HomeMy WebLinkAboutEX_19_D_SR_Compton_Lumber_190411DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_SR_Compton Lumber
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: April 11, 2019
Project Name: Compton Lumber
Owner: Hawk Family East Valley, LLC, PO Box 1131, Ravensdale, WA 98051
Applicant: Stacey Holdings, LLC, 3847 1st Ave S, Seattle, WA 98134
Contact: TorJan Ronhovde, The Ronhovde Architects, LLC, 14900 Interurban Ave S, #138,
Tukwila, WA 98168
Project File Number: PR19-000118
Land Use File
Number:
LUA19-000050, SA-A
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requesting Administrative Site Plan Review for the construction of a
50,000 square foot lumber and hardware sales building with outdoor lumber sales and
99 surface parking spaces. A previous Site Plan approval, Environmental (SEPA) Review,
and Street Modification were reviewed and approved on the project site under LUA17-
000445. The applicant is requesting to Addend the Existing Determination of Non-
Significance - Mitigated as well as utilize the existing Street Modification that was
previously approved. The project proposal would be constructed across 4 parcels
totaling 254,733 square feet (5.85 acres) located within the Commercial Arterial (CA)
zoning designation and Urban Design District D. Access to the site would be provided
via two existing and two new curb cuts off of East Valley Road. A Category III wetland
with a standard 75-foot buffer has been identified and delineated along the east and
south property boundaries. The applicant is requesting a 25 percent buffer reduction
with enhancement, which would reduce the buffer to 56.25 feet. A seismic hazard area
is also mapped on the project site. Two existing buildings are proposed to remain on
the northern most parcel, all other buildings would be removed. Of the existing 6 curb
cuts along the project frontage, two are proposed to remain and two would be
reconfigured, resulting in a total of 4 curb cuts.
Project Location: 2940, 2960, 2980, and 2990 East Valley Road (Parcel Nos. 3023059091, 3023059096,
3023059098, 3023059099)
Site Area: 254,733 SF (5.85 ac)
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B. EXHIBITS:
Exhibits 1-3: SEPA Addendum and Exhibits
Exhibit 4: Site Plan Review Staff Report
Exhibit 5: Landscape and Tree Retention Plan
Exhibit 6: Conceptual Utility Plan
Exhibit 7: Geotechnical Report, prepared by Terra Associates, dated January 24, 2017
Exhibit 8: Geotechnical Phase II Memorandum, prepared by Terra Associates, dated April 6,
2017
Exhibit 9: Wetland Report, prepared by Soundview Consultants, dated October 2017
Exhibit 10: Technical Information Report, prepared by AHBL, Inc, dated March 2019
Exhibit 11: Traffic Analysis Memo, prepared by Transportation Engineering Northwest (TENW),
dated December 7, 2017
Exhibit 12: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record: Hawk Family East Valley, LLC
PO Box 1131
Ravendale, WA 98051
2. Zoning Classification: Commercial Arterial (CA)
3. Comprehensive Plan Land Use Designation: Employment Area (EA)
4. Existing Site Use: The site is currently developed with six one-story
commercial buildings surrounded by a mix of
gravel, surface parking, a lumber yard, and an auto
wrecking yard.
5. Critical Areas: A Category III wetland and a seismic hazard area
are mapped on the project site.
6. Neighborhood Characteristics:
a. North: Office building, CA zone
b. East: SR 167
c. South: Vacant, CA zone
d. West: Warehouses, IM zone
6. Site Area: 5.85 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
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Annexation N/A 1743 04/15/1959
BMC Renton LUA17-000445 N/A February 9, 2018
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by City of Renton. The site is in the Valley service area in the 196
hydraulic pressure zone. There is an existing 12-inch City water main located in East Valley Road that
can deliver a maximum total flow capacity of 5,000 gallons per minute (gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main
located in East Valley Road.
c. Surface/Storm Water: There is an existing storm drainage system in East Valley Road. There is an
existing private storm drainage system located on the subject parcel(s) which appears to drain to the
abutting wetlands as well as to the public drainage system in East Valley Road.
2. Streets: East Valley Road is a Collector Arterial Street with an existing right of way (ROW) width of 85
feet. Current street frontage improvements include curb and gutter and a 6-ft sidewalk on both sides of
the street. The site borders State Route 167 (SR 167) on the east property line.
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 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
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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 March
18, 2019. The project was determined complete on March 21, 2019. The project complies with the 120-
day review period.
2. Under the original Site Plan approval decision for BMC Renton (LUA17-000445), which has been
addended for the subject application (Exhibit 1), the Environmental Review Committee issued a
Determination of Non-Significance-Mitigated (DNS-M). The DNS-M included 4 mitigation measures:
1. Project construction shall comply with the recommendations found in the submitted
Geotechnical report prepared by Terra Associates, Inc., dated January 24, 2017.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the submitted geotechnical report. 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.
3. Prior to the issuance of a construction or building permit for this site, the applicant shall provide
an opinion letter from either the voluntary cleanup program of the Washington Department of
Ecology (WDOE) or from the Washington State Pollution Liability Insurance Agency (PLIA) that
states that soil cleanup and planned groundwater monitoring are likely to receive a No Further
Action (NFA) or that the project progress and proposed groundwater monitoring is in Partial
Sufficiency (PS) of the cleanup and is in substantive compliance with the Model Toxics Control
Act.
4. Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of
Occupancy for this site, the applicant shall provide documentation from the Department of
Ecology evidencing that the cleanup on the site has been completed (less any required ongoing
monitoring) to bring the site in compliance with the Model Toxics Control Act and any other
applicable cleanup law.
3. The project site is comprised of four parcels located at 2940, 2960, 2980, and 2990 East Valley Road.
4. The site is currently developed with six one-story commercial buildings surrounded by a mix of gravel,
surface parking, a lumber yard, and an auto wrecking yard.
5. Access to the site would be provided via two curb cuts to the parcel to the north of the proposed building
and two parcels to the proposed building off of East Valley Road.
6. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
7. The site is located within the Commercial Arterial (CA) zoning classification.
8. There are approximately seven trees located on the site, which are outside of the wetland buffer area.
All trees are proposed for removal.
9. The site is mapped with a Category III wetland and a seismic hazard area.
10. The proposed building pads would be preloaded with approximately 5,000 cubic yards of structural fill.
After the completion of the preloading, the fill would be used as onsite fill.
