HomeMy WebLinkAboutSR_HEX_Grant Place Townhomes_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Grant Place Townhomes_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: October 24, 2023
Project File Number: PR23-000126
Project Name: Grant Place Townhomes
Land Use File Number: LUA23-000283, PP, SA-H, ECF, MOD, V-H
Project Manager: Jill Ding, Senior Planner
Owner: Apex Enterprises Group LLC, 15 S Grady Way, Suite 527, Renton, WA 98057
Applicant: Satwant Singh, 15 S Grady Way, Suite 527, Renton, WA 98057
Contact: Dean Furr, Furr Engineering Services, 4715 152nd Pl SW, Unit B, Edmonds, WA
98026
Project Location: 1504-1582 SE Grant Circle, Renton, WA 98055 (Parcel No. 2023059052)
Project Summary: The applicant is requesting Preliminary Plat approval, Hearing Examiner Site Plan
Review, Environmental (SEPA) Review, a Parking Modification, a Street Standards
Modification, and a Landscape Variance for the construction of a multi-family
development containing a unit lot subdivision with 36 townhomes. The project site
totals approximately 2.14 acres and is located within the Residential Multi-Family
(RMF) zoning classification, and the Residential High Density (RHD) land use
designation. The development would be comprised of eight (8) separate multi-
family residential structures. Access to the site is proposed via new loop access drive
extended from Grant Ave S. A parking modification is requested as the parking stalls
would not comply with the minimum dimensional requirement, a landscape setback
variance is requested to vary from the 15-foot buffer required abutting a
residentially zoned property, and a street standards modification was requested to
modify the unit lot driveway standards. The proposed development is located on a
partially- developed site that was originally part of the expired Grant Place
Townhomes Preliminary Plat and Planned Urban Development (PUD) (LUA15-
000885 and LUA17-000335). The Preliminary Plat and PUD applications have expired
and the proposed townhome development would require new land use approvals.
The site is mapped with Sensitive Slopes, Moderate Coal Mine Hazards, Moderate
Landslide Hazards, High Erosion Hazards, and seismic faults.
Site Area: 93,100 sq. ft. (2.14 acres)
NE 15th S
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B. EXHIBITS:
Exhibits 1-13: As shown in the Environmental Review Committee (ERC) Report
Exhibit 14: Staff Report to the Hearing Examiner
Exhibit 15: Neighborhood Meeting Sign-in Sheet
Exhibit 16: Neighborhood Meeting Summary
Exhibit 17: Tree Retention Worksheet
Exhibit 18: Landscape Variance/Parking and Street Modification Request
Exhibit 19: SEPA Determination of Non-Significance-Mitigated
Exhibit 20: Plat Plan
Exhibit 21: Advisory Notes
Exhibit 22: Code Interpretation 169 (CI-169)
C. GENERAL INFORMATION:
1. Owner(s) of Record: Apex Enterprises Group LLC
15 S Grady Way, Suite 527
Renton, WA 98057
2. Zoning Classification: Residential Multi-Family (RMF)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: The site is partially developed and part of the expired
Grant Place Townhomes Preliminary Plat and Planned
Urban Development (PUD) (LUA15-000885 and LUA17-
000335).
5. Critical Areas: Sensitive slopes, Moderate Coal Mine Hazard,
Moderate Landslide Hazards, High Erosion Hazards,
and seismic faults are mapped onsite.
6. Neighborhood Characteristics:
a. North: Puget Sound Energy (PSE) Power lines, R-8 zone
b. East: Single Family Residential, R-8 zone
c. South: Heritage Village Condominiums, RM-F zone
d. West: PSE Power lines, RM-F zone
7. Site Area: 93,100 sq. ft. (2.14 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 1871 03/08/1961
Grant Place Townhomes Preliminary
Plat and PUD
LUA15-000885 N/A 05/31/2016
Grant Place Townhomes Final PUD LUA17-000335 N/A 08/03/2017
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. The site is in the Rolling Hills service area
in the 490 hydraulic pressure zone. There is an existing 12-inch City water main located in Grant
Avenue S that can deliver a maximum total flow capacity of 3,400 gallons per minute (gpm). The
approximate static water pressure is 77 psi at the elevation of 310 feet. The site is located outside of
an Aquifer Protection Area.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC gravity
wastewater main located approximately 160 lineal feet south of the project boundary in Grant Avenue
S.
c. Surface/Storm Water: There is an existing storm drainage system in Grant Avenue S. A storm water
detention and water quality vault was constructed on the west side of the property as part of the
expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475) and
Building Permit (B18004340). Portions of the storm drainage conveyance system on site was also
constructed as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction
Permit (U16004475).
2. Streets: Grant Avenue South is a residential street with existing ROW width of 60 feet, as measured using
the King County Assessor’s Map. A previously existing sidewalk and a portion of the roadway have been
removed on the east side of Grant Avenue S as part of the expired Grant Avenue Place Townhomes
Preliminary Plat Civil Construction Permit (U16004475) to construct the storm drainage vault on the west
side of the property.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
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6. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on August
21, 2023 and determined the application complete on August 22, 2023. The project complies with the
120-day review period.
2. A neighborhood public meeting was held on February 28, 2023 at the Renton Library. In addition to the
applicant team and City staff, there were approximately seven members of the public in attendance
according to the submitted sign in sheet (Exhibit 15), a meeting summary (Exhibit 16) was included that
summarized the questions/comments and responses.
3. The project site is located 1504-1582 SE Grant Circle (parcel no. 2023059052).
4. The site is partially developed and part of the expired Grant Place Townhomes Preliminary Plat and
Planned Urban Development (PUD) (LUA15-000885 and LUA17-000335). Due to the application’s
expiration, the proposal is now subject to current codes and regulations.
5. Access to the site is proposed via new loop unit lot driveway extended from Grant Ave S.
6. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
7. The site is located within the Residential Multi-Family (RMF) zoning classification.
8. There were approximately 53 significant trees located on-site, all tree removal activites have been
completed as the site is partially constructed. There are no significant trees remaining on the project site.
9. The site is mapped with Sensitive Slopes, Moderate Coal Mine Hazards, Moderate Landslide Hazards, High
Erosion Hazards, and seismic faults.
10. Approximately 2,300 cubic yards of material would be cut on-site and approximately 2,200 cubic yards of
fill is proposed to be brought into the site.
11. The applicant is proposing to continue construction in the winter of 2023 and end in spring of 2024.
12. Staff received did receive comments from the Duwamish Tribe (Exhibit 11) requesting that an
Inadvertent Discovery Plan (IDP) be in place prior to the recommencement of proposed construction
activities due to the potential for archeological resources being discovered on the project site.
13. No other public or agency comments were received.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
September 18, 2023 the Environmental Review Committee (ERC) issued a Determination of Non-
Significance - Mitigated (DNS-M) for the Grant Place Townhomes. The DNS-M included three (3) mitigation
measures. A 14-day appeal period commenced on September 18, 2023 and ended on October 9, 2023.
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15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. Project construction shall comply with the recommendations outlined in the Geotechnical
Report prepared by Nelson Geotechnical Associates, Inc., dated June 10, 2005 as well as the
geotechnical letter prepared by Cobalt Geosciences, LLC, dated March 3, 2023.
2. The applicant shall submit an Inadvertent Discoveries Plan prepared by a qualified professional
with the civil construction permit for review and approval by the Current Planning Project
Manager prior to permit issuance.
3. The Duwamish Tribe shall also be notified if any archeological work or monitoring is performed
on the project site.
16. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
17. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. Residential High Density unit types are designed to incorporate features from
both single-family and multifamily developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and infrastructure.
The proposal is compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
18. Zoning Development Standard Compliance: The RMF Zone provides suitable environments for multi-
family dwellings. It is further intended to conditionally allow uses that are compatible with and support a
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multi-family environment. The RMF allows for the development of both infill parcels in existing multi-family
districts with compatible projects and other multi-family development. Densities range from ten (10) to
twenty (20) du/acre with opportunities for bonuses up to twenty-five (25) dwelling units per net acre. The
proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A if all
conditions of approval are met:
Compliance RMF Zone Develop Standards and Analysis
Use: Townhomes are a permitted use within the RMF zone, provided: specified use(s)
shall be subject to the standards of RMC 4-2-115, Residential Design and Open Space
Standards, applicable to the R-10 and R-14 Zones, in lieu of the design district standards
of RMC 4-3-100. In addition, in accordance with a recently finalized code interpretation
(CI-169) (Exhibit 22) only one townhome unit is permitted per lot within the RMF zone.
