HomeMy WebLinkAboutSR_HEX_CamelliaCourt_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_CameliaCourt_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: January 23, 2024
Project File Number: PR23-000072
Project Name: Camellia Court Apartments
Land Use File Number: LUA23-000361, ECF, CUP-H, SA-H, MOD
Project Manager: Andrew Van Gordon, Associate Planner
Owner: Leon Cohen, Williams Avenue Ventures, LLC, 9219 SE 33rd Pl, Mercer Island, WA
98040
Applicant: Roger H. Newell, Roger H Newell AIA, 1102 – 19th Ave E, Seattle WA 98112
Contact: Neal Thompson, Roger H Newell, AIA, 1102 - 19th Ave E, Seattle, WA 98112
Project Location: 99, 101 & 107 Williams Ave S
Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit, Hearing
Examiner Site Plan Review, a modification to street standards, and a modification to
the attached dwelling unit minimum standards to construct a multi-family
residential building at 99, 101 and 107 Williams Ave S. The project includes 72
dwelling units with 72 on-site parking spaces. Fifty-six studio units, 14 2-bedroom
units and two (2) 3-bedroom units are proposed. All parking spaces are within on-
site structured parking. Alley access is proposed. The total project area is 17,262
square feet (0.39 acre). The project is within the Center Downtown (CD) zone, Urban
Design District A and the City Center Sign Regulation Area. The City's mapping
system indicates the site is within a high seismic hazard area and the Downtown
Wellhead Protection Area Zone 1.
Site Area: 0.39 acre (17,262 sq. ft.)
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 2 of 48
SR_CameliaCourt_FINAL
B. EXHIBITS:
Exhibits 1-16: As shown in the Environmental Review Committee (ERC) Report
Exhibit 17: Staff Report to the Hearing Examiner
Exhibit 18: Neighborhood Meeting Documents
Exhibit 19: Public Comment letter from the Department of Archaeology and Historic Preservation,
December 29, 2023
Exhibit 20: Environmental Determination of DNS-M, dated December 18, 2023
Exhibit 21: Utilities Plan
Exhibit 22: Project Overview
Exhibit 23: Design District Checklist
Exhibit 24: Street Standards Modification Justification
Exhibit 25: Pre-Application Staff Comments, dated April 7, 2022
Exhibit 26: Attached Dwelling Units Modification Justification
C. GENERAL INFORMATION:
1. Owner(s) of Record: Leon Cohen, Williams Avenue Ventures, LLC, 9219 SE
33rd Pl, Mercer Island, WA 98040
2. Zoning Classification: Center Downtown (CD)
Urban Design District A, City Center Sign Regulation
Area
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Two (2) detached dwellings (99 & 101 Williams Ave S) /
one (1) single story commercial building (107 Williams
Ave S)
5. Critical Areas: High Seismic Hazard Area / Downton Wellhead Protect
Area Zone 1
6. Neighborhood Characteristics:
a. North: Detached dwelling / CD
b. East: Williams Ave S, detached dwelling, multi-family / CD
c. South: Alley, assisted living facility / CD
d. West: Alley, assisted living facility / CD
7. Site Area: 0.39 acre (17,262 sq. ft.)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 3 of 48
SR_CameliaCourt_FINAL
Zoning N/A 5758 06/22/2015
Annexation N/A 0 09/06/1901
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12 inch (12”)-ductile
iron water main in Williams Ave S. The existing lots are each individually served by a three-fourth inch
(3/4”) copper domestic line.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight inch (8”)-ductile
sewer main in Williams Ave S right-of-way abutting 101 and 107 Williams Ave S. Both lots have a six
inch (6”)-domestic line. An existing eight inch (8”) polyvinyl chloride is located in the alley right-of-
way abutting 99 Williams Ave S extending from S Tobin St; it terminates at the boundary line between
99 and 101 Williams Ave S. Per the City’s mapping system 99 Williams Ave S is not currently connected
to sewer service.
c. Surface/Storm Water: There is an existing eight-inch (8”) storm main within Williams Ave S which
flows south to north. There are two (2) Type 1 catch basins to the south of the project within the
abutting alley right-of-way which capture right-of-way drainage and routes it to the eight-inch (8”)
storm main within Williams Ave S. There is an eight-inch (8”) storm main within the alley right-of-way
which flows south to north abutting the west side of the project. There is a Type 1 catch basin which
captures right-of-way drainage and routes it to a 12-inch (12”) storm main within the right-of-way of
S Tobin St.
2. Streets: Williams Ave S is classified as a minor arterial street. It has a current right-of-way width of 60 feet
(60’) with approximately 40 feet (40’) of paved roadway. There is a half-foot (0.5’) concrete curb, four-
foot (4’) landscaping strip, five-foot (5’) sidewalk and a five-foot (5’) back-of-sidewalk undeveloped area
between the pavement and edge of right-of-way abutting 99 and 101 Williams. There is a half-foot (0.5’)
curb with an eight-and-a-half-foot (8.5’) wide sidewalk within the right-of-way abutting 107 Williams Ave
S. The existing building extends approximately five-and-a-half feet (5.5’) into the existing right-of-way to
the back of sidewalk. A 20-foot (20’) wide paved alley abuts the southern property boundary of the
project; a 10-foot (10’) wide paved alley abuts the western property boundary of the project.
3. Fire Protection: Fire protection will be provided by Renton Regional Fire Authority.
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120B: Development Standards for Commercial Zoning Designations (CD, CO & COR)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 4 of 48
SR_CameliaCourt_FINAL
4. Chapter 6 Streets and Utility Standards
5. Chapter 8 Permits – General and Appeals
6. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-070: Environmental Review Procedures
c. Section 4-9-200: Master Plan and Site Plan Review
d. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
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
November 1, 2023 and determined the application complete on November 1, 2023. The project complies
with the 120-day review period.
2. A pubic meeting (Exhibit 18) was held on January 18, 2023 at Renton Library, 100 Mill Ave S. No members
of the public attending the meeting.
3. The project site is located at 99, 101 & 107 Williams Ave S.
4. The project site is currently developed with two (2) detached dwellings and a one (1)-story commercial
building.
5. Access to the site would be provided via three (3) entry points from the alley on the west facade into the
structured parking. Pedestrian access is proposed via a front building entrance on the east façade facing
Williams Ave S.
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Center Downtown (CD) zoning classification and within Design District A.
8. There are two (2) trees located on-site, of which the applicant is proposing to retain a total of zero (0)
trees. See FOF 18, Zoning Development Standards and Analysis: Tree Standards for additional information.
9. The site is mapped as being in a high seismic hazard area and being within the Downtown Wellhead
Protection Area Zone 1.
10. Approximately 7,375 cubic yards of material of on-site cut would be produced.
11. The applicant is proposing to begin construction Summer 2024 and end in Fall 2025.
12. Staff received zero (0) public comment letters.
13. Staff received two (2) agency comment letters. One (1) from the Duwamish Tribe, dated November 10,
2023 (Exhibit 12) with concerns about historical and cultural preservation, and a second from the
Department of Archaeology and Historic Preservation, December 29, 2023 (Exhibit 19) stating its interest
in reviewing the archaeological survey report.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 5 of 48
SR_CameliaCourt_FINAL
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
December 18, 2023() the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Camellia Court project (Exhibit 20). The DNS-M included three (3) mitigation
measures. A 14-day appeal period commenced on December 19, 2023, and ended on January 2, 2024. No
appeals of the threshold determination were been filed.
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. The project shall comply with the recommendations of the geotechnical report, prepared by
Geotech Consultants, dated May 24, 2022, and any updated report(s) associated with the building
and construction permits to ensure compliance with the intent of the initial reports.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical reports. The geotechnical engineer shall submit
a sealed letter stating that they reviewed the construction and building permits and in their
opinion the plans and specifications meet the intent of the reports.
3. The applicant shall complete an archaeological survey by a qualified professional on the site prior
to ground disturbing activities and an Inadvertent Discoveries Plan prepared by a qualified
professional. A report identifying the results and any needed next steps shall be submitted with
the Inadvertent Discoveries Plan at the time of the civil construction permit application for review
and approval by the Current Planning Project Manager prior to permit issuance. Ground
disturbing activities include but are not limited to geotechnical testing, concrete removal, utility
removal and replacement, and building excavation. Notice shall be provided to Concerned Tribes
to have a tribal monitor on-site if archaeological work or monitoring is performed.
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 Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following development standards
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
✓
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
✓
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
• Development of new single-family neighborhoods on large tracts of land outside
the City Center,
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 6 of 48
SR_CameliaCourt_FINAL
• Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed-Use designations, and
• Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
✓
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-45: Identify and catalog historic, cultural, and archaeological resources on an
on-going basis and as part of project specific review.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓ Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
18. Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to provide
a mixed-use urban commercial center serving a regional market as well as high-density residential
development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and
recreation and entertainment uses. The proposal is compliant with the following development standards,
as outlined in RMC 4-2-120.B, if all conditions of approval are met:
Compliance CD Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Use: Attached Dwellings – Flats.
Specified residential use(s) are not allowed within 1,000 feet (1000’) of the centerline
of Renton Municipal Airport runway.
Standalone residential buildings are permitted in the CD Zone outside of the Downtown
Business District, provided residential amenity space and/or lobby space is proved on
the ground floor along the street frontage, which shall be at least 20 feet (20’) wide and
at least 50 percent (50%) of the façade width for facades less than 60 feet (60’) wide,
or a minimum of 30 feet (30’) wide for facades greater than 60 feet (60’) wide. Widths
shall be measured along building façade. The ground floor shall have a floor-to-ceiling
height of 12 feet (12’). Where located on the ground floor and within 10 feet (10’) of
public sidewalks, the floors of attached dwellings shall be at least two feet (2’) elevated
above the grade of the sidewalk.
Staff Comment: The applicant proposes a 72-unit apartment complex. RMC 4-2-060,
Zoning Use Table allows attached dwellings – flats in the CD zone subject to RMC 4-2-
080A6 (Condition #6) noted above.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 7 of 48
SR_CameliaCourt_FINAL
The project is not within 1,000 feet of the centerline of Renton Municipal Airport runway
and is outside of the Downtown Business District and therefore standalone residential
as proposed would be permitted. The building has a street frontage width of 149 feet,
six inches (149’6”) (Exhibit 3). No ground floor dwelling units are proposed. The entirety
of the façade provides residential amenity spaces, which include a fitness center and
hospitality center, and lobby space. Elevations (Exhibit 4) indicate the floor-to-ceiling
height will be 13 feet (13’). It is unclear from the elevation drawings if shown ground
floor height includes HVAC and any potential drop ceiling assemblies. To ensure that
the minimum floor-to-ceiling height standards are met, staff recommends as a
condition of approval that the applicant submit revised building designs with the
building permit application showing a 12-foot (12’) finished floor – to- ceiling height for
the ground floor residential amenity and lobby spaces.