11. The applicant is proposing to begin construction in Spring/Summer of 2019 and end in Fall of 2019.
12. No public or agency comments were received during the 14-day public comment period.
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13. 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.
14. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. Employment Areas provide a significant economic development and
employment base for the City. Maintain a variety and balance of uses through zoning which promotes
the gradual transition of uses on sites with good access and visibility to more intensive commercial and
office uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all
conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive
areas including: lakes, rivers, major and minor creeks, intermittent stream courses and
their floodplains, wetlands, ground water resources, wildlife habitats, and areas of
seismic and geological hazards.
Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by requiring
appropriate construction techniques and resource practices, such as low impact
development.
Policy L-31: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
Policy L-32: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce amount
and velocity of run-off, and provide for wildlife habitat.
Policy L-35: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental degradation
before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
15. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
120A, if all conditions of approval are met:
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Compliance CA Zone Develop Standards and Analysis
Use: The applicant is proposing to construct a 50,000 square lumber and hardware
sales/office building with outdoor lumber sales.
Staff Comment: Wholesale retail is an outright permitted use in the CA zoning
designation, provided:
Specified use(s) are only allowed in the Employment Area (EA) land use designation west
of Rainier Avenue South/ SR-167, provided:
a. Gambling facilities, vehicle and equipment rental, and communication broadcast and
relay towers are prohibited within the area south of I-405 and north of SW 16th Street.
b. Outdoor storage (existing and new), vehicle storage, and large vehicle sales are only
allowed in the area south of I-405 and west of Rainier Avenue South/SR-167. Outdoor
storage is allowed as an accessory use in all industrial zones.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City Center
and Highlands Community Planning Areas and 30 dwelling units per net acre in the East
Plateau and Kennydale Community Planning Areas. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Staff Comment: Not applicable.
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: The project site is comprised of four parcels, the smallest of which totals
18,036 square feet, which exceeds the minimum lot size requirement for the CA zone.
Compliant if
condition of
approval is
met
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. The maximum secondary front yard setback is 20
feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or
is adjacent to a lot zoned residential.
Staff Comment: The proposal includes the construction of a new 2 story 50,000 square
foot hardware/office building, centrally located on the project site as well as the
retention of two existing buildings on the north portion of the project site. No changes
are proposed to the existing buildings to be retained on the north portion of the site. The
proposed building would maintain a 10-foot front yard setback, a 96-foot rear setback,
and a 91-foot setback from the north (side) property line and a 107-foot setback from
the south (side) property line. The proposed building would not comply with the
minimum 15-foot front yard setback. Staff recommends, as a condition of approval, that
the site plan be revised to relocate the proposed building such that it would comply with
the required 15-foot front yard setback.
There is an outdoor lumber area proposed to the north of the new building and one to
the east of the surface parking lot. The outdoor lumber area would include lumber
storage racks, however no permanent structures are proposed. Screening of the outdoor
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lumber area is discussed further below under Landscaping.
The site is comprised of a total of four parcels. To ensure that site improvements and
structures are not constructed across lot lines, staff recommends, as a condition of
approval, that a Lot Consolidation application be submitted for the three southern
parcels to the City for review and approval and that the approved Lot Consolidation be
recorded prior to the issuance of a Certificate of Occupancy.
Building Standards: The CA zone has a maximum building coverage 65% of total lot area
or 75% if parking is provided within the building or within an on-site parking garage. The
maximum building height permitted is 50 ft., except 60 ft. for mixed use buildings.
Staff Comment: The new and existing buildings would have a total footprint of 46,014
square feet, which results in an 18 percent building coverage on the 254,744 square foot
project site. The proposed building coverage is less than the maximum permitted by City
Code.
The highest point of the proposed buildings would not exceed 45 feet, which is less than
the 50-foot maximum height permitted by City Code.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. This area shall be landscaped with a
mix of trees, shrubs, and groundcover. Additional minimum planting strip widths
between the curb and sidewalk are established according to the street development
standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be
located in this area when present. Spacing standards shall be as stipulated by the
Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one tree
per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space,
and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter
parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaping
area shall be sized to dimensions of at least 8 feet by 12 feet. There shall be no more
than 50 feet separating a parking space from an interior parking lot landscaped area.
Staff Comment: A Conceptual Landscape and Tree Retention Plan (Exhibit 5) was
submitted with the project application materials. The landscape plan includes a 10-foot
onsite landscape strip along the project frontage, with the exception of the area in front
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of the outdoor lumber area, where a 30-foot landscape strip is proposed, and perimeter
and interior parking lot landscaping within the surface parking immediately to the south
of the retail building.
The proposal includes a total of 99 surface parking spaces within the parking area
immediately to the south of the proposed retail/office building. A total of 2,475 square
feet of interior parking lot landscaping would be required for 99 parking spaces. The
applicant has proposed a total of 2,531 square feet of landscaping within the parking
lot, which would comply with this requirement. There appears to be some parking
spaces within the central portion of the parking lot that would be separated by more
than 50 feet from a landscaped area.
The street frontage landscaping proposed in front of the outdoor lumber sales area
would be comprised largely of lawn area, which would not provide much of a screen
from East Valley Road. In order to meet the requirements of the City’s adopted
landscape regulations, staff recommends, as a condition of approval, that a Detailed
Landscape Plan be submitted at the time of Building Permit review and/or Construction
Permit application. The detailed landscape plan shall include:
a. A 30-foot wide onsite landscape strip comprised of a mix of trees,
shrubs, and ground cover along the East Valley Road side of any outdoor
lumber sales/storage areas;
b. Additional landscaped islands within the surface parking lot so that no
parking space is located further an 50 feet from a landscaped area;
The detailed landscape plan shall be submitted to the Current Planning Project Manager
for review and approval.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
Staff Comment: The applicant submitted a Conceptual Landscape and Tree Retention
Plan (Exhibit 5) with the project application materials. According to the submitted
information, there are a total of 8 trees located on the project site (outside of required
critical areas and buffer areas). Based on a requirement for a 10 percent retention of
these trees, one tree is required to be retained or replaced with (6) six 2-inch caliper
trees. The applicant is not proposing to retain any trees on the site and is proposing to
plant a total of (37) thirty-seven 2-inch caliper trees throughout the site, which would
exceed the minimum tree replacement requirements. Staff recommends, as a condition
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of approval, that a final tree replacement plan be submitted at the time of Construction
and/or Building Permit application to the Current Planning Project Manager for review
and approval.