As shown on the submitted plat plan (Exhibit 20), each proposed lot would include one
townhome unit.
Density: There is no minimum density requirement for townhouse development in the
RMF zone. The minimum density required for other attached dwelling units is 10
dwelling units per net acre. The maximum density permitted is 20 dwelling units per
net acre. Net density is calculated after the deduction of sensitive areas, areas intended
for public right-of-way, and private access easements.
Staff Comment: The project site has a gross site area of 93,100 sq. ft. (2.14 acres). There
are no critical areas or areas proposed for public right-of-way dedication that would be
required to be deducted from the gross site area for the purpose of calculating net
density. The proposal for 36 units on the 2.14 acre project site would result in a density
of 16.84 dwelling units per net acre, which is within the density range permitted in the
RMF zone.
Lot Dimensions: There is no minimum lot size required in the RMF zone. A minimum
lot width of 25 feet is required (30 feet for corner lots) for townhouse development. A
minimum lot width of 50 feet is required (60 feet for corner lots) for other attached
dwellings. A minimum lot depth of 50 feet is required for townhouse development. A
minimum lot depth of 66 feet is required for other attached dwellings. Individual lots
within a unit lot subdivision are not required to comply with the minimum lot size,
width, and depth requirements of the underlying zoning designation, but instead the
parent site is required to meet these standards.
The following table identifies the proposed approximate dimensions for Unit Lots 1-36.
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Unit Lot 1 1,076 21 51
Unit Lot 2 846 16.5 51
Unit Lot 3 1,025 20 51
Unit Lot 4 846 16.50 51
Unit Lot 5 1,076 21 51
Unit Lot 6 1,087 21.20 51
City of Renton Department of Community & Economic Development Grant Place Townhomes Staff Report to the Hearing Examiner LUA23-000283, PP, SA-H, ECF, MOD, V-H
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Unit Lot 7 846 16.50 51
Unit Lot 8 1,025 20 51
Unit Lot 9 1,076 21 51
Unit Lot 10 1,080 21.08 51
Unit Lot 11 846 16.50 51
Unit Lot 12 1,025 20 51
Unit Lot 13 1,076 21 51
Unit Lot 14 1,082 21.30 51
Unit Lot 15 843 16.50 51
Unit Lot 16 1,022 20 51
Unit Lot 17 843 16.50 51
Unit Lot 18 1,073 21 51
Unit Lot 19 1,073 21 51
Unit Lot 20 843 16.50 51
Unit Lot 21 1,022 20 51
Unit Lot 22 843 16.50 51
Unit Lot 23 1,082 19.07 51
Unit Lot 24 1,076 21 51
Unit Lot 25 846 16.50 51
Unit Lot 26 1,025 20 51
Unit Lot 27 1,076 21 51
Unit Lot 28 1,076 21 51
Unit Lot 29 846 16.50 51
Unit Lot 30 1,025 20 51
Unit Lot 31 1,112 21.70 51
Unit Lot 32 1,076 21 51
Unit Lot 33 846 16.50 51
Unit Lot 34 1,024 20 51
Unit Lot 35 846 16.5 51
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Unit Lot 36 1,076 21 51
Tract A (open
space) 18,909 N/A N/A
Tract B (open
space) 12,534 N/A N/A
Tract C (Tree
Preservation) 2,457 N/A N/A
Parent Lot 93,100 135 544
Staff Comment: The individual unit lots are not required to comply with the minimum
lot size, width, and depth requirements of the RMF zone. The new proposed lot lines
outline the building footprint of the individual townhome units. The parent lot meets
the minimum lot size, width and depth requirements of the RMF zone, as shown in the
table above.
Setbacks: The required setbacks for townhouse development in the RMF zone are as
follows: front yard is 10 feet, the side yard is 0 feet for the attached sides and 5 feet
for the unattached sides secondary front yard (applies to corner lots) is 20 feet, and
the rear yard is 10 feet. The required setbacks for other attached dwellings in the RMF
zone are as follows: front yard is 20 feet, the side yard is 0 feet for the attached sides
and 5 feet for the unattached sides secondary front yard (applies to corner lots) is 20
feet, and rear yard is 15 feet. If the lot abuts a single family residential zone (RC through
R-14) a fifteen foot (15') setback shall be required along the abutting side(s) of the
property. In a unit lot subdivision, the setback requirements apply to the parent site,
but would not apply to the individual unit lots.
Staff Comment: The proposed townhome project would provide a front setback that
ranges from 69-127 feet, a side (north) setback that ranges from 21 feet to 27 feet, a
side (south) setback that ranges from 31 feet to 41 feet, and a rear setback that ranges
from 21 feet to 24 feet. As the project site abuts R-8 zoned properties to the north and
east, a fifteen-foot (15’) setback would be required from the north and east property
lines. The proposed townhomes would comply with all required setbacks of the RM-F
zone.
Building Standards: The RMF zone has a maximum building coverage of 70% for
townhouse development and 35% for other attached dwellings. The maximum building
coverage may be increased to 45% through the Hearing Examiner site plan review
process. The RMF zone has a maximum impervious surface coverage of 75%.
In the RMF zone, a maximum building height of 3 stories with a wall plate height of 32
feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an
additional six (6) vertical feet from the maximum wall plate height. If the height of wall
plates on a building are less than the states maximum the roof may project higher to
account for the difference, yet the combined height of both features shall not exceed
the combined maximums. Common rooftop features, such as chimneys, may project
an additional four (4) vertical feet from the roof surface. Non-exempt vertical
projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to
six (6) vertical feet above the maximum wall plate height if the projection is stepped
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back one-and-a-half (1.5) horizontal feet from each minimum building setback line for
each one (1) vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
An additional ten feet (10') of maximum wall plate height and an additional story for a
residential dwelling structure may be obtained through the provision of additional
amenities such as additional recreation facilities, underground parking, and additional
landscaped open space areas; as determined through the site development plan
review process and depending on the compatibility of the proposed buildings with
adjacent or abutting existing residential development. The maximum wall plate height
of a residential structure shall not exceed forty-two feet (42’).
Staff Comment: The proposed townhomes would have a total footprint of 24,620
square feet, which would result in a total building coverage of 26.4 percent on the
93,100 square foot parent site, which is less than the 70 percent (70%) maximum
permitted on the parent parcel.
The project proposal would result in the development of approximately 63,434 square
feet of impervious surfaces on the project site, which would result in a total impervious
surface cover of 68 percent (68%) on the 93,100 square foot parent site, which is less
than the 75 percent (75%) maximum permitted on the parent parcel.
The proposed townhomes would have a total of 3 stories and a maximum wall plate
height of approximately 26 feet as shown on the site plan and architectural elevations
(Exhibit 5).
See also
FOF 21
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. 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 shall be
planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width
of the planting strip and the presence or lack of overhead power lines; provided, the
Administrator and City arborist shall each retain the right to reject any proposed
cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree
List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant
to the standards promulgated by the City, which may require root barriers, structured
soils, or other measures to help prevent tree roots from damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and
the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be permitted or
required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right-of-way including, but not limited to,
underground utilities, street lights, utility poles, traffic signs, fire hydrants, and
driveways; such spacing standards are identified in the City’s Approved Tree List.
Generally, the following spacing is required:
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i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center. Any additional undeveloped
right-of-way areas shall be landscaped unless otherwise determined by the
Administrator.
When a Residential Multi-family Zone or use Is abutting a less intense residential zone,
a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot
(10') wide fully sight-obscuring landscaped visual barrier, is required along the common
property line.
Staff Comment: The applicant submitted a Conceptual Landscape Plan (Exhibit 7) with
the project application materials. An eight-foot (8’) wide landscape planter is proposed
between the curb and sidewalk along Grant Ave S. The proposed landscape planter
would be planted with Chancellor little leaf Linden and blue lily turf. The Chancellor little
leaf Linden street trees are listed on the City’s approved street tree list.