See FOF 22
for
Conditional
Use Permit
Analysis
Density: The density range permitted in the CD zone is a minimum of 75.0 up to a
maximum of 150.0 dwelling units per net acre. Density may be increased to 200
dwelling units per net acre subject to conditional use permit approval.
Staff Comment: The net area for density purposes is 16,887 square feet or 0.3877 acre.
With a proposed 72 dwelling units the net density is 185.7239 dwelling units per acre
(Exhibit 5). As this exceeds 150 dwelling units but is less than 200 dwelling units per acre
a conditional use permit is required. Application for a conditional use permit has been
made. See FOF 22, Conditional Use Density Analysis for additional information related
to conditional use permit review.
N/A
Lot Dimensions: There are no minimum lot size, width, or depth requirements in the
CD zone.
Staff Comment: Not applicable.
Compliant if
condition of
approval is
met
Setbacks: There is no minimum front yard setback. The maximum front yard setback is
15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum secondary front yard setback. The maximum secondary front yard setback is
15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum rear yard setback, unless the ground floor facade provides windows for living
rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none.
Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft.
landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high
barrier along the common boundary with an additional 5 ft. setback from the barrier.
There is no minimum side yard setback unless the ground floor facade provides living
room windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then
none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15
ft. wide landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6
ft. high barrier along the common boundary with an additional 5 ft. setback from the
barrier.
Staff Comment: The building will have a zero – foot (0’) setback from the southern,
northern and eastern property line at the ground floor (Exhibit 2); the ground floor will
have a setback of one-foot eight inches (1’8”) from the western property line. No
dwelling units are proposed on the ground floor.
Two (2) interior lot lines exist between 107 and 101 Williams and 101 and 99 Williams.
The proposed building would be located over these two (2) interior lot lines. While no
side yard setbacks are permitted in the CD zone, building over existing property lines is
not permitted. Therefore, staff recommends as a condition of approval the applicant
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 8 of 48
SR_CameliaCourt_FINAL
complete a lot line adjustment to eliminate the interior lot lines. The adjustment shall
be recorded prior to temporary certificate of occupancy.
No residential zones are abutting the project.
✓
Building Standards: There is no maximum building coverage requirement in the CD
zone. The maximum building height permitted is 150 ft., except when abutting a
residential zone, then the maximum height is 20 feet more than the maximum height
allowed in the abutting residential zone. Heights may exceed the maximum height with
a Hearing Examiner conditional use permit. Building height shall not exceed the
maximum allowed by the subject zoning district or the maximum allowed pursuant to
RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less.
Staff Comment: No residential zones abut the subject project properties. The tallest
point of the proposed building is 71 feet (71’) as measured at the top of the elevator
shaft enclosure. The subject property is located within an Airport Influence Area and
Traffic Pattern Zone (Zone 6) for the Renton Municipal Airport. The nearest airport
height restriction contour is 182 feet (182’). The ground elevation of the site
approximately 39.75 feet (39.75’). The result would be an airport height restriction of
142.25 feet (142.25’). Based on the provided elevations the proposed building would be
well under the airport height restriction.
Compliant if
condition of
approval is
met
Landscaping: In the CD zone, the City’s applicable landscape regulations (RMC 4-4-070)
are limited to street trees and landscaping in the right-of-way, parking lot landscaping,
maintenance of landscaping. 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 street standards, provided there shall be a minimum of one
street tree planted per lot. In the City Center Community Planning Area, street trees in
grates are included in the 12-foot sidewalk width in-lieu of vegetated planting strips.
Tree species and planting size shall be consistent with the City’s Approved Street Tree
List.
When a Commercial Zoned Lot or Use Is Abutting a 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.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: New development in the CD zone is subject to the following
landscaping code subsections: Street Trees and Landscaping Required Within the Right-
of-Way on Public Streets; Parking Lots; and Maintenance. The applicant would be
required to provide street trees and landscaping within the right-of-way established
according to the street development standards of RMC 4-6-060.
The applicant’s submitted landscape plan (Exhibit 13) provides for the preservation of
one (1) existing street tree and planting four (4) new street trees in 8 -foot by 4-foot
(8’x4’) tree grates abutting the sidewalk curb. The landscape plan identifies the existing
street tree to remain as a Calleryana Pear; the newly planted street trees are proposed
to be four (4) Snowgoose Cherries, a small-maturing street tree listed in the City’s
Approved Tree List & Spacing Guidelines. The Calleryana Pear is not an approved street
tree. Spacing between trees is proposed to be between 29 feet (29’) and 32.5 feet
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 9 of 48
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(32.5’). As the project is located within the City Center Planning Area, the applicant
would omit the eight-foot (8’) landscaping strip and instead would provide tree grates
within the twelve (12’) foot sidewalk width as was constructed with the Merrill Gardens
frontage improvements to the south.
Staff recommends as a condition of approval the applicant submit revised landscape
plans with the construction permit application showing newly planted street tree
species chosen from the City of Renton Approved Tree List & Spacing Guidelines with
tree grates complying with city specifications. The revised plans shall be reviewed and
approved by the Current Planning Project Manager prior to construction permit
issuance.
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
based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The arborist (Exhibit 11) report identifies two (2) trees on the site: an
English Holly and a Mountain Ash. Both are identified as being multi-stemmed trunks
with the largest caliper being nine inches (9”) for the holly and 10 inches (10’) for the
ash. RMC 4-11-200, Definitions T defines a tree as a woody perennial usually having
one (1) dominant trunk, or, for certain species, a multi-stemmed trunk system, with a
potential minimum height of 10 feet (10’) at maturity. Any trees listed on the Complete
King County Weed list shall not qualify as a tree. Both English Holly and Mountain Ash
are listed as King County weeds of concern on the Complete King County Weed list and
are therefore, not considered trees per the Renton Municipal Code. As such, no trees
are required for retention.
A minimum of 11 tree credits (0.37 acres x 30 tree credits per acre = 11.1 tree credits,
rounded down to 11) are needed. Per the submitted landscape plan, 14 Oil-Seed
Camelias are proposed within individual planters and placed in various locations on the
second level terraces. The Oil-Seed Camelia is a Small Species Tree and is valued at 0.25
tree credits each for a total of two and three/fourths (2.75) credits (11 tree credits x
.025 tree credits = 2.75 credits). Per RMC 4-4-130H1f, Fee in Lieu, when the
Administrator determines that it is infeasible to replace or supplement trees on the site,
payment into the City’s Urban Forestry Program fund may be approved in an amount
of money approximating the current market value of the replacement trees and the
labor to install them.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 10 of 48
SR_CameliaCourt_FINAL
The intent of tree credits and tree retention is for ground level long term tree
planting/retention, not trees within planters. Trees in planters can be removed easily at
some point in the future defeating the purpose of long-term tree placement. Because
the CD zone allows for entire lot coverage, it is anticipated that ground level trees will
not be installed and/or retained as it would be infeasible to meet tree
planting/retention rates and meet permitted zoning allowances. As such, the fee-in-lieu
is the appropriate method of meeting tree retention requirements. As such, staff
recommends as a condition of approval that the applicant make payment into the City’s
Urban Forestry Program fund in the amount per required caliper inch to reach 11 tree
credits and labor cost identified in the fee schedule in effect at the time of building
permit issuance. Payment shall be made prior to temporary certificate of occupancy.
Compliant if
condition of
approval is
met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The applicant did not provide sufficient details of roof or surface
mounted equipment and/or screening identified for such equipment with the land use
application. Therefore, staff recommends as a condition of approval, the applicant
submit a separate detailed plan set identifying the location and screening provided for
all roof top utility/mechanical equipment with the building permit application. The plan
shall include detail sheets that provide cross section details and identify proposed
rooftop screening that is integral and complementary to architecture of the buildings.
The plan shall be reviewed and approved by the Current Planning Project Manager prior
to building permit approval.
The applicant shall submit a surface mounted utility plan that includes cross-section
details with the civil construction permit application. The applicant shall work with
franchise utilities to ensure, as practical, utility boxes do not obstruct or displace
pedestrian areas. The plan shall provide and identify screening measures consistent
with the overall design of the development. The surface mounted utility plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil
construction permit approval.
✓
Refuse and Recycling: In office, educational and institutional developments, a
minimum of two (2) square feet per every one thousand (1,000) square feet of building
gross floor area shall be provided for recyclables deposit areas and a minimum of four
(4) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
Staff Comment: A minimum of 108 square feet is required for recyclable deposit areas
with a minimum of 216 square feet required for refuse deposit areas for a total area of
324 square feet required for refuse and recyclable deposit areas. Per the submitted floor
plans (Exhibit 3) two (2) locations on the ground floor are provided for deposit areas.
Each location is 189 square feet for a total of 378 square feet. The deposit areas are
incorporated within the building along the western facade and are each externally
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
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Report of January 23, 2024 Page 11 of 48
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accessed via an 11-foot tall by 12-foot wide (11’x12’) roll up door from the abutting
alley.
✓
Parking: All parking shall be provided in the rear portion of the yard, with access taken
from an alley, when available. Parking shall not be located in the front yard, nor in a
side yard facing the street nor rear yard facing the street. Parking may be located off-
site or subject to a joint parking requirement. Parking regulations require that a
minimum and maximum of one (1) parking space per attached dwelling unit within the
CD zone be provided.
Standard structured parking stall dimensions are 8 feet 4 inches by 15 feet, or 16 feet
if stalls are designed at 45 degrees or greater, compact stall dimensions are 8 ½ feet by
16 feet.
Staff Comment: Seventy-two dwelling units are proposed which requires 72 parking
stalls. The applicant proposes structured parking within two (2) levels: one (1) below
ground level and one (1) at ground level. The floor plans show 38 stalls in the below
ground level parking area with 34 stalls in the ground level parking area. The ground
level parking is split into two (2) separately accessed areas with 17 stalls in each area.
Six (6) compact stalls, or 8.33 percent (8.33%) of the total amount of stalls, are provided.
