-feet. The proposed building height is in compliance with the allowable
building height based on Federal Aviation Regulation Part 77 Surfaces.
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. Spacing standards shall be
as stipulated by the Department of Community and Economic Development, provided
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Modified via
the PUD
there shall be a minimum of one street tree planted per address. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise determined by
the Administrator.
All parking lots shall have perimeter landscaping meeting the standards of RMC 4-4-
070H.4
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have a minimum width of 5 feet.
Staff Comment: The applicant has submitted a conceptual landscape plan (Exhibit 8)
with the land use application. Proposed new plantings include a mix of evergreen and
deciduous trees, shrubs, groundcover, and lawn areas. Stream buffer enhancement
planting is proposed and required along the southern portion of the subject property
and discussed in FOF 28.
The property does not abut a public street and therefore the street frontage
landscaping and public street trees are not applicable. However, the applicant has
proposed a modified drive aisle along the north side of the building that includes a row
of Warrensred/Pacific Sunset Maples planted in tree grates on the south side and
landscape strip on the north side planted at 30-feet on-center. To provide consistency
with the City’s public street tree standards and provide best practices for tree
health/longevity, staff recommends as a condition of approval, the applicant provide
the City’s 4’ x 8’ tree grate with minimum 2-foot tree pit standard on the detailed
landscape plan to be submitted with the project’s construction permit application. The
revised plan shall be reviewed and approved by the Current Planning Project Manager
prior to building permit approval.
No surface parking is located abutting a public street and therefore perimeter
landscaping screening is not applicable.
The applicant has proposed 26 surface parking stalls on the subject property however
per SEPA mitigation measure #3, the seven (7) proposed parallel parking spaces
located along the southern emergency drive aisle adjacent to the Rolling Hills Creek
will be required to be removed and included as buffer enhancement. The 19 remaining
surface parking spaces would be required to provide a total of 285 square feet of
interior parking lot landscaping. The landscape provides two landscape bulbs that
bookend the eight (8) surface parking spaces located along the northeastern portion of
the property totaling 630 square feet thereby exceeding the minimum required.
RMC 4-4-070H.5 provides interior parking lot landscaping standards that includes the
requirement that there shall be no more than 50-feet between parking stalls and an
interior parking lot landscape area. The modified drive aisle along the north portion of
the subject property contains 11 parallel parking spaces abutting the sidewalk that
mimic a public street. Most of these spaces are not within 50-feet of a landscape island
that meet the 9’ x 13’ minimum dimensional standard. However, the spaces are
abutting the street trees in grates within the 12-foot wide sidewalk, adjacent to offsite
planting located on the north side of the modified drive aisle, and the 11 parking
spaces are analogous to street parking and not traditional surface parking, therefore
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staff is in support of the modification as shown on the site and landscape plans.
Remaining areas shown to be landscaped include areas located in and around the
exterior amenity area on the northwestern portion of the property, along the base of
the building where ground floor structured parking is proposed, and off-site areas
related to the pedestrian connection to S Grady Way and additional landscape islands
on the property abutting to the southeast.
The applicant will be required to submit a Detailed Landscape Plan with the building
permit submittal that provides location, size, quantity, planting details, and other
applicable items as set forth in the RMC 4-8-120 submittal requirements.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and Other significant non-
native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: An Arborist Report prepared by Shoffner Consulting (dated February
16, 2017; Exhibit 18) and Tree Retention Plan (Exhibit 19) were submitted with the land
use application. The report and plan identify 62 significant trees on the subject
property, of which 32 are located in the Rolling Hills Creek buffer area. As tree
retention standards apply to the developable area of property and exclude critical
areas, the applicant would be required to retain 10-percent of the 30 significant trees
located outside of the critical area or three (3) significant trees.
The tree retention plan identifies two (2) significant trees to be retained with the
proposed development. A red oak 12-inches in diameter is proposed to be retained in
the northwest portion of the property that would be incorporated into the exterior
amenity area. A 6-inch western red cedar is proposed to be retained near the
southwestern corner of the proposed building. The applicant proposes to provide 12
caliper inches in replacement trees for the remaining tree that is required to be
retained. The site and landscape plans identify work and permanent improvements
that would occur within the drip lines of the retained trees. Therefore staff
recommends as a condition of approval the applicant submit a revised arborist report
with the construction permit application that details best practices for construction
activities and improvements within the retained trees drip lines. The report shall also
identify when it is necessary for the certified arborist to be onsite to observe
construction activities and ensure the retained trees are well protected. The revised
arborist report shall be reviewed and approved by the Current Planning Project
Manager prior to construction permit approval. After the completion of the
construction work around the retained trees, the arborist shall submit a final report
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verifying the construction activities were completed in a manner that best protected
the trees and provide any long term care and maintenance specifications for their care.
The final report shall be submitted to the Current Planning Project Manager for review
and approval prior to the applicant scheduling the final landscaping inspection.
The proposed replacement trees are shown on the landscape plan (Exhibit 8) as six (6)
two-inch caliper pacific red maples located in tree grates along the modified drive
aisle. The modified drive aisle is a component of the PUD approval criteria as it
provides a superior circulation pattern as an alternative to a typical shopping center
surface parking drive aisle. The aisle’s “street trees” are an integral part its design and
should not be a receiving area for tree replacement credit. Therefore staff
recommends as a condition of approval, the applicant submit a revised tree retention
plan that identifies the retention of the remaining significant tree onsite, provides
alternative locations for the 12 caliper inches of replacement, or provides a fee in-lieu
payment into the City’s Urban Forestry Program for the replacement tree. The revised
tree retention plan shall be reviewed and approved by the Current Planning Project
Manager prior to construction permit approval.
No trees are proposed to be removed within the critical area buffer along the southern
portion of the property. Analysis of the proposed and required buffer enhancement is
provided in FOF 28.
With the exception of the recommended condition of approval noted above, trees
required to be retained (i.e., protected trees) during construction would be required to
comply with the tree protection measures during construction per RMC 4-4-130H.9.
The eight central components of tree protection include defining and protecting the
drip line, erecting and maintaining a temporary six-foot-high chain link construction
fence with placards around the tree to be retained, protecting the tree from grade
changes, keeping the area clear of impervious surface material, restricting grading
within the drip line, providing three inches (3”) of bark mulch within the required
fencing, retaining a certified arborist to ensure trees are protected from development
activities, and alternate protection/safeguards as necessary.
Compliant if
Conditions of
Approval is
Met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall
be enclosed so as to be screened from public view.
Staff Comment: The applicant did not provide sufficient details of roof mounted 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 plan set identifying the location and screening
provided for all surface and roof top utility/mechanical equipment with the building
permit application. The plan shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
Refuse and Recycling: A minimum of one and one-half (1-1/2) square feet per
dwelling unit in multi-family residences shall be provided for recyclables deposit areas,
except where the development is participating in a City-sponsored program in which
individual recycling bins are used for curbside collection. A minimum of three (3)
square feet per dwelling unit shall be provided for refuse deposit areas. A total
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minimum area of eighty (80) square feet shall be provided for refuse and recyclables
deposit areas.
In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables
deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square
feet of building gross floor area shall be provided for refuse deposit areas. A total
minimum area of one hundred (100) square feet shall be provided for recycling and
refuse deposit areas.
Staff Comment: The floor plan (Exhibit 7) identifies a centralized refuse and recycling
area within the ground floor parking structure with roll-up doors providing hauler
access along the southern building elevation. The total square footage of the ground
floor trash room is 1,285 square feet. Additionally, floors 3-8 each provide a 127
square foot trash room. In total, the development would provide 1,977 square feet of
refuse and recycling space and exceeds the minimum required as calculated below.
The 270 residential units would require 1,215 square feet of refuse and recycling space
(810sf refuse + 405sf recycling). The commercial/amenity space is 4,522 square feet
and would require a total minimum area of 100 square feet for recycling and refuse
deposit areas.
Compliant if
Conditions
of Approval
are Met
Parking: Parking regulations require that a minimum of one parking space per
dwelling unit is provided. A maximum of 1.75 per dwelling unit is allowed.
Commercial parking requirements vary by use. Eating/drinking establishments require
10 spaces per 1,000 square feet of dining area and retail sales require 2.5 per 1,000
square feet of net floor area.
Standard structured parking stall dimensions are 8’4” by 15’, compact stall dimensions
are 7’6” by 12’. Standard surface parking stall dimensions are 9’ by 20’, compact stall
dimensions are 8.5’ by 16’.
Attached dwelling units shall provide 0.5 bicycle parking space per dwelling unit.
For ground floor commercial uses, the number of bicycle parking spaces shall be equal
to ten-percent of the number of required off-street vehicle parking spaces.
Staff Comment: The submitted floor plan (Exhibit 7) provides 229 parking spaces
located within structured parking in the building’s first and second floors. Proposed
surface parking includes 8 spaces located on eastern portion of the property and the
modified drive aisle section along the building’s frontage provides space for 11 parallel
on-street style parking spaces. The plan also identifies 31 offsite existing parking
spaces located on the Evergreen Building property north of the subject property. The 7
spaces located on the southern portion of the building will not be provided per SEPA
mitigation measure #3, which requires the area to be enhanced south of the
emergency access drive.
As mentioned previously, required parking for the dwelling units shall be provided
entirely within an attached structured parking facility per the CO zone use
requirements for attached dwellings. The proposed 229 structured parking spaces on
the building’s first and second floor does not meet this requirement and a condition of
approval has been recommended per the Use analysis provided at the beginning of
FOF 22.
Ground floor uses have not been determined yet and it is likely a majority of the
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commercial ground floor will be used for amenity space until such time tenants can be
secured. Due to this uncertainty, staff recommends as a condition of approval that the
applicant provide the required number of parking spaces (vehicle and bicycle) on or
offsite that correspond to the ultimate use of the ground floor commercial space at the
time of the tenant improvement building permit application. Any offsite parking to be
provided for ground floor uses shall be secured via a joint use parking agreement per
the requirements set forth in RMC 4-4-080 and a parking study prepared by a qualified
professional that provides analysis that the offsite surface parking contains adequate
overflow capacity that could be used be used by the VIA 405 commercial tenants.
The provided parking stall dimensions were general in nature and did not provide the
specificity needed to verify compliance. Additionally, the parking layout is likely to
change due the CO zone attached dwelling parking requirement that all required
residential parking must be provided within the structured parking area. Therefore
staff recommends as a condition of approval, the applicant submit a revised floor and
site plan that details individual parking space dimensions with the Final Planned Urban
Development (FPUD) application. The revised plans shall be reviewed and approved by
the Current Planning Project Manager prior to FPUD approval. Any deviations to space
and/or aisle dimensions or compact space limitations would be a minor modification
to the FPUD decision.
The floor plan indicates an interior bicycle room on the ground floor to accommodate
135 bicycles or 0.5 spaces for each dwelling unit. Details regarding the rack system,
dimensions, and security were not provided. Therefore staff recommends as a
condition of approval the applicant submit a revised floor plan with the FPUD
application that provides bicycle parking details meeting the standards of RMC 4-4-
080 for attached dwellings. The revised plan shall be reviewed and approved by the
Current Planning Project Manager prior to FPUD approval. Any deviations to the
dimensional standards would be a minor modification to the FPUD decision.
The modified drive aisle PUD modification and open space programming plan would
provide exterior bicycle parking along the building’s frontage in amounts that would
likely satisfy future ground floor tenants. Bicycle parking needs would also be analyzed
when tenant improvement applications are submitted.
Compliant if
Conditions of
Approval are
Met
Pedestrian Access: A pedestrian connection shall be provided from a public entrance
to the street, unless the Reviewing Official determines that the requirement would
unduly endanger the pedestrian.
Staff Comment: The applicant has submitted a pedestrian corridor/connection plan
(Exhibit 9) with the land use application. Two pedestrian connections are made from
the public entrance to nearby streets. The most prominent of the connections is the
pedestrian corridor linking the building to the existing South Renton Park and Ride and
near a potential future Sound Transit Bus Rapid Transit station. The proposed corridor
section would provide an 8-foot wide delineated concrete surface through the subject
property’s modified drive aisle continuing off-site to the north through the Evergreen
Building’s surface parking lot and alongside the drive aisle associated with the Renton
Village Shopping Center to S Grady Way. The corridor is shown to provide vegetative
buffering on both sides varying in widths of 4 to 7 feet. A second connection is
provided to S Renton Village Pl and ultimately Talbot Rd S to the east via completing
the sidewalk connection that abruptly ends behind the Uwajimaya grocery store. A
standard 5-foot wide sidewalk, curb, and gutter would be linked between the subject
property and existing ROW at S Renton Village Pl.
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See FOF 24 regarding recommended conditions of approval regarding pedestrian
access design and off-site use considerations.
Compliant if
Conditions of
Approval are
Met
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The submitted landscape plan (Exhibit 8) provides limited detail of
proposed 4-foot fencing on top of a 1-1.5-foot wall surrounding the north and east
perimeter of the active/pedestrian open space area. A 2-foot cast in place wall is also
shown abutting the building in the courtyard area between the leasing office and
pedestrian courtyard. Fencing will also be provided along the stream buffer area to
restrict access.
Staff recommends as a condition of approval, the applicant submit fencing and wall
cut sheets and details with the building permit application. Fencing surrounding the
active open space area shall be made of high quality material that complements the
architecture of the building and urban design of the development’s proposed
pedestrian area and modified drive aisle. Maximum height of the fence will be
determined as a component of the detailed review of the active/pedestrian open space
area. Fencing and wall cut sheets and details shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval.
See FOF 28 for critical area fencing requirements.
23. PUD Applicability Standards: Pursuant to RMC 4-9-150B, any applicant seeking to permit development
which is not limited by the strict application of the City’s zoning, parking, street, and subdivision
regulations in a comprehensive manner shall be subject to applicability standards. The following table
contains project elements intended to comply with applicability standards, as outlined in RMC 4-9-
150B:
Compliance PUD Applicability Criteria and Analysis
Compliant if
conditions of
approval are
met
In approving a planned urban development, the City may modify any of the standards
of RMC 4-2, RMC 4-3-100, RMC 4-4, RMC 4-6-060, and RMC 4-7. All modifications
shall be considered simultaneously as part of the planned urban development.
Staff Comment: All standards requested to be modified are contained within the
Chapters listed above. Specific modifications are noted in FOF 17. The parking use
request cannot be modified as noted below and in FOF 22.
Compliant if
conditions of
approval are
met
An applicant may request additional modifications from the requirements of the
Renton Municipal Code. Approval for modifications other than those specifically
described in subsection RMC 4-9-150B.2.a shall be approved prior to submittal of a
preliminary planned urban development plan.