A The Conceptual Landscape Plan includes a common open space area between the
proposed townhomes and Grant Ave S as well as landscaped open space areas around
the site perimeter as well as open space corridors between the and around the
proposed townhome buildings. These open space areas would be connected with
walking pathways, that include seating areas, and will be landscaped. The proposed
tree species to be planted would include: vine maple, Princeton sentry gingko, skyline
honeylocust, Jelena witch hazel, frontier elm, Douglas fir, western red cedar, and Hogan
cedar trees. Proposed shrub species would include: emerald green arborvitae,
variegated dogwood, oak-leaf hydrangea, Japanese honeysuckle, tall Oregon grape,
little kitten maiden grass, Pacific wax myrtle, evergreen azalea, red flowering current,
sarcococca hookeriana, common snowberry, and evergreen huckleberry. Groundcover
species proposed include: kinnikinnick, variegated Japanese sedge, salal, daylily, clue
cadet hosta, blue lily turf, creeping mahonia, sword fern, and lawn.
A fifteen-foot (15’) wide landscaped buffer is required along the north and east property
lines, where the project site abuts R-8 zoned properties. The applicant has requested a
variance to reduce the landscaped buffer required along the north property line to a
minimum of five feet (5’), where the driveway would abut the north property line. See
further Variance discussion below under FOF 21. There is a seventeen-foot (17’) to
twenty-five-foot (25’) wide landscaped setback along the east property line that would
separate the proposed townhomes from the abutting R-8 zoned properties to the east
and an approximate nineteen-foot (19’) landscaped setback between proposed
Building 4 and the north property line. The proposed landscaped setbacks would
adequately buffer the proposed townhomes from the existing R-8 zoned properties.
A fifteen-foot (15’) wide landscape strip is required around the perimeter of all
stormwater facilities. The proposed stormwater vault would be located beneath a
proposed common open space area along the west portion of the project site. The entire
area above the stormwater vault would be landscaped, which would satisfy this
requirement.
Landscaping within the public right-of-way would be planted prior to the recording of
the plat, landscaping within the parent parcel would be planted prior to the issuance of
a certificate of occupancy.
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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 30 percent of trees in a residential development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
The tree density may consist of existing trees, replacement trees, trees required
pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination.
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: A Tree Retention Plan (Exhibit 7) and Tree Retention Worksheet (Exhibit
17) were submitted with the project application materials. There were 53 trees
originally identified on the project site, of those trees, 10 were identified as dangerous
trees and one (1) tree was located within the public right-of-way, leaving a total of 42
significant trees. The current 30% retention requirement, would have mandated that
12.6 or 13 trees be retained onsite, all trees were previously removed as a part of
previously permitted construction activities. Tree replacement quantity is determined
based on the credit value of the trees proposed for removal. Larger, higher priority trees
shall be used for calculation of tree replacement. Based on the tree inventory included
on the Tree Retention Plan, four (4) trees measuring 33-36” were removed and would
have been assigned a total tree credit value of 48; six (6) trees measuring 22-24” were
removed and would have been assigned a total tree credit value of 54; and two (2) trees
measuring 19-21: were removed and would have been assigned a tree credit value of
16; and one tree measuring 20” was removed and would have been assigned a tree
credit value of 7. Based on the trees that were removed, the applicant would be
required to replace a total of 125 tree credits. The landscape plans include a total of 30
large species trees (15 chancellor little leaf linden trees, 8 Douglas fir trees, and 7
western red cedar trees) would be planted onsite, which would result in a total of 60
credits; and 65 medium species trees (46 Princeton sentry gingko trees, 2 skyline
honeylocust trees, 13 frontier elm trees, and 4 of the Hogan cedar trees) would be
planted, which would result in a total of 65 credits. The proposal would include the
planting of 125 replacement tree credits, which would satisfy this requirement.
The City’s Tree Retention Regulations also require that a minimum tree density of 30
credits per net acre. Based on a site area of 93,100 square feet or 2.14 acres, a total of
64 tree credits would be required to be provided onsite. The provision of tree credits
onsite may be achieved through the retention of existing trees or the planting of new
trees, however replacement tree credits, as those noted above, do not contribute to the
total minimum tree density. To comply with the minimum tree credit requirements, the
applicant is proposing to plant 30 small species trees (20 vine maple and 10 Jelena witch
hazel), which would result in a total of 7.5 tree credits, and four (4) medium species
trees, which would result in a total of (four) 4 tree credits. The proposal would include
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the planting of 11.5 tree credits, which is less than the 64 tree credits required. In order
to comply with the tree credit requirements, the applicant would be required to revise
the landscape plan to include an additional 52.5 tree credits onsite. Staff recommends,
as a condition of approval, that a final Tree Replacement Plan be submitted at the time
of construction permit review for review and approval by the Current Planning Project
Manager. The final Tree Replacement Plan shall include the planting of an additional
52.5 tree credits on the project site.
Tree protection measures would be required during project construction in accordance
with RMC 4-4-130H.10, these measures would include the installation of a 6-foot high
chain link fence as well as signage identifying the trees as protected.
See also
FOF 22
Parking: Parking regulations require that townhomes provide a minimum of 2.0 spaces
per dwelling unit. Tandem parking is allowed.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet. Within parking garages, compact stalls are not permitted to exceed
fifty percent (50%) of provided parking.
Staff Comment: The proposed project includes two (2) parking spaces per townhome
unit, with some of the units providing tandem parking spaces. The proposed tandem
spaces would utilize the compact parking space dimensions of 8-1/2 feet by 16 feet and
would occupy 12 or thirty percent (30%) of the total number of dwelling units. The
applicant has submitted a modification request to reduce the proposed stall dimensions
within the private garages from 9 feet by 20 feet to 9 feet by 18 feet, 6 inches, see
further discussion below under FOF 22. An additional seven (7) parallel guest parking
spaces are proposed along the unit lot drive.
Compliant if
condition of
approval is
met
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling for residential
developments that exceed five (5) residential units.
Staff Comment: Based on the total 36 units provided onsite, a minimum of 18 bicycle
parking spaces would be required. Staff recommends, as a condition of approval, that
the floor plans be revised to identify the required bicycle parking space within the
proposed garages or other approved location pursuant to RMC 4-4-080F.11. The revised
floor plans shall be submitted to the Current Planning Project Manager at the time of
Building Permit Review for the review and approval of the Current Planning Project
Manager.
Compliant if
conditions of
approval are
met
Refuse and Recycling: A minimum of one and one-half (1-1/2) square feet per dwelling
unit in multi-family residences shall be provided for recyclables deposit areas, except
where the development is participating in a City-sponsored program in which individual
recycling bins are used for curbside collection. A minimum of three (3) square feet per
dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty
(80) square feet shall be provided for refuse and recyclables deposit areas.
Multi-family residences using thirty-five (35) gallon garbage carts or smaller, when
allowed, must meet all of the following requirements: Storage space for carts must be
provided either within the garage or outside. Storage within a garage must be
appropriately sized to accommodate both vehicles and refuse and recycling carts.
Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area
and sixty inches (60”) high. This space must be identified on floor plans. Space for carts
to be placed on garbage pick-up day must be sufficient to accommodate the number
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of carts expected to be serviced on pick-up day. There shall be a direct connection
constructed of a smooth surface that allows carts to be smoothly rolled to the street
or other specified pick-up location.
Staff Comment: The applicant is proposing to utilize individual refuse and recycling carts
for each townhome unit, the location of where the individual carts would be stored and
picked up was not identified in the submitted application materials. Staff recommends,
as a condition of approval, that revised floor plans be submitted at the time of Building
Permit Review showing the required two feet by six feet (2’ x 6’) floor area and sixty
inches (60”) high storage area for the individual refuse and recycling carts. In addition,
site plan shall be revised to include space for carts to be placed on garbage pick-up day.
The space must be sufficient to accommodate the number of carts expected to be
serviced on pick-up day. There shall be a direct connection constructed of a smooth
surface that allows carts to be smoothly rolled to the street or other specified pick-up
location. The revised site plan shall be submitted to the Current Planning Project
Manager at the time of Construction Permit Review.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height. A fence shall not be constructed on top of a retaining wall unless
the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: A Conceptual Civil Plan Set (Exhibit 6) was included with the project
application materials. The Conceptual Civil Plans identifies retaining walls proposed on
the project site. None of the proposed retaining walls would exceed the maximum
required height of 72 inches which would comply with the maximum height permitted
for retaining walls for residential developments. Staff recommends, as a condition of
approval, that a cross section with top and toe measurements and material
composition of the proposed retaining wall be provided to the Current Planning Project
Manager at the time of Construction Permit review for review and approval.