Four (4) accessible spaces are provided. Standard parking stalls vary in size from 16 feet
deep by eight feet four inches wide (16’x8’4”) to 17 feet seven inches deep by eight feet
four inches wide (17’x8’4”). Compact stalls are sized 16 feet deep by seven and a half
feet wide (16’x7’6”). All stalls are designed at 90 degrees. Drive aisle widths are 24 feet
(24’) with the ramp down to the lower parking level being 20 feet (20’) at a 15 percent
(15%) slope. Both levels are accessed on the western façade from the abutting alley.
Compliant if
condition of
approval is
met
Bicycle Parking: One-half (0.5) bicycle parking space per each attached dwelling unit.
Staff Comment: Seventy-two attached dwelling units are proposed; per the floor plans
48 wall mounted bike racks and 22 bike storage rooms are proposed within the
structured parking. A minimum of 36 bicycle spaces are required; 70 are provided. The
applicant did not provide sufficient details to determine if the bicycle parking standards
are being met. For example, it is not clear if the user would be able to lock their bicycle
to the rack and if there would be enough room to not impede or create a hazard to
pedestrians or vehicles. As such, to ensure bicycle parking meets standards, staff
recommends as a condition of approval that the applicant provide revised drawings
showing the location of provided bicycle stalls and identifying how the stalls will meet
applicable standards in RMC 4-4-080F11. The plan shall be reviewed and approved by
the Current Planning Project Manager prior to building permit approval.
N/A
Fences and Retaining Walls: The maximum height of any fence, hedge or retaining wall
is eight feet (8'), provided the fence, hedge, or retaining wall does not exceed forty-
eight inches (48") in height within fifteen feet (15’) of the front or secondary front yard
property line. Fences, hedges, or retaining walls shall not exceed forty-eight inches
(48") in height within fifteen feet (15') of a rear yard property line that abuts a public
street. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42")
in height in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown Zone)
shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public
City of Renton Department of Community & Economic Development
Camellia Court Apartments
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Report of January 23, 2024 Page 12 of 48
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street on a site that is nonconforming with regard to street frontage landscaping
requirements, the site shall be brought into compliance with street frontage
landscaping requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: Not applicable. None proposed.
Partially
Compliant if
condition of
approval is
met.
See also FOF
24 for
modification
analysis
Minimum Standards for Attached Dwelling Units: The City’s adopted regulations
(RMC 4-4-155) require a minimum amount of habitable space, as defined by WAC 246-
359-010, provided by any attached dwelling unit based on the number of bedrooms
provided.
Buildings containing four (4) or more attached dwelling units shall provide at least one
unit with two (2) or more bedrooms for every four (4) units in the structure.
Units with no more than two (2) bedrooms shall include at least one complete
bathroom with a sink, a toilet, and both a shower and bathtub. Attached dwelling units
with three (3) or more bedrooms shall provide no less than one and three-quarters (1-
3/4) bathrooms. A three-quarter (3/4) bathroom shall include no less than a sink, a
toilet, and a shower or a bathtub.
Kitchens within attached dwelling units shall have a gas line and/or 240-volt electrical
outlet, a stove/range with an approved exhaust system and meet minimum sink
counter top and refrigerator dimensions.
Minimum amounts of storage space for attached dwelling units shall be provided.
Staff Comment: Seventy-two units are proposed. A minimum of 18 units are required to
be two (2) or more bedrooms. Fourteen (14) two (2) bedroom units and two (2) three
(3) bedroom units are proposed. A three (3) bedroom unit is permitted to be provided
in place of any two (2) units required to include two (2) bedrooms. The provided three
(3) bedroom units are equivalent to four (4) two (2) bedroom units. As such, an
equivalent of 18 two (2) bedroom units have been provided. Floor plans show that the
storage standards are being met through storage lockers associated with both levels of
the structured parking; in unit storage is shown meeting the length and width but height
measurements were not provided. Therefore, staff recommends as a condition of
approval, the applicant submit revised floor plan drawings identifying how each unit it
meet the storage standards of RMC 4-4-155 with the building permit application. The
plan shall be reviewed and approved by the Current Planning Project Manager prior to
building permit approval.
The plans also show that the units will be meeting the minimum number of provided
bathrooms within units.
The applicant’s project overview (Exhibit 22) identifies that they will meet kitchen
standards through a narrative, however it is unclear on the floor plans if the kitchens
are in compliance. Therefore, staff recommends as a condition of approval, the
applicant submit revised floor plan drawings identifying how each unit is meeting the
kitchen standards of RMC 4-4-155 with the building permit application. The plan shall
be reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
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Report of January 23, 2024 Page 13 of 48
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Habitable space requirements are not being met for any of the 72 units. The applicant
has requested a modification to habitable space standards. See FOF 24, Modification
Analysis for additional information.
✓
Special Development Standards:
Upper story setbacks: None, unless adjacent to and facing a residentially zoned lot or
if the facade contains living room windows – then 10 ft. for the second story and 15 ft.
for all upper stories.
Staff Comment: The southern, northern and eastern upper story facades contain living
room windows. The second story is set back 10 feet with all other upper stories set back
15 feet.
19. Design Standards: The project site is located within Design District ‘A’. The following table contains project
elements intended to comply with the standards of the Design District ‘A’ standards and guidelines, as
outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
Staff Comment: The applicant’s Design District Checklist (Exhibit 23) identifies that
shadows from the building would reach four (4) lots north (81 Williams Ave S) on winter
solstice at noon and five (5) lots north at 10:00 A.M. and 2:00 P.M. Morning shadows
would impact the east side of the north lots and the west side in the afternoon.
Shadows on summer solstice at noon would be negligible to the lot to the north (95
Williams Ave S) due to the 65-degree altitude of the sun. Shadowing during 8:00 A.M.
and 4:00 P.M. would also miss the neighbor to the north. Summer afternoon shadows
would stretch across Williams Ave S to reach the Fulton Apartments and 98 Williams
Ave S to the east. Morning shadows will impact Merrill Gardens to the west, but units
start on the second level.
Natural light will still be able to penetrate through the subject property and reach
surrounding properties. Modulation on upper levels, with the height being below the
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
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Report of January 23, 2024 Page 14 of 48
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maximum allowed per the CD zone, provides for more natural light exposure than would
occur if the building was built out to the maximum allowed sizing.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The building is oriented towards Williams Ave S and contains an entry,
weather protection, and storefront windows.
✓
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: See comment above.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable. No residential uses are proposed at the street level.
N/A
Standard: Office buildings shall have pedestrian-oriented façades. In limited
circumstances the Administrator may allow façades that do not feature a pedestrian
orientation; if so, substantial landscaping between the sidewalk and building shall be
provided. Such landscaping shall be at least thirty feet (30’) in width as measured from
the sidewalk.
Staff Comment: Not applicable. The project does not include an office building.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
✓
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The primary entrance to the building is oriented towards Williams Ave
S. and abuts the sidewalk. As shown on the floor plans the entrance is recessed and has
an associated metal canopy extending six feet (6’) from the front facade. The elevations
show the canopy above the entrance at a height of 13 feet (13’) above grade. This is
two feet (2’) taller than the other associated canopies on the front façade. The entry
itself consists of double doors framed by unique sized storefront windows. All associated
entrance windows are located below the canopy in contrast to the other windows on
the façade which are located both above and below canopies.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
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Report of January 23, 2024 Page 15 of 48
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✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See comments above.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: The building entry includes a canopy which is 13 feet (13’) above the
ground, extending six feet (6’) from the front façade and is 22 feet (22’) wide. As shown
on the elevations a sky light is proposed above the lobby and is a unique feature to the
building. Additionally, the front façade includes a unique metal architectural feature
which runs vertically from the second level above the entrance to the roof and splits the
left and right halves of the façade. The feature draws the eyes to the middle of the
building and leads down to the front entrance. For additional information see
comments above.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Not applicable. Building entries from a parking lot are not proposed.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: Per the floor plan the lobby, package and mail areas, fitness center and
hospitality center will be along the front façade. Storefront style windows are included
as part of the design and face Williams Ave S. For additional information see comments
above.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable. Multiple buildings are not proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable. Ground floor residential units are not proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
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Report of January 23, 2024 Page 16 of 48
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✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The building includes upper-level step-backs on the southern, northern
and eastern facades. The western façade includes a recessed outdoor terrace area for
tenant recreation. The building conforms around the terrace to keep it open to the sky
for the entire height of the building. The step-backs and articulation reduce the overall
bulk and scale of the building and prevent it from becoming a large featureless box.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: Service elements are located within the building’s structured parking
and accessed via the abutting alley thereby minimizing impacts to the pedestrian
environment.
N/A
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: No exterior enclosures are proposed as the refuse and recycling areas
are located within the building’s structured parking.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: Not applicable. See comment above.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
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Report of January 23, 2024 Page 17 of 48
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N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: Not applicable. See comment above.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
N/A
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: Not applicable. No surface parking is proposed.
N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: Not applicable. See comment above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable. While the proposal includes structured parking, the
underlying use requirement does not require ground floor commercial. Instead, the
ground floor would be programmed with resident amenities with an exterior similar to
pedestrian oriented retail. The entire width of the ground floor along Williams Ave S is
proposed to be glazed with active resident uses.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
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Report of January 23, 2024 Page 18 of 48
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✓
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not applicable. See comment above.
Compliant if
condition of
approval is
met
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: The south facing façade of the building abuts a public alley and faces
the northern façade of Merrill Gardens on the opposite side of the alley. The south
façade is clearly visible by pedestrians and vehicles from Williams Ave S. Per the
elevations, the structured parking will constitute 82 feet (82’) of the 108-foot (108’) long
southern façade at ground level. The proposed exterior material of the structured
parking wall is concrete with a line of eight inch by eight inch (8”x8”) inset accent tile
four feet (4’) off the ground running the entire length of the façade; the tile is proposed
to be a coral color. The remaining 26 feet (26’) is the southern wall of the hospitality
center and includes storefront windows, the inset tiles, sconce lighting and a CMU
façade. The CMU, sconce lighting, inset tiles and storefront windows match, and wrap
around from, the front façade. As such, to ensure articulation through architectural
elements and materials and that the alley façade is complementary with the adjacent
Merrill Gardens building, staff recommends as a condition of approval that the
applicant submit revised drawings showing the southern façade at the ground floor
level with similar façade treatments as the front façade, such as glazing and sconce
lighting, or as determined by the Current Planning Project Manager at the time of
building permit application. The plan shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
✓
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: The proposed structure parking has three (3) access points located on
the rear of the building; all are via the abutting alley.