N/A
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: There is a wetland located along the south property line, which would
preclude a site to site vehicular access connection to the property to the south. There is
a 45-foot wide landscaped area with pedestrian walkways on the adjacent property to
the north. The wetland and existing landscaped areas would preclude the development
of site to site vehicular access to the north or south of the project site.
Compliant if
Conditions
of approval
are met
Parking: Parking regulations require that retail developments provide a minimum and
maximum of 2.5 spaces per 1,000 square feet of net floor area, provided wholesale
retail may provide up to a maximum of 5.0 spaces per 1,000 square feet of net floor
area for shared and/or structured parking. General office uses are required to provide
a minimum of 2.0 spaces per 1,000 square feet of net floor area and a maximum of 4.5
parking spaces per 1,000 square feet of net floor area. Indoor storage areas are required
to provide a minimum and maximum of 1 per 1,500 square feet of net floor area.
Outdoor storage is required to provide a minimum and maximum of 0.5 spaces per
1,000 square feet of area. A 25% increase in the number of maximum parking spaces
permitted may be granted through the Site Plan review process.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: Based on a total square footage of 3,322 square feet of office area, the
proposal would require between 7 and 15 spaces for the office use. Based on the
proposal for 10,990 square feet of retail area, the proposal would require a minimum
and maximum of 27 spaces (as the proposal does not include structured and/or shared
parking the maximum 5.0 spaces per 1,000 square feet of net floor area is not
applicable). The proposal for 28,840 square feet of indoor storage would require 19
spaces. The proposal for 31,515 square feet of outdoor lumber sales area would require
16 spaces. Based on the areas provided, the proposal would be required to provide
between 69 and 77 parking spaces. Staff counted a total of 99 parking spaces on the
provided site plan which would exceed the maximum 77 spaces permitted, a 25 percent
increase would increase the maximum number of parking spaces permitted to 96, which
is still less than the 99 spaces proposed. Staff recommends, as a condition of approval,
that the proposed site plan be revised to bring the number of surface parking stall into
compliance with the permitted range of 69-96 parking spaces. A revised site plan shall
be submitted to the Current Planning Project Manager at the time of Construction
Permit Review for review and approval.
Compliant if
conditions
of approval
are met
Refuse and Recyclables: In retail developments, a minimum of five (5) square feet per
every one thousand (1,000) square feet of building gross floor area shall be provided
for recyclables deposit areas and a minimum of ten (10) square feet per one thousand
(1,000) square feet of building gross floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred (100) square feet shall be provided for
recycling and refuse deposit areas.
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In office, educational and institutional developments, a minimum of two (2) square feet
per every one thousand (1,000) square feet of building gross floor area shall be provided
for recyclables deposit areas and a minimum of four (4) square feet per one thousand
(1,000) square feet of building gross floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred (100) square feet shall be provided for
recycling and refuse deposit areas.
Staff Comment: Based on a total square footage of 3,322 square feet of office area, the
proposal would require 7 square feet of recyclable deposit areas and 13 square feet of
refuse deposit areas. Based on the proposal for 10,990 square feet of retail area, the
proposal would require 55 square feet of recyclables deposit areas and 110 square feet
of refuse deposit areas. A total minimum of 62 square feet of recyclable deposit areas
and 123 square feet of refuse deposit areas are required on the project site. The
applicant’s site plan identifies a total combined area of 120 square feet of refuse and
recyclable deposit areas, which is less than the 185 square feet combined area required.
Staff recommends, as a condition of approval that the combined refuse and recycling
deposit area be increased to a minimum area of 185 square feet.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or retaining walls were shown on the submitted site plan
application materials. Any proposed fences would be required to comply with the City’s
fencing requirements. It is anticipated at minimum a split rail fence would be built along
the wetland buffer as required by the Critical Areas regulations.
Driveways: Driveway width (aggregate width if more than one driveway exists) shall not
exceed forty percent (40%) of the street frontage. Driveways shall not be closer than
five feet (5') to any property line. There shall be a minimum of eighteen feet (18')
between driveway curb returns where there is more than one driveway on property
under single ownership or control and used as one premises. The width of any driveway
shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section,
the measurement being made parallel to the centerline of the street roadway. There
shall be no more than one driveway for each one hundred sixty five feet (165') of street
frontage serving any one property or among properties under unified ownership or
control; for each one hundred sixty five feet (165') of additional street frontage another
driveway may be permitted subject to the other requirements of this Section.
Staff Comment: The existing project site has a total of 6 driveways. Two driveways are
proposed to remain in their current configuration on the northernmost parcel as no
improvements are proposed to that site at this time. The remaining four driveways
would be reduced to two driveways, one would be located to the south of the proposed
building, providing access to the surface parking lot and the other driveway would be
located to the norther of the proposed building, providing access to the outdoor lumber
sales area. The proposed driveways would have widths of 26 feet. None of the driveways
are closer than 18 feet from another driveway. Based on a total street frontage width
of 658.54 feet and the requirement for one driveway per 165 feet of street frontage, the
proposal would be permitted a maximum of four driveways, the four driveways
proposed would not exceed this requirement.
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16. Design District Review: The project site is located within Design District ‘D’. The proposal includes one
main 50,000 square foot office/retail building, and two outdoor lumber sales areas. Compliance with the
applicable design standards for the proposed building is discussed in the table below. The following table
contains project elements intended to comply with the standards of the Design District ‘D’ Standards and
guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
Staff Comment: See FOF 18, Site Plan Review.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The proposed Compton Lumber hardware sales and office building
would be centrally located on the project site, adjacent to East Valley Road. There is a
building entry oriented towards East Valley Road, with a clear pedestrian connection
between the building entry and the public sidewalk.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The front entry of the proposed retail building is oriented towards East
Valley Road.
N/A
Standard: Buildings with residential uses located at the street level shall be:
c. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
d. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable, no residential uses are proposed.
b. Building Entries:
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Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the façade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: A primary entrance of the proposed Compton Lumber office/retail
building is located on the west façade, facing East Valley Road. The entry is highlighted
by glazing and weather protection. The entry is connected to the public sidewalk via a
pedestrian walkway.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a façade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See previous discussion above.
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings that
are taller than thirty feet (30') in height shall also ensure that the weather protection is
proportional to the distance above ground level.