Staff Comment: All eligible modifications are outlined above under FOF 17: Staff is in
support of modifications if all conditions of approval are met.
The applicant has also requested to modify attached dwelling structured parking
requirements, specifically to be permitted to provide surface parking for 41 dwelling
units. As this standard is a use requirement, it is not eligible for modification and
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therefore staff does not recommend support of the request.
A planned urban development may not authorize uses that are inconsistent with
those uses allowed by the underlying zone, or overlay district, or other location
restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080, 4-3-
010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010.
Staff Comment: Attached dwellings are permitted in the CO zone with special
conditions noted in FOF 22.
The number of dwelling units shall not exceed the density allowances of the
applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC; however,
averaging density across a site with multiple zoning classifications may be allowed if
approved by the Community and Economic Development Administrator.
Staff Comment: The proposed density does not exceed the maximum 150 dwelling
units per net acre allowed in the CO zone. See FOF 22: Density for analysis.
24. PUD Decision Criteria Analysis: Pursuant to RMC 4-9-150D, each planned urban development shall
demonstrate compliance with the Planned Urban Development decision criteria. The following table
contains project elements intended to comply with the Planned Urban Development decision criteria,
as outlined in RMC 4-9-150D:
Compliance PUD Decision Criteria and Analysis
Compliant if
conditions of
approval are
met
Demonstration of Compliance and Superiority Required: Applicants must
demonstrate that a proposed development is in compliance with the purposes of this
Section and with the Comprehensive Plan, that the proposed development will be
superior to that which would result without a planned urban development, and that
the development will not be unduly detrimental to surrounding properties.
Staff Comment: A Planned Urban Development application is a use requirement for the
proposed 270 attached dwelling unit proposal as it is located within a Commercial
Office (CO) zone. The comprehensive plan allows attached dwelling units in the CO
zone, in part, for Transit Oriented Development (TOD) type developments that provide
higher residential densities, commercial ground floor uses, and convenient access to a
transit center.
Provided the recommended conditions of approval are met, the proposed development
would result in a superior design that what would be permitted by the strict
application of the Development Standards. The proposed redevelopment of the
property would provide a protected pedestrian corridor with significant landscaping
and street furniture linking the development to S Grady Way and South Renton Park
and Ride. A drive aisle along the building’s frontage would mimic a ‘main street’ style
street section providing an enhanced pedestrian experience atypical to standard
parking lot drive aisles. The proposed open space and recreation areas would exceed
the space requirements and their locations at-grade, interior, patio, and rooftop
provide multiple entertainment opportunities. The addition of residential development
to the overall area adds the missing component for a traditional TOD development.
When combined, the general area near the South Renton Park and Ride would be
comprised of retail, office, and residential thereby meeting the intent of the TOD use
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standards and PUD requirement for this zone.
Public Benefit Required: Applicants shall demonstrate that a proposed development will provide
specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the
proposed planned urban development, particularly those adverse and undesirable impacts to
surrounding properties, and that the proposed development will provide one or more of the following
benefits than would result from the development of the subject site without the proposed planned
urban development:
a. Critical Areas: Protects critical areas that would not be protected otherwise to the
same degree as without a planned urban development.
Staff Comment: The applicant has proposed to enhance the existing functioning buffer
of Rolling Hills Creek that traverses the southern portion of the subject property. The
site was improved prior to the adoption of the City’s Critical Areas Regulations with
paving, hardscape, and building improvements currently within the stream’s 75-foot
buffer area. As described in FOF 28, the site’s existing improvements are separated
from the critical area by pre-existing, intervening, and lawfully created roads and
substantial existing improvements, therefore areas landward of the existing functional
stream buffer are not regulated by the Critical Area Regulations. However the
applicant has proposed to provide stream buffer enhancement planting and refuse
removal within the functional buffer as part of the development project. Additionally,
SEPA mitigation measure #3 will require additional buffer enhancement south of the
emergency vehicle access lane and between the stream’s Ordinary High Water Mark
(OHWM) and I-405 ROW.
N/A
b. Natural Features: Preserves, enhances, or rehabilitates natural features of the
subject property, such as significant woodlands, native vegetation, topography,
or noncritical area wildlife habitats, not otherwise required by other City
regulations.
N/A c. Public Facilities: Provides public facilities that could not be required by the City for
development of the subject property without a planned urban development.
N/A
Use of Sustainable Development Techniques: Design which results in a sustainable
development; such as LEED certification, energy efficiency, use of alternative energy
resources, low impact development techniques, etc.
Applicant
has provided
superior
open
space/recrea
tion and
circulation
design
-
Compliant if
conditions of
approval are
met
d. Overall Design: Provides a planned urban development design that is superior to
the design that would result from development of the subject property without a
planned urban development. A superior design may include the following:
i. Open Space/Recreation:
(a) Provides increased open space or recreational facilities beyond standard code
requirements and considered equivalent to features that would offset park mitigation
fees in Resolution 3082; and
(b) Provides a quality environment through either passive or active recreation facilities
and attractive common areas, including accessibility to buildings from parking areas
and public walkways; or
Staff Comment: The applicant has provided a variety of recreation opportunities and
open spaces throughout the development. These spaces provide more than double the
amount of square footage that is required for this development. Spaces are provided
interior, exterior, at-grade, and elevated, thereby resulting in multiple opportunities
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for recreation and leisure activities. Analysis and recommended conditions of approval
are provided in FOF 26; Common Open Space Standard.
ii. Circulation/Screening: Provides superior circulation patterns or location or
screening of parking facilities; or
Staff Comment: The applicant proposes superior circulation patterns that would
enhance the pedestrian experience in the existing strip mall surface parking
environment. The development’s superior circulation patterns are broken down into
the following four (4) separate improvements: Modified Drive Aisle; Pedestrian
Corridor to S Grady Way; Pedestrian Link to S Renton Village Pl; and Pathway to
Uwajimaya. The following is analysis and recommended conditions of approval for
each circulation method:
Modified Drive Aisle – The subject property is landlocked and lacks a street presence
that is typical of mixed use TOD style developments. The property is located at the far
end of a strip mall and office building developments that are interspersed with surface
parking areas and drive aisles that connect the properties to the adjacent street
system. In order to provide the development a street presence and pedestrian space
adequately buffered from vehicles, the applicant proposes a modified drive aisle along
the buildings northern façade that would mimic a public street section. The building
would front a 12-foot+ sidewalk with street trees in grates, curb, gutter, 8-foot wide
parallel parking lane, two 10-foot wide vehicle travel lanes, and planter strip on the
northern side. The “street” section also includes planted curb bulbs and concrete
crosswalk for the pedestrian corridor to S Grady Way. The modified drive aisle section
would provide buffered space for a lively pedestrian environment further enhanced
with the building’s overhead weather protection. The landscape plan (Exhibit 8)
identifies seating and planters along the drive aisles sidewalk however additional
street furniture is needed to augment the pedestrian realm. Therefore staff
recommends as a condition of approval, the applicant submit a revised landscape plan
with the construction permit application to include a minimum of three (3) bicycle
racks and two (2) refuse receptacles aligned with the street trees. The revised
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to construction permit approval.
A typical surface parking lot drive aisle is 24-feet in width and any parallel parking
spaces would be a minimum of 9’ x 23’. Staff recommends approval of the modified
drive aisle section with the PUD application.
Pedestrian Corridor to S Grady Way – The development standards for the CO zone
require a pedestrian connection from the public entrance to the street. This
requirement is particularly needed for the proposed development as it is far removed
from the public street system. Additionally, as the intent of allowing attached
residential in the CO zone is to provide Transit Oriented Development (TOD), it is
essential that a connection is provided to the existing park and ride and potential
future Sound Transit facility.
The applicant proposes a protected and delineated pedestrian corridor from the
building to the South Renton Park and Ride Facility. The existing facility and portions of
land abutting is potentially a future Sound Transit facility that would provide Bus Rapid
Transit service. The proposed corridor as shown on the Pedestrian Corridor/Connection
Plan is an 8-foot wide concrete delineated pathway beginning at the north side of the
building. The pathway crosses the modified drive aisle containing planted curb bulbs
that will shorten the crossing distance through the vehicle lanes. The pathway
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continues through the Evergreen Building parking lot with 4-foot wide plantings
buffering the pathway. The pathway then continues on the east side of the Lake Ave S
private drive with a planter between 4-feet and 7-feet wide on either side to S Grady
Way. The pathway provides a prominent delineated pedestrian connection to the
transit facility, however the planter widths on either side of the connection do not
contain adequate width for substantial trees, shrubs, and groundcover. Additionally,
the connection should provide pedestrian level lighting for safety and aesthetics. The
trail should also contain street furniture thereby providing superior urban design
features to development. Therefore staff recommends as a condition of approval, the
applicant submit a revised pedestrian corridor/connections plan with the FPUD
application that widens the planter strips on both sides of the pedestrian connection to
a minimum of 5-feet in width with tree, shrubs, and groundcover planted along its
entirety. The plan shall also provide street furniture such as seating, pedestrian level
lighting, and refuse receptacles along the connection. The plan shall be reviewed and
approved by the Current Planning Project Manager prior to FPUD approval.
Pedestrian Link to S Renton Village Pl – The nearest public street to the project, S
Renton Village Pl, enters the Renton Village Shopping Center from the east at Talbot
Rd S. A 5-foot wide sidewalk, curb, and gutter is provided along the street but abruptly
ends behind the Uwajimaya grocery store. The applicant has proposed to extend the
sidewalk, curb, and gutter (matching existing) from within the Renton Village Pl S ROW
to the subject property’s pedestrian pathway system. Staff supports the modification
to the City’s street standard to match the existing sidewalk width and not provide the
current 8-foot wide planter strip within the Renton Village Pl S ROW.
Pathway to Uwajimaya – A full service grocery store within a short walk of the
proposed development is a significant amenity to the future residents of the building.
As such, a delineated pathway through the shopping center’s surface parking lot to the
building’s entrance is an appropriate feature. The pedestrian corridor/connections
plan details a 5-foot wide delineated pathway connecting the development to the
grocery store however the plan does not detail the method of delineation. Therefore
staff recommends as a condition of approval, the applicant submit a revised
pedestrian corridor/connections plan with the FPUD application that provides a
concrete delineated pathway shown in the current alignment. The revised plan shall be
reviewed and approved by the Current Planning Project Manager prior to FPUD
approval.
iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or
around the proposed planned urban development; or
Staff Comment: N/A
iv. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
Staff Comment: N/A
v. Alleys: Provides alleys for proposed detached or attached units with individual,
private ground related entries.
Staff Comment: N/A
Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the planned
urban development perimeter provide a suitable transition to adjacent or abutting
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lower density/intensity zones. Materials shall reduce the potential for light and glare.
Staff Comment: The size and scale of the proposed building is consistent with the
abutting Evergreen Building and Triton Towers development. The architectural design
of the building also provides a contemporary upgrade to the surrounding
developments. The overall development provides a suitable transition to existing
development patterns and there are no abutting or lower intensity zones to the subject
property. Building materials consist of brick, cementitious panel, metal panel, and
transparent glass. These materials are consistent with urban development and should
not cause excessive light or glare.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in
groups should be related by coordinated materials and roof styles, but contrast should
be provided throughout a site by the use of varied materials, architectural detailing,
building orientation or housing type; e.g., single family, townhouses, flats, etc.
Staff Comment: The proposed development is for a single building. The building mass
is broken via significant modulations and setbacks, large storefront windows,
cantilevered overhangs, parapet rooflines, and chamfer façade. These architectural
treatments provide a coordinated site and building design by providing visual interest
to the building, distinguishing treatments for ground floor and residential uses, and
exterior open spaces near the building’s entrance, upper floors, and rooftop.
Circulation:
i. Provides sufficient streets and pedestrian facilities. The planned urban development
shall have sufficient pedestrian and vehicle access commensurate with the location,
size and density of the proposed development. All public and private streets shall
accommodate emergency vehicle access and the traffic demand created by the
development as documented in a traffic and circulation report approved by the City.
Vehicle access shall not be unduly detrimental to adjacent areas.
ii. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns,
and minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreational areas,
transit, public walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
Staff Comment: The development does not abut a public street and is accessed via
easements over neighboring properties under the applicant’s ownership. See
Circulation/Screening analysis related to the required public benefit above for
additional circulation details.
The applicant submitted a traffic analysis (Exhibit 21) documenting trip generation
numbers for the existing movie theater use and the proposed mixed use development.
The site generated traffic volumes were calculated using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). The net
new trip generation associated with the proposed project was calculated by
subtracting the trip generation associated with the existing movie theater. The
analysis shows the proposed VIA 405 project is expected to generate fewer trips on a
weekday and during the PM peak hour compared to the 2,320 seat theater. The net
AM peak hour trips are expected to be greater than with the proposed development
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with 64 net trip generation.
In order to mitigate transportation impacts the applicant would be required to pay the
appropriate Transportation Impact Fee. The fee, as determined by the Renton
Municipal Code at the time of building permit issuance shall be payable to the City.
Access - Access to the site would remain via existing easements on neighboring
properties. Drive aisle connections from S Grady Way and S Renton Village Pl provide
vehicle and pedestrian access to the subject property.
Street Improvements – The property does not abut a ROW, however the applicant will
complete curb, gutter, sidewalk improvements matching existing along the north side
of S Renton Village Pl connecting to the subject property.
Concurrency – The proposal has passed the City’s Traffic Concurrency Test per RMC 4-
6-070.D (Exhibit 22), which is based upon a test of the citywide Transportation Plan,
consideration of growth levels included in the LOS-tested Transportation Plan, and
future payment of appropriate Transportation Impact Fees.
25. Infrastructure and Services: Provides utility services, emergency services, and other improvements,
existing and proposed, which are sufficient to serve the development. The proposal is compliant with
the following development standards if all conditions of approval are met:
Compliance Infrastructure and Services Analysis
Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code
required improvements and fees.
The preliminary fire flow requirements for this project is 3,750 gpm. A new looped fire
main is required around the entire building. Water main extensions and replacements
are required in order to meet this fire flow requirement.
A minimum of four (4) fire hydrants are required for the development. One (1) within
150-feet and three (3) within 300-feet of the building. Project shall also meet
maximum hydrant spacing of 300-feet on center. Hydrants are required within 50-feet
of the fire department connection for the standpipe and sprinkler system.
Approved fire sprinkler and fire alarm systems are required throughout the building.
Dry standpipes are required in all stairways. Direct outside access is required to the
fire sprinkler riser room. Fire alarm system is required to be fully addressable and full
detection is required. Separate plans and permits required by the fire department.
