HomeMy WebLinkAboutSR_HEX Report_Towns on 12th_230222_v3_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX Report_Towns on 12th_230222_v3_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: March 21, 2023
Project File Number: PR22-000160
Project Name: Towns on 12th
Land Use File Number: LUA22-000180, ECF, PP, SA-H
Project Manager: Alex Morganroth, Senior Planner
Owner/Applicant: Ben Paulus, Blue Fern, 18300 Redmond Way #120, Redmond, WA 98052
Contact: Anna Drumheller, Blue Fern, 18300 Redmond Way #120, Redmond, WA 98052
Project Location: 3924 NE 12th St (APN 0423059101, 0423059099, 0423059140, 0423059100,
0423059067, 0423059063, 0423059247)
Project Summary: The applicant is requesting preliminary plat approval, Hearing Examiner site plan
approval, and a street modification for a unit-lot subdivision residential
development consisting of 90 fee-simple townhouse dwelling units ranging in size
from 700 to 1,000 sq. ft. The subject site is comprised of seven (7) parcels located
on south side of NE Sunset Blvd and west of Union Ave NE (APNs 0423059063,
0423059067, 0423059099, 0423059140, 0423059101, 0423059247 and
0423059100). Four (4) of the parcels have frontage along NE 12th St and are in the
Residential - 10 (R-10) zone. The portion of the site in the R-10 zone would have a
net density of 9.9 dwelling units per acre. The other three (3) parcels are located to
the north, one with frontage along NE Sunset Blvd, and are in the Residential Multi-
Family (RMF) zone. The portion of the site in the RMF zone would have a net density
of 18.41 dwelling units per acre. The subject property is 285,453 sq. ft. (6.55 acres)
in size and contains two (2) single-family homes with associated accessory
structures. All lots would gain access via a new public residential access street off of
NE 12th St with internal public alleys extending off of the public road to provide
vehicular access to the majority of the units. Frontage improvements are proposed
within the NE 12th St and NE Sunset Blvd ROWs, as well as along both sides of the
new residential access road proposed. The proposal also includes five open space
tracts, a storm drainage tract, and two critical areas tracts. Critical areas mapped on
the site include sensitive (25-40%) and protected (>40%) slopes, a moderate
landslide hazard and a Category III wetlands buffer. The applicant is requesting a
25% wetlands buffer reduction as part of the application. The applicant submitted
an Environmental Checklist, a Traffic Impact Study, Drainage Report, Arborist
Report, Critical Areas Report, and Geotechnical Report with the application.
Site Area: 6.55 acres
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 2 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
B. EXHIBITS:
Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report
Exhibit 20: Staff Report to the Hearing Examiner
Exhibit 21: Public Meeting Packet
Exhibit 22: Dalpay 2003 Rezone Development Agreement (King Co. Document 20031229000202)
Exhibit 23: Declaration of Covenants, Easements, and Restrictions for the Towns on 12th
Townhomes
Exhibit 24: ERC Determination dated February 6, 2023
Exhibit 25: Tree Ordinance in Effect at the time of land use application
C. GENERAL INFORMATION:
1. Owner(s) of Record: Ben Paulus, Blue Fern, 18300 Redmond Way #120,
Redmond, WA 98052
2. Zoning Classification: Residential-10 (R-10), Residential Multi-Family (RMF),
Urban Design District B
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Two (2) single-family home and a couple of small
outbuildings.
5. Critical Areas: Regulated slopes, Moderate Landslide Hazard,
Category III wetlands
6. Neighborhood Characteristics:
a. North: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential
Multi-Family (RMF) zone
b. East: Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation; Commercial
Arterial (CA) zone
c. South: Residential Medium Density (RMD) Comprehensive Plan Land Use Designation;
Residential-8 (R-8) zone
d. West: Residential High Density (RHD) and Residential Medium Density (RMD) Comprehensive
Plan Land Use Designations; Residential-10 (R-10) and Residential-8 (R-8) zones
7. Site Area: 6.55 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Annexation (Mead) A-84-004 2323 04/24/1967
Annexation (Scott) A-84-004 3879 01/23/1985
Routine Vegetation Management
Permit
LUA00-037 N/A 03/20/2000
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 3 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
Comprehensive Plan Amendment
(Dalpay 2003)
LUA02-139 N/A 12/16/2002
Lot Line Adjustment LUA04-106 N/A 06/10/2005
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. The proposed development is within the
City’s water service area and in the Highlands 565 pressure zone. There is an existing 8-inch, asbestos
cement, water main in NE 12th St (Record drawings: W-2700) that can deliver a maximum flow rate
of 2,500 gallons per minute (GPM). There is an existing 12-inch water main located in NE Sunset Blvd
that can deliver a maximum flow capacity of 5,000 GPM (see water plan No. W -0315). There is an
existing 8-inch water main located in NE 14th Pl that can deliver a maximum flow capacity of 1,250
GPM (see water plan No. W-298305). There is an existing 8-inch water main located in NE 14th St that
can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-289305). The static water
pressure is approximately 58 psi at ground elevation of 430 feet.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 22-inch gravity wastewater
main located in NE Sunset Blvd.
c. Surface/Storm Water: There is an existing 18-inch stormwater main on the south side of NE Sunset
Blvd. There is an existing 12-inch stormwater main on the south side of NE 12th St.
2. Streets: The proposed development fronts NE 12th St along the southern property line. NE 12th St is
classified as a Collector Arterial street with an existing right-of-way (ROW) width, according to the King
County Assessors Map, of sixty feet (60’). There are no existing improvements along NE 12th St behind the
paved surface. The proposed development fronts NE Sunset Blvd long the northern property line. NE
Sunset Blvd is classified as a Principal Arterial street with an existing right-of-way (ROW) width, according
to the King County Assessors Map, of 90 to 136 feet. There is an existing raised curb and approximately
six-foot (6’) sidewalk at the back of pavement.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 4 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
6. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May 25,
2022 and determined the application complete on the same day. The project was placed on-hold on June
22, 2022 and was taken off hold for review to continue on January 5, 2023. The project complies with the
120-day review period.
2. A virtual neighborhood public meeting was held on February 3, 2022 via Microsoft Teams. Three (3)
members of the public attending the meeting or provided comments and questions (Exhibit 21).
3. The project site is located 3924 NE 12th St (APN 0423059101, 0423059099, 0423059140, 0423059100,
0423059067, 0423059063, 0423059247).
4. The project site is currently developed with two (2) single-family homes and multiple associated small
outbuildings.
5. Access to the site would be provided via a 53-foot-wide residential access street off of NE 12th St that
would dead end at a cul-de-sac on the north side of the site. New 20-foot-wide alleys are proposed off of
the new road, including one alley that directly connects to NE 12th St with the new internal roadway in
order to provide secondary emergency access to the site.
6. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
7. The site is located within the Residential-10 (R-10) and Residential Multi-family (RMF) zoning
classifications.
8. There are approximately 390 significant trees located on-site, of which the applicant is proposing to retain
46 trees.
9. The site is mapped sensitive (25-40%) and protected (>40%) slopes, a moderate landslide hazard and a
Category III wetlands buffer. The applicant is requesting a 25% wetlands buffer reduction.
10. Approximately 13,355 cubic yards of material would be cut on-site and approximately 13,250 cubic yards
of fill is proposed to be brought into the site.
11. The applicant is proposing to begin construction in the fall of 2023.
12. Staff received no public comment letter(s).
13. Comments were submitted by King County Metro and the Duwamish Tribe (Exhibits 17 and 18).
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 5 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
February 6, 2023 the Environmental Review Committee issued a Determination of Non-Significance –
Mitigated with five (5) mitigation measures (Exhibit 24).
1) The applicant shall adhere to the recommendations in the geotechnical report, prepared by
Terra Associates, Inc and dated August 5, 2021 and revised February 15, 2022, or future
addenda.
2) 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 revised geotechnical report prepared by a licensed geotechnical
engineers that analyzes the protected slope on the northern portion of the site and makes a
specific finding regarding the feasibility of locating structures within the 50-foot setback
identified in the original geotechnical report. The updated report shall be submitted wi th the
civil construction permit plans to be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
4) The applicant shall coordinate with King County Metro prior to submitting construction permits
to identify any needed accommodations for the abutting transit stop on NE 12th St that need to
occur during construction of the site. Evidence of the coordination with King County Metro and
the accommodation(s) shall be shown on the civil construction permit plans to be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
5) The applicant shall submit an archeological survey prepared by a qualified professional prior to
the start of any construction and provide notification of the survey to Tribes’ cultural
committee and the Washington State Department of Archeology and Historic Preservation.
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. Residential High Density unit types are designed to incorporate features from
both single-family and multifamily developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and infrastructure.
The proposal is compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓ Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 6 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
17. Zoning Development Standard Compliance: The purpose of the Residential-10 Zone (R-10) is to establish
high-density residential development that will provide a mix of residential styles including small lot
detached dwellings or attached dwellings such as townhouses and small -scale flats. Development
promoted in the zone is intended to increase opportunities for detached dwellings as a percent of the
housing stock, as well as allow some small -scale attached housing choices and to create high-quality infill
development that increases density while maintaining the single-family character of the existing
neighborhood. provides suitable environments for multi-family dwellings. The Residential Multi-Family
Zone (RMF) is intended to conditionally allow uses that are compatible with and support a multi -family
environment. The RMF allows for the development of both infill parcels in existing multi -family districts
with compatible projects and other multi-family development. The proposal is compliant with the following
development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met:
Compliance R-10 and RMF Zone Develop Standards and Analysis
✓
Density (R-10): The density range permitted in the R-10 zone is a minimum 5.0 up to a
maximum of 10.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements. Individual unit lots are exempt from the maximum net density
requirements, however the density of the parent site shall not exceed the maximum
net density of the zone.
Density (RMF): The density range permitted in the RMF zone is a minimum 10.0 up to
a maximum of 20.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements. Individual unit lots are exempt from the maximum net density
requirements, however the density of the parent site shall not exceed the maximum
net density of the zone.
Staff Comment: The gross area of the parcels zoned R-10 (APNs 0423059100,
0423059247, 0423059140, and 0423059101) is 50,545 square feet (1.16 acres). After
the deduction of the 10,951 square feet of both right-of-way (ROW) dedication from NE
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 7 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
12th St and dedication for the new internal road, the proposal results in a net site area
of 39,594 square feet or 0.91 net acres. The proposal for nine (9) units on the 0.91 net
acre site would result in a net density of 9.9 dwelling units per net acre (9 units / 0.91
acres = 9.9 du/ac), which would comply with the density range permitted in the R-10
zone.
The gross area of the parcels zoned RMF (APNs 0423059067, 0423059063, and
0423059099) is 234,908 square feet (5.39 acres). After the deduction of the 10,951
square feet of right-of-way (ROW) dedication for the new internal road and the 4,104
square foot reduced wetlands buffer area, the proposal results in a net site area of
196,335 square feet or 4.51 net acres. If the wetlands buffer reduction is approved, the
proposal for 81 units on the 4.51 net acre site would result in a net density of 17.97
dwelling units per net acre (81 units / 4.51 acres = 17.97 du/ac), which would comply
with the density range permitted in the RMF zone. If the wetlands buffer reduction is
not approved, the proposal for 81 units on the 4.51 acre site would result in a net density
of 18.09 dwelling units per net acres (81 units / 4.51 acres = 18.05 du/ac), which would
also comply with the density range permitted in the RMF zone. Therefore, the projec t
would comply with the density requirements of the RMF whether or not the wetlands
buffer is approved.
✓
Lot Dimensions (R-10): The minimum lot size permitted in the R-10 zone is 4,000 sq. ft.
for detached dwellings. There is no minimum lot size for attached dwellings. A
minimum lot width of 40 feet is required (50 feet for corner lots) and a minimum lot
depth of 70 feet is required. Individual unit lots created for townhouses are not
required to comply with the minimum lot size, minimum lot width, and minimum lot
depth requirements of the underlying zoning designation, however the whole parent
site shall comply with all development standards as though it were a standalone lot.