As shown on the submitted Landscape Plan (Exhibit 7), a mix of split rail fencing with a
maximum height of forty-two inches (42”) and a six-foot (6’) high wood panel fence
would be provided on the project site. The proposed fencing would comply with the
fence height requirements.
If any fences are proposed on top of a retaining wall, the total combined height of the
retaining wall and the fence shall not exceed the allowed height of a standalone fence.
Staff recommends, as a condition of approval, that a revised landscape plan be
submitted at the time of construction permit review including a fencing detail
demonstrating that the total combined height of any fencing proposed on top of a
retaining wall would not exceed the maximum height permitted for a standalone fence.
The fencing detail shall be submitted to the Current Planning Project Manager for
review and approval.
There appears to be a retaining wall located near Grant Ave S, which would be required
to be setback a minimum of three feet (3’) from the property line with landscaping
between the wall and the property line. Staff recommends, as a condition of approval
that a revised landscape plan be submitted at the time of Construction Permit review
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for review and approval by the Current Planning Project Manager. The revised
landscape plan shall include a three-foot (3’) landscaped setback between any retaining
walls and the front property line along Grant Ave S.
19. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) as applied to the R-10 and
R-14 zones shall apply to unit lot subdivisions within the RMF zone. The Standards implement policies
established in the Land Use Element of the Comprehensive Plan, enhance quality of life by encouraging
new residential development to produce beautiful neighborhoods of well-designed homes, and to mitigate
adverse impacts of density for the neighborhood and the surrounding community. Compliance with Site
Design Standards must be demonstrated prior to approval of the subdivision. These standards are divided
into three (3) areas: site design, open pace, and residential design. Compliance with Residential Design
Standards would be verified prior to issuance of the building permit for the new single-family homes. The
proposal is consistent with the following design standards, unless noted otherwise:
Compliance Design Standards R-10 and R-14 and Analysis
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The proposal includes eight (8) multifamily townhome structures with
four to five (4-5) units per structure and each building would be composed of (3)
different single family unit types (E16, F20 & F21). E16 is a two-bedroom townhome
unit and F20 and F21 are both three-bedroom townhome units. The individual unit lots
range in size from 843 square feet to 1,087 square feet. The proposal would include a
variety of unit lot sizes and townhome unit sizes.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: The proposed development is required to comply with the current
version of the City of Renton Surface Water Design Manual (RSWDM).
Complies with
the intent and
guidelines of
this standard
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
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1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight foot (8') separation from any dwellings.
Staff Comment: The garages of the proposed units would be attached beneath the
second floor living space and located to the rear of the proposed structures. All garages
would be accessed from the proposed unit lot drive, located at the rear of the units and
around the site perimeter. The garage designs are similar to that of the townhomes.
The proposed garages would comply with the intent of this standard.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: Not applicable, the project site is less than 10 acres in area.
Compliant
with the intent and
guidelines of
this standard
Standards for Common Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings. For sites one (1) acre or smaller in
size, open space(s) shall be no less than thirty feet (30') in any dimension. For
sites larger than one (1) acre in size, open space(s) shall be no less than forty
feet (40’) in any dimension. For all sites, allow for variation, open space(s) of
less than the minimum dimensions (thirty feet (30’) or forty feet (40’), as
applicable) are allowed; provided that when all of a site’s open spaces are
averaged the applicable dimension requirement is met (Exhibit 7).
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5. A pedestrian entry easement can be counted as open space if it has a minimum
width of twenty feet (20') and within that twenty feet (20’) a minimum five feet
(5') of sidewalk is provided.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
one foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Staff Comment: Based on the proposal for 36 townhome units, a total of 12,600 square
feet of common open space would be required. Landscaped common open space, is
proposed within three (3) common open space/utility tracts (Tracts A, B, and C).
Common open spaces include a 6,685 square foot park fronting Grant Ave S, two (2)
smaller open spaces with seating areas between buildings 1-3 & 6-8 totaling 2,564
square feet, and another 1,657 square foot pocket park at the east bend in the loop
access drive. Additionally, there is a small trellis covered area on the east end of the site
providing 278 square feet. In addition, there is a tree conservation area to the southeast
that totals 2,595 square feet. The project site would have a total provided common open
space area of 13,779 square feet, which would exceed the 12,600 square foot
requirement. The proposed common open space within Tract A would have a minimum
dimension of approximately 70 feet. None of the other open space tracts within the
proposed development would comply with the forty-foot (40’) minimum dimensional
requirement, however all proposed common open spaces would be landscaped, Tracts
A and B would also be programmed with seating and paved pedestrian walkways.
Proposed common open space areas would be distributed throughout the proposed
development and would be located abutting the majority of the proposed dwelling
units. No above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens,
etc.) are proposed within the common open space areas. Therefore, the proposed
common opens space areas would comply with the intent and guidelines of this
standard.
Complies with
the intent and
guidelines of this standard
Standards for Private Yards: Developments of four (4) or more dwelling units: Each
ground-related dwelling shall have a private yard that is at least two hundred fifty (250)
square feet in size with no dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Staff Comment: Each individual unit lot includes private open space. Each unit lot would
have its own private yard area. Private open spaces are all located contiguously to the
units they serve and vary in size from 223.5 square feet to 356.5 square feet some of
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these are smaller than the minimums required for each unit independently but the
overall provided comes out to be in excess of the code minimum. The private yards
would comply with the minimum eight-foot (8’) dimensional requirement. In addition,
many of the private open space areas are contiguous with the common open spaces
areas throughout the development, which visually increases the size of the private open
space. The proposed private open space areas would therefore comply with the intent
and guidelines of this standard.
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Desi n Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: The project site has frontage along Grant Ave S, frontage
improvements, which would include a sidewalk would be constructed. In addition, the
proposed project would include paved pedestrian walkways within the proposed open
space areas, providing pedestrian connections throughout the development. All
pedestrian walkways would have widths of four (4) to five (5) feet. Additionally, a four-
foot (4’) wide concrete walkway is proposed along the looped unit lot drive to provide
pedestrian access along the rear of the units.
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
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Staff Comment: The primary entries for Buildings 1-3 and 6-8 would be oriented towards
a centralized open space area and the primary entries for Buildings 4 and 5 would be
oriented towards the open space area located around the perimeter of the site (to the
north and south of these units). The entries to all units would include a porch with a
minimum depth of five feet (5') and a minimum height of twelve inches (12") above
grade (see Architectural Elevations, Exhibit 5 and Civil Construction Plans, Exhibit 6).
Façade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2') in
depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all façades facing streets or public spaces.
Staff Comment: The primary building elevations include modulation and articulations
throughout the units and entries are oriented toward the open space.
Compliant if
condition of
approval is
met
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
Staff Comment: The proposed elevations include primary windows that are
proportioned vertically. All primary doors would have inset vertical glass reveals that
would face an open space. It does not appear that three and one-half inches (3 1/2")
trim is proposed around all doors. Staff recommends, as a condition of approval that all
doors be trimmed with three and one-half inches (3 1/2") trim or the applicant submit
an alternative that meets the intent and guidelines of the design section. Revised
architectural elevation shall be submitted at the time of Building Permit review for
review and approval by the Current Planning Project Manager.
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3. To differentiate the same models and elevations, different colors shall be used,
and
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4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: The primary building form is the dominating form and no porches would
exceed one story. A color palette coded to the exterior elevations was provided with the
submitted application materials (Exhibit 5), the proposed color palette would include
different but coordinating colors for the proposed townhomes.
Compliant if
condition of
approval is
met
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The proposed elevations indicate that all roof colors would be the same
and no information was provided that indicated whether or not the proposed roofing
material was fire retardant. Staff recommends, as a condition of approval, that the
project proposal incorporate a variety of roofing colors and that the roofing material be
fire retardant. Revised colored elevations demonstrating compliance with this
requirement shall be submitted to the Current Planning Project Manager at the time of
Building Permit Review.
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: The proposed elevations include eaves and facia that would comply
with this requirement.