A Fire Impact Fee based on new multi-family units is required in order to mitigate the
proposal’s potential impacts to City emergency services. The applicant would be
required to pay an appropriate Fire Impact Fee. The fee is payable to the City as
specified by the Renton Municipal Code at the time of building permit application. The
2017 fee was assessed at $718.56 per dwelling unit. Commercial fees are assessed per
square foot with amounts determined by specific use.
Parks and Recreation: The proposed development is anticipated to impact the Parks
and Recreation system. The applicant would be required to pay an appropriate Parks
Impact Fee. The fee would be used to mitigate the proposal’s potential impact to City’s
Park and Recreation system and is payable to the City as specified by the Renton
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Municipal Code. The fee is payable to the City as specified by the Renton Municipal
Code at the time of building permit application. The 2017 fee was assessed at
$1,858.95 per dwelling.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Bryn Mawr
Elementary, Dimmitt Middle School, and Renton High School.
A School Impact Fee, based on new multi-family units, would be required in order to
mitigate the proposal’s potential impacts to Renton School District. The fee is payable
to the City as specified by the Renton Municipal Code at the time of building permit
application. The 2017 fee was assessed at $1,448.00 per unit.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant submitted a Technical Information Report (TIR), dated
June 22, 2017, (Exhibit 15), prepared by Triad and a Drainage Control Plan (Exhibit 16)
with the land use application. The TIR analyzes off-site drainage and project surface
water collection and distribution. According to the report, the northern portion of the
site slopes gradually to the north with grades of 1-5 percent while the southern portion
gradually slopes south until the banks of the Rolling Hills Creek. Under existing
conditions, run-off sheet flows north or south and is collected onsite via catch basins.
Flows are then discharged into Rolling Hills Creek.
Based on the City of Renton’s flow control map, the site is located in the Peak Rate
Flow Control Standard matching Existing Site Conditions and is within Black River
Drainage Basin. The development is subject to Full Drainage Review in accordance
with the 2017 Renton Surface Water Design Manual (RSWDM). All nine (9) core
requirements and the six special requirements have been discussed in the TIR.
As discussed in the TIR, the proposed developed is exempt from Core Requirement #3,
Flow Control, since the proposed development will result in less than a 0.15 cfs
increase in surface water run-off from the existing site conditions 100-year peak flow
rate when modeled using the latest version of the Western Washington Hydrology
Model (WWHM 2012), as outlined in Core Requirement #3
The development is required to provide enhanced basic water quality treatment prior
to discharge. A modular wetland biofiltration vault is proposed to meet the water
quality treatment requirement to satisfy Core Requirement #8. Any proposed water
quality vault shall be designed in accordance with the RSWDM that is current at the
time of civil construction permit application.
Water and Sanitary Sewer: This site is served by the City of Renton for water and
sewer service.
Staff Comment: A generalized utility plan (Exhibit 17) was submitted with the land use
application. The plan identifies the required extension of a new 12-inch water main
from the end of an existing 12-inch main located northeast of the subject property. The
12-inch main improvements are necessary to provide the required 3,750 gpm fire flow
noted earlier. The applicant is providing the required looped 12-inch water main
around the building as the fire flow demand is above 2,500 gpm. A 15-foot water
easement is required for the looped main. Additional water installation requirements
are provided in the ERC Determination Advisory Notes (Exhibit 23).
Sewer service connections are proposed in the general area of the existing service.
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Existing service is provided via 8-inch gravity line on the subject property extending
north and connecting to an 18-inch gravity main north of the subject property. Sewer
installation requirements are provided in the ERC Determination Advisory Notes
(Exhibit 23).
Clusters or Building Groups and Open Space: An appearance of openness created by
clustering, separation of building groups, and through the use of well-designed open
space and landscaping, or a reduction in amount of impervious surfaces not otherwise
required.
Staff Comment: The proposed single structure building is designed with the residential
units placed on a concrete podium allowing two third story platforms located on the
north and south facades. These platforms provide relief from typical bulk attributes a
building this size can project and gives a sense of separation and breakdown of mass.
Furnished patios are provided on the podium setbacks and rooftop further extending
exterior open space opportunities for residents of the building.
Ground level open spaces are located on the northeast portion of the property.
Pedestrian spaces with street furniture, landscaping, water feature, and art are
proposed between a children’s play structure and lawn area. Placement of potted
plantings and the street trees within the modified drive aisle further enhance the
pedestrian experience through well designed landscaping.
Impervious surfaces are reduced on the southern portion of the property with the
removal of asphalt surface parking and the enhancement of the Rolling Hills Creek
stream buffer.
Privacy and Building Separation: Provides internal privacy between dwelling units,
and external privacy for adjacent and abutting dwelling units. Each residential or
mixed use development shall provide visual and acoustical privacy for dwelling units
and surrounding properties. Fences, insulation, walks, barriers, and landscaping are
used, as appropriate, for the protection and aesthetic enhancement of the property,
the privacy of site occupants and surrounding properties, and for screening of storage,
mechanical or other appropriate areas, and for the reduction of noise. Windows are
placed at such a height or location or screened to provide sufficient privacy. Sufficient
light and air are provided to each dwelling unit.
Staff Comment: Residential units will contain insulated walls and be designed to
building code standards for multi-family construction. Additional acoustical
attenuation may be provided if necessary per SEPA mitigation #4 requiring an
acoustical study to determine if vehicle noise generated by I-405 is not adequately
mitigated with building code standards alone.
Residential residents would have access to light and air via windows and private
exterior spaces. Private exterior space is enhanced as the dwelling units are designed
such that no two outdoor decks are directly adjacent to one another. Living area
windows are large and intended to allow light into each unit. Bedroom windows are
sized to allow light to infiltrate, however sill heights are raised to provide privacy.
Building Orientation: Provides buildings oriented to enhance views from within the
site by taking advantage of topography, building location and style.
Staff Comment: View enhancements are provided by two third story patios and a
rooftop deck. These exterior amenities take advantage of the bulk reduction methods
of stepping back portions of the building on top of the concrete podium resulting in
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view amenities and gathering spaces for residents.
Parking Area Design: Provides parking areas that are complemented by landscaping
and not designed in long rows. The size of parking areas is minimized in comparison to
typical designs, and each area related to the group of buildings served. The design
provides for efficient use of parking, and shared parking facilities where appropriate.
Staff Comment: Most of the parking will be provided within the building and screened
from outside view. Limited surface parking is provided along the eastern portion of the
building and is bookended by two large landscape bulbs. Parallel street parking is
provided along the modified drive aisle to provide traffic calming effects and buffer
pedestrians on the sidewalk and pedestrian plaza. Future shared or joint use parking
for ground floor commercial uses may be possible with abutting Evergreen Building
and Renton Village Shopping Center with code required parking agreements, provided
there is excess capacity of surface parking for those particular developments.
N/A
Phasing: Each phase of the proposed development contains the required parking
spaces, open space, recreation spaces, landscaping and utilities necessary for creating
and sustaining a desirable and stable environment, so that each phase, together with
previous phases, can stand alone.
Staff Comment: The applicant intends to construct the project in a single phase.
26. PUD Development Standards: Pursuant to RMC 4-9-150D.4, each planned urban development shall
demonstrate compliance with the development standards for the Planned Urban Development
regulations. The following table contains project elements intended to comply with the development
standards of the Planned Urban Development regulations, as outlined in RMC 4-9-150E:
Compliance PUD Development Standard Analysis
1. COMMON OPEN SPACE STANDARD: Open space shall be concentrated in large usable areas and
may be designed to provide either active or passive recreation. Requirements for residential, mixed
use, commercial, and industrial developments are described below.
Compliant if
condition of
approval is
met
Standard: Mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide a minimum area of common space or recreation area
equal to fifty (50) square feet per unit. The common space area shall be aggregated to
provide usable area(s) for residents. The location, layout, and proposed type of
common space or recreation area shall be subject to approval by the Hearing
Examiner. The required common open space shall be satisfied with one or more of the
elements listed below. The Hearing Examiner may require more than one of the
following elements for developments having more than one hundred (100) units.
(a) Courtyards, plazas, or multipurpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the site
and provided as an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
(d) Recreation facilities including, but not limited to: tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
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(e) Children’s play spaces.
Staff Comment: The applicant has proposed to disperse common open spaces and
recreation areas in several areas around the development. Additionally, these areas
are both interior and exterior to the project. The code required minimum space to be
provided for 270 dwelling units is 13,500 square feet. As provided below, the applicant
proposes 27,738 square feet of permanent open space and 3,300 square feet of
temporary open space. The following is a breakdown of the proposed open space:
Ground Level Pedestrian Courtyard and Play Space 7,273 square feet – An exterior at
grade space is proposed along the northeastern portion of the property. A courtyard
space is shown on the landscape plan (Exhibit 8) providing seating, landscaping, art,
water feature, and plaza type concrete scoring. The courtyard then transitions to a
children’s play area that includes a play structure and open lawn area. The space is
anchored by a mature red oak tree that would be retained by the applicant. City staff
encourages the applicant to obtain assistance from the City’s Arts Commission in
developing a program for the proposed art piece.
Ground Floor Residential Amenity (Temporary) 3,300 square feet – Ground floor space
amenity provided on north façade of building. As conditioned in FOF 22, this space is to
be built meeting the commercial space standards for ground floor developments
including a floor to ceiling height of 15-feet, however it may be used as residential
amenity space until a commercial tenant is secured.
Third Floor Exterior Patios 9,359 square feet – The building’s design and effort to
reduce overall bulk and scale has resulted in exterior open space opportunities for
residents on the third floor on both the north and south facades. The north patio would
provide 5,629 square feet and south patio would be comprised of 3,730 square feet.
Eighth Floor Interior Amenity 2,220 square feet – Interior space is provided on the
eighth floor facing northeast that provides access to the rooftop deck.
Eighth Floor Roof Top Deck 8,886 square feet – Exterior space provided on the
building’s roof. As shown on the project renderings (Exhibit 6), the rooftop space
provides ample space for gathering and entertaining. A covered area extends from the
interior amenity space providing cover from inclement weather or mid-afternoon sun.
The applicant has more than doubled the amount of open space/recreation required
for the 270 unit development, however limited details are provided of how most of
these spaces will be programmed. Therefore staff recommends as a condition of
approval, the applicant submit detailed programming plans for each of open
space/recreation areas with the FPUD application. The open space program plan shall
provide details of intended use, street furniture, landscaping, and other furnishings
provided by the applicant. Additionally, the plans shall provide screening via
architectural feature and/or landscaping for the third floor south patio and rooftop
deck to provide privacy and noise attenuation from I-405 vehicle traffic. The open space
program plan shall be reviewed by the Current Planning Project Manager prior to FPUD
approval.
Standard: Required landscaping, driveways, parking, or other vehicular use areas shall
not be counted toward the common space requirement or be located in dedicated
outdoor recreation or common use areas.
Staff Comment: Eligible common open spaces noted above do not include these areas.
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N/A
Standard: Required yard setback areas shall not count toward outdoor recreation and
common space unless such areas are developed as private or semi-private (from
abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all
residents of the development.
Staff Comment: Not applicable. No minimum setbacks are required for this
development.
Standard: Private decks, balconies, and private ground floor open space shall not
count toward the common space/recreation area requirement.
Staff Comment: Eligible common open spaces noted above do not include these areas.
Standard: Other required landscaping, and sensitive area buffers without common
access links, such as pedestrian trails, shall not be included toward the required
recreation and common space requirement.
Staff Comment: Eligible common open spaces noted above do not include these areas.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space according to the following formula:
1% of the lot area + 1% of the building area = Minimum amount of pedestrian-oriented
space.
Staff Comment: Not applicable. Ground floor uses account for less than 30,000 square
feet.
Standard: The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro-climatic conditions.
Staff Comment: The range of exterior spaces provides residents multiple opportunities
for sun and light exposure depending on their preference or weather conditions. At
grade pedestrian courtyard and play space is located adjacent to the building’s
northeast chamfer allowing morning and early afternoon solar exposure. The southern
third floor patio and rooftop deck would receive maximum solar exposures. The
northern third floor patio offers respite from summer heat.
Standard: Common space areas in mixed use residential and attached residential
projects should be centrally located so they are near a majority of dwelling units,
accessible and usable to residents, and visible from surrounding units.
Staff Comment: As previously mentioned, common areas are available on the ground
floor (interior and exterior), on the north and south sides of the third floor, and the top
floor.
Standard: Common space areas should be located to take advantage of surrounding
features such as building entrances, significant landscaping, unique topography or
architecture, and solar exposure.
Staff Comment: See responses above.
Standard: In mixed use residential and attached residential projects children’s play
space should be centrally located, visible from the dwellings, and away from hazardous
areas like garbage dumpsters, drainage facilities, streets, and parking areas.
Staff Comment: The children’s play area is located adjacent to the pedestrian courtyard
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and the building’s lobby and leasing office. As this is a mixed use building, ground floor
residential units are not adjacent to the play area. However, areas near the playground
are active and provide “eyes” on the space. The playground and lawn area are
proposed to be enclosed with landscaping and fencing and further buffered by vehicles
with a pedestrian pathway on the outer edges.
b. Private Open Space: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use
of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have
private open space which is contiguous to the unit.
Compliant if
condition of
approval is
met
Standard: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for
the exclusive use of the occupants of that unit.
Staff Comment: The project renderings and elevations (Exhibits 5 and 6) identify private
open space in the form of balconies and private terrace space for those units located
adjacent to the third floor patios. However, it is difficult to determine whether the
space meets the minimum dimensional requirements identified below. Therefore staff
recommends as a condition of approval, the applicant submit revised floor plans with
the FPUD application that provides details and dimensions of each unit’s private open
space. The revised plans shall be reviewed and approved by the Current Planning
Project Manager prior to FPUD approval. Any modifications to the private open space
standards with regard to dimensional standards or substituting additional common
open space as permitted by RMC 4-9-150E.2 would be a minor modification to the
FPUD decision.
Compliant if
condition of
approval is
met
Standard: The private open space shall be well demarcated and at least fifteen feet
(15') in every dimension (decks on upper floors can substitute for the required private
open space).
Staff Comment: See comment above.
Compliant if
condition of
approval is
met
Standard: For dwelling units which are exclusively upper story units, there shall be
deck areas totaling at least sixty (60) square feet in size with no dimension less than
five feet (5').
Staff Comment: See comment above.
c. Installation and Maintenance of Common Open Space:
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or
by the property owners’ association, or the agent(s) thereof. In the event that such
facilities are not maintained in a responsible manner, as determined by the City, the
City shall have the right to provide for the maintenance thereof and bill the owner or
property owners’ association accordingly. Such bill, if unpaid, shall become a lien
against each individual property.