Staff Comment: See previous discussion above.
Standard: Building entries from a parking lot shall be subordinate to those related to the
street.
Staff Comment: The proposed building would have two main entries, one fronting East
Valley Road and the other fronting the parking lot. The entry facing the parking lot would
also be visible from East Valley Road, making it important that this entry is as functional
and attractive as the entry facing the public street. The entry features proposed to
highlight the entrances (i.e. glazing, weather protection, increased building height etc.)
have been replicated at both entries which adds visual interest to both façades.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features should
be incorporated.
Staff Comment: See discussion above.
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: There is one primary retail building onsite, all other buildings are
subordinate in nature. Two buildings are existing on the northern most portion of the
project site to which no changes are proposed at this time, however the applicant has
agreed to install frontage improvements and landscaping in front of these buildings,
which would improve the appearance of these existing buildings from East Valley Road
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and provide an improved pedestrian experience through the relocation of the sidewalk
and the installation of street trees between the curb and sidewalk.
N/A
Standard: Ground floor residential units that are directly accessible from the street shall
include entries from front yards to provide transition space from the street or entries
from an open space such as a courtyard or garden that is accessible from the street.
Staff Comment: Not applicable.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments;
or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The applicant has added articulation to the building façades to reduce
the bulk and scale of the building and to provide a transition to surrounding uses and
developments. Key characteristics include the retail windows, awnings, clear story
windows, increased building height at the building entries, and the yellow trim features
on the southwest and southeast corners of the building.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent
to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative
screening in addition to or as part of service enclosures.
Standard: Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent uses. Service elements shall be concentrated and
located where they are accessible to service vehicles and convenient for tenant use.
Staff Comment: The service elements for the proposed Compton Lumber development
would be located to the rear of the of the proposed building and would be screened from
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public view by the enhanced 30-foot landscape strip proposed along East Valley Road in
this area.
Compliant
if
condition
of
approval
is met.
Standard: In addition to standard enclosure requirements, garbage, recycling collection,
and utility areas shall be enclosed on all sides, including the roof and screened around
their perimeter by a wall or fence and have self-closing doors.
Staff Comment: A screening detail for the proposed service element was included with the
Site Plan Review application materials. The proposed screening area would be comprised
of masonry with a metal roof to match the elements of the main building. It is unclear of
the doors would be self-closing. Staff recommends, as a condition of approval that the
applicant provide a service area screening detail at the time of Building Permit review
demonstrating that the service element doors would be self-closing.
Compliant
if
condition
of
approval
is met.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: See previous discussion above.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The proposed service area is located to the rear of the proposed building
away from pedestrian oriented spaces and public view; therefore the landscape planting
strip would not be required.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
(a) Public art;
(b) Special landscape treatment;
(c) Open space/plaza;
(d) Landmark building form;
(e) Special paving, unique pedestrian scale lighting, or bollards;
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(f) Prominent architectural features (trellis, arbor, pergola, or gazebo);
(g) Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment: Not applicable.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building façades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between:
(a) A building and the front property line; and/or
(b) A building and the side property line (when on a corner lot).
Staff Comment: No surface parking is proposed between the proposed building and public
street.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: A 10-foot wide landscape strip is proposed around the surface parking
adjacent to the main retail/office building. In addition, a wetland is located to the south
and east of the proposed parking lot. The landscaping and wetland areas would screen
the proposed parking area from East Valley Road.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses along
street frontages at a minimum of seventy five percent (75%) of the building frontage
width.
Staff Comment: Not applicable.
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N/A
Standard: The entire façade must feature a pedestrian-oriented façade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial.
Staff Comment: Not applicable.
N/A
Standard: Public facing façades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not applicable.
N/A
Standard: The entry to the parking garage shall be located away from the primary street,
to either the side or rear of the building.
Staff Comment: Not applicable.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view with
treatment such as walls, decorative grilles, trellis with landscaping, or a combination of
treatments.
Staff Comment: Not applicable.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment meets
the intent of these standards and guidelines. Possible treatments to reduce the setback
include landscaping components plus one or more of the following integrated with the
architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h) Other treatments that meet the intent of this standard.
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
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Staff Comment: There are no alleys or side streets available to access the site.
Standard: The number of driveways and curb cuts shall be minimized for vehicular access
purposes, so that pedestrian circulation along the sidewalk is minimally impeded.
Staff Comment: There are currently six driveway access points onto the project site. The
applicant is proposing to retain the two northernmost driveway access points and replace
the remaining four driveway access points with two driveway access points, reducing the
total number of driveways access points to the site by two.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the design of
the development.
Staff Comment: The proposal would include pedestrian connections along the south and
west façades and would connect all building entrances with the surface parking proposed
to the south of the building as well as the public sidewalk located along East Valley Road.
Compliant
if
condition
of
approval
is met
Standard: Pathways within parking areas shall be provided and differentiated by material
or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving
materials. Permeable materials are encouraged. The pathways shall be perpendicular to
the applicable building façade and no greater than one hundred fifty feet (150') apart.
Staff Comment: There are three rows of parking in the surface parking proposed
immediately to the south of the proposed building. The northern most row of spaces
would abut the pedestrian walkway proposed adjacent to the south building façade. The
applicant has proposed a stripped pedestrian walkway proposed to the additional rows
of proposed parking. Staff recommends, as a condition of approval, that the parking lot
pedestrian pathway be comprised of a differentiated material or texture from abutting
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paving materials (i.e. stamped concrete, or pavers) and should, at a minimum, match the
width of the entry doors. The pedestrian connection should be detailed on a revised site
plan to be submitted at the time of construction permit review and submitted to the
Current Planning Project Manager for review and approval.
Standard: Sidewalks and pathways along the façades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the façades of mixed use and retail buildings 100
or more feet in width (measured along the façade) shall provide sidewalks at least 12
feet in width. The walkway shall include an 8 foot minimum unobstructed walking
surface.
(b) Interior pathways shall be provided and shall vary in width to establish a hierarchy.
The widths shall be based on the intended number of users; to be no smaller than
five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width
to accommodate the anticipated number of users.
Staff Comment: The pedestrian walkway proposed along the south portion of the building,
connecting to the public sidewalk in East Valley Road would have a width of 8 feet, which
exceeds the 5-foot minimum width requirement for interior pathways. A modification was
approved for BMC Renton (LUA17-000445) to allow a 6-foot wide sidewalk along East
Valley Road.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: This site is located within a seismic hazard area; therefore infiltration of
surface water is not a feasible surface water management technique.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at façades along streets, shall be provided.