Compliant if
condition of
approval is
met
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: Staff was unable to verify whether the required three and one-half
inches (3 ½”) minimum trim would be provided around all windows and doors. In
addition, staff was unable to verify the presence of one of the following architectural
details: shutters, knee bracers, flower boxes, or columns. Therefore, staff recommends,
as a condition of approval that the applicant either submit revised elevations providing
the required three and one-half inches (3 1/2") minimum trim surrounding all windows
and doors and one of the following architectural details: shutters, knee braces, flower
boxes, or columns. Alternatively, the applicant may submit a request to vary from any
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of these standards by meeting the intent and guidelines of the design section. The
revised elevations or intent and guidelines request shall be submitted to the Current
Planning Project Manager for review and approval at the time of building permit
review.
Compliant if
condition of
approval is
met
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval.
4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: A fully detailed materials board and corresponding elevation drawings
were not submitted with the application materials; therefore, staff is unable to verify
compliance with this requirement. Staff recommends, as a condition of approval that a
fully detailed materials board and color palette coded to each building elevation, be
provided to the Current Planning Project Manager for review and approval at the time
of building permit review.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance with this requirement would be verified at the time of civil
construction review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: Not applicable, no hot tubs or pools are proposed.
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Compliant if
condition of approval is
met
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Utility box locations were not shown on the landscape plan. Staff
recommends, as a condition of approval that the applicant submit a detailed landscape
plan with utility box locations and any utility boxes that are visible to the public shall be
screened with berms and/or landscaping. The final detailed landscape plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil
construction permit approval.
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: All units would have individual trash containers, see previous discussion
above under FOF 18. The day-to-day storage location within the garage spaces would
have minimal impact on residents and their neighbors and would not be visible to the
public except on trash collection day.
20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
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: As discussed in the Environment Review Committee (ERC) Report
(Exhibit 1), a Geotechnical Report and subsequent letter were included with the
submitted project application materials. The Geotechnical report was prepared by
Nelson Geotechnical Associates, Inc. and was dated June 10, 2005 (Exhibit 8). This
report summarized existing surface and subsurface conditions and provides general
recommendations for the site development as proposed. Conclusions in their report are
based on a subsurface investigation, using analysis of material excavated from (eight)
8 test pits ranging from 4.5 to 8.5 feet in depth and documentation related to geology
of the vicinity.
According to this report, there was no evidence found of previous coal mining activities,
which were known to occur in the vicinity of the property. This, with research of records
available at the Washington State Department of Natural Resources, resulted in the
conclusion that mining operations were not specifically located at the site.
The soil conditions on the site are summarized as follows, the top 0.5 to 1.5 feet of the
site consists of loose topsoil. This is underlain by competent native glacial till deposits,
which was found to the bottom of the test pits. The geotechnical report concludes that
the site is compatible with the proposed development and that structures may be
founded on the native medium dense or better soil that would be encountered at
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approximately 1 to 2 feet below the existing ground surface. Use of shallow
foundations, with footings extended through loose surficial soil to underlying
competent glacial till soils is recommended.
Minor to moderate groundwater seepage, probably from perched water, was found at
depths ranging from 2.5 to 7.5 feet below the existing grade. Although there is no
indication of a regional groundwater table within the area explored, this groundwater
would probably be present, in varying amounts depending on seasonal rainfall,
throughout the year. It was concluded that earthwork actives during the wet season
could be impacted by groundwater conditions onsite.
The report concludes that the proposed project would be feasible from a geotechnical
standpoint. The Environmental Review Committee (ERC) adopted the following
mitigation measure to ensure that project construction continues in accordance with
the geotechnical recommendations provided in Exhibits 8 and 9: Project construction
shall occur in accordance with the Geotechnical Report prepared by Nelson
Geotechnical Associates, Inc., dated June 10, 2005 as well as the geotechnical letter
prepared by Cobalt Geosciences, LLC, dated March 3, 2023.
21. Variance Analysis: The applicant is requesting approval of an administrative Variance to RMC 4-4-070F.4.b
that requires a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10')
wide fully sight-obscuring landscaped visual barrier when a multifamily zone or use is abutting a less
intense residential zone. The applicant proposes to reduce the required landscaped visual barrier along
the north property line, in the vicinity of the unit lot drive, abutting the R-8 zone, to a five-foot (5’)
landscaped visual barrier. The proposal is compliant with the following variance criteria, pursuant to RMC
4-9-250.B.6. Therefore, staff recommends approval of the requested variance.
Compliance Variance Criteria and Analysis
a. That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary because of special circumstances applicable to subject
property, including size, shape, topography, location or surroundings of the subject
property, and the strict application of the Zoning Code is found to deprive subject
property owner of rights and privileges enjoyed by other property owners in the
vicinity and under identical zone classification.
Staff Comment: The applicant contends that practical difficulties exist and that the
variance is necessary due to the site constraints, resulting from partial construction of
the site improvements, and use of the neighboring property as a PSE transmission line
corridor. The site is partially constructed, with all building foundations being poured and
the looped unit lot drive having been installed. Due to the Renton Regional Fire
Authority’s requirement for a twenty-foot (20’) wide paved emergency access around
the site perimeter, there is not sufficient room to accommodate the required ten-foot
(10’) wide landscaped visual barrier along the north property line between the unit lot
drive and north property line.
Staff has reviewed the request and concurs that the requirement for a ten-foot (10’)
landscaped visual barrier along the north property line result in a practical difficulty for
continuing construction on the project site. In addition, as the abutting R-8 zoned
property is developed as a PSE transmission line corridor and not single-family
residential development, a buffer between the two uses is not as necessary. The
transmission line corridor accommodates high voltage overhead power lines and future
development of the area north of the project site would be unlikely. The proposed five-
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22. Modification Analysis: The applicant is requesting a modification from the Parking Regulations (RMC 4-4-
080F.8) to reduce the parking stall depth requirement from twenty feet (20’) to eighteen feet, six inches
(18’-6”) within the private garages. The proposal is compliant with the following modification criteria,
foot (5’) landscaped visual barrier combined with the proposed six-foot (6’) wood fence
would provide adequate buffering between residents of the proposed townhomes and
the neighboring transmission line corridor.
b. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in
which subject property is situated.
Staff Comment: The applicant contends that the requested variance would not be
materially detrimental to the public or injurious to surrounding properties in the vicinity
as it would allow for construction on the project site to continue in accordance with the
original land use entitlements.
Staff has reviewed the request and concurs that the requested variance would not be
materially detrimental to the public welfare or injurious to properties in the vicinity. As
previously discussed, the ten-foot (10’) landscaped visual barrier is intended to provide
a buffer from multi-family structures to neighboring single family development. As the
neighboring property is developed as a high voltage overhead PSE transmission line
corridor and would not be developed as a single-family residential use, it is not
anticipated that a five foot wide sight obscuring barrier would be materially-
detrimental to the public welfare or injurious to the property or improvements in the
vicinity and zone .
c. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the
subject property is situated.
Staff Comment: The applicant contends that the requested variance would allow for
construction to continue on the project site in accordance with the previously approved
land use entitlements. As previously discussed above, the neighboring R-8 zoned
property would not be developed for a single-family use as the property is currently
being used as a PSE transmission line corridor.
Staff has reviewed the request and concurs that the requested setback variance would
not be a special privilege as the buffer requirement is intended to provide a visual barrier
between multi-family and single-family residential uses. As the neighboring property is
used as a PSE transmission line corridor, the five-foot wide landscaped visual barrier
with opaque fencing would provide adequate screening and not a grant of special
privilege.
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: As discussed above, the applicant contends that the requested variance
is the minimum necessary to allow for the continued construction of the proposed
townhome development in conformance with the previously approved land use
entitlements.
Staff has reviewed the request and concurs that the requested variance is the minimum
necessary to allow for the construction of the proposed townhome development with
the required twenty-foot (20’) wide emergency access.
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pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending
approval of the requested modification, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: See FOF 17, Comprehensive Plan Analysis. The requested modification
would be the minimum necessary to implement the policies and objectives of the
Comprehensive Plan as it would allow construction of a partially constructed site to
continue, while providing sufficient parking for the proposed townhomes.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the modification request would meet the
function intended by the Code requirements as the development was previously
permitted and partially-constructed. The requested modification would allow for
project construction to continue without demolishing the partially constructed
structures.