Lot Dimensions (RMF): There is no minimum lot size for units in the RMF zone. There
is no minimum lot size for attached dwellings. For townhomes, a minimum lot width of
25 feet is required (30 feet for corner lots) and a minimum lot depth of 50 feet is
required. Individual unit lots created for townhouses are not required to comply with
the minimum lot size, minimum lot width, and minimum depth requirements of the
underlying zoning designation, however the whole parent site shall comply with all
development standards as though it were a standalone lot.
The following table identifies the proposed approximate dimensions for the unit lots ,
Tracts G, H, J, K, L, M, N, and O, and the parent lot:
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Unit Lots 1 through
90
914 – 4,157 15 – 44 36 - 92
Tract G (Open
Space)
4,873 N/A N/A
Tract H (Critical
Area)
9,089 N/A N/A
Tract J (Storm
Drainage)
18,536 N/A N/A
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 8 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
Tract K (Critical
Area)
905 N/A N/A
Tract L (Critical
Area)
16,483 N/A N/A
Tract M (Open
Space)
8,025 N/A N/A
Tract N (Open
Space)
1,750 N/A N/A
Tract O (Open
Space)
3,469 N/A N/A
Parent Site 196,335 450 605
Staff Comment: Pursuant to the parent site provisions of the unit lot subdivision
standards, the individual unit lots are not required to comply with the minimum lot size,
width, and depth requirements of the R-10 or RMF zone. The new proposed lot lines
outline the building footprint of the individual townhome units with a small private yard
area on each unit lot. The units include attached garages off the proposed public alleys.
The parent site meets the minimum lot size, width and depth requirements of both the
R-10 and RMF zones, as shown in the table above.
✓
Setbacks (R-10): The required setbacks in the R-10 zone are as follows: front yard is 20
feet except when all access is taken from an alley then 15 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, secondary front yard (applies to corner lots) i s 15 feet,
and the rear yard is 15 feet. In a unit lot subdivision, the setback requirements apply to
the parent site, but would not apply to the individual unit lots.
Setbacks (RMF): The required setbacks in the RMF zone are as follows: front yard is 15
feet for townhouses, except when all access is taken from an alley then 10 feet, side
yard is 5 feet for detached units, for attached units the side yard is 0 feet for the
attached sides and 5 feet for the unattached sides, secondary front yard (applies to
corner lots) is 15 feet for townhouses, and the rear yard is 10 feet for townhouses. In a
unit lot subdivision, the setback requirements apply to the parent site, but would not
apply to the individual unit lots.
Staff Comment: The proposed 90 townhomes as shown on the submitted preliminary
plat map (Exhibit 2), would meet or exceed all the required R-10 and RMF zone setback
areas from the property lines of the parent site as well from the new residential access
road.
✓
Building Standards (R-10): The R-10 zone has a maximum building coverage of 55% and
a maximum impervious surface coverage of 70%. In the R-10 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 9 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Building Standards (RMF): The RMF zone has a maximum building coverage of 70% for
townhouse development and 35% for other attached dwellings. The maximum building
coverage may be increased to 45% through the Hearing Examiner site plan review
process. The RMF zone has a maximum impervious surface coverage of 75%. In the
RMF zone, a maximum building height of 3 stories with a wall plate height of 32 feet is
permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional
six (6) vertical feet from the maximum wall plate height. If the height of wall plates on
a building are less than the states maximum the roof may project higher to account for
the difference, yet the combined height of both features shall not exceed the combined
maximums. Common rooftop features, such as chimneys, may project an additional
four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs
pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above
the maximum wall plate height if the projection is stepped back one-and-a-half (1.5)
horizontal feet from each minimum building setback line for each one (1) vertical foot
above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
An additional ten feet (10') of maximum wall plate height and an additional story for a
residential dwelling structure may be obtained through the provision of additional
amenities such as additional recreation facilities, underground parking, and additional
landscaped open space areas; as determined through the site development plan review
process and depending on the compatibility of the proposed buildings with adjacent or
abutting existing residential development. The maximum wall plate height of a
residential structure shall not exceed forty-two feet (42’).
Staff Comment: The proposed townhomes in the R-10 zone would have a total footprint
of 10,950 square feet, which would result in a total building coverage of 27.7 percent
(27.7%) on the 39,564 square foot R-10-zoned portion of the parent project site. The
proposed townhomes in the RMF zone would have a total footprint of 65,598 square
feet, which would result in a total building coverage of 33.4 percent (33.4%) on the
196,335 square foot RMF-zoned portion of the parent project site. Both building
coverage percentages are less than the maximum permitted on the R-10 and RMF-
zoned portions of the parent site (55% and 70%, respectively). The portion of the project
proposal in the R-10 zone would result in the development of approximately 24,313
square feet of impervious surfaces, which would result in a total impervious surface
cover of 48.1 percent (48.1%) on the 50,545 square foot parent project site. The portion
of the project proposal in the RMF zone would result in the development of
approximately 137,121 square feet of impervious surfaces, which would result in a total
impervious surface cover of 58.4 percent (58.4%) on the 234,908 square foot parent
project site. Both impervious surface coverage percentages are less than the maximum
permitted in the R-10 and RMF zones (70% and 75%, respectively). Therefore, the
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 10 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
project appears to comply with the impervious surface and building coverage
requirements for the R-10 and RMF zones based on the submitted documents.
The nine (9) proposed townhomes on the R-10-zoned portion of the site would have a
total of two (2) stories and a maximum wall plate height of 24 feet (Exhibit 7). The 81
proposed townhomes on the RMF-zoned portion of the site would have a total of three
(3) stories and a maximum wall plate height of 32 feet (Exhibit 7). Further compliance
would be verified at the time of building permit application review. Therefore, the
project appears to comply with the height maximums for the R-10 and RMF zones. The
applicant did not request a conditional use permit to deviate from the maximum height
requirement and therefore would be required to demonstrate compliance with the
standard requirement for each zone at the time of building permit application.
✓
Maximum Number of Units per Building: In the R-10 zone, no more than four (4) units
per building are permitted. There is no Maximum Number of Units per Building
standard for the RMF zone.
Staff Comment: There are three (3) 2-unit buildings and one (1) 3-unit building proposed
on the portion of the project site zone R-10. Therefore, none of the proposed buildings
within the R-10 zone portion of the site would have more than four (4) units per building.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Street trees and, at a minimum,
groundcover shall be planted within planting strips pursuant to ground cover standards
(subsection L2), provided there shall be a minimum of one street tree planted per lot.
Trees shall be selected from the City’s Approved Street Tree List based on the width of
the planting strip and the presence or lack of overhead power lines. Street trees shall
have a minimum caliper of two inches (2"), and be planted pursuant to the standards
promulgated by the City, which may require root barriers, structured soils, or other
measures to help prevent tree roots from damaging infrastructure. Street trees shall
be planted in the center of the planting strip between the curb and the sidewalk at the
following intervals; provided, that, where right-of-way is constrained, irregular
intervals and slight increases or decreases may be permitted or required. Generally,
the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on
center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized
maturing trees: fifty feet (50') on center. Where there is insufficient right-of-way space
or no public frontage, street trees are required in the front yard subject to approval of
the Administrator.
When a Residential Multi-family zone or use is abutting a less intense residential zone:
A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot
(10') wide fully sight-obscuring landscaped visual barrier, is required along the common
property line.
Staff Comment: The applicant submitted a Conceptual Landscape Plan, prepared by
CORE Design and dated November 14, 2022 (Exhibit 3) with the project application
materials. Landscaping is primarily concentrated in the proposed pedestrian access
easements between buildings, along the perimeter of the site, in the various open space
tracts, and along the project’s existing (NE 12th St) and new (Road A) street frontages.
A variety of native trees, shrubs, and groundcover is proposed within the buffer around
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 11 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
Wetland A as part of the mitigation plan for th e proposed 25% buffer reduction (see
FOF 20: Critical Areas Analysis; Wetlands). The landscape plan includes a planting
schedule with a large variety of tree species including Douglas fir, Smoke tree, and
White Smoke Dogwood. Due to the conceptual nature of the landscape plan, specific
shrub and ground cover species are not noted. The final landscape plan submitted with
the civil construction permit and building permit applications would be required to
identify specific species, quantities, and locations of all plants.
The planter strip along NE 12th St includes a total of 13 Flame amur maple street trees
spaced approximately 30 feet on center. Along the new internal road (Road A), the
applicant has proposed the installation of Chanticleer callery pear street trees spaced
approximately 30 feet on center. No street trees are shown along NE Sunset Blvd, but
would be required to be installed as part of the frontage improvements. In addition, the
Flame amur maple and Chanticleer callery pear trees shown in the ROWs are not
approved species on the City’s Approved Tree List and Spacing Guidelines document.
Therefore, staff recommends as a condition of approval that the applicant shall utilize
a tree species from the Approved Street Tree List and Spacing Guidelines document for
the NE 12th St, new future roadway on the site (identified as Road A on site plan) and
NE Sunset Blvd ROW street trees. The revised street trees shall be shown on an updated
Detailed Landscaping Plan submitted with the civil construction permit application for
review and approval by the Current Planning Project Manager prior to civil construction
permit issuance.
In order to preserve the privacy of the existing single-family uses to the west of the site,
the applicant has proposed a row of Kwanzan Japanese flowering cherry trees adjacent
to units . Japanese flowering cherry trees are also proposed within the common open
space between the units 77 to 90. In order to provide privacy and noise attenuation
between the units on east side of the site and the adjacent commercial uses, the
applicant has proposed the installation of Incense cedar is proposed on the individual
lots including on lots 1, 10, and 37, as well in Tracts O, H, J, and K. Incense cedars, a
non-native tree that does not tolerate moist conditions, should be utilized sparingly on
the site. In addition, Japanese flowering cherry trees are not a native tree species. Per
RMC 4-4-070G.6, vegetative preference within required screening areas includes native
coniferous trees, followed by native deciduous trees and then other native vegetation.
Therefore in order to provide additional tree diversity and increase the chances of
survival, staff recommends as a condition of approval, the applicant shall substitute
native large-stature native tree species such as Western red cedars, Douglas fir, and
Western hemlock or similar for at least half (21 total) of the Incense cedar trees
identified on the landscape plan and half of the flowering cherry trees identified on the
west site in the landscape buffer. The trees shall planted in a triangular pattern with
understory shrubs and groundcover to provide better privacy and noise attenuation.
The trees and understory shall be shown on an updated Detailed Landscaping Plan
submitted with the civil construction permit application for review and approval by the
Current Planning Project Manager prior to civil construction permit issuance.
Ten feet (10') of on-site landscaping is required along all public street frontages, with
the exception of areas for required walkways and driveways and those zones with
building setbacks less than ten feet (10'). This requirement applies to lots and tract s
alike and thus the first 10 feet of the private open space and common open space/utility
tracts, as measured from the back of sidewalk, would be required to include a mix of
trees, shrubs, and ground cover to comply with landscape regulations. In addition, a
partially obscuring landscape buffer ranging in width from twelve feet (12’) to fifteen
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 12 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
foot (15’)-wide is shown along the west perimeter of the site where the site abuts a less
intensive residential use (single-family residential). A four-foot wide concrete sidewalk
is located in the buffer area, which may allow for an adequate visual buffer if enough
plants are installed. Neither the on-site landscaping or site-obscuring buffer areas were
shown in detail on the submitted plans (Exhibit 3) and therefore compliance could not
be confirmed. Therefore, staff recommends as a condition of approval, the applicant
shall submit a final detailed landscape plan that identifies compliance with the partial
or fully-obscuring landscape buffer on the west side of the site. Use of a partial or fully-
obscuring buffer shall be determined by the width of the buffer. The final detailed
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to issuance of a civil construction permit.