Staff Comment: The submitted Conceptual Landscape Plan (Exhibit 5) includes
landscaping at all building entrances and along the south façade, facing the parking lot,
as well as along the west façade, along East Valley Road.
Compliant
if
condition
of
approval
is met
Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains,
and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
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(b) Site furniture and amenities shall not impede or block pedestrian access to public
spaces or building entrances.
Staff Comment: There appears to be adequate area to provide a seating area in front of
the south entrance, facing the parking lot. However, specifications of the proposed
seating was not provided with the application therefore the durability, vandal and
weather resistant materials could not be reviewed. As such, staff recommends, as a
condition of approval that site furniture locations and details demonstrating compliance
with the design standards be provided with the building permit application for review and
approval by the Current Planning Project Manager.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum of
four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the length
of the building façade facing the street, a maximum height of fifteen feet (15') above the
ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: The applicant has proposed weather protection along the south and west
building façades in compliance with this requirement.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
(a) At minimum, fifty (50) square feet per unit shall be provided.
(b) The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
(c) Open space or recreation areas shall be located to provide sun and light exposure
to the area and located so that they are aggregated to provide usable area(s) for
residents.
(d) For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual. Such
facilities shall be counted towards no more than fifty percent (50%) of the required
open space.
(e) At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
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ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the site
and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
(f) The following shall not be counted toward the common open space or recreation
area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or
semi-private (from abutting or adjacent properties) courtyards, plazas or passive
use areas containing landscaping and fencing sufficient to create a fully usable
area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common access
links, such as pedestrian trails.
Staff Comment: Not applicable.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square feet
of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
(a) The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
(b) The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
(c) The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the definition
of pedestrian-oriented space.
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ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
(d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
DocuSign Envelope ID: E8A13D30-6A10-452E-AAF8-CF37AFAFC7E5DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
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N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with a
minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building façades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential buildings.
Standard: All building façades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: The submitted building elevations include modulation or articulation at
intervals of at least every forty feet.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: All proposed modulations comply with the minimum dimensional
requirements.
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
façade (illustration in District B, below); or provide an additional special feature such as
a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: The applicant has proposed a variety of architectural elements to break
up the proposed façades, including overhead weather protection, clerestory windows,
retail windows, and an increased building height at the southwest and southeast building
corners with a prominent trim feature.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a façade overhang, trellis, large entry doors, and/or
DocuSign Envelope ID: E8A13D30-6A10-452E-AAF8-CF37AFAFC7E5DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development Administrative Report & Decision
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ornamental lighting (illustration below). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the façade’s ground floor.
Staff Comment: See previous discussion above under Pedestrian Amenities.
Compliant
with the
intent of
this
standard
Standard: On any façade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor façade that is
between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The submitted architectural elevations include windows between 4 and 8
feet above ground surface on the west and south building façades, which are the façades
most visible to the public. On the west façade, there is a transparent building entry and
large retail windows along the ground level that wrap around to the south façade in the
area of the retail showroom. There are no retail windows on the northern portion of the
west façade, where there would be indoor lumber storage. The applicant has proposed
second story clerestory windows, overhead weather protection, and landscaping in this
area to add interest to this portion of the façade.
Standard: Upper portions of building façades shall have clear windows with visibility into
and out of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be 50 percent.
Staff Comment: The applicant has proposed clerestory windows on the upper portions of
the north, west, and south building façades.
Standard: Display windows shall be designed for frequent change of merchandise, rather
than permanent displays.
Staff Comment: No permanent displays are proposed.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The proposed windows would contain clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted windows are proposed.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building façades and retaining
walls) is considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
(b) Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: The submitted elevations include a blank wall on the northern portion of
the west façade, abutting the indoor lumber storage area.
DocuSign Envelope ID: E8A13D30-6A10-452E-AAF8-CF37AFAFC7E5DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
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Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Staff Comment: The applicant has proposed landscaping in front of the blank wall on the
west façade, as well as overhead weather protection and clerestory windows to add visual
interest. In addition, street trees are proposed within the public right-of-way, which would
provide additional screening.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposed roof profile of the office/retail building includes extended
parapets as well as projected cornices.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use
of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of façades. This shall occur on all façades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
DocuSign Envelope ID: E8A13D30-6A10-452E-AAF8-CF37AFAFC7E5DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
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Staff Comment: The elevations submitted indicate that all façades of the building would
be finished in the same materials.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The proposed materials include concrete, both painted and textured,
metal siding and painted cement board siding
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible façades.
Staff Comment: The proposed materials provide texture and add dimension to all
proposed building façades.
Compliant
if condition
of
approval is
met
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: To ensure that the materials proposed are of high quality, staff
recommends, as a condition of approval, that a materials board be submitted to the
Current Planning Project Manager at the time of Building Permit review for review and
approval.
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff comment: Proposed concrete materials would be both painted and textured.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The proposal includes a variation of materials and colors.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban
design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are
possible for those proposals that can comply with the Design District criteria found in RMC 4 -3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Complianc
e not yet
demonstr
ated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A complete sign package was not included with the submitted site plan
review application materials. Compliance with these requirements will be verified at the
time of sign permit application. It appears that the proposal includes a horse and carriage,
which would be reviewed for compliance with the City’s Sign Regulations.
Complianc
e not yet
demonstr
ated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: A complete sign package was not included with the submitted site plan
review application materials. Compliance with these requirements will be verified at the
time of sign permit application.
DocuSign Envelope ID: E8A13D30-6A10-452E-AAF8-CF37AFAFC7E5DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
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Complianc
e not yet
demonstr
ated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: A complete sign package was not included with the submitted site plan
review application materials. Compliance with these requirements will be verified at the
time of sign permit application.
Complianc
e not yet
demonstr
ated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A complete sign package was not included with the submitted site plan
review application materials. Compliance with these requirements will be verified at the
time of sign permit application.
Complianc
e not yet
demonstr
ated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: A complete sign package was not included with the submitted site plan
review application materials. Compliance with these requirements will be verified at the
time of sign permit application.
Complianc
e not yet
demonstr
ated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: A complete sign package was not included with the submitted site plan
review application materials. Compliance with these requirements will be verified at the
time of sign permit application.