Staff has reviewed the request and concurs the proposed modification would meet the
objectives of function and maintainability intended by the code requirements. The City’s
structured parking space standards require a minimum depth of sixteen feet (16’), the
applicant’s proposal to reduce the required standard parking stall depth from twenty
feet (20’) to eighteen feet, six inches (18’-6”) which would still exceed the depth required
for parking stalls within structured parking garages.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts to other properties from the
requested modification. The proposed project would provide adequate parking onsite
for residents as well as guests and the reduced parking stall depth would still exceed the
minimum depth requirements for parking stalls within structured parking garages.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
23. Modification Analysis: The applicant is requesting a modification from the Unit Lot Drive Standards (RMC
4-6-060K). Unit lot driveways are permitted to serve a maximum of nine (9) units and are required to
include a curb, an eight-foot (8’) landscape strip and five-foot (5’) sidewalk around the perimeter of the
unit lot driveway. The applicant is requesting a modification that would allow more than nine (9) units to
access off the unit lot drive, to eliminate the landscape strip and to reduce the width of the sidewalk to
four feet (4’) and install the sidewalk as a concrete walkway that would be flush with the asphalt driveway.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification,
subject to conditions as noted below:
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Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: See FOF 17, Comprehensive Plan Analysis. The Land Use Element has
applicable policies listed under a separate section labeled Promoting a Safe, Healthy,
and Attractive Community. These policies address walkable neighborhoods, safety, and
shared uses. The intent of the policies is to promote new development with walkable
places that support grid and flexible grid street and pathway patterns, and are visually
attractive, safe, and healthy environments. The requested modification to the unit lot
drive standards would be the minimum necessary to meet the intent of these policies.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends the requested modifications to the unit lot
driveway standards would meet the objectives and function intended by Code
requirements by providing primary residential access with the drive lane profile of an
alley way (RMC 4-7-150(5) while still allowing for emergency access with a full paved
20’ fire lane. By changing the paving style from asphalt to scored concrete for the four-
foot (4’) portion of roadway nearest the buildings, the pedestrian sidewalk is given clear
delineation from the travel lane and still is easily traversable by fire apparatus vehicles
in the event of an emergency. Landscaping between the drive lane and the sidewalk
must be omitted to function as a twenty-foot (20’) wide fire lane and site constraints
preclude the applicant from complying with the full unit lot drive standard
requirements.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. By allowing the unit lot drive to
access more than the maximum nine (9) required dwelling units, the access within and
around the project site is permitted to be consolidated into one (1) contiguous access
that safely and efficiently provides vehicular and pedestrian access through and around
the project site. In addition, landscaping would be installed around the perimeter of the
paved unit lot driveway between the unit lot drive and abutting properties. Staff
recommends, as a condition of approval, that a six-inch (6”) vertical curb be installed
between the unit lot driveway and abutting landscaped areas. Revised civil plans
showing the curb shall be submitted at the time of Construction Permit review for
review and approval by the Current Planning Project Manager.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts to other properties from the
requested modification. The requested modification would allow for project
construction to continue on the project site as initially approved while providing safe
and efficient pedestrian and vehicular access to and around the project site.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
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e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
24. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-14
zoning classification and for unit lot subdivisions when it is not exempt from Environmental (SEPA) Review.
For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general
level of detail to ensure nothing would 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 17, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance.
Compliant if conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 19, Design Standards.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
Compliant if
condition of
approval is met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: The proposed development would include the construction of 36
townhome units in eight (8) buildings on the project site. The proposed townhomes
would have three (3) stories and a maximum wall plate height of 32 feet. The proposed
structures have been sited such that four (4) of the buildings would face an interior
landscaped pedestrian open space area and the remaining two (2) building would front
on open space areas along the north and south sides of the project site. The proposal
would not result in an overconcentration of development on a particular portion of the
project site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal includes pedestrian walkways around the perimeter of the
proposed unit lot drive and throughout the proposed open space areas with connections
to the sidewalk to be constructed along Grant Ave S. In addition, the proposal includes
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a unit lot driveway that would provide vehicular access to the proposed townhome
units.
Utilities, Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize
views from surrounding properties. Locate utilities underground consistent with RMC
4-6-090.
Staff Comment: The proposed townhomes would not include loading and storage areas
that require screening or roof top mechanical equipment. The applicant did not provide
sufficient details of surface mounted equipment and/or screening for such equipment
with the land use application. Therefore, staff recommends as a condition of approval,
the applicant submit a separate detailed utility and landscape plan set identifying the
location and screening provided for all surface utility/mechanical equipment required
for each townhome. The surface mounted utility plan shall include cross-section details
and screening measures consistent with the overall design of the development with the
civil construction permit application. The applicant shall work with franchise utilities to
ensure, as practical, utility boxes are located out of public ROW view, active common
open spaces, and they shall not displace required landscaping areas. The utility and
landscape plan set shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
See also discussion under FOF 18, Zoning Development Standard Compliance:
Landscaping.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
Staff Comment: It is not anticipated that the proposed townhomes would impact any
views of the surrounding properties.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan (Exhibit 5) was included with the land use application
materials. The lighting plan included light fixture details that would provide pedestrian
scale illuminated throughout the development.
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation.
Staff Comment: Common open space areas have been sited throughout the
development, which would provide privacy and buffer some of the noise either entering
or leaving the project site.
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Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The proposed development includes eight (8) separate structures
spread throughout the project site. Interspersed between the individual buildings would
be open space areas programmed with pedestrian walkways, landscaping, and seating
areas. In addition, a circular unit lot drive is proposed to provide access to each of the
townhome units. The proposed structures would be three stories in height and are not
anticipated to be overscale in relation to natural characteristics, views and vistas,
sunlight, prevailing winds, and pedestrian and vehicle needs.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces.
Staff Comment: Not applicable as site grading and tree removal activities have largely
already occurred on the project site.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as bioretention
areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or
adding vegetation to parking areas; (4) placing existing parking that exceeds maximum
parking ratios in permeable pavement designed consistent with the Surface Water
Design Manual in RMC 4-6-030; and (5) using other low impact development
techniques consistent with RMC 4-6-030.
Staff Comment: On-site unit parking would be located in the townhome garages and
seven (7) guest parking spaces would be located along the unit lot drive.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to
enhance the appearance of the project. Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles
or pedestrian movements.
Staff Comment: Landscaping is proposed to soften the appearance of the proposed
development and to provide shade and privacy where needed (Exhibit 7). See also
discussion under FOF 18, Zoning Development Standard Compliance: Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points
on the site and, when feasible, with adjacent properties.
Staff Comment: The modified unit lot drive would provide access to all the townhomes.
None of the townhomes would take direct driveway access off of Grant Ave S, thereby
reducing the number of curb cuts generated by the looped 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.
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Staff Comment: Pedestrian connections are proposed throughout the development,
connecting the townhomes to the public right-of-way and to common open spaces
throughout the project site. The proposed concrete sidewalks would provide a safe and
efficient pedestrian circulation system. The proposed modified unit lot driveway would
provide vehicular access through the project site. None of the townhomes would directly
access off a public right-of-way, thereby providing a safe and efficient vehicular
circulation pattern.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable, no separate loading and delivery areas are required for
townhomes.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The nearest public transit is offered along S Puget Drive, approximately
1,450-feet walking distance south of the subject site at the intersection of S Puget Drive
& Grant Avenue S. Metro Transit Routes 102 (routes to Downtown Seattle) and 148 (to
Renton Transit Center) are available. See discussion under FOF 18, Zoning Development
Standard Compliance: Bicycle parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See previous discussion above under Access and Circulation.
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 discussion above under FOF 19, Design Standards: Standards for
Common Open Space.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access to shorelines requirement is not applicable to the
proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The proposed project does not contain any natural resource areas,
viable trees, or natural systems on the project site.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Renton Fire Authority staff indicated that sufficient resources
exist to furnish services to the proposed development if the applicant provides Code
required improvements and fees. A Fire Impact Fee, would be applicable to the proposal.
The current fee is $964.53 however the fee in effect at the time of building permit
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issuance would be assessed for this project. Credit will be given for impact fees already
paid for as part of the expired Grant Avenue Place Townhomes Building Permits.
Water and Sewer.
Staff Comment: Water service is provided by the City of Renton. The site is in the Rolling
Hills service area in the 490 hydraulic pressure zone. There is an existing 12-inch City
water main located in Grant Ave S that would deliver a maximum total flow capacity of
3,400 gallons per minute (gpm). The approximate static water pressure is 77 psi at the
elevation of 310 feet. A 10-inch City water main was constructed within the proposed
SE Grant Circle private drive as part of the expired Grant Avenue Place Townhomes
Preliminary Plat Civil Construction Permit (U16004475) and has been connected into the
12-inch City water main in Grant Avenue S.