✓
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: See comments above.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
City of Renton Department of Community & Economic Development
Camellia Court Apartments
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b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not applicable. Reduced setbacks are not needed.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Access to the on-site structured parking is via the abutting alley.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: Access to the on-site structured parking is via the abutting alley. No
additional curb cuts for vehicular access are needed and will therefore not impact
pedestrian circulation.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
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a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The proposed building would result in a near full build out to the
property line of the site. Pedestrian connectivity would occur within the building’s
interior. The building entrance faces Williams Ave S and would open onto the sidewalk.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable. No surface parking is proposed.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8-foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: In order to comply with the City’s street standards, the applicant would
dedicate frontage to accommodate a public 12-foot (12’) wide sidewalk along the
property’s Williams Ave S frontage.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
✓
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
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a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: The applicant proposed 72 attached dwelling units which would require
a minimum of 3,600 square feet of common open space and/or recreation area to be
incorporated into the building. The floor and landscape plans detail open space and
recreation areas of approximately 4,144 square feet. The ground floor amenities include
a 1,217 square foot fitness center, a 1,217 square foot hospitality center and a 540
square foot tenant library/internet lounge totaling 2,974 square feet. The 1,170 square
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foot second floor open air terrace is shown to provide seating, gas BBQ, dining area,
television, gas fireplace and landscaping.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable. Nonresidential uses are not proposed.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
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Camellia Court Apartments
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i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
✓
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: Articulation occurs on all facades at intervals of less than 40 feet (40’)
via glazing, roof overhang, material changes and color changes. Modulation occurs on
City of Renton Department of Community & Economic Development
Camellia Court Apartments
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all facades at varying intervals of less than 40 feet (40’) ranging from a width of eight
feet two inches (8’2”) to 19 feet two inches (19’2”).
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: Modulations exceed minimum standards as noted above.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable. The building is not greater than 160 feet in length.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The applicant has proposed human scale elements including large
windows, sconce lighting, canopies and potted vegetation at the entrance. The base of
the building is comprised of CMU and concrete, inset tiles and treated with canopies
along pedestrian areas. Architectural elements include entrance detailing, weather
protection and a unique skylight above the entrance lobby.
Compliant if
condition of
approval is
met
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The eastern and southern facades will be visible to the public. The
applicant has proposed storefront windows on the eastern façade that exceed the 50
percent (50%) minimum requirement along the ground floor between four feet (4’) and
eight feet (8’). The southern façade is shown to have one window and does not meet
the 50 percent (50%) minimum requirement. As spoken to above in FOF 19, Design
Standards: Parking and Vehicle Access, Structured Parking, the southern façade needs
to have articulations through arches, lintels, masonry trim, or other architectural
elements and/or materials. The recommended condition of approval requires the
southern façade to have similar façade treatments as the eastern (front) façade. This
includes continuing the storefront window glazing. As such, the recommended condition
will incorporate this requirement into the revised design.
✓
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
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Staff Comment: Upper-level windows are proposed to contain clear glazing.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Compliant if
condition of
approval is
met
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Ground level windows are proposed to contain clear glazing, however,
typical storefront activities as it related to retail would not occur as the space would be
used for the residents of the building. To meet the ground level detail intent of ensuring
that all sides of a building within near or distant public view have visual interest, staff
recommends as a condition of approval the applicant maintain visual accessibility along
the ground level during typical business and daytime hours. Between the hours of 8
A.M. and 7 P.M. storefront windows shall not be covered with blinds or other visual
obstructions.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted or reflective glazing is proposed.
Compliant if
condition of
approval is
met
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on the south elevation along the abutting alley, a blank wall
is located on the ground floor façade greater than six feet (6’) in height and 15 feet (15’)
in length. The elevation plan indicates the applicant proposes a concrete wall with eight
inch by eight inch (8”x8”) inset accent tile four feet (4’) above grade running the length
of the wall constituting 82 feet (82’) of the 108-foot (108’) long southern façade at
ground level. The remaining 26 feet (26’) is the southern wall of the hospitality center
and includes storefront windows, the inset tiles, sconce lighting and a CMU façade. The
CMU, sconce lighting, inset tiles and storefront windows match, and wrap around from,
the front façade. See FOF 19, Design Standards: Parking and Vehicular Access,
Structured Parking for additional information and recommended condition of approval
for an alternative design which removes the untreated blank wall through continuation
of materials and design from the front façade.
Compliant if
condition of
approval is
met
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
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c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: The elevation plan indicates the applicant proposes a concrete wall with
eight inch by eight inch (8”x8”) inset accent tile four feet (4’) above grade running the
length of the wall constituting 82 feet (82’) of the 108-foot (108’) long southern façade
at ground level. The remaining 26 feet (26’) is the southern wall of the hospitality center
and includes storefront windows, the inset tiles, sconce lighting and a CMU façade. The
CMU, sconce lighting, inset tiles and storefront windows match, and wrap around from,
the front façade. See FOF 19, Design Standards: Parking and Vehicular Access,
Structured Parking for additional information and recommended condition of approval
for an alternative design which removes the untreated blank wall through continuation
of materials and design from the front façade.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
✓
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposal contains a roof profile that reflects the urban nature of
the zone, compliments the architecture of the building, and provides visual interest.
Pitched roofs and extended parapets are included in the roof form. The pitched roof
sections have a slope of 1:4 and are broken up through projected cornices. The cornices
break up sloping the roof to create a visually varied roof line.
✓ Standard: Roof mounted mechanical equipment shall not be visible to pedestrians.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
City of Renton Department of Community & Economic Development
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materials shall be used. If materials like concrete or block walls are used, they shall be enhanced to
create variation and enhance their visual appeal.
Compliant if
condition of
approval is
met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The eastern and southern facades are visible from Williams Ave S. The
second through sixth levels have continuous materials and consistent details. The
ground floor along the southern façade has a concrete wall with eight inch by eight inch
(8”x8”) inset accent tile four feet (4’) above grade running the length of the wall
constituting 82 feet (82’) of the 108-foot (108’) long southern façade at ground level.
The remaining 26 feet (26’) is the southern wall of the hospitality center and includes
storefront windows, the inset tiles, sconce lighting and a CMU façade. The CMU, sconce
lighting, inset tiles and storefront windows match, and wrap around from, the front
façade. See FOF 19, Design Standards: Parking and Vehicular Access, Structured Parking
and FOF 19, Design Standards: Building Architectural Design, Ground Level Details for
additional information and recommended condition of approval for an alternative
design which removes the untreated blank wall through continuation of materials and
design from the front façade.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The building contains a combination of CMU, large storefront windows,
metal siding, concrete, fiber cement lap siding and fiber cement paneling. Colors include
white, coral, black, metal/grey and willow. Siding is oriented both vertically and
horizontally with varying sizes of the siding to create interest and variation.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See comments above.
Compliant if
condition of
approval is
met
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: Fiber cement siding, storefront windows and metal siding are durable
and consistent with urban development. The applicant proposes CMU, an alternative to
brick along the ground floor façade. Urban development that has been occurring in the
city has utilized traditional brick or material that is identical to brick. To ensure the
ground floor materials along Williams Ave S and the southern façade are high quality
and consistent with development that is occurring in the city, staff recommends the
applicant submit material samples of the ground floor exterior cladding with the
building permit application. The materials shall be brick or material equivalent. The size
of the brick units shall be the size and scale of typical bricks, such as the neighboring
Merrill Gardens building addition to the south or as otherwise determined by the
Current Planning Project Manager. The material shall be approved by the Current
Planning Project Manager prior to building permit issuance
Compliant if
condition of
approval is
met
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
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Staff Comment: Concrete is used at on the southern, western and northern facades. See
comments above addressing the concrete southern façade. The northern façade is
located at the property line. The abutting property to the north is located within the CD
zone and is currently improved with a detached dwelling, a nonconforming use for the
zone. The western façade includes ground floor concrete walls extending to the second
level on the northern and southern portion to accommodate emergency access. The
ground floor portion includes five (5) roll up doors: three (3) for access to the structured
parking and two (2) for access to the refuse and recycling areas. The northern and
southern portion includes one (1) vertical window in each area. This is the rear of the
building and is adjoining to the rear of Merrill Gardens to the west. To ensure
enhancement of the concrete walls, staff recommends as a condition of approval that
the applicant submit revised drawings which include enhancement techniques such as
texturing, reveals and/or coloring with a concrete coating or admixture on the western
and northern facades. The plan shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
The roll up doors and windows create variation in the concrete wall in an area that will
be little seen.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: Not applicable. Concrete block walls are not proposed.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The building contains material variations such as the use of metal and
fiber cement siding. Different colors are used for different materials to create variation.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with downlighting
and decorative street lighting.
Staff Comment: Sconce lighting is shown at the northern and southern end of the front
facade, but it is unclear what lighting is proposed at the entrance. As such, to ensure
that pedestrian scale lighting is provided at the primary entrance, staff recommends as
a condition of approval, the applicant submit revised elevations with the building permit
application which provides pedestrian scale lighting through sconces on the building
façade at the entrance with down lighting provided within the recessed area and from
the associated entrance awning. The additional lighting shall be reviewed and approved
by the Current Planning Project Manager prior to building permit approval.
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Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: Two (2) scones are provided on the front façade: one (1) at the northern
end and one (1) at the southern end. An additional sconce is provided on the southern
façade on the eastern end near the corner of the eastern façade and southern façade.
No additional lighting is provided along the southern façade. Extending the lighting
along the southern façade would continue the rhythm of the ground level detail and
provide lighting with the alley abutting the building. Therefore, staff recommends as a
condition of approval, the applicant submit revised elevations with the building permit
application that provides additional sconce lighting along the southern façade at
intervals between the conditioned windows. The additional lighting shall be reviewed
and approved by the Current Planning Project Manager prior to building permit
approval.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: Sconce lighting is shown at the norther and southern end of the front
façade facing Williams Ave S and the associated sidewalk. Awnings run nearly the
entirety of the front façade, but it is unclear if they include lighting. As such, to ensure
safe pedestrian movement, staff recommends as a condition of approval the applicant
submit revised elevations with the building permit application that provides additional
downlighting within the entirety of the front façade awnings. The additional lighting
shall be reviewed and approved by the Current Planning Project Manager prior to
building permit approval.
20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CD
zoning classification when it is not exempt from Environmental (SEPA) Review. Given Site Plan applications
are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 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 District Review.
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N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
✓
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 19, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The applicant will provide a new 12-foot (12’) wide sidewalk along
Williams Ave S and recessed entry point into the building. Storefront windows and
weather protection result in an enhanced pedestrian experience.