As proposed, Tracts G, H, J, K, L, M, N, and O would be required to be maintained by the
subdivisions’ Homeowners Association. A Declaration of Covenants, Conditions and
Restrictions for Towns on 12th Unit Lot Subdivision was submitted with the application
(Exhibit 23). As such, staff recommends, as a condition of approval, that the applicant
create a Homeowners’ Association (“HOA”) that maintains all improvements and
landscaping in the common open space, critical areas, and storm drainage tracts and
any and all other common improvements. The HOA documents shall be submitted to,
and approved by, the Current Planning Project Manager prior to recording of the Unit
Lot Subdivision. Such documents shall be recorded concurrently with the Unit Lot
Subdivision.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) in effect at the time of application acceptance require the retention of at least
twenty percent (20%) of trees in R-10 and RMF zones (Exhibit 25).
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.
With the exception of RMF zoned properties, A minimum tree density shall be
maintained on each residentially zoned lot. Lots developed with detached single-family
dwelling units in the R-10 zone are exempt from the minimum tree density
requirements. For multi-family development, the minimum tree density is four (4)
significant trees for every five thousand (5,000) square feet. The tree density may
consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-
070.F.1, Street Frontage Landscaping Required, or a combination.
Staff Comment: The subject property contains some existing paved and gravel areas,
unmaintained ground cover including Himalayan blackberry and various grasses, as
well as a significant number of native trees. As such, the applicant submitted an Arborist
Report prepared by Greenforest Incorporated and dated January 28, 2022 with the
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 13 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
application (Exhibit 12). The report identified a total of 390 trees on the site including
53 landmark trees, 337 significant trees, and 53 dangerous trees on the project site. The
report identified a total of 34 trees within proposed right-of-way, 37 tree within
proposed tracts, and 35 trees in critical areas on the site, leaving a total number of 231
viable trees available for retention.
Pursuant to the tree regulations in RMC 4-4-130.H effect at the time of a complete
application, tree retention standards in R-10 and RMF zones require a minimum of 20
percent (20%) of the site’s significant trees to be retained during and post development.
Based on a retention rate of 20%, the applica nt would be required to retain 46 trees
(231 significant trees x 0.2 = 46 trees). Of the 231 significant trees in the developable
area, the applicant is proposing to retain 49 trees, or 21% of the total. Of the 49 trees
proposed for retention, the applicant is proposing to retain two (2) landmark trees
including 36-inch and 45-inch caliper Western red cedars. The other 46 trees proposed
for retention include a mix of Western red cedar, Maple, Douglas fir, and Madrona
species. The majority of the trees proposed for retention are located within two (2) open
space tracts (Tracts M and G) on the east and west sides of the site (Exhibit 3) and are
designated as Priority One or Two per the tree ordinance in effect at the time of
application (Exhibit 25). A cluster of trees near the wetlands buffer on the west side of
the site are also proposed for retention. New tree planting would occur as part of the
proposal along the street frontages, within the open spaces, and around the new
buildings. All retained trees (i.e., protected trees) would be required to be protected
during construction pursuant to itemized standards set forth in RMC 4-4-130H.9.
Based on a total lot size of 285,204 sq. ft., the applicant is required to provide a
minimum of 228 trees. According to the applicants tree density calculation contained in
the landscape plan (Exhibit 3), the applicant is providing 114 new 2”-caliper trees.
Combined with the 46 trees proposed for retention, the applicant would have a total of
160 trees counted towards the tree density requirement, or 68 less than required.
Therefore, staff recommends as a condition of approval, the applicant either retain
additional trees or plant new trees to meet the minimum tree density for the parent
site. In addition, the applicant shall substitute native large-stature native tree species
such as Western red cedars, Douglas fir, and Western hemlock or similar for at lea st
half of replacement trees identified on the landscape plan. The applicant shall
demonstrate compliance by submitting an updated tree density calculation. The
retained or new trees shall be shown on an updated Detailed Landscaping Plan
submitted with the civil construction permit application for review and approval by the
Current Planning Project Manager prior to civil construction permit issuance.
✓
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each Townhome, however, 1 per dwelling unit may be permitted for 1 bedroom or
less dwelling units. Tandem parking is allowed. For unit lot subdivisions, the number of
parking spaces required may be averaged and dispersed among unit lots or within the
parent site; however, at least one parking space shall be provided within each unit lot.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 14 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
A parking stall shall be a minimum of twenty feet (20') in length and shall be a minimum
of nine feet (9') in width measured from a right angle to the stall sides.
Staff Comment: The applicant submitted floor plans and a rendering for the proposed
townhome units (Exhibits 7 and 8). According to the submitted floor plans, each of the
townhome units would have between three (3) and four (4) bedrooms, which would
require a minimum of two (2) parking spaces per dwelling unit. The applicant is
proposing to provide all required parking on each unit lot as opposed to averaging the
spaces throughout the development. Two (2) parking spaces would be provided within
the designated double bay or tandem-style garages for each unit. While the non-
tandem style garages meet the minimum dimensional requirements for parking stalls
in private garages, one of the stalls in the tandem-style garages proposed in some of
the units do not appear to meet the dimensional requirements. Therefore the proposal
appears to comply with the minimum parking requirements for townhomes.
Compliance would be verified at the time of formal building permit review. On street
parking would also be provided along the new residential access road to be constructed
to serve the site.
✓
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling.
Staff Comment: One-half (0.5) bicycle parking space per one (1) dwelling unit is required
for projects with more than five (5) dwelling units. For attached dwellings, spaces within
the dwelling units or on balconies do not count toward the bicycle parking requirement.
However, designated bicycle parking spaces within individual garages can count toward
the minimum requirement.
Based on the proposal for 90 townhome units, a total of 45 bicycle parking spaces are
required. The applicant has proposed storage space within the garage space of each
unit large enough to store a standard bicycle (Exhibit 6). Therefore, the proposed
storage space within each garage would comply with the minimum bicycle parking
standard.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: All existing site fencing is proposed to be removed. No fencing is shown
on the plans, but a block wall is proposed in the NE Sunset Blvd ROW in order to allow
for the grading necessary to construct the proposed frontage improvements. Staff
recommends as a condition of approval, the applicant shall submit a revised landscape
plan that demonstrates compliance with the fence and retaining wall regulations for
review and approval by the Current Planning Project Manager at the time of civil
construction permit application.
Compliant if
conditions of
approval are
met
Refuse and Recyclables: A minimum of one and one-half (1-1/2) square feet per
dwelling unit in multi-family residences shall be provided for recyclables deposit areas,
except where the development is participating in a City-sponsored program in which
individual recycling bins are used for curbside collection. A minimum of three (3) square
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 15 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area
of eighty (80) square feet shall be provided for refuse and recyclables deposit areas.
Multi-family residences using thirty-five (35) gallon garbage carts or smaller, when
allowed, must meet all of the following requirements:
a. Storage Space: Storage space for carts must be provided either within the garage or
outside.
i. Storage within a garage must be appropriately sized to accommodate both
vehicles and refuse and recycling carts. Storage space for carts must measure at
least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space
must be identified on floor plans.
ii. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size
and be located on the same lot as the dwelling in a side or rear yard.
b. Screening: Outdoor storage must be adequately screened from public view, made of
wood, masonry, or ornamental metal.
c. Pick-Up Location: Space for carts to be placed on garbage pick-up day must be
sufficient to accommodate the number of carts expected to be serviced on pick-up day.
There shall be a direct connection constructed of a smooth surface that allows carts to
be smoothly rolled to the street or other specified pick-up location.
d. Parking Space Obstruction Prohibited: Refuse and recycle carts may not obstruct a
required parking space at any time.
e. Storage in Required Parking Space Prohibited: Refuse and recycle carts may not be
stored in the minimum required parking spaces.
Staff Comment: Based on the proposal for 90 townhome dwelling units on the project
site, a total of 135 square feet of recyclable deposit areas would be required and 270
square feet of refuse area would be required, for a total minimum area of 405 square
feet. The applicant has shown a trash and recycling storage area on the submitted floor
plans and each unit lot would have individual trash containers (Exhibit 7). While the
storage areas meet the minimum dimensions as proposed, it appears that the proposed
location of the trash and recycling storage areas within the garages may not allow for
the minimum required storage for both bicycles and refuse and recycling carts.
Therefore, staff recommends as a condition of approval, the applicant shall submit
revised floor plans for the townhomes that identify adequate storage area in the
attached garages of the townhome units for both a bicycle and the individual trash and
recycling containers. The revised floor plans shall be reviewed and approved by the
Current Planning Project Manager prior to issuance of a building permit.
Lighting: Exterior lighting shall be provided in order to enhance visibility and security
while accenting key architectural elements and landscape features.
Guidelines: Lighting that is appropriate to the architectural character of the
neighborhood and of a human scale shall be provided. Lighting shall be minimal where
possible to achieve the desired purpose. Light spillover for all lighting, as well as single
source lighting of large areas shall be avoided.
Standards:
a. Lighting shall be limited to illumination of surfaces intended for pedestrians,
vehicles, or key architectural features.
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 16 of 45
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b. Street lighting on residential access streets and limited residential access streets is
required. Lighting facilities and fixtures shall be located outside public right-of-way
unless owned, operated and maintained by a power utility franchise. Street lights shall
be no taller than sixteen feet (16') and placed at regular intervals of no more than two
hundred feet (200') on internal roadways and installed in accordance with chapter 4-6
RMC.
c. Lighting for residential access streets, limited residential access streets, alleyways,
common greens, and parks shall be low intensity. Lighting for common greens and
parks shall be downlighting.
d. All exterior house lighting shall be downlighting or placed beneath building eaves to
prevent light projecting upward.
e. If alley lights are mounted on a garage, they shall be no higher than eight feet (8')
above ground and directed away from adjacent backyards and structures.
f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with
ornamental downlighting fixtures that shall not exceed twelve feet (12') in height.
Staff Comment: The applicant did not submit an illumination plan and as such, staff was
unable to complete a lighting analysis. Residential streets shall have minimum light
levels of 0.8 foot-candle within the intersections and 0.3 foot-candle along the
sidewalks at a six to one (6:1) uniformity ratio per RMC 4-6-060.I.3. Final lighting plans
for the public streets including NE 12th St, NE Sunset Blvd, and future Road A, would be
reviewed at the time of construction utility permit.
A complete exterior architectural lighting plan for each dwelling unit was not provided
with the application. Therefore, staff recommends, as a condition of approval, the
applicant shall submit an architectural lighting plan at the time of building permit
review for review and approval by the Current Planning Project Manager. To ensure
safety and avoid excessive brightness, pedestrian scale lighting should be provided on
the primary entries of each unit, rear elevations facing the alley, along the interior
pedestrian walkways as necessary to provide sufficient lighting for pedestrian safety
while minimizing light spill and glare onto adjoining properties. In addition, lighting
plans were not provided for the common areas such as the pedestrian easement areas
or open tracts. Therefore, staff recommends, as a condition of approval, the applicant
shall submit a site-wide lighting plan be provided at the time of civil construction permit
review for review and approval by the Current Planning Project Manager prior to Civil
Construction Permit issuance. To ensure safety and avoid excessive brightness,
pedestrian scale lighting should be provided in all common areas and along all common
pedestrian walkways, including the walkway down to NE Sunset Blvd.
18. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable to
townhome development in the RMF zone and the R-10 zone. The Standards implement policies established
in the Land Use Element of the Comprehensive Plan, enhance quality of life by encouraging new residential
development to produce beautiful neighborhoods of well-designed homes, and to mitigate adverse
impacts of density for the neighborhood and the surrounding community. Compliance with Site Design
Standards must be demonstrated prior to approval of the subdivision. These standards are divided into
three (3) areas: site design, open pace, and residential design. Compliance with Residential Design
Standards would be verified prior to issuance of the building permit for the new single-family homes. The
proposal is consistent with the following design standards, unless noted otherwise:
Compliance Design Standards Analysis
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 17 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
Compliant if
condition of
approval is
met
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The proposal includes 28 structures – four (4) structures with two (2)
units, 14 structures with three (3) units, and 10 structures with four (4) units. The
individual unit lots range in size from 914 to 4,157 square feet. Lot widths range
between 15 and 44 feet and lot depths range between 36 and 92 feet.
