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VIA 405 APARTMENTS - Statement Addressing Project’s Compliance with Decision Criteria
1. Demonstration of Compliance and Superiority:
The project submittal exhibits, narratives, and supporting reports illustrate the design and benefits to the
community of the Planned Urban Development approach to land planning. Please see submittal
documents.
2. Public Benefit Required:
a. Critical Area:
The overall site is developed as mixed commercial development separated by large areas of existing
asphalt used for parking and roads that connect the site with neighboring office and retail uses. Along
the southern edge of the site, Rolling Hills Creek, an Np (non-fish bearing stream) crosses the site,
and it’s degraded existing stream buffer, and separates the proposed apartment building and parking
areas from the SR 405 right of way. The existing vegetation is predominantly non-native grasses,
blackberry vines with some deciduous and a few evergreen trees, most of which have been severely
topped where they are below overhead power lines . In addition, the buffer shows signs of recent use
as campers or homeless without permission. Current buffer conditions are described in detail in the
Stream and Critical Area Assessment, prepared for this submittal by DEA.
As part of the PPUD approval process, the development team has recommended to undertake
voluntary buffer enhancement, to clean up and restore the buffer to a more natural and healthy
condition to protect the stream and provide wildlife habitat. As outlined in the Stream Assessment, we
propose to include these steps:
Remove litter and man-made debris.
Remove invasive plants, including Himalayan blackberries, English ivy and other undesirables.
Plant native and groundcovers to stabilize the steam bank and provide habitat.
Plant some native trees to provide diversity and supplement unhealthy existing trees
Install vinyl-coated chain link fencing to keep people and pets out of the stream and buffer.
Install educational signs identifying this as a protected area.
b. Natural Features:
The prim ary natural features of the property include landscaped areas consisting of trees
surrounding an existing theater building the critical area. Parking and drive aisles that are part of a
greater network of paved areas connecting to neighboring properties make up a large portion of the
site. Many existing trees will be retained, mostly in the stream buffer area, in accordance with
city requirements. Many of the other existing significant trees within the development are located
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very close to the existing building and proposed building footprint, and are in conflict with grading
or other construction operations. The applicant plans to retain two very nice ornamental trees as
part of the building landscape, including a 12” oak, which will be a focal point for the active
community plaza at the northeast corner of the site. Site improvements also include the planting of
six new replacement trees on site along the north property line. Additional trees, shrubs and
groundcovers/accents are proposed on site around the site to soften and frame the open space
and walkways. A detailed planting plan will be prepare with the building permit submittal to meet
these objectives: frame the building entries and columns, soften views into and out of the building
without blocking views at the storefront fenestration, and to provide pedestrian interes t through
plantings and pots with texture, color and seasonal interest. The focal landscape areas at the
north façade and the northeast open space will receive careful design consideration and be
densely planted.
An existing stream, Rolling Hills Creek traverses along the south edge of the site. As described
above, we are proposing voluntary stream buffer enhancement. Detailed plans and specifications
will be prepared by the team’s biologist, in accordance with city and state critical area requirements.
c. Public Facilities: N/A
d. Overall Design:
i. Open Space/Recreation:
The applicant is proposing a large open space at grade, on the northeast corner of the site that will
include an entry plaza, sitting areas, a small tot lot and dense, layered planting to provide seasonal
interest and spatial separation. The entry plaza will feature an art piece or other vertical focal point,
oversized pots, seat walls and benches, just outside the primary building entry. The balance of the
open space includes several distinct sitting areas organized to serve small groups. An active,
splashing water feature is proposed to provide a pleasant ‘white noise’ as an amenity to all users
and to help mask the freeway noise. The small child play area and adjacent lawn are a will serve for
kids and families. Selection and arrangement of the site furnishings will be further refined for the
building permit submittal.
- To create a special, memorable place for gathering to gather and enjoy the views and space.
- To provide ample usable space for passive recreation. Continuous walkways will provide access
around the site. A small on-leash dog exercise areas is planned at the south and west sides of the
building. Dog pick-up stations will be provided. Passive and active open space will also be
provided over structure, at two locations on the third floor roof and at the eighth floor roof top
indoor and outdoor amenity areas. The detail design and recreation elements will be further
refined for the building permit submittal, but initial designs anticipate private outdoor terraces, and
shared outdoor game, barbeque and other social gathering places, along with raised gardens
and green roof areas that will serve both for storm water attenuation and as a visual amenity.
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- To preserve and enhance existing vegetation and natural character through tree preservation,
removal of extensive invasive Blackberries, and replacement with native understory vegetation to
be maintained through the life of the development.
- To promote effective pedestrian access from Grady Way throughout the site and to the
building entries. An off-site pedestrian corridor is planned to complete and direct pedestrian
connection from the site to the South Renton Transit Center, running through the existing
parking lot to the existing sidewalk which connects to Grady Way. See the exhibit included
with the civil engineering plans. Planned improvements will include new pedestrian accent
paving, and adjacent trees and plantings to provide amenity and separation from vehicles.
ii. Circulation/Screening:
Enhance the pedestrian connection between Grady Way and the proposed building entries.
iii. Landscape/Screening:
The proposed landscaping will consist of a variety of carefully selected high-quality landscaping
materials to screen parking and soften the building. Entry plazas defined by landscaping will include
numerous species of deciduous and coniferous trees in addition to year -round ornamental plants,
flowers, fall colors, winter greenery, and fragrant plantings. The parking garage will be screened
from the perimeter sidewalks using metal grills and panels. The landscape plans anticipate using
raised planters for fast growing trees and flowering vines on the south elevation, to provide visual
interest and to protect plants from damage by resident dogs.
