HomeMy WebLinkAboutD_LUA16000068_SunsetCourt_170120DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
Admin Report Sunset Court
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: January 20, 2017
Project Name: Sunset Court Apartments
Owner: Mark Gropper, Renton Housing Authority, 2900 NE 10th St., Renton, WA 98056
Contact: Grace Kim Schemata Workshop, 112 5th Ave N., Seattle, WA 98109
File Number: LUA16-000068, SA-A, VA-A, MOD
Project Manager: Matthew Herrera, Senior Planner
Project Summary: The applicant is requesting Administrative Site Plan Review and a Variance for the
construction of 50 multi-family dwelling units within the recently amended Sunset
Terrace Redevelopment Master Site Plan and Sunset Planned Action Area. Also
requested in the application are modifications to code requirements related to refuse
and recycling enclosures, parking stall size, and bicycle parking. The subject site is
located on the southeast corner of Harrington Ave NE and Glennwood Ave NE. The
83,657 square foot site is located within the Center Village (CV) zoning classification and
Design District ‘D’. Vehicular access would be provided from Harrington Ave NE at the
southwest corner of the site. A total of 50 parking spaces would be provided within a
surface parking area on the south and east portions of the site. The applicant is
requesting an Administrative Variance, from RMC 4-2-120A, in order to provide surface
parking stalls in place of the required structured parking stalls for residential units in the
CV zone. The subject property is within a Wellhead Protection Area 2.
Project Location: 1144 Harrington Ave NE, Renton, WA 98056. APNs 722780-1660,-1665,-1780,-1781
Site Area: 1.95 acres
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B. EXHIBITS:
Exhibits 1-9: Environmental Review Committee Memo and Exhibits
Exhibit 10: Administrative Report and Decision
Exhibit 11: Adoption of Existing Environmental Document with Addendum
Exhibit 12: Renton Sunset Terrace Redevelopment (2016 Reevaluation and Addendum)
Exhibit 13: Arborist Report prepared by Sue Nichol, dated August 26, 2015
Exhibit 14: Tree Retention Plan
Exhibit 15: Trash Enclosure Details
Exhibit 16: Utilities Plan
Exhibit 17: Technical Information Report prepared by LPD Engineering, dated November 30, 2016
Exhibit 18: Traffic Impact Analysis Report prepared by Perteet, dated September 10, 2015
Exhibit 19: Transportation Concurrency Memo
Exhibit 20: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Renton Housing Authority
2900 NE 10th St., Renton, WA 98056
2. Zoning Classification: Center Village (CV)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use
4. Existing Site Use: Park and Vacant
5. Critical Areas: Wellhead Protection Zone 2
6. Neighborhood Characteristics:
a. North: Attached Dwellings (CV)
b. East: Retail (CV)
c. South: Attached Dwellings (CV)
d. West: Attached Dwellings (R-14)
7. Site Area: 1.95 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Epstein Annexation N/A 1246 04/16/1946
Sunset Area Planned Action EIS LUA10-052 N/A 06/06/2011
Planned Action Ordinance N/A 5740 12/8/2014
Sunset Redevelopment Master
Site Plan
LUA14-001475 N/A 1/14/2015
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton and is within the 565-pressure zone
water service area. There is an existing 12-inch water main in Harrington Ave NE which can deliver
maximum flow capacity of 2,350 gallons per minute.
b. Sewer: Sewer service is provided by the City of Renton. There are existing 8-inch sewer mains in
Harrington Ave NE and within the 10-foot right-of-way abutting the northern portion of the site.
c. Surface/Storm Water: There is an existing 12-inch stormwater main and a bioswale located in
Harrington Ave NE.
2. Streets: Harrington Ave NE abuts the subject property along its western boundary. The street contains
curb, gutter, planter on east side, and sidewalk. The street was recently improved as part of the Green
Connections project that includes bio-retention swales, curb-bulbs, and pervious concrete sidewalks
along the east side of the Harrington Ave NE.
3. Fire Protection: Renton 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 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Housing and Human Services Element
H. FINDINGS OF FACT (FOF):
1. The applicant, Renton Housing Authority, is requesting Administrate Site Plan Review, Administrative
Variance, and three modifications for the construction of 50 attached dwellings units in four (4)
buildings (Exhibit 5). An Administrative Variance is requested as the applicant is proposing vehicle
surface parking in-lieu of the RMC 4-2-120A requirement to provide structured parking for residential
uses.
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2. On January 14, 2015, the City of Renton, along with the Renton Housing Authority (RHA) and other
community partners, received Master Site Plan approval and a Conditional Use Permit for the
redevelopment the Sunset Terrace public housing community. The community is approximately 15-
acres within the larger Sunset Area Community Neighborhood in northeast Renton (LUA14-001475,
Renton Sunset Redevelopment Master Site Plan).
3. The Master Site Plan was amended on June 20, 2016 (Exhibit 4), to include three (3) additional parcels
on the subject site and further allocate a total of 50 dwelling units.
4. The proposed project is located at Site F in the amended Renton Sunset Redevelopment Master Site
Plan.
5. The Renton Sunset Redevelopment Master Site Plan remains valid and effective through January 14,
2025.
6. The purpose of the master plan process is to evaluate projects at a broad level and provide guidance for
development projects with multiple buildings on a single large site. Master plan review allows for
consideration and mitigation of cumulative impacts from large-scale development and allows for
coordination with City capital improvement planning. Major project elements evaluated as part of the
Renton Sunset Redevelopment Master Site Plan include use, density, height, and lot coverage.