As proposed, the width of the building footprints for each townhome vary in size from
15.5 feet wide to approximately 20 feet wide. The unit depths have small variations
ranging between 39 and 40 feet wide. Although the unit-lot width and sizes vary
throughout the site, the uniform setbacks reduce the effectiveness of the variety and do
not promote any significant vertical modulation. Similarly, s mall amounts of variation
in unit lot dimensions and unit lot sizes lends itself to only allow for similar home sizes.
To create more variation in townhome size and appearance, as viewed from the public
streets, staff recommends as a condition of approval, the applicant shall provide more
variation in corner and interior individual unit lot setbacks across the unit lot subdivision
to create a greater variety of home sizes and vertical modulation. A revised preliminary
plat plan shall be provided at the time of building permit review for review and approval
by the Current Planning Project Manager.
✓
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: The proposed development is required to comply with the current
version of the City of Renton Surface Water Design Manual (RSWDM).
Compliance
not yet
demonstrated
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 18 of 45
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If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight foot (8') separation from any dwellings.
Staff Comment: The garages of all units would be attached beneath the second floor
living space. All garages would be accessed from the series of public alleys located
throughout the development. Compliance for this standard would be verified at the
time of building permit review.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
Staff Comment: Not applicable, the project site is less than 10 acres in area and the
applicant has elected to not provide a park.
Compliant if
condition of
approval is
met
Standards for Common Open Space:
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one (1) acre or smaller in
size, open space(s) shall be no less than thirty feet (30') in any dimension. For
sites larger than one (1) acre in size, open space(s) shall be no less than forty
feet (40’) in any dimension. For all sites, allow for variation, open space(s) of
less than the minimum dimensions (thirty feet (30’) or forty feet (40’), as
applicable) are allowed; provided that when all of a site’s open spaces are
averaged the applicable dimension requirement is met.
5. A pedestrian entry easement can be counted as open space if it has a minimum
width of twenty feet (20') and within that twenty feet (20’) a minimum five feet
(5') of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 19 of 45
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one foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Staff Comment: Based on the proposal for 90 townhome units, a total of 31,500 square
feet of common open space would be required. The applicant submitted an open space
plan included as part of the landscape plan (Exhibit 3). Landscaped common open space,
totaling 18,117 square feet is proposed within four (4) common open space tracts
(Tracts G, M, N, O) located along the public street frontages. Approximately 16,180
square feet of open space is proposed within pedestrian easements located between
units 10 through 37, units 46 through 59, and units 66 through 70 . The proposed
common open green spaces of all four (4) tracts would comply with the required 30-
foot of open space in any direction, except for the areas with pedestrian easements
where widths can be reduced to twenty feet (20’). As discussed and conditioned under
FOF 21, Subdivision Regulations: Unit Lot Subdivisions, all common open space aras
shall be placed in a tract. Portions of the pedestrian easements are less than 20 feet
wide and therefore would not count towards the open space requirements. In addi tion
to the dedicated common open space tracts and pedestrian easements (to be placed in
tracts if condition of approval under FOF 21 is approved), the open space plan identifies
passive open space in critical areas tracts L, H, and K, as well active open space within
Tract J where the proposed vault is located. According the utilities plan (Exhibit 5), the
proposed vault would be located fully below grade and therefore a portion of the area
may count towards the open space. No other above ground drainage facilities (i.e.,
ponds, swales, ditches, rain gardens, etc.) are proposed within the common open space
areas identified. However, portions of the open space identified in Tracts H, K, G, and J
appear to exceed the maximum slope of 5% and therefore would not be counted
towards the open space requirement. Retaining walls, or other similar obstructions are
not allowed in common open space areas and therefore cannot be used to create an
artificial flat area. In addition, multiple critical areas tracts are identified as common
open space will contain fences, as is required around the perimeters of Native Growth
Protection easements and therefore cannot be counted towards the common open
space requirement. Therefore, staff recommends as a condition of approval that the
applicant submit additional information with the civil construction permit application
demonstrating the project’s compliance with the common open space requirements
including but not limited to, maximum slope, contiguousness to the majority of the
dwellings, location in a highly visible area, and lack of obstructions such as retaining
walls or fences. The common open space plan would be subject to review and approval
by the Current Planning Project Manager.
In addition, code requires that open space shall include picnic areas, space for
recreational activities, and other activities as appropriate. The project proposal includes
a conceptual plan showing some benches in the pedestrian access easements and a few
in the open space tracts, but does not include details any other potential passive or
active recreational activities. Therefore, staff recommends as a condition of approval,
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 20 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
the applicant shall provide an open space programming plan that includes
specifications on proposed furniture, recreational activities, and other activities as
appropriate within the common open space for review and approval by the Current
Planning Project Manager at the time of civil construction permit.
Compliant if
condition of
approval is
met
Standards for Private Yards: Developments of four (4) or more dwelling units: Each
ground-related dwelling shall have a private yard that is at least two hundred fifty (250)
square feet in size with no dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Staff Comment: Each individual unit lot includes private open space. Each unit lot would
have private yard areas and ground floor porches. Many of the units incorporate decks
off the second story (Exhibit 7). Note that the use of upper story decks does not meet
the standard for private open space, but may meet the intent of the design standard.
Further review of compliance with the design standard and whether upper floor decks
would meet the intent of the standard would occur at the time of formal building permit
review. The ground related private yard areas have a depth of eight feet (8’); however,
the majority of the units, except for the corner lots, have a ground area of less than 250
square feet in size. The proposed decks on some of the townhome units would meet
open space guidelines to count towards the private yard areas and to achieve the
required 250 square feet of open space per unit. However, some units, specifically within
Building Type 3 as shown in the floor plans (Exhibit 7), do not appear to meet the private
open space requirement of 250 square feet. In addition, lots 60 to 66 appear to have
minimal common open space.
Therefore, staff recommends as a condition of approval, the applicant shall
demonstrate compliance with the standards for private yards and open space
guidelines by incorporating a combination of ground amenities, porches, or decks. The
proposed private open space shall be reviewed and approved by the Current Planning
Project Manager at the time of building permit application review.
Compliant if
conditions of
approval are
met
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in wid th and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 21 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: All proposed units would front either NE 12th St, twenty-foot (20’) wide
pedestrian easements, or future Road A. Most units would have direct pedestrian
connections to either the public sidewalk or common green space with public access
easement from the front door of each unit via a four-foot (4’) wide concrete sidewalk.
However, lots 38 and 39 do not appear to provide pedestrian access to a common park,
greenway, or street. In addition, the concrete sidewalk within the pedestrian entry
easements (to be converted to common open space tracts per FOF 21) would not comply
with the minimum width requirement of five feet. Therefore, staff recommends as a
condition of approval, the applicant shall submit a revised preliminary plat plan and
landscape plan that identifies pedestrian connections for all unit lots. The pedestrian
connections shall provide a minimum width of five feet (5’). The revised plans shall be
reviewed and approved by the Current Planning Project Manager prior to construction
permit issuance.
The applicant is proposing one (1) additional five-foot (5’) wide concrete sidewalk on
the north side of the site near the proposed vault which would connect future Road A
with the new sidewalk to be installed along NE Sunset Blvd as part of the project. The
proposed concrete walkway, which may need to incorporate stairs due to the grade
change, would provide a more direct pedestrian connection between the development
and the Sunset Blvd NE commercial corridor. Additionally, the applicant is proposing a
four-foot (4) wide sidewalk connection along the west boundary of the site adjacent to
the wetlands buffer contained in Tract L. Although each unit has adequate pedestrian
access to the main public sidewalk along future Road A, opportunities for additional
connections between the various common open spaces are possible, specifically
north/south connections between units 62 and 63, 57 and 56, 48 and 49, 28 and 27, 19
and 20, 7 and 8, 2 and 3, 12 and 13, and 34 and 35. In addition, no pedestrian connection
is shown to the open space in Tract G. A sidewalk connection should be made available
between the public sidewalk along future Road A and all open space areas to maximize
connectivity for the future residents. Lastly, due to the high probability of future
residents to utilize the secondary emergency access (identified as ROW 4 on the site
plan) for pedestrian access to NE 12th St, the applicant should extend the pathway in
Tract L down to NE 12th St along the west side of the portion of ROW 4 oriented
north/south. Therefore, staff recommends as a condition of approval, the applicant
shall incorporate addition concrete pathways with a minimum width of four-feet (4’) at
the following locations: North/south connections between units 62 and 63, 57 and 56,
48 and 49, 28 and 27, 19 and 20, 7 and 8, 2 and 3, 12 and 13, and 34 and 35; connection
between Tract L and the NE 12th St ROW along the west side of ROW 4; connection
between Tract G and the new sidewalk in future Road A. The location of the pathways
shall be reviewed and approved by the Current Planning Project Manager prior to
issuance of the civil construction permit. If the condition of approval is met, the
development would connect common open spaces located along each public street
frontage and provide adequate pedestrian connections sitewide.
In addition, in order to ensure that all pathways remain open to use by all members of
the public, including those living outside of the future development, staff recommends
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 22 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
as a condition of approval, the applicant shall record a public access easement over the
all pathway connections on the site, except for those not located in a common open
space area or tract.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: The primary entries for Units 1-9 would be oriented towards NE 12th St
and the primary entries for Units 5, 16, 17, 30, 31, 40-46, and 59-66 would be oriented
towards future Road A. All other units would be oriented towards pedestrian access
easements classified as common open space. Each entry must include a porch or stoop
with a minimum depth of five feet (5') and shall be a minimum height of twelve inches
(12") above grade. Further compliance for this standard would be verified at the time
of building permit review.
Compliance
not yet
demonstrated
Façade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2') in
depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all façades facing streets or public spaces.
Staff Comment: The primary building elevations include modulation and articulations
throughout the units and all units are oriented toward a street or common open space
(Exhibits 2 and 7). Per the elevations provided by the applicant (Exhibit 7), each building
includes at least one articulation with a depth of two feet (2’) along the primary
elevation and at least one side articulation that measures one foot (1’) in depth on all
facades. Further compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 23 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
Staff Comment: The proposed elevations include primary windows that are
proportioned vertically (Exhibit 7). All primary doors are shown with inset vertical glass
reveals that would face a public street or common open space. In addition, all doors
appear to include trim with a minimum width of three and one-half inches (3 1/2")
around their perimeter. Further compliance for this standard would be verified at the
time of building permit review.
Compliant if
condition of
approval is
met under FOF
19, Design
Standards:
Materials and
Color.
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3. To differentiate the same models and elevations, different colors shall be used,
and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: The primary building form is the dominating form and no porches would
exceed one story. A color palette coded to the exterior elevations was provided with the
submitted application materials (Exhibit 7). The color palette included a color and
material legend for stucco, fiber cement lap siding with in both 6-inch and 10-inch reveal
varieties, Woodtone faux cedar siding, and vinyl windows. Only one -color palette
example was included with the application. Colors proposed include Sea Serpant (SW-
7615) for the body, Foggy Day (SW-7063) for the body (secondary), Nebulous White
(SW-7063) for the accents, and Tricorn Black (SW-625) for the trim. See recommended
condition for the applicant to implement additional color palettes, as well to provide a
materials and colors board and, coded to the exterior building elevations, to the Current
Planning Project Manager for review and approval at the time of building permit review
under FOF 19, Design Standards: Materials and Color.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The applicant is proposing a mix of shed, gable, and hipped roofs for all
units. Further compliance for all roof material to be fire retardant would be verified at
the time of building permit review.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: The applicant is proposing a mix of shed, gable, and hipped roofs for all
units and includes a variety of eave depths. Further compliance with eave requirements
would be verified at the time of building permit review.
Compliant if
condition of
Architectural Detailing: All of the following are required:
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 24 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
approval is
met
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: Staff was unable to verify whether the required three and one -half
inches (3 ½”) minimum trim would be provided around all windows and doors. In
addition, staff was unable to verify the presence of one of the following architectural
details: shutters, knee bracers, flower boxes, or columns. Therefore, staff recommends,
as a condition of approval, the applicant shall submit revised elevations providing the
required three and one-half inches (3 1/2") minimum trim surrounding all windows and
doors and one of the following architectural details: shutters, knee braces, flower boxes,
or columns. Alternatively, the applicant may submit a modification request to vary fr om
any of these standards. The revised elevations or modification request shall be
submitted to the Current Planning Project Manager for review and approval at the time
of building permit review.