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: See FOF 18, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposal is similar scale and height to the adjoining Merrill Gardens
buildings to the west and south of the project. As such, potential views of Lake
Washington from adjacent properties would already be obstructed by Merrill Gardens.
No obstruction of other existing views of natural features are anticipated.
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:
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: See Lighting discussion under FOF 19, Design Review: Lighting
Compliant if
conditions of
approval are
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The building design provides privacy and noise reduction as the
residential dwelling units are stepped back and elevated from Williams Ave S and the
abutting alleys.
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.
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Staff Comment: The building design provides structural setbacks creating a tiered effect
with a reduction in bulk from the ground floor to the second level then to the third
through sixth levels rather than a monolithic box. Storefront glazing and weather
protection provide a pedestrian environment and engagement superior to the existing
development.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The project site is virtually flat. Existing vegetation will be removed;
however, the development will result in additional street trees and on-site landscaping
incorporated into the building design. Conceptual landscaping includes trees, bushes
and ornamental grasses placed in containers around the exterior of the second level.
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: Structured parking, rather than surface parking, is proposed. The
structured parking will be located beneath the dwelling units within the same building
footprint. No additional impervious surface will be created so for parking.
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. Landscaping shall be consistent with RMC
4-4-070.
Staff Comment: Per the landscaping plan, various on-site potted shrubs, potted grasses
and potted trees will be placed at the entrance and along the second level. Climbing
and/or trellised plantings, vertically or horizontally, do not appear to be proposed.
Additionally, plantings do not appear to be native; a narrative identifying ideal planting
locations for long term health and survivability was not provided, i.e., Species A is
suitable to full sun and should be located on the eastern facade. It is not clear how
much, if any, of the vegetation, beyond the trees, will be visible from the public view. As
shown, the provided landscaping does not enhance the appearance of the project due
to its limited footprint, extent of coverage as seen from the public and unknown
suitability of the proposed plantings. As such, to ensure that vegetation enhances the
appearance of the project, staff recommends as a condition of approval, that the
applicant provide revised landscaping plans with the building permit application that
provides native vegetation to the greatest extent possible and additional vegetation
beyond what is currently proposed at the second level on the eastern and southern
façade. Vegetation shall be visible to the public through visibility means such as plant
height, horizontally climbing plants along the façade, hanging vegetation, and/or other
options as proposed by the applicant. Native vegetation shall be used to the greatest
extent possible. A narrative shall be provided from a Washington licensed landscape
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architect identifying why native vegetation could not be used in specific instances, why
vegetation has been chosen for the specific area and what measures need to be
incorporated to ensure the long-term health and survival of the landscaping. An
updated arborist report shall identify measures needed to ensure the long-term health
and viability for the planted trees. Plans shall identify how vegetation will be irrigated.
The plan shall be reviewed and approved by the Current Planning Project Manager prior
to building permit approval. See FOF 18, Zoning Development Standard: Landscaping
for additional information.
Compliant if
conditions of
approval are
met
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: Vehicle access to the site is via the existing alley along the rear
(western) façade.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The proposal is built out over nearly the entirety of the site and therefor
internal circulation to the site is limited. A recessed entry from the new 12 -foot (12’)
sidewalk would be provided.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Loading and delivery would occur in the parking garage accessed via
the abutting public alley.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Access to the transit center located approximately one (1) block south
and west on S 2nd St and Burnett Ave S is provided via public sidewalk.
Per RMC 4-4-080F.11.a bicycle parking spaces are required at one-half (0.5) bicycle
spaces per one (1) dwelling unit. The applicant proposes to incorporate the 70 bicycle
stalls within the structured parking through racks and storage units. However, the
applicant did not provide sufficient details to determine if the bicycle parking standards
are being met. See FOF 18, Zoning Development Standard: Bicycle Parking for additional
information.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 19, Design District Compliance.
✓
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: See FOF 19, Design District Compliance: Recreation Areas and Common
Open Space.
City of Renton Department of Community & Economic Development
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✓
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: Existing view corridors should not be impacted. New views to Lake
Washington, Cascade and Olympic mountain ranges, and Seattle and Bellevue skylines
may be possible from the upper stories and roof top of the building addition. The public
access requirement is not applicable to the proposal.
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The existing project area is already developed. No existing natural
systems occur.
✓
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Fire Prevention 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, based on the 2023 – 2024 City of Renton Fee
Schedule, of $579.41 per each new multi-family dwelling unit would be applicable to
the proposal if the building permit is issued in 2024. Impact fees would be assessed at
the rate in effect at the time of building permit issuance. Staff did not receive comments
from Police.
Water and Sewer.
Staff Comment: The utility plan identifies a new three inch (3”) domestic water meter
assembly for the project. The domestic water service line would be connected to the
existing 12-inch (12”) water main in Williams Avenue S near the northern end of the
project. The service line and meter would be designed and installed in accordance with
COR St Plan 320.4. A separate six-inch (6”) fire service line would connect to the existing
12-inch (12”) water main in Williams Ave S near the domestic water line.
The utility plan identifies the abandonment of the existing sanity sewer connections in
favor of new six-inch (6”) sanitary sewer line connecting to the existing sewer main
within the abutting alley to the west.
Drainage.
Staff Comment: A preliminary Drainage Plan (Exhibit 9) and Technical Information
Report (TIR) (Exhibit 10), dated August 2, 2023, was submitted with the Land Use
Application. Based on the City of Renton’s flow control map, the site is within the Peak
Rate Flow Control Standard area (matching existing site conditions) and falls within the
Lower Cedar River drainage basin. The development is subject to Full Drainage Review
in accordance with the 2022 Renton Surface Water Design Manual (RSWDM). The
applicant has proposed to connect to the City of Renton’s storm drainage system within
the abutting public alley right-of-way to the south. A Level 1 downstream analysis was
performed as part of the TIR. The downstream drainage paths were field inspected on
January 1, 2023, for existing drainage problems; the drainage area was evaluated by
reviewing the Documented Drainage Complaints withing one (1) mile of the
downstream flow paths which has not shown any complaints within the last 10 years.
The project will result in a 0.125 cubic feet per second (cfs) increase in the 100-year peak
City of Renton Department of Community & Economic Development
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flow. As the peak flow is less than a 0.15 cfs increase, no flow control facilities are
required for the project. Additionally, the project is exempt from providing water quality
treatment since less than 5,000 SF of new plus replaced pollution generating impervious
surface is created.
A new eight-inch (8”) storm drain is proposed for the abutting alley to the south. It
would connect into an existing eight-inch (8”) public storm main in the abutting alley to
the south. The existing main then flows east into Williams Ave S and connects to the
eight-inch (8”) public storm main within the right-of-way of Williams Ave S.
Transportation.
Staff Comment: Vehicle access to the site is proposed via the abutting alley to the west.
Three feet (3’) of dedication is required for the alley to meet width standards. The
applicant submitted a street modification request (see FOF 23, Modification Analysis)
with the land use application. The street modification request would alter the width of
the minor arterial street section per RMC 4-6-060 to a modified arterial street section
that would maintain pedestrian features of the street. The applicant proposed a new
curb in the existing curb location and 12-foot (12’) sidewalk with trees in tree grates
directly behind the curb line. A right-of-way dedication of two and a half feet (2.5’) is
required to accommodate the full width of the 12-foot (12’) sidewalk. The utility plan
shows the proposed modified street section. New curb, sidewalk, street trees and all
other frontage improvements along the Williams Ave S frontage would be designed and
installed in accordance with the City’s Street Standards.
A Traffic Impact Analysis is required when a project proposal would result in the
generation of 20 new a.m. or p.m. peak hour trips. A Traffic Study (Exhibit 14), dated
March 2023, was prepared by Kimley-Horn and Associates, Inc. It indicates that the
development is estimated to generate 142 new average weekday daily vehicular trips
with 18 new trips occurring during the weekday a.m. peak hour and 16 new trips
occurring during the weekday p.m. peak hour. Therefore, the project is not required to
provide a full Traffic Impact Analysis.
The proposal has passed the City’s Traffic Concurrency Test (Exhibit 15) per RMC 4-6-
070D, which based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-test Transportation Plan, and future payment of
appropriate Transportation Impact Fees. Increased traffic created by the development
would be mitigated by payment of transportation impact fees. Currently this fee is
assessed at $6,184.59 for each new dwelling unit however the fee in effect at the time
of building permit issuance would be assessed.
N/A
l. Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects. Each phase must be able to stand on its
own without reliance upon development of subsequent phases in order to meet all
development standards of Title IV.
Staff Comment: 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: The CD zone permits 100% maximum lot coverage for buildings. The
allowance discourages placement of buildings to maximize stormwater infiltration in
favor of maximum building coverage efficiency. The existing development currently
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does not include stormwater infiltration facilities. It would be an unreasonable
expectation from the City to require infiltration facilities.
21. 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 (please delete those critical areas that are not located on or near the project
site):
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The City’s COR maps has identified the site is within a High Seismic
Hazard Area. A geotechnical report (Exhibit 8) authored by Geotech Consultants, Inc,
dated May 24, 2022, was provided with the land use application. Geotech Consultants,
Inc completed subsurface reconnaissance of the site on May 9, 2022, in three (3)
locations on the site.
The results indicate that beneath the ground surface, loose alluvial silt and sand,
containing scattered organic layers were encountered to a depth of 10 to 16 feet (10’ –
16’) where medium-dense sand and gravel were revealed. The sand and gravel layer
was observed to be highly variable in density, exhibiting a medium-dense and denser
consistency in the northwest and southwest portions of the project site. In the center of
the project site medium-dense soils were not revealed until a depth of 16 feet (16’). The
medium dense and denser sand and gravel continued to depths of 25 to 36 feet (25’ –
36’). Groundwater seepage was encountered at approximately 16 feet (16’) during
subsurface exploration. Based on previous work done by Geotech Consultants, Inc in the
vicinity, it is estimated that the expected seasonal high groundwater level is at
approximately 15 to 16 feet (15’ – 16’) below the ground surface.
The submitted geotechnical report states that liquefaction during a Maximum
Considered Earthquake (MCE) would result in a total calculated ground settlement in
the order of up to four to six inches (4” – 6”). A recommendation to use mat foundations
could reduce the settlement to two to four inches (2” – 4”) of settlement. Additional
recommendations include using auger cast concrete piles because of potential caving
conditions and/or significant groundwater, retaining walls backfilled on only one side
be designed to resist lateral earth pressures and soldier pile walls to reduce potential
for excessive caving and adverse impacts to adjacent streets, utilities and structures.