Based on the review of project information submitted, Renton Regional Fire Authority
(RRFA) has determined that the fire flow demand for the proposed development,
including the use of a fire sprinkler system, is 3,250 gpm. An existing 10-inch water main
loop and fire hydrants were constructed as part of the expired Grant Avenue Place
Townhomes Preliminary Plat Civil Construction Permit (U16004475). The looped water
main system and fire hydrants appear to provide the required domestic and fire flow
demand required.
Individual one-inch (1”) water meter services are required to be provided to each
individual townhome unit.
The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,850.00. Credit will be given
for SDC already paid for as part of the expired Grant Avenue Place Townhomes
Preliminary Plat Civil Construction Permit (U16004475). SDC fees are assessed and
payable at permit issuance.
Sewer service is provided by the City of Renton. There is an existing 8-inch PVC gravity
wastewater main located approximately 160 lineal feet south of the project site in Grant
Ave S. An 8-inch sewer main extension is required within Grant Avenue S and SE Grant
Circle extending to the upstream end of the project frontage. A portion of the sewer
main improvements were constructed as part of the expired Grant Avenue Place
Townhomes Preliminary Plat Civil Construction Permit (U16004475).
In addition, a separate side sewer would be required for each unit. Side sewers for each
unit were constructed as part of the expired Grant Avenue Place Townhomes
Preliminary Plat Civil Construction Permit (U16004475). These side sewers and
connecting sewer mains will have to be cleaned prior to connection to the City’s system.
SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 1-inch meter is $3,650.00 per meter. Credit will be given for
SDC already paid for as part of the expired Grant Avenue Place Townhomes Preliminary
Plat Civil Construction Permit (U16004475). SDC fees are payable at construction permit
issuance.
Drainage.
Staff Comment: The applicant submitted a Stormwater Site Plan/Report, prepared by
Furr Engineering Services, PLLC, dated April 3, 2023 (Exhibit 10) and a Geotechnical
Report and subsequent letter. The Geotechnical report was prepared by Nelson
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Geotechnical Associates, Inc. and was dated June 10, 2005 (Exhibit 8). The letter was
prepared by Cobalt Geosciences, LLC, dated March 3, 2023 (Exhibit 9).
There is an existing storm drainage system in Grant Avenue S. A storm water detention
and water quality vault was constructed on the west side of the property as part of the
expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit
(U16004475) and Building Permit (B18004340). Portions of the storm drainage
conveyance system on site was also constructed as part of the expired Grant Avenue
Place Townhomes Preliminary Plat Civil Construction Permit (U16004475). Runoff from
the site sheet flows into the onsite conveyance system, to the onsite storm water vault,
and finally to the storm drainage conveyance system within Grant Avenue S. The storm
drainage facility onsite and offsite proposed for the expired project has not been
confirmed to be in compliance with City standards. The applicant would be required to
demonstrate that the existing vault would satisfy the requirements of the 2022 RSWDM.
Surface water system development fee is $0.92 per square foot of new impervious
surface, but not less than $2,300.00. Stormwater SDC fees are payable prior to issuance
of the construction permit. Credit will be given for SDC already paid for as part of the
expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit
(U16004475).
Transportation.
Staff Comment: Access to the site is proposed via a modified unit lot driveway access off
Grant Ave S. See previous modification discussion under FOF 23 and further discussion
under FOF 25, Subdivision Regulations and Analysis: Access and Streets.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The current rate of transportation impact fee is $8,031.94
per net new PM peak hour person vehicle trip. The transportation impact fee is assessed
at the rate at the time of building permit issuance. Credit will be given for impact fees
already paid for as part of the expired Grant Avenue Place Townhomes Building Permits.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
25. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
condition of
approval is
met
Unit Lot Subdivision: Unit lot subdivisions are permitted in the R-10, R-14, RMF, and
CV zone for new townhome development.
Parent sites developed or proposed to be developed with attached townhouse
dwellings may be subdivided into unit lots and the remainder of the parent site shall
be platted as one or more tracts. The whole parent site shall meet applicable
development standards as though it were a standalone lot. Any private open space or
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private amenities for a dwelling unit shall be provided on the same unit lot as the
dwelling unit.
Prior to the recording of the plat, the applicant shall provide final covenants,
declarations and restrictions in a form satisfactory to the City Attorney, and shall record
the document with the King County Recorder.
All common open space and facilities, private utility infrastructure, exterior building
facades and roofs, and other physical improvements to the land, as determined by the
Administrator, shall be maintained in perpetuity by the homeowners’ association,
unless otherwise agreed to by the City. The covenants, declarations and restrictions
shall provide authority for the City, after providing reasonable written notice to the
homeowners’ association and opportunity to perform required maintenance, to
recover any costs incurred by the City to maintain private infrastructure or common
areas due to a failure of the homeowners’ association to adequately maintain privately
owned improvements. In order to ensure that the City can recover its costs for
performing required maintenance, the City may file a lien against the property or
accept other appropriate security approved by the City.
Staff Comment: See discussion regarding parent site compliance under FOF 18, Zoning
Development Standard Compliance: Lot Dimensions, Setbacks, and Building Standards.
Staff recommends, as a condition of approval, that all common open space and
facilities, private utility infrastructure, exterior building facades and roofs, and other
physical improvements to the land, be maintained in perpetuity by the homeowners’
association. Draft Homeowner’s Association documents include CC and R’s shall be
submitted at the time of Final Plat Review for the review and approval by staff by the
Current Planning Project Manager. Staff further recommends, as a condition of
approval, that all tracts (e.g. unit lot driveway, drainage, open space, etc.) be placed
within separate tracts that would be owned and maintained by the Homeowner’s
Association.
Any private open space for each individual dwelling unit would be required to be placed
on the same unit lot as the dwelling unit. It was unclear if the proposal would comply
with this requirement. Therefore, staff recommends, as a condition of approval, that all
private open space areas attributed to each individual dwelling unit be located on the
same unit lot as the dwelling unit. A revised plat map shall be submitted at the time of
Construction Permit Review for review and approval by the Current Planning Project
manager, that demonstrates compliance with this requirement.
Access: The parent site shall have direct vehicular access to a public street. Each unit
lot shall have direct vehicular access to either a public or private roadway.
Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may
serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street.
The paved roadway shall be a minimum of sixteen feet (16') wide; the Renton Regional
Fire Authority may require the paved roadway to be up to twenty feet (20') wide.
Except for points of ingress/egress, curbs shall be installed along the perimeter of the
roadway. There shall be an eight foot (8') wide landscaping strip between the curb and
a five foot (5') wide sidewalk along one side of the unit lot drive.
Alleys may be used for vehicular access, but are not to be considered as the primary
access for emergency or Fire Department concerns. Alleys require a minimum right-of-
way width of 16 feet and a minimum pavement width of 12 feet in residential zones.
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The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: Access to the proposed lots is proposed via a modified unit lot driveway
extending from Grant Ave S, see modification discussion above under FOF 23.
N/A Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable, no new blocks would be created.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: A Trip Generation Assessment, prepared by Heath & Associates, dated
April 26, 2023 (Exhibit 12) was submitted with the project application materials.
According to the submitted Trip Generation Assessment (Exhibit 12), for single-family
attached units, ITE data estimates the 36 dwelling units can generate 224 average
weekday daily trips with 13 trips occurring the AM peak hour and 18 trips in the PM
peak hour. A Transportation Concurrency Test (Exhibit 13) was issued for the proposal,
it was concluded that the proposal passed the transportation concurrency test in
accordance with RMC 4-6-070D.
Grant Avenue South is a residential street with an existing ROW width of 60 feet, as
measured using the King County Assessor’s Map. The Code required street section for
this portion of Grant Avenue South includes a half street paved travel width of 10 feet,
an on-street parking lane, storm drainage improvements, 0.5 feet wide curb, 8 ft wide
landscaped planter, and a 5 ft wide sidewalk. The ROW width will be required to extend
to the back of the sidewalk. This may require a ROW dedication of a minimum 1.5 feet,
subject to survey verification. The ROW dedication and the street improvements are
required to be provided by the developer. The maximum slope back of sidewalk is
4H:1V. The sidewalk and a portion of the roadway have been removed on the east side
of Grant Avenue S as part of the expired Grant Avenue Place Townhomes Preliminary
Plat Civil Construction Permit (U16004475) to construct the storm drainage vault on the
west side of the property.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed unit lots would meet the requirements for a unit lot
subdivision and would be compatible with the RM-F zoning development standards if
all conditions of approval are complied with. All lots are rectangular in shape and would
take direct access via a unit lot driveway (Exhibit 5).
26. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Talbot Hill
Elementary (1.6 mile from the subject site), Dimmitt Middle School (4 miles from the
subject site) and Renton High School (2.3 miles from the subject site). RCW
58.17.110(2) provides that no subdivision be approved without making a written
finding of adequate provision made for safe walking conditions for students who walk
to and from school and/or bus stops.
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Future students are designated to be transported to school via bus for Elementary,
Middle, and High School. It is unclear where bus stops will be located for the proposed
development. Therefore, staff recommends as a condition of approval the applicant
be required to demonstrate safe walking conditions for students to/from the subject
plat to bus stop locations prior to construction permit.
A School Impact Fee, based on new multi family dwelling, will be required in order to
mitigate the proposal’s potential impacts to the Renton School District. The fee is
calculated and payable to the City as specified by the Renton Municipal Code at the
time of building permit issuance. Currently the fee is assessed at $3,697.00 per multi
family dwelling unit, plus a 5% surcharge fee.
Parks: A Park Impact Fee would be required for the future townhomes. The current
Park Impact Fee is $2,222.84 (for 5 or more units). The fee in effect at the time of
building permit issuance is applicable to this project and is payable at the time of
building permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Residential Multi-Family (RMF) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant complies with
City Code and conditions of approval, see FOF 18.
3. The proposed unit lot subdivision complies with the Residential Design and Open Space Standards
provided the applicant complies with City Code and conditions of approval, see FOF 19.
4. The proposed unit lot subdivision complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 20.
5. The proposed unit lot subdivision complies with the Variance criteria provided the applicant complies with
City Code and conditions of approval, see FOF 21.
6. The proposed unit lot subdivision complies with the Parking Modification criteria provided the applicant
complies with City Code and conditions of approval, see FOF 22.
7. The proposed unit lot subdivision complies with the Street Standards Modification criteria provided the
applicant complies with City Code and conditions of approval, see FOF 23.
8. The proposed unit lot subdivision complies with the Site Plan Review criteria provided the applicant
complies with City Code and conditions of approval, see FOF 24.
9. The proposed unit lot subdivision complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 25.
10. The proposed unit lot subdivision complies with the street standards as modified in FOF 23 and as
established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 25.
11. There are safe walking routes to the school bus stop, see FOF 26, provided the project complies with all
advisory notes and conditions of approval.
12. There are adequate public services and facilities to accommodate the proposed unit lot subdivision, see
FOF 26.
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13. Key features, which are integral to this project include a looped one way modified unit lot driveway with
a four-foot (4’) wide concrete, scored, walkway, an underground stormwater vault, landscaped open
space with paved pedestrian walkways, pedestrian scale lighting, and seating areas.
J. RECOMMENDATION:
Staff recommends approval of the Grant Place Townhomes Preliminary Unit Lot Subdivision, Site Plan Review,
Variance, Parking Modification, and Street Modification, File No. LUA23-000283, PP, SA-H, ECF, MOD, V-H, as
depicted in the Site Plan (Exhibit 5), subject to the following conditions:
1. A Final Tree Replacement Plan shall be submitted at the time of construction permit review for review
and approval by the Current Planning Project Manager. The final Tree Replacement Plan shall include the
planting of an additional 52.5 tree credits on the project site.
2. The floor plans shall be revised to identify the required bicycle parking space within the proposed garages.
The revised floor plans shall be submitted to the Current Planning Project Manager at the time of Building
Permit Review for the review and approval of the Current Planning Project Manager.
3. Revised floor plans shall be submitted at the time of Building Permit Review showing the required two
feet by six feet (2’ x 6’) floor area and sixty inches (60”) high storage area for the individual refuse and
recycling carts. In addition, site plan shall be revised to include space for carts to be placed on garbage
pick-up day. The space must be sufficient to accommodate the number of carts expected to be serviced
on pick-up day. There shall be a direct connection constructed of a smooth surface that allows carts to be
smoothly rolled to the street or other specified pick-up location. The revised site plan shall be submitted
to the Current Planning Project Manager at the time of Construction Permit Review.
4. A cross section with top and toe measurements and material composition of the proposed retaining wall
shall be provided to the Current Planning Project Manager at the time of Construction Permit review for
review and approval.
5. A revised landscape plan shall be submitted at the time of construction permit review including a fencing
detail demonstrating that the total combined height of any fencing proposed on top of a retaining wall
would not exceed the maximum height permitted for a standalone fence. The fencing detail shall be
submitted to the Current Planning Project Manager for review and approval.
6. A revised landscape plan shall be submitted at the time of Construction Permit review for review and
approval by the Current Planning Project Manager. The revised landscape plan shall include a three-foot
(3’) landscaped setback between any retaining walls and the front property line along Grant Ave S.
7. The project proposal shall incorporate a variety of roofing colors and that the roofing material shall be fire
retardant. Revised colored elevations demonstrating compliance with this requirement shall be submitted
to the Current Planning Project Manager at the time of Building Permit Review.
8. The applicant shall either submit revised elevations providing the required three and one-half inches (3
1/2") minimum trim surrounding all windows and doors and one of the following architectural details:
shutters, knee braces, flower boxes, or columns. Alternatively, the applicant may submit an alternative
that meets the intent and guidelines of the design section. The revised elevations shall be submitted to
the Current Planning Project Manager for review and approval at the time of building permit review.
9. A fully detailed materials board and color palette coded to each building elevation, shall be provided to
the Current Planning Project Manager for review and approval at the time of building permit review.
10. The applicant shall submit a separate detailed utility and landscape plan set identifying the location and
screening provided for all surface utility/mechanical equipment required for each townhome. The surface
mounted utility plan shall include cross-section details and screening measures consistent with the overall
design of the development with the civil construction permit application. The applicant shall work with
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franchise utilities to ensure, as practical, utility boxes are located out of public ROW view, active common
open spaces, and they shall not displace required landscaping areas. The utility and landscape plan set
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
11. A six-inch (6”) vertical curb shall be installed between the unit lot driveway and abutting landscaped areas.
Revised civil plans showing the curb shall by submitted at the time of Construction Permit Review for
review and approval by the Current Planning Project Manager.
12. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and
landscaping in the common open space tracts and any and all other common improvements. The HOA
documents shall be submitted to, and approved by, the Current Planning Project Manager prior to
recording of the Unit Lot Subdivision. Such documents shall be recorded concurrently with the Unit Lot
Subdivision.
13. All tracts (e.g. unit lot driveway, drainage, open space, etc.) shall be placed within separate tracts that
would be owned and maintained by the Homeowner’s Association.
14. All private open space areas attributed to each individual dwelling unit shall be located on the same unit
lot as the dwelling unit. A revised plat map shall be submitted at the time of Construction Permit Review
for review and approval by the Current Planning Project manager, that demonstrates compliance with this
requirement.
15. The applicant shall be required to demonstrate safe walking conditions for students to/from the subject
plat to bus stop locations prior to construction permit issuance.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Grant Place Townhomes
Land Use File Number:
LUA23-000283, PP, SA-H, ECF, MOD, V-H
Date of Hearing
October 24, 2023
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Dean Furr
Furr Engineering Services
4715 152nd Pl SW, Unit B,
Edmonds, WA 98026
Project Location
1504-1582 SE Grant Circle,
Renton, WA 98055 (Parcel
No. 2023059052)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-13: As shown in the Environmental Review Committee (ERC) Report
Exhibit 14: Staff Report to the Hearing Examiner
Exhibit 15: Neighborhood Meeting Sign-in Sheet
Exhibit 16: Neighborhood Meeting Summary
Exhibit 17: Tree Retention Worksheet
Exhibit 18: Landscape Variance/Parking and Street Modification Request
Exhibit 19: SEPA Determination of Non-Significance-Mitigated
Exhibit 20: Plat Plan
Exhibit 21: Advisory Notes
Exhibit 22: Code Interpretation 169 (CI-169)