Compliant if
condition of
approval is
met
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval.
4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: A fully-detailed materials board and corresponding elevation drawings
were not submitted with the application materials; therefore, staff is unable to verify
compliance with this requirement. Staff recommends, as a condition of approval, the
applicant shall submit a materials board and color palette coded to each building
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 25 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
elevation, be provided to the Current Planning Project Manager for review and approval
at the time of building permit review. The color palette provided shall utilize a minimum
of four (4) hues and may not exclusively utilize only shades of blue, grey, or similar
neutral colors.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance with this requirement would be verified at the time of civil
construction review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: Not applicable, no hot tubs or pools are proposed.
Compliant if
condition of
approval is
met
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Utility box locations were not shown on the conceptual landscape plan.
Staff recommends, as a condition of approval that the applicant submit a detailed
landscape plan with utility box locations and any utility boxes th at are visible to the
public shall be screened with berms and/or landscaping. The final detailed landscape
plan shall be reviewed and approved by the Current Planning Project Manager prior to
civil construction permit approval.
Compliance
not yet
demonstrated
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: All units would have individual trash containers. A trash enclosure
location was included in the first floor plan within the garage space of each unit. As
discussed under FOF 17: Zoning Development Standard Compliance, Recycling and
Trash, the applicant intends to provide storage space in the attached garages for both
bicycle parking and individual trash and recycling containers. If kept in the garages, the
containers would have minimal impact on residents and their neighbors and would not
be visible to the public except on tra sh collection day. However, with a typical storage
space typical depth of two feet (2’), it is unclear whether the dedicated storage areas
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 26 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
have enough room for both the containers and a bicycle. Compliance with the standard
would be verified at the time of building permit application review.
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: According to COR Maps, portions of the property are located within a
moderate landslide hazard area. Both sensitive (15-40%) and protected (>40%) slopes
are also mapped on the site. The steepest slopes are primarily located on the north side
of parcel #0423059063 where the site slopes downwards towards NE Sunset Blvd.
Similarly, the moderate landslide hazard is concentrated along the northern border of
the site adjacent to the NE Sunset Blvd ROW. As such, the applicant submitted a
Geotechnical Report prepared by Terra Associates (Exhibit 10). The site has a high point
in the middle with slopes ranging from 5 to 20% extending away for an overall average
relief of approximately 25 feet. Closer to the north properly line, the slope transitions
from moderate to steep and descends to NE Sunset Boulevard with an overall vertical
change of approximately 30 feet.
The consultant investigated subsurface conditions by observing nine (9) test pits using
a mini-excavator to dig nine (9) test pits to maximum depths of 6.5 to 11.5 feet below
the existing surface grade. According to the report, the soils observed on-site are
predominately classified as Alderwood gravelly sandy loam with 8 to 15 percent slopes
(AgC) and Arents, Alderwood material with 6 to 15 percent slopes (AmC) by the United
States Department of Agriculture Natural Resources Conservation Service (NRCS). Due
to the type of soils observed on the site, onsite infiltration was determined not to be
feasible and therefore a conventional storm detention facility i s proposed (Exhibit 5).
The report notes that although typically a 50-foot building setback would be required
for the subject slope due to the soil characteristics, a 15-foot building setback may be
possible if additional geotechnical analysis is completed. Proposed units 39, 40, 41, and
42 are located within the potential 50-foot slope setback and therefore may not be able
to be constructed depending on the results of the additional geotechnical analysis. As
such, the Environmental Review Committee issued a Determination of Non-
Significance- Mitigated that included a mitigation measure requiring professional
evaluation of the feasibility of locating structures within the 50-foot setback area
(Exhibit 24).
The applicant has placed the steep slopes in the tract in two (2) critical areas tracts,
Tract K and G. A Native Growth Protection Easement is required to be established over
the tracts per RMC 4-3-050.G.3.
Compliant if
condition of
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 27 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
approval is
met Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: During environmental reconnaissance, the applicant discovered a
potential offsite wetland on the west of the site (Exhibit 2). As such, the applicant
submitted a Critical Areas Study prepared by Altmann Oliver Associates, LLC, dated
February 21, 2022 (Exhibit 13). The report identified the presence of a wetlands on the
site directly adjacent the western property line (parcel # 0423059046), identified in the
report as Wetland A. According to the consultant, Wetland A consists of an isolated
Depressional Hydrogeomorphic (HGM) class wetland located immediately off-site to
the southwest. During a site visit on February 10, 2021, the consultant found that
vegetation within Wetland A consisted of a Palustrine Forested plant community
including western red cedar (Thuja plicata), salmonberry (Rubus spectabilis), red osier
dogwood (Cornus sericea), reed canarygrass (Phalaris arundinacea) and English ivy
(Hedera helix) with small patches of willow (Salix sp.). In addition, they found that much
of the wetland appeared to be seasonally ponded. The buffer was observed and found
to be degraded with invasive species such as Himalayan blackberry and Japanese
knotwood. Based on the results of the wetland determination data form, the wetland
meets the criteria for a Category III wetland with 4 habitat points. Per RMC 4-3050.G.2,
non-low impact land development is required to maintain a 75-foot buffer from the
wetland.
As part of the application, the applicant has requested a 25% buffer reduction as
outlined in RMC 4-3-050I.3.a, in conjunction with buffer enhancement. If approved, the
proposed reduced buffer would be approximately 56.25 feet in width. Wetland buffer
enhancement proposed includes the removal of invasive species and planting a variety
of native trees, shrubs, and groundcovers to increase the value of the buffer. The
plantings would provide wildlife habitat value while also providing a physical and visual
screen to the wetland from the proposed development. In addition, a split rail fence
with the required signage would be installed around the portion of the buffer on the
project site, protecting it from future impacts or disturbance. According to the
consultant, restoration of the reduced buffer would significantly increase the plant
species and structural diversity of the buffer, resulting in increases of the habitat and
protective functions of the buffer over current conditions.
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 28 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
A mitigation plan prepared by Altman Oliver Associates, LLC was submitted with the
application (Exhibit 13, p. 10) and includes a restoration proposal for the buffer around
Wetland A. Native plantings proposed for the buffer would include Vine maple, Douglas
fir trees, in addition to a variety of native shrubs and grasses, including but not limited
to Snowberry, Red currant, Nootka rose, Swordfern, and Oregon grape. A Native
Growth Protection Easement is required to be established around the entire buffer area
per RMC 4-3-050.G.3. The applicant will also be required to install a standard split rail
fence with wetlands signage along the boundary of the Wetlands A buffer, whose
location would be reviewed and approved by the Currently Planning Project Manager
prior to installation. After completion of the mitigation plan, compliance with the
requirements for long-term (5 years) maintenance and monitoring of the mitigation
area plantings would be required per the process outlined in RMC 4-3-050.L.3. The
report concludes that after restoration and enhancement of the Wetland A buffer, there
would be no net loss of ecological function.
Staff concurs with the reports conclusion. A Native Growth Protection Easement is
required to be established around the entire buffer and wetlands area per RMC 4-3-
050.G.3. Based on the submitted mitigation plan, the applicant shall be required to
establish a Native Growth Protection Easement (NGPE) that encompasses the entire
Wetland A buffer as identified in the Wetlands Mitigation Plan (Exhibit 13). The
applicant will also be required to install a standard split rail fence with wetlands signage
along boundary of the Wetlands C buffer, whose location would be reviewed and
approved by the Currently Planning Project Manager prior to installation. After
completion of the mitigation plan, compliance with the requirements for long -term (5
years) maintenance and monitoring of the mitigation area plantings would be required
per the process outlined in RMC 4-3-050.L.3.
Per RMC 4-3-050.J.4, alterations of wetlands are required to include mitigation that
achieves no net loss of wetland function and requires compensation for wetland
alterations to occur in the following order:
i. Re-establishing wetlands on upland sites that were formerly wetlands.
ii. Rehabilitating wetlands for the purposes of repairing or restoring natural and/or
historic functions.
iii. Creating wetlands on disturbed upland sites such as those consisting primarily
of nonnative, invasive plant species.
iv. Enhancing significantly degraded wetlands.
v. Preserving Category I or II wetlands that are under imminent threat; provided,
that preservation shall only be allowed in combination with other forms of
mitigation and when the Administrator determines that the overall mitigation
package fully replaces the functions and values lost due to development.
vi. Cooperative compensation to mitigation banks o r in-lieu fee programs,
As discussed above, the report concludes that mitigation plan proposed for Wetland A
will adequately compensate for the permanent impacts to the buffer proposed. The
report concludes that proposed mitigation plans allow for no net loss of wetland or
buffer requirements. Staff concurs with the applicant’s findings on no net loss for
Wetland A.
To ensure compliance with the NGPE requirements for both the wetlands and the steep
slopes, staff recommends as a condition of approval, the applicant shall submit the draft
Native Growth Protection area easement documents at the time of construction permit
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 29 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
application submittal for review and approval by the Current Planning Project Manager.
The applicant shall be required to record the easement and related documents at the
time of final plat recording.
During construction, the project will implement appropriate best management
practices, including a temporary erosion and sediment control plan, high visibility silt
fencing, fueling staging areas away from wetlands to protect water quality.
20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-10
and RM-F zoning classifications and for unit lot subdivisions when it is not exempt from Environmental
(SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed
at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site
Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the
following table contains project elements intended to comply with level of detail needed for Site Plan
requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and consistency .
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency .
Staff Comment: See discussion under FOF 18, Design Standards.
✓
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: A portion of the project site is subject to a Development Agreement
(King County Recording #20031229000202) executed on December 8th, 2003 (Exhibit
22). Parties of the agreement, which has a 20 year term, include four (4) individual
property owners and the City of Renton. The agreement was established to mitigate
impacts from a rezone (LUA02-139) and comprehensive plan land use map amendment
(2003-M-12) that involved the subject properties by setting forth specific development
standards related to screening, allowed uses, and vehicular access. Since establishment
of the agreement, the subject properties have been subsequently rezoned to zones not
identified in the agreement and therefore standards set forth in the agreement can no
longer be applied to the properties. Therefore the proposed project meets the intent of
the Development Agreement and the project is consistent with the zoning currently in
effect at the time of project review.
Compliant if
condition of
approval is
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 30 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
Staff Comment: The proposed development would include the construction of 90
townhome units in 28 buildings on the project site. The proposed townho mes in the
RMF-zoned portion of the site, consisting of 24 buildings, would have three (3) stories
and a maximum wall plate height of 32 feet. The proposed townhomes in the R-10-
zoned portion of the site, consisting of four (4) buildings, would have two (2) stories and
a maximum wall plate height of 24 feet. The proposed two-story structures have been
sited such that all four (4) of the buildings would be oriented towards NE 12th St. The
proposed structures along NE 12th St are similar in scale to the single-family uses across
the street. The other three-story structures are concreted away from the existing public
ROW and the various open space and critical areas tracts help break up the
concentration of structures in the development. In addition, no structures proposed
contain more than four units, which while larger than a typical single -family home, is
not grossly out of proportion with the other development in the area. The proposal
would not result in an overconcentration of development on a particular portion of the
project site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal includes pedestrian walkways from the townhome units
to both public sidewalks that would remain or be reconstructed in NE Sunset Blvd, NE
12th St, and the new internal road (Road A). A series of concrete pathways would connect
to all areas of the site, if all conditions of approval are met. In addition, public alleys are
proposed for vehicular access to all of the units. All alleys have 20-feet of pavement, or
four (4) more feet that required by code. However, the only alley required to have 20 -
feet of width is ROW 4 which will double as a secondary emergency access road for fire
trucks and other emergency vehicles. In order to reduce the amount of impervious
surface, reduce the distance residents have to cross the various alleys on foot, and to
reduce the maintenance requirements, staff recommends as a condition of approval,
the applicant shall reduce the paved width of all the alleys, except ROW 4, to twelve feet
(12’) with two-feet (2’) of clear space on each side (total ROW width of 16 feet), unless
otherwise approved by the Current Planning Project Manager. A revised detailed
preliminary plat plan showing the new alley widths would be required to be submitted
and approved prior to issuance of a civil construction permit. In addition, in order to
ensure ROW 4 can only be accessed from NE 12th St by emergency vehicles, which will
reduce the potential for vehicular/pedestrian conflicts by reducing the number of
primary access curb cuts to one, staff recommends as a condition of approval, the
applicant shall install Maxiforce collapsible bollards (Item #MCSW-SS3-EZ) within ROW
4 adjacent to the NE 12th St sidewalk. The location of the bollards shall be reviewed and
approved by the Current Planning Project Manager Prior to issuance of a civil
construction permit.