Complianc
e not yet
demonstr
ated
Standard: Blade type signs, proportional to the building façade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: A complete sign package was not included with the submitted site plan
review application materials. Compliance with these requirements will be verified at the
time of sign permit application.
Complianc
e not yet
demonstr
ated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: A complete sign package was not included with the submitted site plan
review application materials. Compliance with these requirements will be verified at the
time of sign permit application.
Complianc
e not yet
demonstr
ated
Standard: Freestanding ground-related monument signs, with the exception of primary
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: A complete sign package was not included with the submitted site plan
review application materials. Compliance with these requirements will be verified at the
time of sign permit application.
DocuSign Envelope ID: E8A13D30-6A10-452E-AAF8-CF37AFAFC7E5DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
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Complianc
e not yet
demonstr
ated
Standard: Freestanding signs shall include decorative landscaping (ground cover and/or
shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage
may incorporate stone, brick, or other decorative materials as approved by the Director.
Staff Comment: A complete sign package was not included with the submitted site plan
review application materials. Compliance with these requirements will be verified at the
time of sign permit application.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant
if
condition
of
approval
is met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building façades, awnings with down-lighting
and decorative street lighting.
Staff Comment: A lighting plan and lighting details were not provided with the site plan
application materials. Staff recommends, as a condition of approval, that a lighting plan
and lighting details be provided at the time of Building Permit review for review and
approval by the Current Planning Project Manager.
Compliant
if
condition
of
approval
is met
Standard: Accent lighting shall also be provided on building façades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See previous discussion above.
Compliant
if
condition
of
approval
is met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See previous discussion above.
17. 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:
Compliant if
SEPA
mitigation
measure 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.
Staff Comment: The project site is mapped as a seismic hazard area. A Geotechnical
Report prepared by Terra Associates, Inc., dated January 24, 2017 (Exhibit 7) was
submitted with the project application. The report concludes that the impacts to the
site as a result of liquefaction would be in the form of surface subsidence or
settlement. The estimated potential for settlement would be in the range of 2-6 inches
with approximately 0.5 inches that would be differential in nature. This amount of
DocuSign Envelope ID: E8A13D30-6A10-452E-AAF8-CF37AFAFC7E5DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
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settlement is not anticipated to structurally impact the building but would result in
cosmetic damage. If cosmetic damage is deemed unacceptable by the applicant, the
report recommends that ground improvement using vibrated stone columns should be
considered.
The geotechnical report concludes that development of the site is feasible from a
geotechnical standpoint. The primary concerns at the site is the presence of
compressible soil strata susceptible to consolidation under the planned building loads.
The compressible soil consists of an approximately 3-7 foot layer of peat and
interbedded alluvial sediments. As this soil layer is currently at a relatively shallow
depth, the excavation and removal of this layer and the replacement with structural fill
would be feasible. Another option for the applicant to consider would be to support the
buildings and settlement sensitive utilities on pilings. The report included
recommendations for site preparation and grading, excavation, foundation support,
slab-on-grade floors, lateral earth pressure for wall design, drainage, utilities, and
pavement.
The Environmental Review Committee imposed a SEPA mitigation measure that would
require project construction to comply with the recommendations outlined in the
Geotechnical Report.
Compliant if
condition of
approvals
are met
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050G.2:
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: The applicant submitted a Wetland and Fish and Wildlife Habitat
Assessment and Restoration Plan prepared by Soundview Consultants, dated October
27, 2017 (Exhibit 9). A Category III wetland (Wetland A) with a standard buffer of 75
feet is located along the east and south boundaries of the project site. As part of the
site development proposal, the applicant is proposing to reduce the standard 75-foot
buffer by 25 percent to a minimum buffer of 56.25 feet with enhancement. The current
DocuSign Envelope ID: E8A13D30-6A10-452E-AAF8-CF37AFAFC7E5DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
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buffer consists of paved surfaces and other existing structures, the proposed reduction
with enhancement would increase the functions and values of the buffer through the
reestablishment of native vegetation in this area. There appear to be some gaps
between the edge of the requested buffer reduction and the edge of the paved area.
Staff recommends, as a condition of approval, that the reduced buffer extend to the
edge of the asphalt pavement and that the entire wetland buffer area be enhanced
with native vegetation and protected within a Native Growth Protection Easement. A
final wetland buffer enhancement plan shall be submitted at the time of Construction
Permit review for review and approval by the Current Planning Project Manager. A
Native Growth Protection Easement shall be recorded prior to the issuance of a
Certificate of Occupancy for the new building.
The applicant proposes to direct the roof run-off through level spreader dispersion
trenches into the Wetlands to maintain the existing hydrology of the site. This is an
exempt activity per the adopted critical areas regulations and would not require a
separate permit.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for both the Master and Site
Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
Conditions
of Approval
are Met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 14, Comprehensive Plan Analysis.
Compliant if
Conditions
of Approval
are Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Zoning Development Standard
Compliance.
Compliant if
Conditions
of Approval
are Met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant
if
conditions
of approval
are met
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 16, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
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Staff Comment: See FOF 16, Design District Review: Pedestrian Environment.
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.
Staff Comment: See FOF 16, Design District Review: Service Element Location and
Design.
The proposed design includes extended roof parapets, which are anticipated to screen
any roof top mechanical equipment from public view.
To ensure than all ground mounted utility equipment is screened from public view, staff
recommends, as a condition of approval that all ground mounted utilities be shown
and screened appropriately on the detailed landscape plan.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: It is not anticipated that the proposed structures would impact the
views of any 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 14, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore staff
recommended that a lighting plan be provided at the time of building permit review
(See Lighting discussion under FOF 15, Design Review: Lighting).
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed office and retail building would be centrally located on
the project site. The rear of the proposed structure would face an outdoor lumber sales
area; therefore it is not anticipated that the proposed development would adversely
impact privacy of the surrounding properties. In addition, the primary use of the site
would be for office, retail of construction materials, and a lumber yard, it is anticipated
that the proposed uses would generate noise with levels that have been deemed
acceptable for these types of uses within the CA zoning designation.
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 office and retail building would have a maximum height
that would not exceed 45 feet, which is less than the maximum height of 50 feet, which
is permitted within the CA zone. It is not anticipated that the proposed development
would adversely impact views, sunlight, prevailing winds, and pedestrian and vehicular
needs.