Staff Comment: Prior to the issuance of any occupancy permit, the developer shall
furnish a security device to the City in an amount equal to the provisions of RMC 4-9-
060. Landscaping shall be planted within one year of the date of final approval of the
planned urban development, and maintained for a period of 5 years thereafter prior to
the release of the security device.
d. Installation and Maintenance of Common Facilities:
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Standard: Prior to the issuance of any occupancy permits, all common facilities,
including but not limited to utilities, storm drainage, streets, recreation facilities, etc.,
shall be completed by the developer or, if deferred by the Administrator, assured
through a security device to the City equal to the provisions of RMC 4-9-060, except for
such common facilities that are intended to serve only future phases of a planned
urban development. Any common facilities that are intended to serve both the present
and future phases of a planned urban development shall be installed or secured with a
security instrument as specified above before occupancy of the earliest phase that will
be served. At the time of such security and deferral, the City shall determine what
portion of the costs of improvements is attributable to each phase of a planned urban
development.
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or
by the property owners’ association, or the agent(s) thereof. In the event that such
facilities are not maintained in a responsible manner, as determined by the City, the
City shall have the right to provide for the maintenance thereof and bill the owner or
property owners’ association accordingly. Such bill, if unpaid, shall become a lien
against each individual property.
Staff Comment: No dedication of common facilities is proposed. All common facilities
will be maintained by the property owner.
27. Design District Review: The project site is located within Design District ‘D’. The following table
contains project elements intended to comply with the standards of the Design District ‘D’ Standards
and guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that businesses
enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as
well as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. Lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be provided
for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The placement of the structure allows the Evergreen Building (west
of site) to maintain summer morning sun exposure and does not affect south or west
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exposure. Natural light and solar exposure to the proposed building would be
exceptional from the east, south, and west.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The building is oriented to the modified drive aisle with 12-foot
sidewalk abutting with pedestrian corridor connections to S Grady Way and S Renton
Village Pl.
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: The residential lobby and ground floor commercial spaces are
oriented to the modified drive aisle mimicking a street. The street section includes,
12-foot sidewalk, street trees, parking lane, and two 10-foot travel lanes.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable. No street level residential uses are proposed.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be
provided and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the facade facing
a street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
Staff Comment: The primary entrance is located along the north façade facing the
modified drive aisle. The entrance contains canopy and large windows. A 12-foot
wide sidewalk along the modified drive aisle abuts the entrance. The landscape plan
identifies seating, planters, and an art piece provided near the entrance.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See Ground Level Details.
Standard: Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
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Staff Comment: See Ground Level Details.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: No exterior parking lot entry is provided. Structured vehicle entrance
is located on the south façade between the building and I-405 and away from view.
Standard: Features such as entries, lobbies, and display windows shall be oriented to
a street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: See discussion above.
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that
incorporate landscaping.
Staff Comment: Only a single building is proposed on the subject property. However
the site is located near the Renton Village Shopping Center. A direct pedestrian path
will be provided to the Uwajimaya grocery store.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: No ground floor residential is proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-
established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition
where new buildings differ from surrounding development in terms of building height, bulk and
scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of
a building in order to reduce the bulk and scale of larger buildings and/or so that
sunlight reaches adjacent and/or abutting yards.
Staff Comment: The building includes large upper level setbacks on the third floor to
break up the mass of the building. A chamfer is located on the northeast façade that
follows the line of the Puget Sound Energy overhead powerline easement. The
feature provides visual interest and effectively breaks up the length of the north and
east facades. Cantilevered overhangs also interrupt the longer façade expanses and
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give an illusion of varied roof lines between the 7th and 8th floors.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not
adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement
vegetative screening in addition to or as part of service enclosures.
Standard: Service elements shall be located and designed to minimize the impacts
on the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: Loading areas, electrical room/transformer, and sprinkler facilities
are located in the rear of the building and away from pedestrian areas and most
view.
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: Refuse and recycling for the development will be located within the
first floor parking garage. Trucks accessing the area will do so from the 20-foot wide
drive aisle behind the building and away from general views or pedestrian areas.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: The service enclosure will be within the building and shielded from
view.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides
of such facility.
Staff Comment: See discussion above.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design
features and architectural elements at gateways should be provided. While gateways should be
distinctive within the context of the district, they should also be compatible with the district in form
and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
N/A Standard: Developments located at district gateways shall be marked with visually
prominent features.
N/A Standard: Gateway elements shall be oriented toward and scaled for both
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pedestrians and vehicles.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
(a) Public art;
(b) Special landscape treatment;
(c) Open space/plaza;
(d) Landmark building form;
(e) Special paving, unique pedestrian scale lighting, or bollards;
(f) Prominent architectural features (trellis, arbor, pergola, or gazebo);
(g) Neighborhood or district entry identification (commercial signs do not
qualify).
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades;
minimize the visual impact of parking lots; and use access streets and parking to maintain an urban
edge to the district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Modified via
the PUD
Standard: Parking shall be located so that no surface parking is located between:
(a) A building and the front property line; and/or
(b) A building and the side property line (when on a corner lot).
Staff Comment: As discussed previously, the subject property does contain street
frontage. A modified drive aisle that will mimic a street, which includes parallel
parking, will be provided in front of the building giving the development a street like
presence. Such parking is analogous to street parking and not typical surface parking
and therefore meets the intent of the standard. Remaining surface parking is located
on the eastern portion of the property and is limited to eight (8) spaces.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: Most of the site’s parking is located within the first two floors of the
building. Surface parking on the site is adequately screened with landscaping.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
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structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
Proposal
meets intent
and guideline
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: The subject property does not abut a street frontage, however the
site will contain a modified drive aisle that will mimic a typical street section. The
ground floor space, as conditioned, would be designed to accommodate commercial
uses (i.e. 15-foot floor to ceiling height and large storefront windows) abutting the
drive aisle and along a portion of the façade’s chamfer abutting the pedestrian
courtyard and exterior open space. Additional spaces along this frontage would also
be used for the residential lobby and leasing office.
Proposal
meets intent
and guideline
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from
the sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
Staff Comment: The majority of the pedestrian activated areas of the site contain
ground floor uses other than the parking use with the exception of approximately 50-
percent of the chamfer façade abutting the courtyard and recreation area. The visible
parking space along the courtyard is screened with landscaping. The space is further
activated with seating, water feature, and the children’s play area. The south and
west facades do not front any public areas and are not readily visible from offsite.
The site does not abut a public street or sidewalk requiring further screening.
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim,
or other architectural elements and/or materials.
Staff Comment: Parking facades follow the same architectural rhythm as the
commercial ground floor with storefront openings and brick pilasters however except
for storefront glazing, metal louvers and green screen articulation is utilized.
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: The entry to the parking garage is located on the south side of the
building with access taken from the emergency vehicle lane. No general public or
pedestrian areas are located on the south side of the property, which is mainly used
for residential vehicle access and service areas.
Compliant if
condition of
approval is
met
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
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Staff Comment: As mentioned previously, parking facades follow the same
architectural rhythm as the commercial ground floor with storefront openings and
brick pilasters however except for storefront glazing, metal louvers and green screen
articulation is utilized. As a concept, metal louvers, landscaping, green screens, and
the brick pilasters provide architectural interest and screening needed to mitigate the
effects of ground floor parking, however specific details are limited with the elevation
and landscaping plans. Therefore staff recommends as a condition of approval, the
applicant provide cut-sheets and material details of the proposed louver screens and
green screen system with the building permit application. The landscape plan shall
also provide evergreen plantings along all landscaped areas abutting the ground
floor parking area. The cut sheets and landscape plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce
the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h)Other treatments that meet the intent of this standard...
Staff Comment: No public street abuts the property and ground floor parking is
visible in limited instances along the chamfer façade. This façade is adequately
screened with architectural features, landscaping, and pedestrian active spaces.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If
not available, access shall occur at side streets.
Staff Comment: Access to the site’s parking garage is located on the south side of the
building between the I-405 ROW. The access drive behind the building is limited in
use to emergency access, loading, service vehicles, and parking garage access. No
pedestrian areas or active uses are located along the south side of the property.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
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Staff Comment: Access to the site is via a series of access easements. No new curb
cuts or driveways are proposed with the development.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village
by creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
Compliant if
conditions of
approval are
met
Standard: A pedestrian circulation system of pathways that are clearly delineated
and connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase
safety.
(b) Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The applicant would provide three pedestrian corridors from the site
to S Grady Way, S Renton Village Pl, and Uwajimaya grocery store. See FOF 24; Public
Benefit Required for analysis and recommended conditions.
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred
fifty feet (150') apart.
Staff Comment: See FOF 24; Public Benefit Required for pathway analysis.
Standard: Sidewalks and pathways along the facades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks at
least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
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smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: See FOF 24; Public Benefit Required for pathway analysis.
N/A Standard: Mid-block connections between buildings shall be provided.
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Per the applicant’s geotechnical report (Exhibit 10) infiltration would
not be feasible on the subject site due to soil structure.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
Compliant if
condition of
approval is
met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be
provided.
Staff Comment: The landscape plan (Exhibit 8) identifies planters along the north
façade and near the main and leasing office entries. To verify planter quality and
consistency with the overall program of the development, staff recommends as a
condition of approval the applicant submit cut-sheets with the final landscape plan to
be submitted with the building permit application that provides details such as size
and material composition. The cut-sheets shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over an
extended period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: Benches are located along the north façade and pedestrian
courtyard. The landscape plan also identifies moveable seating and tables near the
tot lot. Art and a water feature is also located in the pedestrian courtyard. See FOF
26; Common Open Space Standard regarding recommended conditions for the open
space programing plan.
Compliant if
condition of
approval is
met
Standard: Pedestrian overhead weather protection in the form of awnings,
marquees, canopies, or building overhangs shall be provided. These elements shall
be a minimum of four and one-half feet (4-1/2') wide along at least seventy five
percent (75%) of the length of the building facade facing the street, a maximum
height of fifteen feet (15') above the ground elevation, and no lower than eight feet
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(8') above ground level.
Staff Comment: Building elevations and project renderings (Exhibits 5 and 6) identify
weather protection along the north façade facing the modified drive aisle and
northeast façade facing the pedestrian plaza that appear conceptually to coincide
with the scale of the building, however it is difficult to determine whether the
dimensional standards are met. Therefore staff recommends as a condition of
approval the applicant submit revised elevation plans with the building permit
application that contain details identifying compliance with weather protection
dimensional standards. The revised plans shall be reviewed by the Current Planning
Project Manager prior to building permit approval.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents,
workers, and visitors and that these areas are of sufficient size for the intended activity and in
convenient locations. To create usable and inviting open space that is accessible to the public; and to
promote pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space
at the street corner to emphasize pedestrian activity (illustration below). Recreation and common
open space areas are integral aspects of quality development that encourage pedestrians and users.
These areas shall be provided in an amount that is adequate to be functional and usable; they shall
also be landscaped and located so that they are appealing to users and pedestrians
Compliant if
conditions
of approval
are met
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
(a) At minimum, fifty (50) square feet per unit shall be provided.
(b) The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
(c) Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
(d) For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
(e) At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the
site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
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swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
(f) The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas or
passive use areas containing landscaping and fencing sufficient to create a fully
usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: See FOF 26 PUD development standards for analysis and conditions
associated with Recreation and Common Open Space.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
(a) The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
(b) The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
(c) The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the definition
of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
(d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable. Less than 30,000 square feet if non-residential space is
proposed.
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N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
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count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of
no more than forty feet (40').
Staff Comment: Proposed renderings (Exhibit 6) identify a sequence of modulations,
cantilevers, significant upper level setbacks at intervals less than 40-feet. The
building provides balconies, modulating wall planes and roof lines further adding to
the architectural interest.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: Modulations exceed minimum standards.
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide
a variety of modulations and articulations to reduce the apparent bulk and scale of
the façade or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
Staff Comment: The building’s overall massing is broken up by its significant third
story setbacks on the north and south façade. Additionally, a chamfer is integrated
on the northeast portion of the building that follows an overhead power line
easement adding an additional façade to the building. This massing break-up results
in a greater visual interest and avoids a long monotonous façade.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or
distant public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the facade’s ground floor.
Staff Comment: The applicant has proposed human scale elements including
landscape features, large windows, sconce lighting, art, and canopies. The base of
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the building is comprised with brick and treated with canopies or cantilevered
overhangs along pedestrian areas. Architectural elements including entrance
detailing/weather protection and contrasting materials bring the proposal into
compliance with the intent of this standard to create human-scale character in the
pedestrian environment.
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade
that is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The north façade and its chamfer contain large expanses of
pedestrian level glazing separated by brick pilasters. Remaining facades contain
parking structure grills and are not within public view. Facades visible from the
modified drive aisle meet the transparent window requirement.
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade
and energy efficiency. The minimum amount of light transmittance for windows shall
be 50 percent.
Staff Comment: Upper level windows are proposed to contain clear gazing.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Ground level windows are proposed to contain clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted or reflective glazing is proposed.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in
height, has a horizontal length greater than 15 feet, and does not include a
window, door, building modulation or other architectural detailing; or
(b) Any portion of a ground floor wall has a surface area of 400 square feet
or greater and does not include a window, door, building modulation or
other architectural detailing.
Staff Comment: No untreated blank walls visible from public areas is proposed.
Standard: If blank walls are required or unavoidable, blank walls shall be treated
with one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
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(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Staff Comment: Along the south, west, and east elevations the ground floor parking
structure is visible however it is treated with architectural grills and follows the same
architectural rhythm as the north façade with brick pilasters between individual
openings. Landscaping is proposed at the base of the building along these facades to
further soften the appearance.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual
interest to the building.
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
Staff Comment: The rendering and elevation plans identify a variety of decks and
modulating walls with step backs that reduce the building’s bulk. Roof lines vary with
modulated parapet height. The roof line also varies at the top floor where the rooftop
deck steps back.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use
of materials that reduce the visual bulk of large buildings; and encourage the use of materials that
add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High
quality materials shall be used. If materials like concrete or block walls are used they shall be
enhanced to create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Staff Comment: All materials continue on all sides and include consistent detailing.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The building contains a combination of brick, large storefront
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windows, colored cementitious panels and siding, and metal panels
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: Cementitious and metal siding, storefront windows, and brick are
durable consistent with urban development.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The building contains material variations such as the use of masonry,
panels, and glass.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban
design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are
possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a
variance is required.
Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A sign package was not submitted with the application materials.
Any future signage will require a separate sign permit. Signage will require
compliance with the Signage standards outlined in Design District ‘D’.