Utilities, Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize
views from surrounding properties. Locate utilities underground consistent with RMC
4-6-090.
Staff Comment: The proposed townhomes would not include loading and storage areas
that require screening. The applicant did not provide sufficient details of roof or surface
mounted equipment and/or screening identified for such equipment with the land use
application. Therefore, staff recommends as a condition of approval, the applicant shall
submit a separate detailed utility and landscape plan set identifying the location and
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 31 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
screening provided for all surface and roof top utility/mechanical equipment required
for each townhome. The surface mounted utility plan shall include cross -section details
and screening measures consistent with the overall design of the development with the
civil construction permit application. The applicant shall work with franchise utilities to
ensure, as practical, utility boxes are located out of public ROW view, active common
open spaces, and they shall not displace required landscaping areas. The utility and
landscape plan set shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
See also discussion under FOF 17, Zoning Development Standard Compliance:
Landscaping.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
Staff Comment: It is not anticipated that the proposed townhomes would impact any
views of the surrounding properties.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: Outside of the street light illumination lighting plans, an in terior
pedestrian lighting plan was not provided with the application . As a result, staff is
recommending that a pedestrian lighting plan be provided at the time of civil
construction permit to ensure safety but also designed to minimize light spill and glare
onto adjoining properties. See discussion and condition under FOF 17, Zoning
Development Standard Compliance: Lighting.
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation.
Staff Comment: Common open space areas have been sited throughout the
development. In addition, various critical areas tracts are located on the periphery of
the site which provide privacy and a natural buffer for some of the noise either entering
or leaving the project site.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The proposed development includes 28 separate structures on the
project site. The townhome units are proposed to be setback approximately 20 feet from
the NE 12th St right-of-way, 15 feet from the Sunset Blvd NE, and approximately 10 feet
from the new Road A right-of-way. The attached garages would be located off the
various alleys approximately ten feet (10’) to the face of the structure and would be
mostly not visible from the public streets except when viewed from certain corners in
the development with sight-lines to the garages. The density, placement and orientation
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 32 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
of the buildings, increased front yard setbacks from the public streets, splitting up of the
structures into multiple buildings, enhanced landscaping, and various pedestrian
connections contribute to managing the scale of the proposed 90 units in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces.
Staff Comment: The site has a high point in the middle with slopes ranging from 5 to
20% extending away for an overall average relief of approximately 25 feet. Closer to the
north properly line, the slope transitions from moderate to steep and descends to NE
Sunset Boulevard with an overall vertical change of approximately 30 feet.
Approximately 13,355 cubic yards of material would be cut on -site and approximately
13,250 cubic yards of fill is proposed to be brought into the site . Grading and clearing
of the project site are proposed to accommodate the buildings, parking areas,
driveways, road improvements, and stormwater infrastructure. .
See discussion and condition under FOF 17, Zoning Development Standard Compliance:
Tree Retention that the applicant submit a revised tree retention and replacement plan
that demonstrates compliance with minimum tree retention requirement. Compliance
with this condition of approval would increase protection of the natural landscape by
retaining existing vegetation and soils or replace natural features.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as bioretention
areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or
adding vegetation to parking areas; (4) placing existing parking that exceeds maximum
parking ratios in permeable pavement designed consistent with the Surface Water
Design Manual in RMC 4-6-030; and (5) using other low impact development
techniques consistent with RMC 4-6-030.
Staff Comment: On-site unit parking would be located in the townhome garages. On-
street parking would be available on the new residential access road, Road A, and NE
12th St.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to
enhance the appearance of the project. Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles
or pedestrian movements.
Staff Comment: Landscaping is proposed in the common open space areas and
pedestrian access easements to provide shade and privacy where needed (Exhibit 3).
See also discussion under FOF 18, Zoning Development Standard Compliance:
Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points
on the site and, when feasible, with adjacent properties.
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 33 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
Staff Comment: The combination of the new residential access road, identified as Road
A, and the public alleys located off of new road, would provide vehicular access to all of
the proposed townhome units. None of the townhomes would take direct driveway
access off of the surrounding public streets, th ereby reducing the number of curb cuts
generated by the project to a two access points including the new Road A and an alley
used for vehicular and secondary emergency access.
Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access points,
drives, parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: The townhome units would provide direct pedestrian connections from
ROWs to each unit and to common open spaces throughout the project site. The
proposed concrete sidewalks would provide a safe and efficient pedestrian circulation
system. A combination of a shared temporary access driveway and the public alley
would provide vehicular access through the project site. None of the townhomes would
directly access off a public right-of-way, thereby providing a safe and efficient vehicular
circulation pattern. See previous discussion above under Access and Circulation.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable, no separate loading and delivery areas are required for
townhomes.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Access to NE 12th St is directly adjacent to the project site. A King County
Metro bus stop is located directly in front of the project site on the north side of NE 12th
St. The bus stop serves both the 105 and 240 bus routes, both of which serve the greater
Renton Highlands Area.
See also discussion under FOF 18, Zoning Development Standard Compliance: Bicycle
parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See previous discussion above under Access and Circulation.
Compliant if
condition of
approval is
met under
FOF 18,
Design
Standards:
Standards for
Common
Open Space
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: The project is proposing five (5) common open spaces spread across the
site. Per RMC 4-2-115.E.2, all common open space areas shall be designed to
accommodate both active and passive recreational opportunities and be visible and
open to the street. Staff recommended a condition for applicant to include and show
required picnic areas, space for recreational activities, and other activities as
appropriate within the common open space at the time of civil construction permit. See
discussion and condition under FOF 18, Design Standards: Standards for Common Open
Space.
✓ i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines.
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 34 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access to shorelines requirement is not applicable to the
proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The proposed project is adjacent to a depressional wetland located on
a parcel to the west of the site. The applicant has requested a 25%-buffer reduction
with enhancement. Restoration of the reduced buffer is anticipated to increase the
plant species and structural diversity of the buffer, positively impacting the habitat and
protective functions of the buffer when compared to current conditions. See FOF 19 ,
Critical Areas for additional analysis. No other significant natural systems are located
on the site
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Renton Fire Authority staff indicated that sufficient resources
exist to furnish services to the proposed development if the applicant provides Code
required improvements and fees. A Fire Impact Fee, currently assessed at $964.53 per
attached dwelling unit would be applicable to the proposal. The fee in effect at the time
of building permit issuance would be assessed for this project. Credit will be granted for
the removal of the existing homes.
Water and Sewer.
Staff Comment: The proposed development is within the City’s water service area and
in the Highlands 565 pressure zone. There is an existing 8-inch, asbestos cement, water
main in NE 12th St (Record drawings: W-2700) that can deliver a maximum flow rate of
2,500 gallons per minute (GPM). There is an existing 12-inch water main located in NE
Sunset Blvd that can deliver a maximum flow capacity of 5,000 GPM (see water plan
No. W-0315). There is an existing 8-inch water main located in NE 14th Pl that can deliver
a maximum flow capacity of 1,250. There is an existing 8-inch water main located in NE
14th St that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W -
289305). The static water pressure is approximately 58 psi at ground elevation of 430
feet.
There are two (2) existing ¾-inch domestic water meters, one meter for each the two
(2) residences on the properties. The location and number of hydrants will be
determined by the Fire Authority based on the final fire flow demand and final site plan.
A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC). Based on the fire flow demand of 3,000 gpm, three (3)
hydrants would be required within 300 feet of all buildings. In addition, a looped water
main around building is required for projects that exceed 2,500 gpm.
The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,850.00 per meter. Final
determination of applicable fees would be made after the water meter size has been
determined. A credit for the water system redevelopment fee would be issued for the
existing water service to be cut and capped as part of the project. SDC fees are assessed
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 35 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
and payable at permit issuance. See also Development Engineering Memo dated
January 31, 2023 for applicable water fees (Exhibit 19).
Sewer service is provided by the City of Renton. There is an existing 22-inch gravity
wastewater main located in NE Sunset Blvd. The development is proposing a new 8-inch
sewer main extension from the existing 60-inch manhole (facility ID MH0370) located in
NE Sunset Blvd.
The SDC fee for sewer is based on the size of the new domestic water to serve the
project. The current sewer fee for a 1-inch meter is $3,650.00 per meter. A
redevelopment credit of the wastewater system development charges would be applied
to the meter(s) to existing homes, if applicable, if they are abandoned and capped at
the main line. SDC fees are payable at construction permit issuance.
Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information Report
(TIR), prepared by CORE Design, dated February 18, 2022 (Exhibit 11). The report
analyzes existing conditions and proposed surface water collection and distribution. The
development is subject to Full Drainage Review in accordance with the current City of
Renton Surface Water Design Manual (RSWDM). The proposal includes approximately
160,000 sq. ft. of new impervious surface. Based on the City’s flow control map, the site
falls within the Flow Control Duration Standard area matching Forested Site Conditions
and is within the May Creek Drainage Basin. The report notes that due to the soils found
on the site, infiltration via full dispersion is not possible. As such, a vault flow control
facility is proposed on the northern portion of the site between future Road A and
existing NE Sunset Blvd. The project is required to meet the City’s Flow Control Duration
Standard.
All work proposed outside of the applicant’s property would require a permanent
drainage easement to be provided to the City and a temporary construction easement
prior to any permits being issued.
The vault sizing and design, enhanced water quality treatment, and on-site BMPs would
be reviewed for compliance with the adopted City of Renton Surface Water Design
Manual.
Surface water system development fee is $0.92 per square foot of new impervious
surface, but not less than $2,300.00. Stormwater SDC fees are payable prior to issuance
of the construction permit.
Transportation.
Staff Comment: Access to the site is proposed via a new 53-foot wide residential access
road off of NE 12th St (Road A). Secondary emergency access is provided via a 20-foot
wide alley off of NE 12th St that loops northeast to connect with the Road A. See further
discussion under FOF 21, Subdivision Regulations and Analysis: Access and Streets, and
FOF 22, Modification.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The current rate of transportation impact fee is assessed at
$12,208.54 per dwelling. Payment of the transportation impact fee is applicable on the
construction of the development at the time of building permit issuance. A credit would
be given for any existing homes.
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 36 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
N/A l. Phasing: The applicant is not requesting any additional phasing.
✓
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
21. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
conditions of
approval is
met under
FOF 17,
Zoning
Development
Standard
Compliance:
Landscaping.
Unit Lot Subdivision: Unit lot subdivisions are permitted in the R-10, R-14, RMF, and
CV zone for new townhome development.
The whole parent site shall comply with all development standards as though it were a
stand alone lot.
Parent sites developed or proposed to be developed with attached townhouse
dwellings or cottage houses may be subdivided into unit lots and the remainder of the
parent site shall be platted as one or more tracts. The whole parent site shall meet
applicable development standards. Any private open space or private amenities for a
dwelling unit shall be provided on the same unit lot as the dwelling unit.
Prior to the recording of the plat, the applicant shall provide final covenants,
declarations and restrictions in a form satisfactory to the City Attorney, and shall record
the document with the King County Recorder.