DocuSign Envelope ID: E8A13D30-6A10-452E-AAF8-CF37AFAFC7E5DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
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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 proposal would protect the existing on-site wetland, Wetland A
and would enhance the wetland buffer with native plantings in exchange for a 25
percent reduction in the buffer. See FOF 17, Critical Areas: Wetlands.
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: See FOF 15, Zoning Development Standard: Landscaping.
Compliant
if
conditions
of approval
are met
g. Access
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: See FOF 16, Design District Review: Parking and Vehicular 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: See FOF16, Design District Review: Parking and Vehicular Access and
Pedestrian Environment.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: There is one overhead door proposed on the east elevation and three
overhead doors are proposed on the north elevation for deliveries and the sale of
lumber. The loading and delivery areas are located away from the main entrances to
the retail portion of the building that are accessible to the public.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of
the number of required off-street parking spaces. Based on the requirement for a
minimum of 69 parking spaces, the proposal would be required to provide a total of 7
bicycle parking spaces. Office uses are required to protect bicycles and components
from theft and weather protection. Of the minimum 7 bike parking spaces 1 bicycle
space is required for the office use and would require theft and weather protection.
The remaining 6 bicycle spaces would be for the retail use and would be required to
provide a rack permanently affixed to the ground. Bicycle parking was not shown on
the submitted site plan application materials, therefore staff recommends, as a
condition of approval that the location of bicycle parking spaces and a bicycle parking
detail be provided at the time of Building Permit review for review and approval by the
Current Planning Project Manager. Bicycle parking shall meet the standards outlined
under RMC 4-4-080F.11.
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Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 16, Design District Compliance: Pedestrian Environment. The
City’s Community Services division noted that the Cascade Trail and SW 27th Connector
as identified in the adopted Trails and Bicycle Master Plan identifies a soft surface
multi-use trail on the northern portion of the project site. Staff recommends, as a
condition of approval, that an 8’ trail easement be recorded and dedicated to the City
along the north property line for future trail connections. A copy of the easement shall
be submitted for review and approval at the time of Building Permit review and shall
be recorded prior to the issuance of a Building Permit.
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: See FOF 16, Design District Compliance: Pedestrian Environment.
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: See FOF 17, Critical Areas: Wetlands.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development if the applicant provides Code required
improvements and fees. Current fire impact fees would be charged at the rate of $0.15
per square foot of warehouse space, $1.25 per square foot of retail space and $0.26
per square foot of office space. Credits would be granted for the removal of any
existing buildings. This fee is paid at the time of building permit issuance.
Water and Sewer.
Staff Comment: Based on the information submitted with the land use application,
Renton Regional Fire Authority has determined that the preliminary fire flow demand
for the development is 3,750 gpm. Since the fire flow demand exceeds 2,500 gpm, a
12-inch looped water main would be required around the building with a connection
to the existing 12-inch water main in East Valley Road. A 15-ft water easement is
required for the looped water main.
Installation of fire hydrants shall be as required by Renton Fire Prevention will be
required. The number and location of the hydrants shall be determined based on the
City’s review of the final building and site plans.
The development is subject to a water system development charge (SDC) fee. This is
payable at construction permit issuance. Proposed water meter sizes have not been
noted on the preliminary utility plans. Typical water meter sizes and associated fees
are noted as follows: The SDC fee for water is based on the size of the new domestic
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water to serve the project. The current water fee for a single 1-inch meter is $4,050.00
per meter, 1-1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00. A water
system redevelopment credit will apply for the existing domestic water meters if they
are abandoned. The SDC fee for fire service is based on the size of the fire service line
to serve the project. The current SDC fee for a 6-inch fire service line is $25,911.00.
SDC fees are assessed and payable at construction permit issuance.
All existing side sewers will be required to be cut and capped during demolition of the
properties. New side sewers shall be installed to serve each individual property.
The development is subject to applicable wastewater system development charges
based on the size of the new domestic water to serve the project. 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 $3,100.00 per meter, 1-1/2 inch meter is $15,500.00 and a 2-
inch meter is $24,800.00. A redevelopment credit of the wastewater system
development charges in the amount equal to the SDC fee for the size of the existing
domestic water meter(s) will be applied to each of the existing meters if they are
abandoned and capped at the main line. SDC fees are payable at construction permit
issuance.
Drainage.
Staff Comment: A geotechnical report, dated January 24, 2017, prepared by Terra
Associates, Inc. (Exhibit 7) was submitted with the project application. The report
discounts the use of infiltration due to the high groundwater table present on the
project site.
A Preliminary Drainage Plan and Technical Information Report (TIR), dated March
2019, prepared by AHBL (Exhibits 6 and 10) were submitted with the project
application materials. Based on the City of Renton’s flow control map, the site falls
within the Peak Rate Flow Control Standard area matching Existing Site Conditions and
is within the Black River Drainage Basin. The development is subject to Full Drainage
Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM).
All nine core requirements and the six special requirements have been discussed in the
Technical Information Report. As discussed in the submitted TIR, the proposed
development would be exempt from Core Requirement #3, Flow Control, since the
proposed development would result in less than a 0.15 cfs increase in surface water
run-off from the existing site conditions 100-year peak flow rate when modeled using
the latest version of the Western Washington Hydrology Model (WWHM 2012), as
outlined in Core Requirement #3. If there are any changes or discrepancies to the
proposed or existing site plan which results in an increase in surface water run-off
beyond the threshold outlined in the RSWDM, the applicant may be required to provide
flow control meeting the requirements of Core Requirement #3.
The proposed development would be required to provide enhanced basic water quality
treatment prior to discharge. Project water quality treatment would consist of
conveyance to a Filterra system prior to connection to the existing 12-inch concrete
stormwater main located in East Valley Road.
There are no potential downstream flooding or erosion issues identified in the drainage
report.
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There are existing Wetlands bordering the site to the east and south. The applicant
proposes to direct the roof run-off through level spreader dispersion trenches into the
Wetlands to maintain the existing hydrology of the site.
Appropriate on-site BMPs will be required to help mitigate the new runoff created by
this development. The final drainage plan and drainage report must be submitted with
the civil construction permit application.
A Construction Stormwater General Permit from Department of Ecology will be
required if grading and clearing of the site exceeds one acre. A Stormwater Pollution
Prevention Plan (SWPPP) is required for this site.
Transportation.