SEPA mitigation measures were included with the environmental threshold
determination that the project comply with the recommendations of the geotechnical
report and any updated reports and that the geotechnical engineer reviews the
construction and building plans to verify the recommendations and specifications are
consistent with the geotechnical report. The SEPA mitigation measures are included as
recommended conditions of approval.
✓ Wellhead Protection Areas:
City of Renton Department of Community & Economic Development
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Staff Comment: The COR mapping system has identified the site as being located in the
Downtown Wellhead Protection Zone 1. The site’s proposed residential use is not
indicative of a type of use that would potentially harm the City’s groundwater. no
groundwater will be withdrawn, and no waste material will be discharged into the
ground. If more than 100 cubic yards of fill are imported, a fill material source
statement is required that is certified by a professional engineer or geologist licensed
by the State of Washington identifying each source location of the fill.
22. Conditional Use Density Analysis: The applicant is requesting a conditional use permit to increase the
density of the project above the maximum outright permitted 150 dwelling units per acre. With a proposed
72 dwelling units the net density of the project is 185.7239 dwelling units per acre. Within the CD zone an
increase in density up to 200 dwelling units per acre may be requested via conditional use permit approval.
The proposal is compliant with the following density conditional use criteria, pursuant to RMC 4-9-030.D,
RMC 4-9-030.F, RMC 4-9-030.G. Therefore, staff recommends approval of the requested Density
Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
✓
a. Comprehensive Plan: The proposed density increase shall be compatible with the
general purpose, goals, objectives and standards of the Comprehensive Plan, the
zoning regulations and any other plan, program, map or regulation of the City.
Staff Comment: Upon review of the Comprehensive Plan, Staff found that the
modification request is consistent with the following policy:
• Policy L-2: Support compact urban development to improve health outcomes,
support transit use, maximize land use efficiency, and maximum public
investment in infrastructure and services.
Increasing the density allows for maximization of land use efficiency as more dwelling
units will be placed in the same area. It also supports transit use as it creates a higher
concentration of potential users. Public investment in infrastructure and services is
maximized as it is more efficient and cost effective to serve denser areas. For additional
information see FOF 17, Comprehensive Plan Compliance and FOF 18, Zoning
Development Standards and Analysis for Comprehensive Plan and zoning regulation
compliance.
✓
b. Location: The development shall not be limited to studio and/or one (1) bedroom
units and shall provide a mix of bedroom counts to accommodate families with
more than two (2) members.
Staff Comment: The proposed distribution of units is as follows: 56 studio apartments,
14 two (2) bedroom units and two (2) three (3) bedroom units. Approximately 23
percent (23%) of the units are intended to accommodate families with more than two
(2) members.
✓
c. Light and Air: Units shall provide adequate access to light and air. Units shall abut
the building’s exterior walls and contain windows.
Staff Comment: All units abut the building’s exterior walls and contain windows.
Additionally, all units will have the ability for private outdoor space via private
balconies.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
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✓
d. Parking: The development shall provide adequate parking for residents and guests.
Staff Comment: Seventy-two dwelling units are proposed; 72 parking stalls are
proposed. This is the minimum and maximum number of stalls required for attached
dwellings in the CD zone.
23. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 in order to modify
the minor arterial street section classification for Williams Ave S. To meet the City’s complete street
standards for Minor Arterial streets a minimum right-of-way width of 91 feet is required; half street
improvements as taken from the right-of-way centerline would be required. This would include 54 feet
(54’) paved road (27 feet (27’) each side), a half-foot curb (0.5’), an eight-foot (8’) planting strip, an eight-
foot (8’) sidewalk, street trees and storm drainage improvements on each side. The current right-of-way
width for Williams Ave S, as measured using the King County Assessor’s Map, is 60 feet (60’) with
approximately 40 feet (40’) of paving. Dedication of approximately 15 and a half feet (15.5’) would be
required.
The applicant has proposed a modified minor arterial street standard containing a right-of-way width of
approximately 65 feet (65’). The modified street would contain two (2) 12 -foot travel lanes, two (2) eight-
foot (8’) parking lanes and 12-foot (12’) sidewalks with a half-foot (0.5’) curb with street trees in tree grates
on both sides of the street. A right-of-way dedication of approximately two and three fourths feet (2.75’)
is proposed to accommodate the full width of the 12-foot (12’) sidewalk. The existing curb line would
remain in its alignment with the modification.
City staff from transportation and planning divisions have reviewed the portion of Williams Ave S adjacent
to the site and support the modified minor arterial street section as maintaining the existing curb to curb
pavement width is more suitable for this location of Williams Ave S. 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:
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: The applicant contends (Exhibit 24) that the following Comprehensive
Plan’s Land Use Element goals and policies are applicable:
• Policy L-1: Support uses that sustain minimum employment levels of 50
employees per gross acre and residential levels of 15 households per gross acre
within Renton’s Growth Center. Accommodate approximately 2,000
households and 3,500 jobs from the City’s Growth 2035 Targets within the
Growth Center.
• Policy L-2: Support compact urban development to improve health outcomes,
support transit use, maximize land use efficiency, and maximize public
investment in infrastructure and services.
• Policy L-17: Commercial Mixed Use – Place areas with established commercial
and office areas near principal arterials within the Commercial and Mixed Use
(CMU) land use designation. Allow residential uses as part of mixed-use
developments and support new office and commercial development that is
more intensive than what exists to create a vibrant district and increase
City of Renton Department of Community & Economic Development
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employment opportunities. The intention of this designation is to transform
strip commercial development into business districts through the intensification
of uses and with cohesive site planning, landscaping, signate, circulation,
parking, and the provisions of public amenity features.
• Policy L-23: Promote urban forests through tree planting programs, tree
maintenance programs that favor the use of large healthy trees along streets
and in parks, residential, commercial and industrial areas, programs that
increase education and awareness, and through the protection and restoration
of forest ecosystems.
• Policy L-48: Address privacy and quality of life for existing residents by
considering scale and context of infill project design.
• Policy L-57: Provide complete streets arranged as an interconnecting network
or grid. Locate planter strips between the curb and the sidewalk in order to
provide separation between cars and pedestrians. Discourage dead-end streets
and cul-de-sacs.
Staff does not agree with the applicant’s examples outside of Policy L-2 as some do not
appear to be germane while others do not appear to support the modification request.
Upon review of the Comprehensive Plan, Staff found that the modification request is
consistent with the additional following goals and policies:
• Goal L-B: Continue to build Renton’s Regional Growth Center consistent with
VISION 2040 to provide compact, pedestrian-oriented, mixed-use development
to meet the demands of population and employment growth, while reducing
the transportation related and environmental impacts to growth.
• 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-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
Keeping the existing roadway width and widening the sidewalk, as proposed in the
modification request, provides a compact, pedestrian oriented streetscape of Goal L-B
and Policy L-2. Maintaining the existing roadway section of two (2) parking lanes and
two (2) travel lanes instead of the minor arterial standard of four (4) travel lanes
reduces the transportation related impact of growth, also consistent with Goal L-B.
Maintaining the existing roadway section also promotes efficient land utilization by
allowing for space that would normally be dedicated to right-of-way to instead be
incorporated into the residential development. Maintaining the existing roadway with
a 12-foot (12’) sidewalk is also a continuation of the frontage improvements made to
the south as part of the Merrill Gardens project as part of the City Center Design
Guidelines. This creates a visual continuity and identity for this area of Williams Ave S
which is consistent with Goal L-FF.
Staff concurs that the proposed modification implements the policy direction of the
Comprehensive Plan is the minimum adjustment necessary. Community design aspects
of the Comprehensive Plan 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,
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safe and healthy environments. The requested street modification is consistent with
these policy guidelines. The proposed modification maintains the street’s vehicle
capacity while improving the sidewalk to meet width, design and street tree standards.
✓
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 achieves these standards
based on comments from the Development Engineering Division for the pre-application
(Exhibit 25) stated that the City of Renton Transportation Department has determined
that the existing curb to curb width is sufficient and a modified minor arterial street
standard containing a right-of-way width of approximately 65 feet (65’) with 12-foot
(12’) sidewalks, a half-foot (0.5’) curb and street trees in tree grates on both sides is
acceptable.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. City staff has reviewed Williams Ave
S, and the surrounding area, and have determined that a modified minor arterial street
section is more suitable for the portion of Williams Ave S adjacent to the site. By
granting the modification, the curb line and frontage improvements approved through
the Merrill Gardens project (LUA17-000827) are maintained. By maintaining the
existing roadway width and curb alignment, inconvenient and/or a potentially unsafe
transition is avoided. By matching the frontage improvements made as part of the
Merrill Gardens project to the south, the City Center Design is continued.
✓
c. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties from the
modification request and in fact requiring the improvements along the property’s
frontage would cause potential hazards. See comments under criterion ‘b’ for additional
information.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: The applicant contends that because the City of Renton Transportation
Department has determined that the existing road width of 40 feet (40’) with a right-
of-way width of 65 feet (65’) meets the intents and purposes of the Code.
Staff concurs that the modification meets the intent and purposes of the Code. The
intent and purpose of the code requiring a 91-foot (91’) right-of-way width for minor
arterials is to provide roadways for high-capacity, higher speed limit main
thoroughfares. The existing charact of Williams Ave S in the vicinity of the project is
more of a neighborhood street with primarily existing residential uses on both sides of
the street. The modification permits frontage improvements to be installed by the
applicant in a manner that is practical and safe for users. See comments under criterion
‘b’ for additional information.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends that the modification maintains the road width
established on Williams Ave S from S Grady Way to N 6th St and continues the sidewalk
and street tree profile established at the Merrill Gardens project to the south.
Staff concurs that the modification is justified as it is impractical to widen the existing
paved roadway for this particular frontage of property. It is also justifiable to improve
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24. Modification Analysis: The applicant is requesting a modification from RMC 4-4-155C, Habitable Space in
order to include gross square footage areas (e.g. bathrooms, hallways, closets, utility rooms) of an attached
dwelling unit to calculate habitable space. The proposal as conditioned and modified by staff’s
recommendation would be 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 partial approval of the
requested modification, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
Compliant if
condition of
approval is
met
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: The applicant contends (Exhibit 26) that the following Comprehensive
Plan’s Land Use Element goals and policies are applicable:
• Policy L-1: Support uses that sustain minimum employment levels of 50
employees per gross acre and residential levels of 15 households per gross acre
within Renton’s Growth Center. Accommodate approximately 2,000
households and 3,500 jobs from the City’s Growth 2035 Targets within the
Growth Center.