All common open space and facilities, private utility infrastructure, exterior building
facades and roofs, and other physical improvements to the land, as determined by the
Administrator, shall be maintained in perpetuity by the homeowners’ association,
unless otherwise agreed to by the City. The covenants, declarations and restrictions
shall provide authority for the City, after providing reasonable written notice to the
homeowners’ association and opportunity to perform required maintenance, to
recover any costs incurred by the City to maintain private infrastructure or common
areas due to a failure of the homeowners’ association to adequately maintain privately
owned improvements. In order to ensure that the City can recover its costs for
performing required maintenance, the City may file a lien against the property or
accept other appropriate security approved by the City.
Staff Comment:
See additional discussion regarding parent site compliance under FOF 17, Zoning
Development Standard Compliance: Lot Dimensions, Setbacks, and Building Standards.
In addition, see discussion regarding maintenance of common open space and common
improvements, as well as the condition of approval requiring establishment of a
homeowners’ association, under FOF 17, Zoning Development Standard Compliance:
Landscaping.
The applicant proposes that lots common open space in the form of pedestrian access
easements between lots 10 to 37, 46-59, and 67 to 90. As shown, the common open
space would be located on future private lots. Per RMC 4-7-090.F.1, attached
townhouse dwellings may be subdivided into unit lots, but the remainder of the parent
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 37 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
site including stormwater facilities, common open space, private streets, and critical
areas, shall be platted as one or more tracts. Therefore, staff recommends as a
condition of approval, the applicant shall place all common open space, including the
pedestrian easements fronting proposed units, into separate tracts. A revised detailed
preliminary plat plan and open space plan identifying the tracts shall be submitted to
and approved by the Current Planning Project Manager prior to issuance of a civil
construction permit.
Compliant if
condition of
approval is
met
Access: The parent site shall have direct vehicular access to a public street. Each unit
lot shall have direct vehicular access to either a public or private roadway.
Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may
serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street.
The paved roadway shall be a minimum of sixteen feet (16') wide; the Renton Regional
Fire Authority may require the paved roadway to be up to twenty feet (20') wide.
Except for points of ingress/egress, curbs shall be installed along the perimeter of the
roadway. There shall be an eight foot (8') wide landscaping strip between the curb and
a five foot (5') wide sidewalk along one side of the unit lot drive.
Alleys may be used for vehicular access, but are not to be considered as the primary
access for emergency or Fire Department concerns. Alleys require a minimum right-of-
way width of 16 feet and a minimum pavement width of 12 feet in residential zones.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: The proposed project includes the following improvements: a new 53-
foot wide residential access road and new public alleys throughout the development
(behind the structures). See discussion and conditions under FOF 20, Site Plan Review:
Circulation that the applicant reduce the widths of the alleys to 16-feet wide (except for
ROW 4). Together, the proposed new roadway and the revised public alleys would
function as roadway access for all lots.
N/A
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable, no new blocks would be created.
Compliant if
condition of
approval is
met
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: All vehicular access to the project would be from NE 12th St from the
new residential access road (Road A). The twenty-foot wide alley (ROW 4) that west of
the primary access point would serve as a secondary emergency access. See discussion
and condition under FOF 20, Site Plan Review: Circulation regarding the installation of
bollards near the intersection of ROW 4 and NE 12th St.
NE 12th St is classified as a Collector Arterial street. To meet the City’s complete street
standards for Collector Arterial streets with 2 lanes a minimum ROW width of 83 feet is
required. Per RMC 4-6-060 half of street improvements as taken from the ROW
centerline shall be required and include a minimum 46-foot paved road (23 feet each
side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at
back of walk and storm drainage improvements. Per COR Maps, dedication of
approximately 11.5 feet will be required pending final survey.
NE Sunset Blvd (SR 900) is classified as a Principal Arterial street. To meet the City’s
complete street standards for Principal Arterial streets with 5 lanes a minimum ROW
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 38 of 45
SR_HEX Report_Towns on 12th_230222_v3_FINAL
width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken
from the ROW centerline shall be required and include a minimum 66-foot paved road
(33 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot
clear space at back of walk and storm drainage improvements. Dedication, as neede d
for frontage improvements, will be required pending final survey. Due to the steep on -
site grades along NE Sunset Blvd, The City’s Transportation Department has determined
a modified Principal Arterial street section to reduce the sidewalk and planter st rip
width to five feet each is appropriate. Reducing the sidewalk and planter strip width
would result in a reduction of retaining wall heights and reduce the overall number of
trees requiring removal. The modified section would result in the curb line remaining in
the existing location and a five-foot (5’) planter strip and five-foot (5’) sidewalk would
be required. See FOF 22, Modification Analysis for additional discussion.
A dead-end Residential Access road (Road A) is proposed to serve the site. The proposed
road includes a cul-de-sac and hammerhead turn around in order to meet Renton
Regional Fire Authority access requirements. Residential Access roads shall have a
minimum 53-foot right-of-way that includes a 26-foot paved road with, on either side,
a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk and street trees. Per RMC 4-
6-060.H, dead-end streets may only be used in limited applications if due to physical
constraints making no future connections to a larger street patterns possible. Due to
the steep slopes along the north side of the site on the border of the NE Sunset Blvd
ROW, a connection between with NE 12 St is not possible. Along the west side of the
site, an established single-family neighborhood with access via private roads create a
large obstacle to a potential connection. Lastly, a connection west of the project site is
also constrained by steep topography, in addition to the Commercial Arterial (CA)
zoning which may create an incompatible connection. Therefore, staff concurs with the
justification for the dead-end.
As shown, the cul-de-sac would include an eight-foot (8’) planter strip and five-foot (5’)
sidewalk along the perimeter. Per RMC 4-6-060 Cul-de-sacs shall have a minimum
paved and landscaped radius of forty-five feet (45') with a right-of-way radius of fifty
five feet (55') for the turnaround. A landscaped center island with a radius of twenty
feet (20') delineated by curbing shall be provided in the cul -de-sac in lieu of providing
an eight-foot planting strip around the perimeter. Therefore, staff recommends, as a
condition of approval, the applicant shall incorporate a landscape center island with a
radius of twenty feet (20’) into the cul -de-sac. A revised detailed preliminary plat plan
and landscape plan showing the center island is required to be submitted and approved
prior to issuance of a civil construction permit.
Townhome structures with more than four (4) units will require sprinklers per state
amendment.
According to the submitted TIA prepared by TENW and dated February 23, 2022 (Exhibit
4), the project is anticipated to generate 500 net new average weekday trips with 31
net new trips (8 in/23 out) occurring during the AM peak hour and 39 net new trips (25
in/14 out) occurring during the PM peak hour. The proposed project passes the City of
Renton Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 15).
✓
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed unit lots would meet the requirements for a unit lot
subdivision and would be compatible with the RMF and R-10 zoning development
standards if all conditions of approval are complied with. If all conditions of approval
City of Renton Department of Community & Economic Development
Towns on 12th
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related to landscaping, building design, and access are met, the scale and intensity of
the development is compatible with the existing surrounding uses which are
predominantly smaller single-family lots to the west and south, with commercial uses
to the east.
22. Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250.D, the applicant is requesting a
Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and Alleys for NE Sunset
Blvd. The applicant is proposing to retain the curb-to-curb improvements and construct a new 5-foot wide
sidewalk, 5-foot planter strip with a potential retaining wall with varying height along a the sidewalk
(Exhibit 20).
Compliance Street Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: To meet the City’s complete street standards for NE Sunset Blvd (SR
900), a Principal Arterial street, half street improvements include a pavement width of
66 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planter strip, an 8-foot
sidewalk, and street trees are required. Principal Arterial streets with 5 lanes require a
minimum ROW width of 103 feet. Dedication is required along NE Sunset Blvd to meet
the complete streets standards. The applicant contends that the street standards
Sunset Blvd NE would require the construction of large retaining walls due to the way
the project site steeply slopes towards the ROW. In addition, the construction of the
improvements and subsequent walls would result in the removal of a significant
number of trees that would serve as a visual and noise buffer between the future
townhomes and the roadway. The applicant contends that a deviation is requested to
a reduced 5-foot-wide sidewalk and reduced 5-foot planter strip with a 1-foot clear
width from the back of sidewalk to the edge of the ROW (Exhibit 20). These
improvements would likely fit within the existing undulating ROW for NE Sunset Blvd
without the requirement of additional ROW dedication pending final survey.
The Comprehensive Plan’s Land Use Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the se
policies is to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The street modification as noted above is consistent with these policy
guidelines. See also FOF 16, Comprehensive Plan Analysis.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation and Community and Economic
Development sections have reviewed the street cross section NE Sunset Blvd and the
surrounding area and have determined that a modified Principal Arterial street section
is more suitable for the portion of NE Sunset Blvd adjacent to the site. The roadway
width shall remain 55 feet wide and shall consist of four (4) 11-foot travel lanes, an 11-
foot two-way left turn lane, 5-foot wide sidewalks along both sides of the roadway, a
5-foot planter strip, a 0.5-foot wide vertical curb and a varying amount of space
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 40 of 45
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between the back of sidewalk and ROW on both sides of the road section. This existing
roadway width would meet the transportation needs of the surrounding area and
adequately tie-in to the existing improvements along the south side of NE Sunset Blvd.
The identified roadway section along NE Sunset Blvd would provide the required
separation between the vehicular and pedestrian travel ways as required by the code
while allowing for the retention of a significant number of trees and limiting the height
of the retaining walls necessary for the improvements.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The modified street section is consistent with the surrounding
neighborhood, would increase pedestrian safety by providing separation between the
sidewalk and vehicle travel lanes and would not create substantial adverse impacts to
other properties in the vicinity.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
23. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Compliant if
condition of
approval is
met
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Honey Dew
Elementary, Risdon Middle School and Hazen High School. Any new elementary or high
school students from the proposed development would be bussed to their respective
middle or high schools. All elementary school students are within walking distance of
the elementary school. The bus stop for high school and middle school students is
located at the corner of NE 12th St and Redmond Pl NE to the west of the project site.
Students would leave the development and utilize the new sidewalk the applicant
would install on NE 12th St to walk west until reaching the adjacent property. Once no
longer in front of the site, the students would continue walking on the shoulder for
approximately 160 feet until reaching sidewalk again, which continues another 150 feet
until the bus stop at the intersection of NE 12th St and Redmond Pl NE. Students
attending Honey Dew Elementary School would walk to school, approximately 0.45
miles from the project site. Elementary school students cross NE 12th St in front of the
development and walk east on NE 12th St behind the existing curbing that creates a
separation between pedestrians and the traveler lanes until reaching the intersection
of NE 12th St and Union Ave NE. Students would then turn right and walk along the
sidewalk on the west side of Union Ave NE until reaching the pedestrian signal crossing
adjacent to Honey Dew Elementary near the intersection of NE 8th St and Union Ave
NE. Students would then activate the signal and cross Union Ave NE to reach the school.
A potential conflict point for students walking to Honey Dew Elementary School is at
the location directly in front of the project site where students would cross NE 12th St
to reach the protected walking area on the south side of the road. Traffic does not stop
on NE 12th St and no crossing infrastructure is currently place. In order to ensure a safe
route to school for students, staff recommends as a condition of approval, the applicant
shall submit a plan identifying a safe walking route from the proposed subdivision to
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
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Honey Dew Elementary School. The submitted plan, as well as any infrastructure
proposed to support the safe route included in the plan, shall be reviewed and
approved by the Public Works plan reviewer prior to issuance of the civil construction
permit.
The proposed project includes the installation of street frontage improvements along
the NE 12th St frontage, including sidewalks.
A School Impact Fee, based on new multi family dwelling, will be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is
calculated and payable to the City as specified by the Renton Municipal Code at the
time of building permit issuance. Currently the fee is assessed at $3,697.00 per multi
family dwelling unit.
✓
Parks: A Park Impact Fee would be required for the future townhomes. The current
Park Impact Fee is $2,222.84 (for 5 or more units). The fee in effect at the time of
building permit issuance is applicable to this project and is payable at the time of
building permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Residential-10 (R-10) and Residential Multifamily zoning designations and
complies with the zoning and development standards established with these designations provided the
applicant complies with City Code and conditions of approval, see FOF 17.