The building and parking lot landscape is designed to meet several objectives:
- Help reduce the overall scale of the building through ample tree plantings
- Help break up large areas of parking lot pavement with interior and perimeter landscaping
- Provide parking screening with perimeter landscape buffering
- Define private from public space through an orderly, attractively designed landscape
- Help define circulation routes, frame and enhance views
- Provide year-round ornamental interest (flowers, fall color, winter greenery)
- Provide shade, improved air quality, natural st ormwater treatment, and wildlife habitat
- Landscaped areas at grade will include special amended soils to serve as storm water BMP’s.
iv. Site and Building Design:
The placement of the buildings on site allows for natural lighting opportunities, and is respectful of
the neighboring commercial properties. The architectural design of the proposed residential
building complements the character of the surrounding commercial site through the use of
storefronts at the street level, residentially-scaled windows at the upper levels, modulation and
step backs of the building’s facades, pedestrian -friendly entries and enhanced landscaping around
the perimeter of the building. The parking located within the building is screened with louvers and
landscaped green screens. The scale of the building will be reduced by providing ample trees
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around the building and along pedestrian pathways. The proposed landscaping will blend in with
the neighboring six story office building’s landscaping. The residential building is setback from the
major arterial, Grady Way. An off-site pedestrian link is proposed by creating a landscape lined
pathway through the existing parking lot to the north.
v. Alleys: Not applicable
3. Additional Review Criteria:
a. Building and Site Design:
i. Perimeter:
There are no required setbacks or buffers from neighboring properties. Ample landscape
buffers will be been provided between the property line and the proposed project. The existing
creek buffer to the south will be maintained. The southern edge of the proposed development
is using the existing cinema building footprint as its boundary.
ii. Interior Design:
The interior design of both buildings has been integrated with the overall site design. The primary
orientation of the units is oriented east/west to take advantage of daylighting opportunities. Two
large open plazas at the third floor allow natural light to enter all sides of the project. The proposed
project takes advantage of view opportunities to the south and west by providing large, picture
windows in main living spaces and attached decks t o provide private open space. The resident
amenity lounge located on the roof of the eastern portion of the building takes advantage of outdoor
space and integrates an outdoor plaza intended for gathering spaces, barbecues, and lounge areas
for a variety of opportunities f or the residents.
b. Circulation:
i. The existing vehicular circulation system provides easy access from Grady Way. There are no
proposed changes to the overall road or drive aisle pattern. The existing drive aisle at the east
side of the site will be moved 20’ east to allow for better sidewalks and landscaping.
ii. Proper sight distances are provided at the connection with the public streets. Reference Civil
plans for compliance demonstration and sight distances.
iii. Many of the existing sidewalks are narrow and don’t comply with current city standards. The
proposed project’s pedestrian network of paths and sidewalks use the existing pattern but will be
enhanced by widening and additional landscaping provided.
Additional street trees and ground cover to provide a transitional area to both the existing stream
buffer and the large proposed community open s pace.
c. Infrastructure and Services: All of the utilities services, including water, sewer, power, and data
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services are provided. Emergency services and systems includ ing fire sprinkler and fire alarm
systems are being provided.
d. Clusters or Building Groups and Open Space: The PUD places the building parallel to the
neighboring properties to the north. This maximizes the opportunity for surface parking screening
and a large, uninterrupted open space to the south. Due to the presence of a stream along the lower
area of the site, a natural border exists.
e. Privacy and Building Separation: Dwelling units are designed such that no two outdoor decks are
directly adjacent to one another. Decks and building modulation have been designed cohesively to
provide privacy. Units within each building are oriented North/South, and mim ic the residential
character of the properties to the north. Landscaping and building screening techniques are used
throughout the development to prom ote privacy and discourage the use of window screening
elements. Living area windows are large and aim to bring as much natural light into every unit as
possible, while bedroom windows are adequately sized for light while still providing ample privacy
through the use of raised sill heights. Landscape buffers will be provided at the ground-level to
separate pedestrian walkways from private areas .
f. Building Orientation: The buildings are orientated to allow solar access into the spaces. Two large
internal courtyards are created to break up the mass of the building as well as allow sun into the
units. Building pedestrian entries face the main street access points. Large canopies face the street
providing weather protection and a formal street frontage. Vehicular entries are situated away from
the main pedestrian access points by locating them at the “back” of the building.
g. Parking Ar ea Design:
i. Design: The majority of the parking is provided in the first two floors of the building. The
proposed project tries to minimize the use of exterior surface parking. The parking garage design is
comprised of 90-degree stalls to make maximize use of parking area and provide clear, safe
vehicular circulation.
ii. Adequacy: 270 parking stalls are required at 1 per unit. Commercial parking is required in
addition to the residential parking. The majority of the parking will be in the parking garage s
located in the first two floors of the building. Additional parking for visitors will be provided at the
side and back of the site. The project will use approximately 30 stalls in the parking area to the
north to fulfill the city’s parking requirements. This lot has the same owner as the proposed
project.
An interior bike room will be provided at the first floor off the parking garage and meets the city code
requirements. There will be additional outdoor short term bicycle parking stalls for visitors.
h. Phasing: The project will be constructed in a single phase.
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