Compliance
not yet
demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with
the overall building design.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See comment above.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not
be garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
VIA 405 APARTMENTS LUA17-000237,ECF,PUD
Report of September 26, 2017 Page 44 of 51
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back-lit
(see illustration, subsection G8 of this Section).
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: See comment above.
Compliance not
yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See comment above.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase
the visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
Compliant if
condition of
approval is met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with
down-lighting and decorative street lighting.
Staff Comment: Sconces are shown on the elevation plan, however it cannot be
determined if adequate lighting levels are provided. As a lighting plan was not
submitted, staff recommends as condition of approval the applicant submit a lighting
plan with the building permit application that adequately provides for public safety
without casting excessive glare on adjacent properties. Pedestrian scale and
downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075 Lighting, Exterior On-Site.
Compliant if
condition of
approval is
Standard: Accent lighting shall also be provided on building facades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
VIA 405 APARTMENTS LUA17-000237,ECF,PUD
Report of September 26, 2017 Page 45 of 51
met Staff Comment: See condition above.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-
4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday
or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See condition above.
28. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all
conditions of approval are met:
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard 15-foot building setback is required
for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The City’s COR mapping system has identified a High Seismic Hazard
Area and Regulated Slopes (slope less than 40-percent). The slopes are on the
southern portion of the property that are essentially the banks of the Rolling Hills
Creek. The City’s Critical Areas Regulations do not prescribe a buffer width or
structure setback from Sensitive Slopes, but instead relies on professional
geotechnical analysis to determine any warranted site specific buffers and/or
setbacks. No special buffers or setbacks related to geotechnical hazards were
recommended by the geotechnical engineer. The applicant’s geotechnical engineer
did concur with the City’s mapping of the High Seismic Hazard Area designation on
the subject property.
The geotechnical report (Exhibit 10) provides two options and recommendations for
the building’s foundation that would alter the subject property’s current International
Building Code site classification (F) or High Seismic Hazard to site classification (D) or
Low Seismic Hazard.
The first recommended option is the use of a pile supported foundation, specifically
auger-cast piles. Auger-cast piles are installed by continuously drilling down to the
embedment depth (10-feet into the bedrock for this proposal) and then grout is
injected into the hole as the auger is extracted. A steel bar is then inserted at the
center of the pile and a steel cage is placed on the upper portion to provide lateral
resistance. The report states auger-cast pile foundations mitigate liquefaction induced
settlement and provide lateral resistance for the foundation during an earthquake.
The second recommended option is to use a shallow foundation with an associated
ground improvement. The report specifically analyzes spread footings with the use of
lean concrete columns, GeoPiers, or grouted stone columns. The report states ground
improvements used in conjunction with the spread footings can mitigate the effects of
liquefaction by densifying the soil mass and dissipating excess pore pressures.
The two options described above and their corresponding recommendations reflect
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
VIA 405 APARTMENTS LUA17-000237,ECF,PUD
Report of September 26, 2017 Page 46 of 51
the subject property’s High Seismic Hazard Area geologic features. SEPA mitigation
measures were included with the environmental threshold determination that the
project comply with the recommendations of the geotechnical report and any
updated reports and that the geotechnical engineer reviews the construction and
building plans to verify the recommendations and specifications are consistent with
the geotechnical report. The SEPA mitigation measures are included as recommended
conditions of the PUD approval.
Compliant if
condition of
approval is
met
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: The COR mapping system identifies Rolling Hills Creek, currently
classified as an Np water type, traversing from east to west along the southern
portion of the property. The applicant submitted a stream study prepared by David
Evans and Associates, dated June 19, 2017 (Exhibit 12) with the project application.
The study delineates the stream’s Ordinary High Water Mark (OHWM) utilizing U.S.
Army Corps and State Department of Ecology guidance. The study’s reconnaissance of
the stream identified flows exiting a culvert approximately 250-feet east of the
subject property, surface flowing along the southern portion of the property in
channel widths of 7 to 9 feet wide with a bank full width of 12 to 13 feet wide, and
then entering two culverts approximately 50-feet west of the subject property.
Existing improvements near the stream include paved surface parking and an
emergency vehicle access drive aisle approximately 7 to 25 feet from the OHWM and
the existing theater building within 44-feet of the OHWM. The stream study finds no
functional riparian buffer exists landward of the existing concrete curb located 7 to 25
feet from the OHWM and states the landward area qualifies as a nonregulated site
separated from critical areas pursuant to RMC 4-3-050B.1.g. Staff agrees with the
applicant’s assessment that no functional buffer exists within the paved and improved
areas of the property and recommends the area landward of the emergency vehicle
access road be designated as a nonregulated site separated from critical areas.
There is currently no documented fish use in the stream’s reach on the subject
property, however there is documented salmon in Springbrook Creek, a Type S water,
which Rolling Hills Creek flows into downstream of the site. Additionally, WSDOT’s I-
405 – SR 167 Interchange Direct Connector Project will improve fish passage within
Rolling Hills Creek downstream of the subject property as part of the interchange
improvements. While the existing paved improvements on the subject property
prevent a functional buffer to the stream, a narrow buffer remains along the north
bank separating the surface parking and emergency vehicle access and the south
bank separating I-405. The applicant has proposed to remove and reconfigure surface
parking abutting the northern bank to create additional functioning buffer and
provide buffer enhancement within the existing buffer along the north bank.
The applicant submitted a preliminary buffer enhancement plan (Exhibit 13) that
provides riparian planting along the northern bank of the stream and installation of
fencing to restrict access within the boundaries of the subject property. Due to the
lack of functional buffer that can be provided on the project site as a result of the
existing and required fire emergency access lane, a SEPA mitigation measure was
provided on the environmental threshold determination that required the applicant to
submit a final stream buffer enhancement plan that removes the existing asphalt
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
VIA 405 APARTMENTS LUA17-000237,ECF,PUD
Report of September 26, 2017 Page 47 of 51
south of the emergency vehicle access lane and install new riparian buffer planting
where the existing surface parking is located. The final enhancement plan shall also
provide refuse and invasive vegetation removal followed by riparian vegetation
plantings along the remaining buffer area along both the north and south banks of
Rolling Hills Creek on the subject property. Fencing and critical areas signage shall be
provided to restrict access (with the exception of maintenance activities) to the
stream buffer area. The SEPA mitigation measures are included as recommended
conditions of the PUD approval.
As shown on the tree retention plan (Exhibit 19), no trees within the stream buffer
area are proposed to be removed. Many of the trees within existing stream buffer
area have been topped due to overhead power lines that traverse the southern
property. Therefore staff recommends as a condition of approval, the final buffer
enhancement plan submitted with the construction plan include trees and other
vegetation that are context sensitive to the powerline issue and that will require
limited height pruning maintenance. The plan shall be reviewed and approved by the
Current Planning Project Manager prior to construction permit approval.
Flood Hazard / Floodplain: New construction and substantial improvement of any
residential structure shall have the lowest floor, including basement, elevated a
minimum of one foot (1') above base flood elevation. Development proposals and
other alterations shall not reduce the effective base flood storage volume of the
floodplain. If grading or other activity will reduce the effective storage volume,
compensatory storage shall be created on the site or off the site if legal arrangements
can be made to assure that the effective compensatory storage volume will be
preserved over time.
Staff Comment: The Flood Hazard Data Survey (Exhibit 14) indicates the base flood
elevation for the site is 27.6-feet. The finished floor elevation is greater than one-foot
above base flood elevation. Additional flood protection requirements would be
reviewed for compliance with the building code during the building permit process.
The existing floodplain storage volume on the site is 32,108 square feet. Following
construction of the proposed improvements, the floodplain storage volume would
increase to 34,688 cubic feet. As there is no reduction in in effective base flood
storage volume, no compensatory storage is needed.
The applicant’s habitat assessment component of the stream study (Exhibit 12) has
determined that the State Departments of Natural Resources and Fish and Wildlife
have no documentation of rare plants, animals, or habitats within the subject
property or within a one-mile radius. The assessment provides a finding of no effect
on the following listed status species under the jurisdiction of the National Marine
Fisheries Service and U.S. Fish and Wildlife Service: Bull Trout; Marbled Murrelet;
Yellow-Billed Cuckoo; Streaked Horned Lark; and North American Wolverine
I. CONCLUSIONS:
1. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 21.
2. The subject site is located in the Commercial Office (CO) 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 22.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
VIA 405 APARTMENTS LUA17-000237,ECF,PUD
Report of September 26, 2017 Page 48 of 51
3. The proposed development complies with use provisions of the CO zoning designation related to: the
required Planned Urban Development (PUD) land use review process; the proximity to a mass transit
facility; a mixed use building with minimum 15-foot floor to ceiling heights and 30-foot depth
requirements for the building’s ground floor; structured parking provided for each individual apartment
unit; and separation from adult retail/entertainment uses, provided the applicant complies with City
Code and conditions of approval, see FOF 22.
4. The proposed development complies with PUD applicability criteria provided the applicant complies
with City Code and conditions of approval, see FOF 23.
5. The proposed development complies with PUD decision criteria provided the applicant complies with
City Code and conditions of approval, see FOF 24.
6. The proposed development would provide utility services, emergency services, and other infrastructure
improvements sufficient for the development provided the project complies with all advisory notes and
conditions of approval contained herein, see FOF 25.
7. The proposed development complies with PUD development standards provided the applicant
complies with City Code and conditions of approval, see FOF 26.
8. The proposed development complies with Urban Design District D overlay regulations provided the
applicant complies with City Code and conditions of approval, see FOF 27.
9. The proposed development complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 28.
10. Key features, which are integral to this project include a modified drive aisle section providing the
building a street presence and potential for a lively pedestrian experience with street trees, 12-foot
wide sidewalk with street furniture, and on-street parking; ground floor space constructed to
commercial standards with minimum floor to ceiling heights of 15-feet and depths of at least 30-feet; a
prominent pedestrian corridor connecting to the South Renton Park and Ride facility that provides
buffering and adequate separation from vehicles; and an open space program that includes features
and furnishings such as seating, active play areas, art, and water feature that reflect the high quality
design of the building.
J. RECOMMENDATION:
Staff recommends approval of the VIA 405 Apartments, File No. LUA17-000237ECF,PPUD, as depicted in
Exhibit 4, subject to the following conditions:
1. The applicant shall comply with the following mitigation measures issued as part of the Determination
of Non-Significance Mitigated, dated August 14, 2017.
a. The project shall comply with the recommendations of the geotechnical report, prepared by
Golder Associates dated March 20, 2017, or a future addendum to the subject report.
b. The applicant’s geotechnical engineer shall review the project’s construction and building
permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer
shall submit a sealed letter stating that he/she has reviewed the construction and building
permit plans and in their opinion the plans and specifications meet the intent of the report(s).
c. The applicant shall submit a final stream buffer enhancement plan, prepared by a qualified
professional, with the construction permit application for review and approval by the Current
Planning Project Manager. To provide a functional lift to the existing buffer, the applicant shall
remove the existing asphalt south of the emergency vehicle access lane and provide new
riparian buffer planting where the existing surface parking is located. The final enhancement
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
VIA 405 APARTMENTS LUA17-000237,ECF,PUD
Report of September 26, 2017 Page 49 of 51
plan shall also provide refuse and invasive vegetation removal followed by riparian vegetation
plantings along the existing buffer area adjacent to both the north and south banks of Rolling
Hills Creek on the subject property. Fencing and critical areas signage shall be provided to
restrict access (with the exception of maintenance activities) to the stream buffer area. The
stream buffer enhancement shall be monitored to ensure performance for 5-years and backed
by a surety device sufficient to guarantee that structures, improvements, and mitigation
required perform satisfactorily for a minimum of five (5) years after installation has been
completed.
d. The applicant shall prepare an acoustical study to determine whether additional sound
attenuation or acoustical architectural measures are necessary to mitigate the impacts of the
freeway noise generated by the abutting I-405. The study shall be submitted with the Final
Planned Urban Development application for review and approval by the Current Planning
Project Manager prior to Final PUD approval.
2. The applicant shall submit a revised the floor plan with the Final PUD application that provides at least
one (1) parking space for each proposed dwelling within the attached structured parking facility. Each
residential unit shall be assigned at least one (1) parking space as noted by its corresponding apartment
number painted on each individual space. The revised floor plan shall be reviewed and approved by the
Current Planning Project Manager prior to FPUD approval.
3. The applicant shall submit a revised landscape plan with the construction permit application that
provides the City’s 4’ x 8’ tree grate with minimum 2-foot tree pit standard for the street trees to be
planted in the modified drive aisle. The revised plan shall be reviewed and approved by the Current
Planning Project Manager prior to construction permit approval.
4. The applicant shall submit a revised arborist report with the construction permit application that details
best practices for construction activities and improvements within the retained trees drip lines. The
report shall also identify when it is necessary for the certified arborist to be onsite do observe
construction activities and ensure the retained trees are well protected. The revised arborist report
shall be reviewed and approved by the Current Planning Project Manager prior to construction permit
approval.
5. The applicant shall submit a final arborist report after the completion of the construction work around
the retained trees. The report shall verify the construction activities were completed in a manner that
best protected the trees and provide any long term care and maintenance specifications for their care.
The final report shall be submitted to the Current Planning Project Manager for review and approval
prior to the applicant scheduling the final landscaping inspection.
6. The applicant shall submit a revised tree retention plan that identifies the retention of the one (1)
remaining significant tree onsite, or provides alternative locations for the required 12 caliper inches of
replacement, or provides a fee in-lieu payment into the City’s Urban Forestry Program for the one (1)
replacement tree. The revised tree retention plan shall be reviewed and approved by the Current
Planning Project Manager prior to construction permit approval.
7. The applicant shall submit a separate detailed plan set identifying the location and screening provided
for all surface and roof top utility/mechanical equipment with the building permit application. The plan
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
approval.
8. The applicant shall provide the required number of parking spaces (vehicle and bicycle) on or offsite
that correspond to the ultimate use of the ground floor commercial space at the time of the tenant
improvement building permit application. Any offsite parking to be provided for ground floor uses shall
be secured via a joint use parking agreement per the requirements set forth in RMC 4-4-080 and a
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
VIA 405 APARTMENTS LUA17-000237,ECF,PUD
Report of September 26, 2017 Page 50 of 51
parking study prepared by a qualified professional that provides analysis that the offsite surface parking
contains adequate overflow capacity that could be used be used by the VIA 405 commercial tenants.
9. The applicant shall submit a revised floor and site plan that details individual parking space dimensions
with the Final PUD application. The revised plans shall be reviewed and approved by the Current
Planning Project Manager prior to FPUD approval. Any deviations to space and/or aisle dimensions or
compact space limitations would be a minor modification to the FPUD decision.