• Policy L-2: Support compact urban development to improve health outcomes,
support transit use, maximize land use efficiency, and maximize public
investment in infrastructure and services.
• Policy L-3: Encourage infill development of single-family units as a means to
meet growth targets and provide new housing.
• Policy L-17: Commercial Mixed Use – Place areas with established commercial
and office areas near principal arterials within the Commercial and Mixed Use
(CMU) land use designation. Allow residential uses as part of mixed-use
developments and support new office and commercial development that is
more intensive than what exists to create a vibrant district and increase
employment opportunities. The intention of this designation is to transform
strip commercial development into business districts through the intensification
of uses and with cohesive site planning, landscaping, signate, circulation,
parking, and the provisions of public amenity features.
Of note, the modification materials include additional goals and policies from the
Community Planning Element of the Comprehensive Plan. Those have not been
addressed as they are not germane to the modification criteria.
Staff does not agree with the applicant’s examples outside of Policy L-2. Upon review of
the Comprehensive Plan, Staff found that the modification request is consistent with
the additional following goals and policies:
• Goal L-H: Plan for high quality residential growth that supports transit by
providing urban densities, promotes efficient land utilization, promotes good
the sidewalk and provide street trees in a continuation of the improvements started
with the Merrill Gardens project to the south.
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health and physical activity, builds social connections, and creates stable
neighborhoods by incorporating both built amenities and natural features.
• Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Using the gross square footage of the units rather than the defined habitable space
implements the policy direction. Staff agrees that there is a benefit to providing addition
amenities, such as additional bathrooms or larger utility rooms which are not
considered “habitable space”, to an attached dwelling unit. These amenities provide
higher standards of livability within a more compact space as opposed to expanding the
footprint of each unit to accommodate both the habitable and non-habitable space
which in turn creates a larger building or fewer units. This promotes the efficient use of
land per Policy L-2 and Goal L-H through more compact dwelling units and increased
density. Further, counting additional amenities such as a second bathroom and utility
space, enhances the livability of the units. For example, a studio unit without a utility
space wouldn’t have a place for a washer/dryer unit. This would require a tenant to
leave their residence to wash their clothes elsewhere. A second bathroom in a two (2)
bedroom unit provides for the opportunity for, as examples, a couple and roommate(s)
or parents with an adolescent/teen child to have a higher quality of life in the tenant
space than if only one (1) bathroom was provided. This in turn promotes a higher quality
of life in Renton as outlined in Goal L-BB.
Staff does not concur that using the gross square footage is the minimum necessary. As
part of the justification the applicant provided comparison floor plans between code
conforming units and units meeting the requested modification allowances. If the gross
square footage is used, defined “habitable space” areas would be reduced in size to
make room for the other amenities. Hallways are not livable area; they are passages
from one area to another. A walk-in pantry is not required for a dwelling unit. A full
bathroom is already required for every dwelling unit in the City. However, a second
bathroom, larger utility spaces to accommodate a washer/dryer and additional storage
space above and beyond the minimum can be justified. These items provide a benefit to
residents and enhance the livability of the unit. It increases the range of potential
tenants than otherwise would be expected. Couples would be more willing to rent a
studio with utility space which includes a washer/dryer. Families and couples with
roommates would be more willing to rent a multi-bedroom unit with a second
bathroom, more accommodating utility space and additional storage space. These
items will ensure that all inhabitants have space and amenities to support the defined
habitable areas of the unit. Including a second bathroom, utility space and storge above
and beyond the minimum required to the habitable area measurements would also
strike a balance between reducing the already defined “habitable spaces” and reducing
the size of amenities. As such, staff recommends as a condition of approval that the
applicant submit revised drawings with the building permit application which shows all
dwelling units with a minimum habitable space area calculated using the habitable
space definition in RMC 4-4-155C plus the area of a second bathroom. Additionally, staff
recommends that credit for the portions of square footage for utility space and storage
space that is greater than the minimum required may also be included in the habitable
space calculation. The plan shall be reviewed and approved by the Current Planning
Project Manager prior to building permit issuance.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
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Report of January 23, 2024 Page 42 of 48
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✓
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 meets this criteria
because the units will conform to the International Building Code (IBC), Washington
State Energy Code (WSEC), International Mechanical Code (IMC) and International
Plumbing Code (IPC).
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements as kitchens, living rooms, dining
spaces and sleeping spaces along with at a minimum one (1) full size bathroom will still
be provided. Counting the gross square footage would not replace these items in favor
of space not considered “habitable space”. As spoken to in modification criteria ‘a’ the
additional areas would provide a higher quality of life for tenants which enhances the
function of the dwelling unit and provides an appealing set of amenities for potential
tenants. Staff has not seen evidence that these additional areas would be
unmaintainable.
✓
c. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the modification meets this criteria
because there will be no change to the overall structure design, apparent bulk and/or
setbacks.
Staff concurs with the applicant. The overall exterior “shell” of the building wouldn’t
change. If the modification were not approved revisions would occur within the interior
of the building.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: The applicant contends that the modification conforms to the intent
and purpose of the Code because the modified units will conform to the Renton Land
Use, IBC, WSEC, IMC and IPC codes adopted by the City to protect health, safety and
welfare of residents. This meets the intent of RMC 4-4-155 which is to ensure attached
dwelling units are designed to meet minimum standards to protect the public health,
safety and welfare of the residents of the City of Renton.
Staff concurs that the project will still need to meet all other applicable code. As spoken
to in criteria ‘a’ and ‘b’ a higher quality of life would be provided to tenants while not
impacting public health, safety and welfare of the residents.
Compliant if
condition of
approval is
met
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends that the following is justification for the
modification:
• Increasing the size of the unit to meet the definition of habitable space in a
dwelling unit reduces the quantity of dwelling units on a site. This results in a
higher cost per unit for land adding to the overall project cost. The increased
building area needed to meet the habitable space definition adds to the
construction cost which in turn increases the overall project budget. Because
the land and construction costs are higher the resulting bank financing costs
are increased further increasing the overall project budget. These relate to the
viability of the overall project as the cost of housing is increased to cover the
larger project cost. The increase in cost is passed onto the end user, the tenant,
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
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Report of January 23, 2024 Page 43 of 48
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who is asked to pay more rent for a most costly building making occupancy
more impracticable. Thus, the strict definition of habitable space has a direct
and negative effect on affordable housing.
• Livability issues include the overall desirability of the individual dwelling unit
and how it meets the needs of the end user. The code definition for habitable
space encourages minimizing non-habitable spaces such as closets, halls, entry
ways, bathrooms, pantries and laundry rooms. These non-habitable spaces are
what makes dwelling units more desirable to end users. To meet the strict
definition of habitable space, these amenities must be minimized to meet the
code while attempting to maintain affordability for the project. The previously
designed two (2) bedroom floor plan would need to have its habitable space
extended by 161 square feet in order to provide the same amenities. This
amounts to an extension of approximately seven feet (7’) to the footprint of the
dwelling unit which in turn impacts the density of the project. This leaves the
designer with two (2) options: build the larger units with increased area
reducing the overall density or removing/reducing amenities to meet the strict
interpretation of the code. Reducing amenities will have a direct and negative
impact on desirability resulting in having units that are harder to rent or would
be rented at a lesser rate. Both are impractical.
• Density will be negatively impacted. In the past when property density was once
determined by the number of parking stalls able to fit on a site now becomes
based on the quantity of oversized habitable units one can fit into the zoning
boundaries. Density becomes less predictable and is reduced by approximately
14 to 20 percent (14% - 20%). This raises the land cost per unit which in turn
reduces density goals under the Grown Management Act skewing city density
predictions and goals. Multiple occupancy of the dwelling unit would be less
likely as the strict definition of habitable space penalizes additional bathrooms
and larger closets which in turn make the unit less desirable for cohabitation
for those on the financial edge of affording current rental rates. Roommates
are less likely to rent a two (2) bedroom unit if there is only one (1) bathroom
that must be shared.
• Marketability is an issue for a project with increased unit per land costs, higher
construction costs, lower rental income numbers and less practical and
functional floor plans. Oversized bedrooms with minimal closets are not in high
demand for today’s renter.
• The adoption of accessibility requirements in the national, state and local
building codes has had an impact on the area of each dwelling unit. Accessibility
codes now provide for larger entries, larger bathrooms and maneuvering
spaces all of which are not included in the habitable space definition. The
accessibility requirements have increased the area of all dwelling units which
adds to the practical difficulties of meeting RMC 4-4-155.
Staff does not concur with the applicant’s justification. The applicant’s justification
speaks to increasing costs for the developer, affordability for tenants, density and
desirability of units by tenants. As part of the justification the applicant provided
comparison floor plans between code conforming units and units meeting the requested
modification allowances. As shown, for code conforming units to have the same square
footage as proposed modification units, amenities, such as bathrooms, utility space and
desired closet size would need to be reduced in size or removed.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 44 of 48
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Including items such as every bathroom, hallways, pantries etc. cannot be justified and
is not required for the use. Hallways are not livable area; they are passages from one
area to another. A walk-in pantry is not required for a dwelling unit. A full bathroom is
already required for every dwelling unit in the City. However, a second bathroom and
larger utility spaces to accommodate a washer/dryer can be justified. These items
provide a benefit to residents and enhance the livability of the unit. It increases the
range of potential tenants than otherwise would be expected. Couples would be more
willing to rent a studio with utility space which includes a washer/dryer. Families and
couples with roommates would be more willing to rent a multi-bedroom unit with a
second bathroom and more accommodating utility space than otherwise expected.
These items will ensure that all inhabitants have space and amenities to support the
defined habitable areas of the unit.
25. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Current Fire impact fees are
$579.41 per new multi-family dwelling unit However the fee is assessed and paid at
time of building permit issuance.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, Dimmitt Middle School and Renton High School. New students from the
proposed development attending elementary and middle schools would be bussed to
school; students attending the high school would be expected to walk. The stop for
elementary school students is located at N 1st St and Williams Ave N, a distance of
approximately 935 feet (935’). Students would walk north along Williams Ave S until
the intersection with N 1st St. The stop for middle school student is located at Logan
Ave S and S Tobin St, a distance of approximately 1,850 feet (1,850’). Students would
walk south along Williams Ave S until S 2nd St then west to Logan Ave S then north to
the intersection with S Tobin St. Routes for both the elementary and middle school
stops are improved then entire length with sidewalks. High school students would have
a distance of approximately 775 feet (775’) to get to the Renton High School grounds.