3. The proposed unit lot subdivision complies with the Residential Design and Open Space Standards
provided the applicant complies with City Code and conditions of approval, see FOF 18.
4. The proposed unit lot subdivision complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 19.
5. The proposed unit lot subdivision complies with the Site Plan Review criteria provided the applicant
complies with City Code and conditions of approval, see FOF 20.
6. The proposed unit lot subdivision complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 21.
7. The proposed unit lot subdivision complies with the street standards as modified in FOF 22 and as
established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 21.
8. The proposed project complies with the Modification criteria provided the applicant complies with City
Code and conditions of approval, see FOF 22.
9. There are safe walking routes to the school bus stop, see FOF 23.
10. There are adequate public services and facilities to accommodate the proposed unit lot subdivision, see
FOF 23.
11. Key features, which are integral to this project include a concrete pedestrian pathway connecting the
development to the sidewalk along NE Sunset Blvd, significant pedestrian connectivity both on and off
site, implementation of the enhanced wetlands buffer , subterranean stormwater facility, and reduction
of the paved portions of the proposed alleys to a width of sixteen feet (16’). The plat plan includes
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 42 of 45
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programmed and accessible open space proportionate with the scale of the development if all conditions
of approval are met.
J. RECOMMENDATION:
Staff recommends approval of the Towns on 12th, Hearing Examiner Site Plan Review, Preliminary Plat (Unit
Lot), and Street Modification, File No. LUA22-000180, ECF, PP, SA-H, as depicted in the Preliminary Plat Plan
(Exhibit 3), subject to the following conditions:
1. The applicant shall comply with the five (5) mitigation measures included as part of the Determination of
Non-Significance – Mitigated on February 6, 2023 by the Renton Environmental Review Committee:
1) The applicant shall adhere to the recommendations in the geotechnical report, prepared by
Terra Associates, Inc and dated August 5, 2021 and revised February 15, 2022, or future
addenda.
2) 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 revised geotechnical report prepared by a licensed geotechnical
engineers that analyzes the protected slope on the northern portion of the site and makes a
specific finding regarding the feasibility of locating structures within the 50-foot setback
identified in the original geotechnical report. The updated report shall be submitted with the
civil construction permit plans to be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
4) The applicant shall coordinate with King County Metro prior to submitting construction permits
to identify any needed accommodations for the abutting transit stop on NE 12th St that need to
occur during construction of the site. Evidence of the coordination with King C ounty Metro and
the accommodation(s) shall be shown on the civil construction permit plans to be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
5) The applicant shall submit an archeological survey prepared by a qualified professional prior to
the start of any construction and provide notification of the survey to Tribes’ cultural
committee and the Washington State Department of Archeology and Historic Preservation.
2. The applicant shall utilize a tree species from the Approved Street Tree List and Spacing Guidelines
document for the NE 12th St, new future roadway on the site (identified as Road A on site plan) and NE
Sunset Blvd ROW street trees. The revised street trees shall be shown on an updated Detailed Landscaping
Plan submitted with the civil construction permit application for review and approval by the Current
Planning Project Manager prior to civil construction permit issuance.
3. The applicant shall submit a final detailed landscape plan that identifies compliance with the partial or
fully-obscuring landscape buffer on the west side of the site. Use of a partial or fully-obscuring buffer shall
be determined by the width of the buffer. The final detailed landscape plan shall be reviewed and
approved by the Current Planning Project Manager prior to issuance of a civil construction permit.
4. The applicant shall substitute native large-stature native tree species such as Western red cedars, Douglas
fir, and Western hemlock or similar for at least half (21 total) of the Incense cedar trees identified on the
landscape plan and half of the flowering cherry trees identified on the west site in the landscape buffer.
The trees shall planted in a triangular pattern with understory shrubs and groundcover to provide better
privacy and noise attenuation. The trees and understory shall be shown on an updated Detailed
City of Renton Department of Community & Economic Development
Towns on 12th
Staff Report to the Hearing Examiner
LUA22-000180, ECF, PP, SA-H
Report of March 21, 2023 Page 43 of 45
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Landscaping Plan submitted with the civil construction permit application for review and approval by the
Current Planning Project Manager prior to civil construction permit issuance.
5. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and
landscaping in the common open space, critical areas, and storm drainage tracts and any and all other
common improvements. The HOA documents shall be submitted to, and approved by, the Current
Planning Project Manager prior to recording of the Unit Lot Subdivision. Such documents shall be recorded
concurrently with the Unit Lot Subdivision.
6. The applicant shall either retain additional trees or plant new trees to meet the minimum tree density for
the parent site. In addition, the applicant shall substitute native large -stature native tree species such as
Western red cedars, Douglas fir, and Western hemlock or similar for at least half of replacement trees
identified on the landscape plan. The applicant shall demonstrate compliance by submitting an updated
tree density calculation. The retained or new trees shall be show n on an updated Detailed Landscaping
Plan submitted with the civil construction permit application for review and approval by the Current
Planning Project Manager prior to civil construction permit issuance.
7. The applicant shall submit a revised landscape plan that demonstrates compliance with the fence and
retaining wall regulations for review and approval by the Current Planning Project Manager at the time of
civil construction permit application.
8. The applicant shall submit an architectural lighting plan at the time of building permit review for review
and approval by the Current Planning Project Manager. To ensure safety and avoid excessive brightness,
pedestrian scale lighting should be provided on the primary entries of each unit, rear elevations facing the
alley, along the interior pedestrian walkways as necessary to provide sufficient lighting for pedestrian
safety while minimizing light spill and glare onto adjoining properties.
9. The applicant shall submit a site-wide lighting plan be provided at the time of civil construction permit
review for review and approval by the Current Planning Project Manager prior to Civil Construction Permit
issuance. To ensure safety and avoid excessive brightness, pedestrian scale lighting should be provided in
all common areas and along all common pedestrian walkways, including the walkway down to NE Sunset
Blvd.
10. The applicant shall submit revised floor plans for the townhomes that identify adequate storage area in
the attached garages of the townhome units for both a bi cycle and the individual trash and recycling
containers. The revised floor plans shall be reviewed and approved by the Current Planning Project
Manager prior to issuance of a building permit.
11. The applicant shall provide more variation in corner and interior individual unit lot setbacks across the
unit lot subdivision to create a greater variety of home sizes and vertical modulation. A revised preliminary
plat plan shall be provided at the time of building permit review for review and approval by the Curre nt
Planning Project Manager.
12. The applicant shall submit additional information with the civil construction permit application
demonstrating the project’s the applicant submit additional information with the civil construction permit
application demonstrating the project’s compliance with the common open space requirements including
but not limited to, maximum slope, contiguousness to the majority of the dwellings, location in a highly
visible area, and lack of obstructions such as retaining walls or fences. The common open space plan would
be subject to review and approval by the Current Planning Project Manager.
13. The applicant shall provide an open space programming plan that includes specifications on proposed
furniture, recreational activities, and other activities as appropriate within the common open space for
review and approval by the Current Planning Project Manager at the time of civil construction pe rmit.
14. The applicant shall demonstrate compliance with the standards for private yards and open space
guidelines by incorporating a combination of ground amenities, porches, or decks. The proposed private
City of Renton Department of Community & Economic Development
Towns on 12th
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Report of March 21, 2023 Page 44 of 45
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open space shall be reviewed and approved by the Current Planning Project Manager at the time of
building permit application review.
15. The applicant shall incorporate addition concrete pathways with a minimum width of four-feet (4’) at the
following locations: North/south connections between units 62 and 63, 57 and 56, 48 and 49, 28 and 27,
19 and 20, 7 and 8, 2 and 3, 12 and 13, and 34 and 35; connection between Tract L and the NE 12th St ROW
along the west side of ROW 4; connection between Tract G and the new sidewalk in future Road A. The
location of the pathways shall be reviewed and approved by the Current Planning Project Manager prior
to issuance of the civil construction permit.
16. The applicant shall record a public access easement over the all pathway connections on the site, except
for those not located in a common open space area or tract.
17. The applicant shall submit a revised preliminary plat plan and landscape plan that identifies pedestrian
connections for all unit lots. The pedestrian connections shall provide a minimum width of five feet (5’).
The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to
construction permit issuance.
18. The applicant shall submit revised elevations providing the required three and one -half inches (3 1/2")
minimum trim surrounding all windows and doors and one of the following architectural details: shutters,
knee braces, flower boxes, or columns. Alternatively, the applicant may submit a modification request to
vary from any of these standards. The revised elevations or modi fication request shall be submitted to
the Current Planning Project Manager for review and approval at the time of building permit review.
19. The applicant shall submit a materials board and color palette coded to each building elevation, be
provided to the Current Planning Project Manager for review and approval at the time of building permit
review. The color palette provided shall utilize a minimum of four (4) hues and may not exclusively utilize
shades of blue, grey, or similar neutral colors.
20. The applicant shall submit a detailed landscape plan with utility box locations and any utility boxes that
are visible to the public shall be screened with berms and/or landscaping. The final detailed landscape
plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit approval.
21. The applicant shall submit the draft Native Growth Protection area easement documents at the time of
construction permit application submittal for review and approval by the Current Planning Project
Manager. The applicant shall be required to record the easement and related documents at the time of
final plat recording.
22. The applicant shall place all common open space, including the pedestrian easements fronting proposed
units, into separate tracts. A revised detailed preliminary plat plan and open space plan identifying the
tracts shall be submitted to and approved by the Current Planning Project Manager prior to issuance of a
civil construction permit.
23. The applicant shall reduce the paved width of all the alleys, except ROW 4, to twelve (12’) with two feet
(2’) of clear space on each side, unless otherwise approved by the Current Planning Project Manager. A
revised detailed preliminary plat plan showing the new alley widths is required to be submitted and
approved prior to issuance of a civil construction permit.
24. The applicant shall incorporate a landscape center island with a radius of twenty feet (20’) into the cul -
de-sac. A revised detailed preliminary plat plan and landscape plan showing the center island is required
to be submitted and approved prior to issuance of a civil construction permit.
25. The applicant shall install Maxiforce collapsible bollards (Item #MCSW -SS3-EZ) within ROW 4 adjacent to
the NE 12th St sidewalk. The location of the bollards shall be reviewed and approved by the Current
Planning Project Manager Prior to issuance of a civil construction permit.
26. The applicant shall submit a separate detailed utility and landscape plan set identifying the location and
screening provided for all surface and roof top utility/mechanical equipment required for each
City of Renton Department of Community & Economic Development
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townhome. The surface mounted utility plan shall include cross-section details and screening measures
consistent with the overall design of the development with the civil construction permit application. The
applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public
ROW view, active common open spaces, and they shall not displace required landscaping areas. The utility
and landscape plan set shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
27. The applicant shall submit a plan identifying a safe walking route from the proposed subdivision to Honey
Dew Elementary School. The submitted plan, as well as any infrastructure proposed to support the safe
route included in the plan, shall be reviewed and approved by the Public Works plan reviewer prior to
issuance of the civil construction permit.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Towns on 12th
Land Use File Number:
LUA22-000180, ECF, PP, SA-H
Date of Hearing
March 21, 2023
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Anna Drumheller
Blue Fern
18300 Redmond Way #120,
Redmond, WA 98052
Project Location
1518 Jefferson Ave NE
(APN 7227801555),
1524/1526 Jefferson Ave NE
(APN 7227801560), and
1513/1515 Kirkland Ave NE
(APN 7227801485)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report
Exhibit 20: Staff Report to the Hearing Examiner
Exhibit 21: Public Meeting Packet
Exhibit 22: Dalpay 2003 Rezone Development Agreement (King Co. Document 20031229000202)
Exhibit 23: Declaration of Covenants, Easements, and Restrictions for the Towns on 12th
Townhomes
Exhibit 24: ERC Determination dated February 6, 2023
Exhibit 25: Tree Ordinance in Effect at the time of land use application