10. The applicant shall submit a revised floor plan with the building permit application that provides bicycle
parking details meeting the standards of RMC 4-4-080 for attached dwellings. The revised plan shall be
reviewed and approved by the Current Planning Project Manager prior to FPUD approval. Any
deviations to the dimensional standards would be a minor modification to the FPUD decision.
11. The applicant shall submit fencing/wall cut sheets and details with the building permit application.
Fencing surrounding the active open space area shall be made of high quality material that
complements the architecture of the building and the urban design of the development’s proposed
pedestrian area and modified drive aisle. Maximum height of the fence will be determined as a
component of the detailed review of the active/pedestrian open space area. Fencing/wall cut sheets
and details shall be reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
12. The applicant shall submit a revised landscape plan with the construction permit application to include
a minimum of three (3) bicycle racks and two (2) refuse receptacles aligned with the street trees on the
modified drive aisle street section. The revised landscape plan shall be reviewed and approved by the
Current Planning Project Manager prior to construction permit approval.
13. The applicant shall submit a revised pedestrian corridor/connection plan with the FPUD application that
widens the planter strips on both sides of the pedestrian connection from the building to S Grady Way
to a minimum of 5-feet in width with tree, shrubs, and groundcover planted along its entirety. The plan
shall also provide street furniture such as seating, pedestrian level lighting, and refuse receptacles along
the connection. The plan shall be reviewed and approved by the Current Planning Project Manager
prior to FPUD approval.
14. The applicant shall submit a revised pedestrian corridor/connection plan with the FPUD application that
provides a concrete delineated pathway from the subject property to Uwajimaya shown in the current
alignment. The revised plan shall be reviewed and approved by the Current Planning Project Manager
prior to FPUD approval.
15. The applicant shall submit detailed programming plans for each open space/recreation area with the
FPUD application. The open space program plan shall provide details of intended use, street furniture,
landscaping, and other furnishings provided by the applicant. Additionally, the plans shall provide
screening via architectural feature and/or landscaping for the third floor south patio and rooftop deck
to provide privacy and noise attenuation from I-405 vehicle traffic. The open space program plan shall
be reviewed by the Current Planning Project Manager prior to FPUD approval.
16. The applicant shall submit revised floor plans with the FPUD application that provides details and
dimensions of each unit’s private open space. The revised plans shall be reviewed and approved by the
Current Planning Project Manager prior to FPUD approval. Any modifications to the private open space
standards with regard to dimensional standards or substituting additional common open space as
permitted by RMC 4-9-150E.2 would be a minor modification to the FPUD decision
17. The applicant shall provide cut-sheets and material details of the proposed louver screens and green
screen system for the ground floor structured parking with the building permit application. The
landscape plan shall also provide evergreen plantings along all landscaped areas abutting the ground
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
VIA 405 APARTMENTS LUA17-000237,ECF,PUD
Report of September 26, 2017 Page 51 of 51
floor parking area. The cut sheets and landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
18. The applicant shall submit cut-sheets with the final landscape plan to be submitted with the building
permit application that provides details for the planter pots along modified drive aisle and pedestrian
courtyard such as size and material composition. The cut-sheets shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval.
19. The applicant shall submit revised elevation plans with the building permit application that contain
details identifying compliance with weather protection dimensional standards of RMC 4-3-100E.3;
Pedestrian Amenities. The revised plans shall be reviewed by the Current Planning Project Manager
prior to building permit approval.
20. The applicant shall submit a lighting plan with the building permit application that adequately provides
for public safety without casting excessive glare on adjacent properties. Pedestrian scale and
downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless
alternative pedestrian scale lighting has been approved administratively or is specifically listed as
exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. The plan shall be reviewed
by the Current Planning Project Manager prior to building permit approval.
21. The final buffer enhancement plan required to be submitted with the construction plan per SEPA
mitigation #3 shall include trees and other vegetation that are context sensitive to the overhead
powerline issue and that will require limited height pruning maintenance. The plan shall be reviewed
and approved by the Current Planning Project Manager prior to construction permit approval.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ERCReport_VIA405_170816_v2
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: August 14, 2017
Project Name: VIA 405 Apartments
Owner: RVA Cinema LLC, 520 Pike St Suite 1500, Seattle, WA 98101
Applicant/Contact: Parkway Capital, Inc, Craig Koeppler, 520 Pike St, Suite 1500, Seattle, WA 98101
Project File Number: PR17000215
Land Use File Number: LUA17-000237,ECF,PUD
Project Manager: Matt Herrera, Senior Planner
Project Summary: The applicant is requesting a Preliminary Planned Urban Development (PUD) land use
decision and threshold determination under the State Environmental Policy Act (SEPA)
for the construction of a mixed use building containing 270 multi-family dwelling units,
ground floor commercial and residential amenity space, ground floor and second floor
structured parking, and associated improvements. The property is located within the
Commercial Office (CO) zoning classification and Commercial Mixed Use (CMU) land use
designation. The site's existing theater building will be removed. Access to the subject
property is provided via existing vehicle driveway easements within the Renton Village
Shopping Center and Evergreen Building properties that connect to S Grady Way and S
Renton Village Pl with new pedestrian connections proposed to these public streets with
the project. Critical Areas identified on City maps include Flood Hazard, Seismic Hazard,
Regulated Slopes, and a Non-Fish Perennial (Np) stream. A stream buffer determination
as it relates to non-regulated sites separated from critical areas by pre-existing
substantial improvements will also be a component of the PUD application.
Project Location: 25 S Grady Way (APN 723200-0010)
Exist. Bldg. Area SF: 42,479sf Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
49,866sf
242,889sf
Site Area: 2.6 acres (113,294sf)
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a Determination
of Non-Significance – Mitigated (DNS-M).
N
N
APRIL 22, 2017 VIA 405 Apartments • RENTON PPUD Submittal RVA Cinema LLC
North elevation
West elevation
scale 1" = 30' - 0"
1st Floor EL. 0
2nd Floor EL. 10
3rd Floor el. 20
4th Floor el. 30
5th Floor el. 40
6th Floor el. 50
7th Floor el. 60
8th Floor el. 70
roof el. 82
Amenity ROOM roof el. 84
Residential exercise room
Residential Leasing
office
entrance/ lobby entrance
p2
Storefront
Private Terrace
P-2 Private
Balcony w/
metal
railing S 5 S 6 S 1
S 7
Aluminum
Storefront B1 Brick Veneer
P3
P3 metal louvers & green screen
1st Floor EL. 0
2nd Floor EL. 10
3rd Floor el. 20
4th Floor el. 30
5th Floor el. 40
6th Floor el. 50
7th Floor el. 60
8th Floor el. 70
roof el. 82
Corner
North & west exterior elevations
PROPOSED EXTERIOR MATERIALS A
Elevator and stair overrun el. 87
APRIL 22, 2017 VIA 405 Apartments • RENTON PPUD Submittal RVA Cinema LLC
Aerial view Southeast Along I 405
Aerial view from North Entrance Drive Aerial view from east
Aerial view Southwest Along I 405
Distant views
1093 SF (OFF
SITE)
1304 SF (OFF SITE)1958 SF (OFF
SITE)
161 SF (OFF
SITE)
658 SF (OFF
SITE)
99 SF (OFF SITE)
90 SF (OFF
SITE)57 SF (OFF
SITE)
819 SF
1494 SF INCL. LAWN
297 SF
75 SF
340 SF
1392 SF565 SF
52 SF
162 SF (ON SITE)
126 SF
160 SF
315 SF
19,956 SF STREAM
AND EXISTING
FUNCTIONAL BUFFER
LOADING AREA
FOR MOVE-IN
PROPOSED ART OR
VERTICAL FEATURE
PROPOSED WATER
FEATURE
MAIN ENTRY &
RESIDENTIAL
LOBBY
MAIL
ROOM
LEASING
OFFICE
MECH.
ROOM
GAS METER
(OUTSIDE)
GARAGE
ENTRY/EXIT
GARAGE
ENTRY/EXIT
TRASH
ROOM
ACTIVE /PEDESTRIAN
OPEN SPACE AREA
279 SF (121 SF IS
INTERIOR PARKING
LOT PLANTING)
325 SF
47 SF
284 SF
EXISTING
BUILDING
LINE
PROPOSED
BUILDING
LINE
ELECTRICAL
ROOM
ELECTRICAL
TRANSFORMER
ROOM
75'LIMITOFDISTURBANCELIMITOFDISTURBANCERESIDENTIAL
AMENITY
PROPOSED 5 FT. HT.
VINYL COATED CHAIN
LINK BUFFER
PROTECTION
FENCING.
(8) NEW
STALLS
PLANTER WITH
FLOWERING
VINES AND
SUPPORT
LAWN
LOW
SHRUBS
SEEDED LAWN
TO LIMITS OF
DISTURBANCE
NEW C.I.P.
CONCRETE
WALL -
SEE CIVIL
SITE PLAN
LOW
SHRUBS
EXISTING RED
CEDAR TREE
TO REMAIN OR
RELOCATE
PROPOSED VOLUNTARY CRITICAL
AREA BUFFER ENHANCEMENT
PLANTING. SEE SHEETS LE1
THROUGH LE4.
PROPOSED BENCHES
AND MOVEABLE SEATING
PROPOSED
TOT LOT
STREET TREES
IN 4' X 6' GRATES
EXISTING FUNCTIONAL
STREAM BUFFER EDGE
AND EDGE OF EXISTING
PAVEMENT.
R R R R R R
(7) NEW
STALLS
POTS WITH
SEASONAL
PLANTINGS
POTS WITH
SEASONAL
PLANTINGS
APPROX. 6770 SF
VOLUNTARY STREAM
BUFFER ENHANCEMENT.
SEE SHEETS LE1-LE4.
4 SF (ON SITE)
85 SF 350 SF (86 SF IS
INTERIOR PARKINGLOT PLANTING)
LIMIT OF DISTURBANCE AT EXISTING
CURB LINE & NEW UTILITY TRENCHES
ADDITIONAL MINOR DISTURBANCE TOINSTALL FENCE & ENHANCEMENT
PLANTINGS
BUFFER ENHANCEMENT
TREES, TYP. SEE SHEET LE1.
BACKLESS
BENCHES AT
NORTH SIDE
OF BUILDING,
TYP.
127 SF (ON SITE)
STREAM BUFFER LINE
EXISTING OAK TREE
TO REMAIN WITH
GROUNDCOVERS AT
BASE OF TREE
4 FT. HT. BLACK
METAL FENCE ON
CONCRETE CURB
TO CONTAIN PLAY
Magnollia grandiflora 'Victoria'/Victoria Evergreen Magnolia
Cornus kousa 'Chinensis'/Kousa Dogwood
Malus spp./Flowering crabapple
Quercus rober alba 'Crimschmidt'/Crimson Spire Oak
Crateagus phaenopyrum/Washington Hawthorne
Juniperus chinensis/Hollywood juniper
Abies lasiocarpa/Alpine fir
Cornus stol. 'Midwinter Fire'/Red Twig Dogwood
Abelia 'Kaleidoscope'/Kaleidoscope Abelia
Acer truncatum platanoides 'Warrensred'/Pacific Sunset Maple
Betula papyfera/ Paper birch (native)
Spiraea spp./Spiraea varieties
SHRUBS
PERENNIALS AND SEASONAL ACCENTS
Acer palmatum spp./ Japanese Maple
Hemerocallis sp./Daylily varieties
Geranium sp./Perennial Geranium varieties
Helictotrichon sempervirens/Blue Oat Grass
Calamagrostis acutiflora 'Karl Foerster'/ Feather Reed Grass
Hydrangea spp./Hydrangea varieties
Carex oshiminensis/Evergreen Sedge varieties
Miscanthus sinensis/Maiden Grass
Pennisetum spp./Fountain Grass varieties
Liriope spp./Lily Turf
Lavandula angustifolia/Lavander
Rudbeckia hirta/Blackeyed Susan
Echinacea sp./Coneflower varieties
Ilex crenata/Japanese Holly
GROUNDCOVERS & GRASSES
Arctostaphyllos uva ursi/Kinnickinnick
Fragraria chiloensis/Sand Strawberry
(REPRESENTATIVE TYPES OF PLANT MATERIAL PROPOSED)
Styrax japonica/ Japanese Snowbell
Juniperus virginiana 'Taylor'/Taylor Columnar Juniper
Existing decidous tree to remain
Existing coniferous tree to remain
Synthetic Turf or Sod/Natural Lawn (owner to determine)
Acer circinatum/ Vine Maple (native)
Pyrus c. 'Chanticleer'/ Chanticleer Fl. Pear
Prunus laurocerasus/Laurel
Berberis thunbergii/ Crimson Barberry
Viburnum davidii/David's Viburnum
Potentilla fruticosa/Shrubby Cinquefoil
Erica & Calluna/Heather & Heath
Nandina domestica/Heavenly Bamboo
Lonicera pileata/Boxleaf Honeysuckle
Cotoneaster dameri/ Bearberry
Shrubs, groundcover and lawn
Existing decidous tree to remain -in buffer or off-site
Existing coniferous tree to remain- in buffer or off-site
(Minimum 2" caliper or multi-s
(Minimum 6
REPLACEMENT TREES:
(6) 2" CALIPER TREES REQUIRED, SHOWN WITH "R"
PROPOSED NEW SHADE REPLACEMENT TREES = 14
MINIMUM
- 5 gal. at 4' o.c.; 2&3 gal. at 30 - 36" o.c. spacing
- 1 gal. at 24" o.c. spaci
See stream buffer enhancement plans on sheets
LE1 through LE4.
N
Golder, Golder Associates and the GA globe design are trademarks of Golder Associates Corporation
A world ofcapabilitiesdeliveredlocally
GEOTECHNICAL REPORT
VIA 405 APARTMENTS
Submitted To: Mr. Craig Koeppler, Vice President RVA Cinema LLC Parkway Capital, Inc.
520 Pike Street, Suite 1500 Seattle, WA 98101
Submitted By: Golder Associates Inc. 18300 NE Union Hill Road, Suite 200
Redmond, WA 98052
March 20, 2017 Project No.: 1771669.100 REPORT
VIA 405 APARTMENTS
SECTION 10
CONSTRUCTION MITIGATION DESCRIPTION
Memorandum
DATE: 03/20/17
(Revised 06/19/2017)
TO: Rick Tomkins, PE
FROM: Richard Pratt
Senior Biologist
Gray Rand
Senior Biologist
SUBJECT: Stream, Critical Areas, and Habitat Assessment
PROJECT: VIA 405 Apartments (Roxy Cinema Redevelopment), Renton, WA
PROJECT NO.: RVAC0000-0002
COPIES: File
INTRODUCTION
At the request of RVA Cinema LLC, David Evans and Associates, Inc. (DEA) conducted a stream
and habitat assessment at the proposed VIA 405 Apartments property (parcel # 7232000010) on
February 2, 2017, near the intersection of Rainier Avenue South and South Grady Way in Renton,
Washington. The assessment was performed in support of a preliminary planned urban
development (PPUD) application to redevelop the existing Roxy Cinema site into a 270-unit
apartment project. The site visit was conducted to identify streams, wetlands, and habitat on or
adjacent to the site. The project location is shown in Figure 1. One stream (Rolling Hills Creek)
was identified in the study area. No wetlands or ditches were identified in the study area. Stream
locations, as mapped by the City of Renton, are shown in Figure 2.