Staff Comment: Access to the new structure is proposed via two driveway curb cuts off
of East Valley Road. East Valley Road is classified as a Collector Arterial Road. Existing
right-of-way (ROW) width is approximately 85 feet. To meet the City’s complete street
standards for collector arterial streets, minimum right of way width is 94 feet.
Dedication of 4.5 feet of right of way would be required. The proposed development is
subject to half-street frontage improvements which includes installation of paved
travel width of 41 feet, with 8-ft wide parking on both sides, 0.5-ft wide curbs, 8-ft wide
landscaped planters, 8-ft wide sidewalk, and 2 feet of clear width at back of sidewalk.
A street modification was approved for the original BMC Renton proposal (LUA17-
000445), which would allow the applicant to retain a 6-foot sidewalk along the project
frontage, provided that the sidewalk was relocated and the required 8-foot wide
landscape strip was installed between the curb and sidewalk.
SR 167 is located along the eastern property boundary. WSDOT has identified, in their
long-range planning programs for I-405 and SR-167, a direct access connection to and
from the south at SW 27th Street, which the City supports. Applicant should further
coordinate with WSDOT to verify any future impacts related to widening of the
highway.
A traffic analysis dated December 7, 2017, was provided by Transportation Engineering
Northwest (TENW) (Exhibit 11) was prepared for the previous BMC Renton proposal.
As the new proposal includes a larger building and more surface parking, staff
recommends, as a condition of approval that an updated final traffic analysis be
provided at the time of Utility Construction Permit Review for review and approval by
the City Plan Reviewer. Increased traffic created by the development would be
mitigated by payment of transportation impact fees.
Payment of the transportation impact fee is applicable on the construction of the
development at the time of application for the building permit. The current rate of
transportation impact fee is $10.50 per square foot of general office space, and $19.14
per square foot of retail space. The transportation impact fee that is current at the
time of building permit application will be levied.
N/A l. Phasing: The applicant is not requesting any additional phasing.
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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.
I. CONCLUSIONS:
1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies
with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant complies
with City Code and conditions of approval, see FOF 15.
3. The subject site is located within Urban Design District D and complies with the applicable Urban Design
Regulations established with this district, provided the applicant complies with City Code and
conditions of approval, see FOF 16.
4. The proposed Site Plan Review application complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 17.
5. The requested Site Plan application complies with the Site Plan Review criteria as established by City
Code provided all advisory notes and conditions are complied with, see FOF 18.
6. There are adequate public services and facilities to accommodate the proposed Compton Lumber
development, see FOF 18.
7. Key characteristics include the extension of the frontage improvements and on-site landscape strip
onto the northern parcel, extended corner features on the southwest and southeast façades, retail
windows, and clerestory windows.
J. DECISION:
The Compton Lumber Site Plan, File No. LUA19-000050, as depicted in Exhibit 3, is approved and is subject to
the following conditions:
1. The applicant shall comply with the SEPA Mitigation Measures as adopted in the amended DNS-M by
the Environmental Review Committee for BMC Renton (LUA17-000445) on February 6, 2018.
2. A Lot Consolidation application shall be submitted to the City for review and approval and the approved
Lot Consolidation shall be recorded prior to the issuance of any Certificate of Occupancy.
3. A Detailed Landscape Plan shall be submitted at the time of Construction Permit application. The
detailed landscape plan shall include but is not limited to:
a. A 30-foot wide onsite landscape strip comprised of a mix of trees, shrubs, and ground cover along
the East Valley Road side of any outdoor lumber sales/storage areas;
b. Additional landscaped islands within the surface parking lot so that no parking space is located
further an 50 feet from a landscaped area;
The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and
approval prior to construction permit issuance.
4. A final tree replacement plan shall be submitted at the time of Construction application to the Current
Planning Project Manager for review and approval prior to construction permit issuance.
5. The proposed site plan shall be revised to bring the number of surface parking stall into compliance
with the permitted range of 69-96 parking spaces. A revised site plan shall be submitted to the Current
Planning Project Manager at the time of Construction Permit Review for review and approval.
6. The combined refuse and recycling deposit area shall be increased to a minimum area of 185 square
feet.
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7. The applicant shall provide a design detail with the Building Permit application demonstrating that the
service element doors would be self-closing.
8. The parking lot pedestrian pathway shall be comprised of a differentiated material or texture from
abutting paving materials (i.e. stamped concrete, or pavers) and should, at a minimum, match the
width of the entry doors. The pedestrian connection should be detailed on a revised site plan to be
submitted at the time of construction permit review and submitted to the Current Planning Project
Manager for review and approval.
9. Site furniture locations and details demonstrating compliance with the design standards shall be
provided with the building permit application for review and approval by the Current Planning Project
Manager.
10. A materials board shall be submitted to the Current Planning Project Manager at the time of Building
Permit review for review and approval.
11. A lighting plan and lighting detail shall be provided at the time of Building Permit review for review and
approval by the Current Planning Project Manager prior to building permit issuance.
12. The reduced wetland buffer shall extend to the edge of the asphalt pavement and the entire wetland
buffer area be enhanced with native vegetation and protected within a Native Growth Protection
Easement. A final wetland buffer enhancement plan shall be submitted at the time of Building Permit
and/or Construction Permit review for review and approval by the Current Planning Project Manager
prior to permit issuance.
13. The location of bicycle parking and a bicycle parking detail shall be provided at the time of Building
Permit review for review and approval by the Current Planning Project Manager. Bicycle parking shall
meet the standards outlined under RMC 4-4-080F.11.
14. An 8’ trail easement shall be recorded and dedicated to the City along the north property line for future
trail connections. A copy of the easement shall be submitted for review and approval by the
Community Services Department and the City Attorney at the time of Building Permit review and shall
be recorded prior to the issuance of a Building Permit.
15. An updated final traffic analysis shall be provided at the time of Utility Construction Permit Review for
review and approval by the City Plan Reviewer.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 11th day of April, 2019 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Hawk Family East Valley, LLC
PO Box 1131
Ravensdale, WA 98051
Stacey Holdings, LLC
3847 1st Ave S
Seattle, WA 98134
TorJan Ronhovde
The Ronhovde Architects, LLC
14900 Interurban Ave S, #138
Tukwila, WA 98168
TRANSMITTED this 11th day of April, 2019 to the Parties of Record:
No parties of record
TRANSMITTED this 11th day of April, 2019 to the following:
Chip Vincent, CED Administrator
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Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on April 25, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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