Students would walk south on Williams Ave S then west along S 2nd St until they reached
the high school. The entire length of travel is improved with sidewalks.
A School Impact Fee, based on new dwelling units, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. Currently the fee is assessed at
$4,257.00.00 per multi-family.
✓
Parks: A Park Impact Fee would be required for the future houses. The current Park
Impact Fee is $2,222.84 per each new multi-family dwelling unit within a multi-family
project of five (5) or more units, however the fee in effect at the time of building permit
issuance would be assessed.
✓ Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 45 of 48
SR_CameliaCourt_FINAL
Staff Comment: A new eight-inch (8”) storm drain is proposed for the abutting alley to
the south. It would connect into an existing eight-inch (8”) public storm main in the
abutting alley to the south. The existing main then flows east into Williams Ave S and
connects to the eight-inch (8”) public storm main within the right-of-way of Williams
Ave S.
✓
Water:
Staff Comment: The utility plan identifies a new three inch (3”) domestic water meter
assembly for the project. The domestic water service line would be connected to the
existing 12-inch (12”) water main in Williams Avenue S near the northern end of the
project. The service line and meter would be designed and installed in accordance with
COR St Plan 320.4. A separate six-inch (6”) fire service line would connect to the existing
12-inch (12”) water main in Williams Ave S near the domestic water line.
✓
Sanitary Sewer:
Staff Comment: The utility plan identifies the abandonment of the existing sanity sewer
connections in favor of new six-inch (6”) sanitary sewer line connecting to the existing
sewer main within the abutting alley to the west.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17, Comprehensive Plan
Compliance.
2. The subject site is located in the Center Downtown (CD) 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, Zoning Development Standards and Analysis.
3. The proposed Site plan Review application complies with the Urban Design District ‘A’ overlay standards
provided the applicant complies with City Code and conditions of approval, see FOF 19, Design Standards.
4. The proposed Site Plan Review and Conditional Use Permit Application complies with the Site Plan Review
standards provided the applicant complies with City Code and conditions of approval, See FOF 20, Site
Plan Review
5. The proposed Site plan Review complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 21, Critical Areas.
6. The proposed Site Plan Review and Conditional Use Permit application complies with Conditional Use
Permit criteria related to Density Increases provided the applicant complies with City Code and conditions
of approval, see FOF 22, Conditional Use Permit.
7. The proposed Site plan Review complies with the street standards as established by City Code, provided
the project complies with all advisory notes and conditions of approval contained herein, see FOF 20, Site
Plan Review: Transportation and FOF 23, Modification Analysis.
8. The proposed Site Plan Review and Conditional Use Permit complies with modification criteria related to
the attached dwelling units-minimum standards provided the project complies with City Code and
conditions of approval, See FOF 24, Modification.
9. There are adequate public services and facilities to accommodate the proposed Site plan Review , see FOF
25, Availability and Impact on Public Services.
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
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Report of January 23, 2024 Page 46 of 48
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10. Key features, which are integral to this project include a pedestrian oriented ground floor space with a
floor to ceiling height of 12 feet (12’); modulation and step backs that reduce the structures bulk and
scale; articulations and color change, upper story glazing; outdoor terraced space for residents; exterior
landscaping incorporated into the building.
J. RECOMMENDATION:
Staff recommends approval of the Camellia Court Apartments, File No. LUA23-000361, ECF, CUP-H, SA-H, MOD,
as depicted in the Preliminary Site Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated December 18, 2023.
1. The project shall comply with the recommendations of the geotechnical report, prepared by
Geotech Consultants, dated May 24, 2022, and any updated report(s) associated with the building
and construction permits to ensure compliance with the intent of the initial reports.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical reports. The geotechnical engineer shall submit
a sealed letter stating that they reviewed the construction and building permits and in their
opinion the plans and specifications meet the intent of the reports.
3. The applicant shall complete an archaeological survey by a qualified professional on the site prior
to ground disturbing activities and an Inadvertent Discoveries Plan prepared by a qualified
professional. A report identifying the results and any needed next steps shall be submitted with
the Inadvertent Discoveries Plan at the time of the civil construction permit application for review
and approval by the Current Planning Project Manager prior to permit issuance. Ground
disturbing activities include but are not limited to geotechnical testing, concrete removal, utility
removal and replacement, and building excavation. Notice shall be provided to Concerned Tribes
to have a tribal monitor on-site if archaeological work or monitoring is performed.
2. The applicant shall submit revised building designs with the building permit application showing a 12-foot
(12’) finished floor – to- ceiling height for the ground floor residential amenity and lobby spaces.
3. The applicant shall complete a lot line adjustment to eliminate the interior lot lines. The adjustment shall
be recorded prior to temporary certificate of occupancy.
4. The applicant shall submit revised landscape plans with the construction permit application showing
newly planted street tree species chosen from the City of Renton Approved Tree List & Spacing Guidelines
with tree grates complying with city specifications. The revised plans shall be reviewed and approved by
the Current Planning Project Manager prior to construction permit issuance.
5. The applicant shall make payment into the City’s Urban Forestry Program fun in an amount of money
approximating the current market value of the replacement trees and the labor to install them. The City
shall determine the value of replacement trees. Payment shall be made prior to temporary certificate of
occupancy.
6. The applicant shall submit a separate detailed plan set identifying the location and screening provided for
all surface and roof top utility/mechanical equipment with the building permit application. The plan shall
be reviewed and approved by the Current Planning Project Manager prior to building permit approval.
7. The applicant shall submit a surface mounted utility plan that includes cross-section details with the civil
construction permit application. The applicant shall work with franchise utilities to ensure, as practical,
utility boxes do not obstruct or displace pedestrian areas. The plan shall provide and identify screening
measures consistent with the overall design of the development. The surface mounted utility plan shall
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
LUA23-000361, ECF, CUP-H, SA-H, MOD
Report of January 23, 2024 Page 47 of 48
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be reviewed and approved by the Current Planning Project Manager prior to civil construction permit
approval.
8. The applicant shall provide revised drawings showing the location of provided bicycle stalls and identifying
how the stalls will meet applicable standards in RMC 4-4-080F11. The plan shall be reviewed and approved
by the Current Planning Project Manager prior to building permit approval.
9. The applicant shall submit revised floor plan drawings identifying how each unit meets the storage
standards of RMC 4-4-155 with the building permit application. The plan shall be reviewed and approved
by the Current Planning Project Manager prior to building permit approval.
10. The applicant shall submit revised floor plan drawings identifying how each unit is meeting the kitchen
standards of RMC 4-4-155 with the building permit application. The plan shall be reviewed and approved
by the Current Planning Project Manager prior to building permit approval.
11. The applicant shall submit revised drawings showing the southern façade at the ground floor level with
similar façade treatments as the front façade, such as glazing and sconce lighting, or as determined by the
Current Planning Project Manager at the time of building permit application. The plan shall be reviewed
and approved by the Current Planning Project Manager prior to building permit approval.
12. The applicant shall submit material samples of the ground floor exterior cladding with the building permit
application. The materials shall be brick or material equivalent. The size of the brick units shall be the size
and scale of typical bricks, such as the neighboring Merrill Gardens building addition to the south or as
otherwise determined by the Current Planning Project Manager. The material shall be approved by the
Current Planning Project Manager prior to building permit issuance.
13. The applicant shall submit revised drawings which include enhancement techniques such as texturing,
reveals and/or coloring with a concrete coating or admixture on the western and northern facades. The
plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit
approval.
14. The applicant shall maintain visual accessibility along the ground level during typical business and daytime
hours. Between the hours of 8 A.M. and 7 P.M. storefront windows shall not be covered with blinds or
other visual obstructions.
15. The applicant shall submit revised elevations with the building permit application which provides
pedestrian scale lighting through sconces on the building façade at the entrance with down lighting
provided within the recessed area and from the associated entrance awning. The additional lighting shall
be reviewed and approved by the Current Planning Project Manager prior to building permit approval.
16. The applicant shall submit revised elevations with the building permit application that provides additional
sconce lighting along the southern façade at intervals between the conditioned windows. The additional
lighting shall be reviewed and approved by the Current Planning Project Manager prior to building permit
approval.
17. The applicant shall submit revised elevations with the building permit application that provides additional
downlighting within the entirety of the front façade awnings. The additional lighting shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
18. The applicant shall provide revised landscaping plans with the building permit application that provides
native vegetation to the greatest extent possible and additional vegetation beyond what is currently
proposed at the second level on the eastern and southern façade. Vegetation shall be visible to the public
through visibility means such as plant height, horizontally climbing plants along the façade, hanging
vegetation, and/or other options as proposed by the applicant. Native vegetation shall be used to the
greatest extent possible. A narrative shall be provided from a Washington licensed landscape architect
identifying why native vegetation could not be used in specific instances, why vegetation has been chosen
for the specific area and what measures need to be incorporated to ensure the long-term health and
City of Renton Department of Community & Economic Development
Camellia Court Apartments
Staff Report to the Hearing Examiner
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Report of January 23, 2024 Page 48 of 48
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survival of the landscaping. An updated arborist report shall identify measures needed to ensure the long-
term health and viability for the planted trees. Plans shall identify how vegetation will be irrigated. The
plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit
approval.
19. The applicant shall submit revised drawings with the building permit application which shows all dwelling
units with a minimum habitable space area calculated using the habitable space definition in RMC 4-4-
155C plus the area of a second bathroom. Additionally, the credit for the portions of square footage for
utility space and storage space that is greater than the minimum required may also be included in the
habitable space calculation. The plan shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Camellia Court Apartments
Land Use File Number:
LUA23-000361, ECF, CUP-H, SA-H, MOD
Date of Hearing
January 23, 2024
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Neal Thompson
Roger H Newell, AIA
1102 - 19th Ave E, Seattle,
WA 98112
Project Location
99, 101 & 107 Williams
Ave S
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-16: As shown in the Environmental Review Committee (ERC) Report
Exhibit 17: Staff Report to the Hearing Examiner
Exhibit 18: Neighborhood Meeting Documents
Exhibit 19: Public Comment letter from the Department of Archaeology and Historic Preservation,
December 29, 2023
Exhibit 20: Environmental Determination of DNS-M, dated December 18, 2023
Exhibit 21: Utilities Plan
Exhibit 22: Project Overview
Exhibit 23: Design District Checklist
Exhibit 24: Street Standards Modification Justification
Exhibit 25: Pre-Application Staff Comments, dated April 7, 2022
Exhibit 26: Attached Dwelling Units Modification Justification