STREAM CHANNEL AND BUFFER SOUTHOF STREAM TO REMAIN UNDISTURBED75.00'PROPOSED 4 FT. HT. BLACK VINYLCOATED CHAIN LINK FENCE(LIMIT OF WORK)O.H.W.M.PROPERTY BOUNDARY
PROPERTY BOUNDARY(LIMIT OF WORK)O.H.W.M.O.H.W.M.O.H.W.M.RC(LIMIT OF WORK)FLOWFLOWFLOWFLOWFLOWPROPOSED PARKINGCURBEXISTING CURB TO REMAIN6,796 SFOLD PARKING CURBTO BE REMOVEDO.H.W.M.WOOD STRAND MULCHSHRUBSGROUND COVERBOTANICAL NAMESYMBOLCOMMON NAMESIZEREMARKSQNTYPLANT SCHEDULEMYRICA CALIFORNICAPACIFIC WAX-MYRTLE77SYMPHORICARPUS ALBUSSNOWBERRY28PHILADELPHUS LEWISIIMOCK ORANGE6ACER CIRCINATUMTALL OREGON GRAPEAMELANCHIER ALNIFOLIA SERVICEBERRY3MAHONIA AQUIFOLIUMVINE MAPLE22'-4' HT., 2 GAL.4' MIN. HT., 5 GAL.FULL, WELL BRANCHEDMULTI STEMMED MULTI-STEMMEDFULL, WELL BRANCHEDSPACING5' O.C.5' O.C.AS SHOWN6' O.C.5' O.C.FULL, WELL BRANCHEDFULL, WELL BRANCHEDRIBES SANGUINEUM ROSA NUTKANANOOTKA ROSERED FLOWERING CURRANT504' O.C.FULL, WELL BRANCHED275' O.C.FULL, WELL BRANCHED4' MIN. HT., 5 GAL.4' MIN. HT., 5 GAL.4' MIN. HT., 5 GAL.2'-4' HT., 2 GAL.2'-4' HT., 2 GAL.2'-4' HT., 2 GAL.INDIAN PLUMSWORD FERNOCEAN SPRAYHERBACEOUSHOLIDISCUS DISCOLOROEMLERIA CERASIFORMISPOLYSTICHUM MUNITUM56' O.C.FULL, WELL BRANCHED2'-4' HT., 2 GAL.165' O.C.FULL, WELL BRANCHED2'-4' HT., 2 GAL.734' O.C.FULL, WELL BRANCHED2'-4' HT., 2 GAL.AS SHOWNTREESTHUJA PLICATAPSEUDOTSUGA MENZIESIIDOUGLAS FIR2WESTERN RED CEDAR14' MIN. HT., B&BSINGLE LEADERSINGLE LEADERAS SHOWN4' MIN. HT., B&BAS SHOWNCORNUS NUTTALLIIPACIFIC DOGWOOD7AS SHOWNRC3AS SHOWNSALIX LUCIDAPACIFIC WILLOW1'-2' HT., 1 GAL.1.5" CAL., B&BFULL, WELL BRANCHEDFULL, WELL BRANCHEDNGENERAL NOTESROOT CROWN 2"-4" ABOVEAMENDED SOIL GRADE2X2 HARDWOOD STAKEDRIVEN TO REFUSAL (24"MIN.). SECURE TO TREEWITH PLASTIC LOCK STRIP.TOP OF STAKE TO POINT TOPREVAILING WIND. REMOVESTAKES AFTER ONE YEAR.FINISH GRADE3" UNIFORM WOOD STRANDMULCH, HOLD BACK 2"-3"FROM MAIN STEMREMOVE ALL BURLAP ANDWIRE BASKET FROM ROOTBALLEXISTING SUBGRADEFERTILIZER PER PLANTINGNOTESFINISH GRADEAMENDED SOILEXISTING SUBGRADEFERTILIZER PER PLANTINGNOTESROOT CROWN 1"-2" ABOVEAMENDED SOIL GRADE3" UNIFORM WOOD STRANDMULCH, HOLD BACK 2"-3"FROM MAIN STEMNOT TO SCALESTRAW WATTLE TIGHTLY ABUTTADJOINING WATTLESFLOWPLAN VIEWSECTION 8 INCHESMINIMUMSTAKE SPACING4 FT MAXIMUM3 TO 7 INCHESWOOD STAKE X X 24 INCHESSTRAW WATTLE8 TO 10 INCHESIN DIAMETERNOT TO SCALECONIFER TREE PLANTINGNOT TO SCALESHRUB PLANTINGPLANTING BED PREPARATIONNOT TO SCALE3" WOOD STRAND MULCH3" COMPOST TILLED INTO 7"EXISTING SOIL7" EXISTING SOIL3" SCARIFIED SUBGRADEFINISH GRADEEXISTING SUBGRADEBUFFER ENHANCEMENT PLAN DECIDUOUS TREE PLANTINGNOT TO SCALEROOT CROWN 2"-4" ABOVEAMENDED SOIL GRADE2' MIN. OR UNTIL
REFUSAL
+(,*+72)
TREE
(2) 2"x2"x8' HARDWOOD STAKES(NON-TREATED) LOCATEDEQUIDISTANTLY OUTSIDEPLANTING PITPREVAILINGWINDDIRECTIONSTAKINGPLANREMOVE ALL BURLAP ANDWIRE BASKET FROM ROOT BALLHOLD BACK SPECIFIED COVER2"-3" AWAY FROM MAIN STEM3" UNIFORM WOOD STRANDMULCH
N
Job No. 15-098
Via 405 Apartments
PRELIMINARY
TECHNICAL INFORMATION REPORT
Renton, Washington
Issued: June 22, 2017
Prepared For:
RVA Cinema, LLC
14410 Bel-Red Road
Bellevue, WA 98007
Prepared By:
Beau J. Willert, EIT
Travis J. Wageman, EIT
Reviewed By:
Richard A. Tomkins, PE
1
C5
2
C5
3
C5
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Shoffner Consulting
21529 4TH AVE. W #C31 BOTHELL, WA 98021 MOBILE:(206)755-2871
February 16, 2017
Craig Koeppler
RVA Cinema, LLC
520 Pike St. Suite 1500
Seattle, WA
98101
RE: Tree Inventory and Retention Plan - RVA Cinema, Renton
Craig:
This report is provided to address the recent inventory I conducted on the RVA
Cinema property in the City of Renton. Please see the accompanying Tree
Inventory Map and Tree Evaluation Data spreadsheet for reference to this report.
1. Site Conditions and Proposed Development
The property is located in Renton off Grady Way in an office/industrial/retail area.
It’s currently developed with a cinema complex and an access road. A critical
area stream corridor runs across the site behind the building along the southern
boundary.
The proposed development of the site is to remove the existing building and to
re-develop the site with a 270 unit multi-family building including covered parking.
The critical area stream corridor will remain and not be impacted by the
development.
2. Tree Inventory Results
I visited the site recently to conduct an inventory and gather information on all of
the trees. All of the trees were labeled by the surveyors with numbered metal
tags which correspond to the numbers on the inventory map and in the tree
evaluation data spreadsheet.
I conducted visual condition assessments according to the methods and
procedures specified in the ISA Tree Risk Assessment Manual (2013) by viewing
them up close to observe the trunk and root collar and from afar to observe
conditions in the crown. The tree evaluation data spreadsheet provides
information on all of the trees. In total, I conducted on 63 trees; 31 in the
developable portion of the site around the building and 32 in the critical area
stream corridor. 1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 31, 2017
TO: Matt Herrera, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – VIA 405 Apartments;
LUA17-000237, ECF, PUD
The applicant is requesting a Preliminary Planned Urban Development (PUD) land use decision
and threshold determination under the State Environmental Policy Act (SEPA) for the
construction of a mixed use building with 270 multi-family dwelling units, ground floor
commercial and residential amenity space, ground floor and second floor structured parking, and
associated improvements. The property is located within the Commercial Office (CO) zoning
classification and Commercial Mixed Use (CMU) land use designation. The site's existing theater
building will be removed. Access to the property is provided via existing vehicle driveway
easements within the Renton Village Shopping Center connecting to S. Grady Way and S. Renton
Village Pl. with new pedestrian connections proposed to these streets with the proposal.
The proposed development would generate a reduction of approximately 340 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 64 net new trips (5 inbound and 59 outbound). During the weekday PM peak hour,
the project would generate a reduction of approximately 102 net new trips (43 inbound and 59
outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-
6-070.D as follows:
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 3 LUA**-000***
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and monitoring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Ann Fowler, 425-430-7382, afowler@rentonwa.gov)
1. See Attached Development Engineering Memo dated July 28, 2017
ADVISORY NOTES TO APPLICANT
Page 2 of 3 LUA17-000237
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Fire impact fees are applicable at the rate of $495.10 per multifamily unit. This fee is paid at time of
building permit issuance. The fee increases to $718.56 per unit on January 1st, 2017. Credit will be
granted for the removal of the existing building. No charges apply to parking garage areas.
2. The preliminary fire flow is 3,750 gpm. A minimum of four fire hydrants is required. One within 150-
feet and three within 300-feet of the building. Project shall meet maximum hydrant spacing of 300-
feet on center also. Hydrants are required within 50-feet of the fire department connection for the
standpipe and sprinkler system. A new looped fire main is required around the entire building. A
number of lengthy water main extensions and replacements are required in order to meet this fire
flow requirement as fire flow is inadequate as it exists.
3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes
are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire
alarm system is required to be fully addressable and full detection is required. Separate plans and
permits required by the fire department.
4. Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-
feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a
30-ton vehicle and 75-psi point loading. Any required fire access roadways required for this project
that are located on other parcels shall have a separate dedicated fire access easement specifically
recorded for each parcel.
5. The building is required to be equipped with an elevator that meets the size requirements for a
bariatric size stretcher to all areas of the building. Car size shall accommodate a minimum of a 40-inch
by 84-inch stretcher.
6. All areas of the building shall comply with the City of Renton Emergency Radio Coverage ordinance.
Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If
inadequate, the building shall be enhanced with amplification equipment in order to meet minimum
coverage. Separate plans and permits are required for any proposed amplification systems.
Community Services:
(Contact: Name, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5824 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
224 Police Calls for Service Estimated
CONSTRUCTION PHASE
1. To protect materials and equipment it is recommended that all materials and tools be locked up when
not in use. The site will need security lighting and any construction trailers should be completely
fenced in with portable chain link fencing. Fencing will provide both a physical and psychological
barrier to any prospective thief and will demonstrate that this area is private property. Construction
trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed
with no less then a 1 1/2” throw when bolted. Glass windows in the trailer should be shatter resistant.
Any construction material that contains copper should be removed from the construction site at the
end of each working day; housing this material at the site will only tempt thieves to try and steal it.
Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when
not in use or removed from site altogether.
ADVISORY NOTES TO APPLICANT
Page 3 of 3 LUA17-000237
2. I also recommend the business post the appropriate “No Trespassing” signs on the property while it’s
under construction. This will aid police in making arrests on the property after hours if suspects are
observed vandalizing or stealing building materials. The use of private security personnel to patrol the
site during the hours of darkness is recommended.
COMPLETED BUILDING
1. All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks,
latch guards or pry resistant cylinders around the locks and peepholes. If glass doors are used, they
should be fitted with the hardware described above and additionally be fitted with a layer of security
film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood
of breaking glass to gain entry. Access to the back of any retail buildings should be limited, or at
minimum, only accessed via keypad or locking hardware that can’t be tampered with from the outside.
2. It is recommended that any outside common areas be monitored with surveillance cameras to include
the limited access parking garage levels. It’s not uncommon for multi housing properties to experience
theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to
patrol the property (this includes the limited access garages), especially during the hours of darkness.
Any alternative entrances should have controlled access doors to prevent trespassing.
3. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from
motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for
both employees and residents. Signage advising residents and guests to keep valuables out of their
vehicles while parked should be heavily posted in all parking areas (to include the limited access
garages).
4. Landscaping should be installed with the objective of allowing visibility – not too dense and not too
high. Too much landscaping will make residents and their guests feel isolated and will provide criminals
with concealment to commit crimes such as burglary and theft. With the expanse of land surrounding
this site, there is also the possibility of attracting transients to the area.
5. The limited access garage will be a very tempting target for auto thieves. Theft from motor vehicle and
auto theft are prevalent and any garage housing vehicles utilized by visitors, employees, and /or
residents are likely to be items of value left inside (electronic equipment, GPS units, garage fobs, etc.). I
recommend the installation, and substantial advertisement of, surveillance cameras inside and outside
any limited access garage, an overabundance of lighting, and a noticeable presence of courtesy patrol.
I assume there will be a large influx of unwanted curiosity seekers brought into this particular area due
to its isolated location and ease of access. Police will not be monitoring, towing or citing vehicles
onsite or in garages so the utilizing of security patrol services is highly recommended for this property.
6. All dumpster areas should be housed within a structure of a height and strength that will deter loitering
subjects from gaining access to them when not in service. Due to the location of this development, I
would assume it will experience a population of transients and having easy access to trash receptacles
will motivate them to remain in the area.
7. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct
a security survey of the premises once construction is complete. This will allow for a more
comprehensive security evaluation that would be specific to each structure. Contact Cyndie Parks,
425.430.7521, when you would like to make an appointment.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 28, 2017
TO: Mathew Herrera, Senior Planner
FROM: Ann Fowler, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for VIA 405 Apartments
25 South Grady Way
LUA16-000866
I have reviewed the application for the VIA 405 Apartments at 25 South Grady Way (APN(‘s) 7232000010)
and have the following comments:
EXISTING CONDITIONS
The site is approximately 2.6 acres in size and is square in shape. The existing site contains a 38,000 square
foot cinema building, surface parking and landscaping. The site is bordered by neighboring commercial
sites to the north, east and west, and is bordered by Rolling Hills Creek and Interstate 405 to the south.
Water Water service is provided by the City of Renton. The site is in the Valley service area in the 196
hydraulic pressure zone. The static water pressure is approximately 74 psi at ground elevation
of 25 feet. The site is located outside of an Aquifer Protection Area. There are existing water
mains within easements near the site as follows:
8-inch water main along Renton Village private access road with maximum capacity of 2,100
gallons per minute (gpm) – refer to water project plan no. 1883.
12-inch water main in parking lot along the south side of building at 501 S Grady Way with
maximum capacity of 4,200 gpm – refer to water project plan no. w 2114.
There is an existing 3 inch domestic water meter, 6-inch fire sprinkler service and 2-inch
irrigation meter serving the existing building.
Sewer Wastewater service is provided by the City of Renton. There is an existing 18-inch Concrete
wastewater main located in South Renton Place (see City plan no. S-0079).
Storm There is an existing private storm drainage system located on the subject parcel which appears
to drain to the outfall to Rolling Hills Creek.
Streets The project is bordered by I-405 to the south. Future widening of I-405 may impact the buildable
portion of the proposed Lot.
VIA 405 Apartments – LUA16-000866
Page 2 of 6
CODE REQUIREMENTS
WATER
1. Based on the information submitted with the land use application, Renton Regional Fire Authority
has determined that the preliminary fire flow demand for the development is 3,750 gpm. This
exceeds the available capacity of the 8-inch water mains servicing the development.
2. The proposed water main improvements as shown on the composite utility civil plan submitted
with the Land Use Application provides the required extension of a new 12-inch water main
from the end of the existing 12-inch main near the southwest corner of the building at 501 S
Grady Way to the northeast corner of the subject property. The applicant is providing the
required looped 12-inch water main around the building since the fire flow demand is above
2,500 gpm. The installation of the proposed 12-inch water main continues from the southwest
corner of the new looped water main to an existing 8-inch main located in the south access
road.
a. A 15-ft water easement is required for the looped water main.
b. If the water mains are outside the subject property or outside of existing easements, the
applicant shall acquire additional easement from adjacent property owners. Portion of
existing easement within the proposed building footprint will need to be vacated by the
City. No buildings, structures or vaults shall be placed within the easement area and
within 5 feet of the water main.
3. Installation of fire hydrants shall be as required by Renton Fire Prevention will be required. The
number and location of the hydrants shall be determined based on the City’s review of the final
building and site plans.
4. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for
backflow prevention to the building. The DDVCA shall be installed in an outside underground vault
per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The DDVCA may
be installed inside the building if it meets the conditions as shown on the City’s standard plan
360.5 for the installation of a DDCVA inside a building.
5. Installation of a domestic water meter with a reduced-pressure principle assembly (RPPA) behind
the meter. The RPPA shall be installed in an above ground heated enclosure per Renton Standard
plan no. 350.2.
6. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations
shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located
outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping
shall be purchased and installed by the developer / contractor under City observation for meters
3” or larger.
7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check
valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8.
8. Please refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2012 Water System Plan.
9. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main.
10. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the
water main is inside a steel casing.
VIA 405 Apartments – LUA16-000866
Page 3 of 6
11. The development is subject to a water system development charge (SDC) fee. This is payable at
construction permit issuance.
a. 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 $3,486.00 per meter, 1-1/2 inch meter
is $17,430.00 and a 2-inch meter is $27,888.00.
b. A water system redevelopment credit will apply for the existing domestic water meters if
they are abandoned.
c. The SDC fee for fire service is based on the size of the fire service line to serve the project.
The current SDC fee for a 6-inch fire service line is $22,476.00.
d. SDC fees are assessed and payable at construction permit issuance.
12. Water service installation charges for each proposed domestic water service is applicable. Water
Service installation for a 1-inch water service line is $2,850.00* per service line, a 1-1/2 inch water
service is $4,580.00* per service line and for $4,710.00* for each 2-inch water service line. This is
payable at construction permit issuance.
13. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter,
and $950.00* for a 2-inch meter. This is payable at issuance of the building.
14. Final determination of applicable fees will be made after the water meter size has been
determined.
15. Additional water system development charges and water meter charges will apply if a landscape
irrigation meter is required and is based on the size of the meter.
SEWER
1. All existing sewers will be required to be cut and capped during demolition of the building. New
sewers shall be installed to serve the development.
2. Covered parking areas will need to direct parking drainage to the sanitary sewer system through
an oil/water interceptor. If any parking is not covered, it will need to be directed away from the
sanitary sewer and into the storm sewer system.
3. Retail restaurant space will need to be directed to a grease interceptor(s) prior to connecting into
the City’s Sanitary Sewer system. The grease interceptor shall be sized in accordance with
standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor
shall drain by gravity to the sewer main and shall be located so that it is accessible for routine
owner maintenance.
4. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. 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 $2,540.00 per meter, 1-1/2 inch meter is
$12,700.00 and a 2-inch meter is $20,320.00.
b. A redevelopment credit of the wastewater system development charges in the amount
equal to the SDC fee for the size of the existing domestic water meter(s) will be applied
to each of the existing meters if they are abandoned and capped at the main line.
c. SDC fees are payable at construction permit issuance.
SURFACE WATER
1. A geotechnical report, dated March 20, 2017, completed by Golder Associates Inc. for the site
has been provided. The submitted report describes the site is a Low Erosion and Low Landslide
VIA 405 Apartments – LUA16-000866
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Hazard areas. Erosion control measures will need to be in place prior to starting grading activities
on the site. The supplemental addendum to the geotechnical report entitled Infiltration
Feasibility – Via 405 Apartments LUA17-000237, PPUD, dated June 12, 2017, discusses the soil
and groundwater characteristics of the site including infiltration potential and provides
recommendations for project design and construction of on-site BMPs. The report discounts the
use of infiltration due to the fill soils, which is underlain by native alluvial deposits consisting of
silt or sandy silt, which would be considered a low permeability restrictive layer that would
impede infiltration. Geotechnical recommendations presented need to be address within the
project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated June 22, 2017, was
submitted by Triad a division of David Evans and Associates, inc. with the Land Use Application.
Based on the City of Renton’s flow control map, the site falls within the
Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black
River Drainage Basin. The development is subject to Full Drainage Review in accordance with the
2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six
special requirements have been discussed in the Technical Information Report.
3. As discussed in the TIR, the proposed developed is exempt from Core Requirement #3, Flow
Control, since the proposed development will result in less than a 0.15 cfs increase in surface
water run-off from the existing site conditions 100-year peak flow rate when modeled using the
latest version of the Western Washington Hydrology Model (WWHM 2012), as outlined in Core
Requirement #3.
4. A portion of the project site lies within the 100-year FEMA flood boundary. The proposed project
improvements will increase the floodplain storage volume from 31,108 cubic feet to 34,688 cubic
feet.
a. The building finished floor is required to be 1-foot above the FEMA map base flood
elevation of 27.6 (NAVD 88). An Elevation Certificate will be required showing the
building finished floor is 1-ft above the FEMA base flood elevation prior to granting of
certificate of occupancy.
5. The development is required to provide enhanced basic water quality treatment prior to
discharge. A modular wetland biofiltration vault is proposed to meet the water quality treatment
requirement to satisfy Core Requirement #8.
6. Any proposed water quality vault shall be designed in accordance with the RSWDM that is current
at the time of civil construction permit application.
7. All new conveyance systems constructed as part of the project (including relocation of existing
storm lines that convey off-site runoff) must be sized to RSWDM standards for the total tributary
area (onsite and offsite) that the storm systems serve.
8. Some of the existing on-site storm system that is being relocated may have been designed
originally to provide flow control as a detention tank facility as part of the Renton Village Cinema
development project. The applicant needs to determine if this is the case and maintain the same
level of flow control provided by the existing system for the existing site and/or off-site area.
9. The oil/water separator that is being relocated will need to be designed based upon the 2017
RSWDM.
10. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of on-site BMPs, has been
included with the land use application. The final drainage plan and drainage report must be
submitted with the civil construction permit application.
a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will
be completed during civil construction permit review. The applicant may be required to
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apply additional on-site BMPs in order to meet the minimum requirements outlined in
Core Requirement #9.
11. A Construction Stormwater General Permit from Department of Ecology will be required since
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
12. Surface water system development fee is $0.641 per square foot of new impervious surface, but
not less than $1,608. This is payable prior to issuance of the construction permit.
TRANSPORTATION
1. The proposed development does not front any existing City public roads or rights-of-way. Site
access is obtained via a network of internal private easements.
2. Additional easements may need to be obtained to provide emergency access to the development.
3. ADA access ramps shall be installed at all pedestrian crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
4. Parking lot construction shall be in accordance with City code 4-4-80G.
5. Lighting plans are required to be submitted with the land use application and will be reviewed
during the construction utility permit review.
6. A traffic analysis dated April 18, 2017, was provided by Transportation Engineering Northwest
(TENW). The site generated traffic volumes were calculated using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the
calculations provided and providing credit for the existing trips utilized for the current site use,
the proposed development would generate a decrease of approximately 340 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate an increase
of approximately 64 net new trips (5 inbound and 59 outbound). During the weekday PM peak
hour, the project would generate a decrease of approximately 102 net new trips (a decrease of
43 inbound and a decrease of 59 outbound). As detailed in the report the proposed project is
not expected to lower the levels of service of the surrounding intersections included in the
traffic study. Increased traffic created by the development will be mitigated by payment of
transportation impact fees.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The 2017 rate of transportation impact fee for
an apartment is $3,358.55 per room. The 2017 rate of transportation impact fee for a shopping
center is $13.29 per square foot of building. The 2017 rate of transportation impact fee for a sit-
down restaurant is $30.48 per square foot of building. The transportation impact fee that is
current at the time of building permit application will be levied, payable at building permit issue.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities
must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
VIA 405 Apartments – LUA16-000866
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3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
7. * An additional 3% technology fee will be added to each fee marked with an asterisk (*).
From: Karen Walter <KWalter@muckleshoot.nsn.us>
Sent: Sunday, August 06, 2017 4:48 PM
To: Matthew Herrera
Subject: RE: City of Renton Notice of Application LUA - VIA 405 Apartments-
LUA17-000237 ECF, PPUD, HEX
Matthew,
This email is a follow-up to our July 2017 phone conversation regarding the VIA 405 Apartments project
and the stream classification of Rolling Hills Creek. As I noted in the call, Rolling Hills Creek is considered
a Type F stream by WSDOT, WDFW, and the Tribe. The culvert 995470 conveying this stream is on the
State's Fish Passage Barrier list and to be on this list means that there is at least 200 meters of available
fish habitat upstream. Please see WSDOT's fish passage barrier map
http://www.wsdot.wa.gov/data/tools/geoportal/?config=fish-passage-
barriers&layers=%7B%22layer0%22%3A%5B%5D%2C%22Uncorrected+Barriers+Statewide%22%3A%5B0
%5D%2C%22Corrected+Barriers+Statewide%22%3A%5B0%5D%7D¢er=-
122.19989776607876%2C47.47051349086841&zoom=14
The data used to make the fish barrier determination and available habitat upstream is done by WDFW
in a cooperative effort with WSDOT. In fact, Mike Barber, the person noted on the link above used to
work for WDFW and was in charge of their fish barrier assessment program. Arguably any data available
via this source was completed by WDFW and should be considered as a WDFW stream study.
Please note that Salmonscape is but one source regarding fish passage barriers and fish distribution. It is
not the only source and should never be considered the sole source of fisheries data. As noted it does
not currently show Rolling Hills on it even though this stream has been mapped by Renton and WSDOT
for some time. WSDOT provided detailed information about the stream as part of its Ecosystems Report
for the I-405 Tukwila to Renton project; however, obviously this information was not provided to the
WDFW staff involved in Salmonscape.
Please note, too, that when the City did its stream study, it did not consult with us. We received the
Study several years after its completion and have questioned the water typing for some streams in the
area (i.e. Maplewood Creek tributaries) and noted that this study did not adequately consider fish
passage barriers and how they may affect salmon distribution and observations.
If you need further information regarding the classification of Rolling Hills Creek, I suggest you call Mike
Barber at WSDOT (formerly with WDFW) and discuss the data with him.
Also as we discussed on the phone, we recommend that the applicant maximize the native tree and
shrub plantings along Rolling Hills Creek including areas that are along the south side of the stream
outside of WSDOT's right of way on I-405 to improve stream conditions prior to WSDOT's replacements
of the I-405 culverts to become fish passable.
Thank you,
Karen Walter
Watersheds and Land Use Team Leader
Muckleshoot Indian Tribe Fisheries Division Habitat Program
CDEPARTMENTOFCOMMUNITY—“Renton0ANDECONOMICDEVELOPMENTENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCE-MITIGATED(DNS-M)PROJECTNUMBER:LUA17-000237,ECF,PUDAPPLICANT:ParkwayCapital,Inc,CraigKoeppler,520PikeSt,Suite1500,Seattle,WA98101PROJECTNAME:VIA405ApartmentsPROJECTDESCRIPTION:TheapplicantisrequestingaPreliminaryPlannedUrbanDevelopment(PUD)landusedecisionandthresholddeterminationundertheStateEnvironmentalPolicyAct(SEPA)fortheconstructionofamixedusebuildingcontaining270multi-familydwellingunits,groundfloorcommercialandresidentialamenityspace,groundfloorandsecondfloorstructuredparking,andassociatedimprovements.ThepropertyislocatedwithintheCommercialOffice(CO)zoningclassificationandCommercialMixedUse(CMU)landusedesignation.Thesite’sexistingtheaterbuildingwillberemoved.AccesstothesubjectpropertyisprovidedviaexistingvehicledrivewayeasementswithintheRentonVillageShoppingCenterandEvergreenBuildingpropertiesthatconnecttoSGradyWayandSRentonVillageP1withnewpedestrianconnectionsproposedtothesepublicstreetswiththeproject.CriticalAreasidentifiedonCitymapsincludeFloodHazard,SeismicHazard,RegulatedSlopes,andaNon-FishPerennial(Np)stream.Astreambufferdeterminationasitrelatestonon-regulatedsitesseparatedfromcriticalareasbypreexistingsubstantialimprovementswillalsobeacomponentofthePUDapplication..PROJECTLOCATION:255GradyWay(APN723200-0010)LEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(ElS)isnotrequiredunderRCW43.21C.030(2)(c).ConditionswereimposedasmitigationmeasuresbytheEnvironmentalReviewCommitteeundertheirauthorityofSection4-9-070DRentonMunicipalCode.Theseconditionsarenecessarytomitigateenvironmentalimpactsidentifiedduringtheenvironmentalreviewprocess.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onSeptember1,2017.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.PUBLICATIONDATE:AUGUST18,2017DATEOFDECISION:AUGUST14,2017