7. On March 14, 2016, the City determined that the Renton Sunset Redevelopment Master Site Plan was
consistent with Reevaluation Alternative evaluated in the Reevaluation Addendum to the Sunset Area
Community Planned Action FSEIS (Exhibit 11). The City also determined that the Renton Sunset
Redevelopment Master Site Plan is within the development levels or parameters as specified in the
Sunset Planned Action Ordinance, Ordinance No. 5740 (Exhibit 3). Therefore, no additional
Environmental ‘SEPA’ Review is required for the subject proposal.
8. The FSEIS Reevaluation Addendum and revised Mitigation Measure document was issued for the
Sunset Planned Action in June 2016 and is applicable to the proposal (Exhibit 12).
9. The Planning Division of the City of Renton accepted the above master application for review on
January 29, 2016 and determined the application complete on February 22, 2016. The project was
placed on hold on March 29, 2016 and October 11, 2016. The project was taken off hold on December
2, 2016. The project complies with the 120-day review period.
10. The project site consists of four (4) parcels and is located on the southeast corner of the intersection
Harrington Ave NE and Glennwood Ave NE.
11. The project site is currently developed with a city-owned park that is currently in the disposition
process.
12. Access to the site would be provided via a 24-foot wide driveway located near the southwest corner of
the site on Harrington Ave NE. Emergency vehicle only access will be provided near the northeast
corner of the site on Harrington Pl. NE.
13. The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use
designation.
14. The site is located within the Center Village (CV) zoning classification and Design District ‘D’.
15. There are approximately 21 trees of which 16 are significant trees. The applicant is proposing to retain
a total of five (5) trees and relocate two (2) trees.
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16. The site is mapped with a Wellhead Protection Area Zone 2.
17. The applicant is proposing to begin construction in the first quarter of 2017 and end in 2018.
18. No public or agency comments were received.
19. 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.
20. 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 for redevelopment into compact
urban development with a pedestrian-oriented, mixed-use center, and community focal point. The
proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of
approval are met:
Compliance Comprehensive Plan Analysis
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Accommodate change within the Renton community in a way that
maintains Renton’s livability and natural beauty.
Policy L-52: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernable edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-53: Orient buildings in developments toward the street or a common area,
rather than toward a parking lot.
Policy L-61: Improve the appearance of parking lots through landscaping and screening.
Policy HHS-3: Work with other jurisdictions and organizations, including the Renton
Housing Authority and non-profit housing developers, to address the need for housing
to be affordable to very low-income households. This housing should focus on
accessibility, mobility, and proximity to social services.
Policy HHS-9: Foster and locate new housing in proximity to Employment Centers and
streets that have public transportation systems in place, that complements existing
housing and furthers the City’s goal to achieve a housing stock that is affordable for the
following minimum percentages of the City’s households, as determined by an Area
Median Income range.
21. Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) is to provide
an opportunity for concentrated mixed-use residential and commercial redevelopment designed to
urban rather than suburban development standards that supports transit-oriented development and
pedestrian activity. Use allowances promote commercial and retail development opportunities for
residents to shop locally. Uses and standards allow complementary, high-density residential
development, and discourage garden-style, multi-family development. The proposal is compliant with
the following development standards if all conditions of approval are met:
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Compliance CV Zone Development Standards and Analysis
Use: The CV zone allows attached dwellings units with the conditions that garden
style apartments are prohibited and ground floor commercial is provided at a
minimum of seventy five percent (75%) of the frontage for all residential projects on
parcels abutting NE Sunset Boulevard east of Harrington Avenue NE.
Staff Comment: The proposed development includes 50 attached dwelling units in
four buildings. Buildings 1 and 2 as shown in the proposed site plan (Exhibit 5) provide
10-units of two-story townhomes. Buildings 3 and 4 provide the remaining 40-units as
two and three story flats. The flats are not considered garden style as the external
stairways are internal to the development as they face the courtyard. Building entries
to the flats are centrally located and front the courtyard (Building 3) and right-of-way
(Building 4). All entries are connected to a public sidewalk.
Density: The density range required in the CV zone is a minimum of 20.0 dwelling
units per net acre to a maximum 80 dwelling units per net acre. Assisted living
bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC
4-9-065. Net density is calculated after the deduction of sensitive areas, areas
intended for public right-of-way, and private access easements from the gross site
area.
Staff Comment: The applicant has proposed 50 attached dwelling units. As part of the
modified Renton Sunset Redevelopment Master Site Plan (Exhibit 4), the property was
allocated 50 dwelling units. The subject property will contain 26.16 dwelling units per
net acre (1.91 net acres/50 dwelling units) and therefore meets the master site plan
decision and underlying CV density standards.
Compliant if
condition of
approval is
met
Lot Dimensions: The minimum lot size required in the CV zone is 25,000 sq. ft. for
lots created after November 10, 2004. There are no minimum lot width or depth
requirements.
Staff Comment: The subject property contains four (4) parcels with the following lot
sizes according to the King County Assessor’s Office website accessed on October 6,
2016, 38,130sf; 18,292sf; 15,235sf; and 13,500sf. In order for the proposed
improvements to meet setback and building orientation standards, a lot combination
permit will be required to remove interior lot lines and provide a single subject
property parcel (see setback standards and analysis below). This new lot will be in
excess of 80,000 square feet after frontage dedications are completed and therefore
will meet the minimum lot size requirement for lots created after November 10, 2004.
Compliant if
condition of
approval is
met
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is
required. The minimum side yard along a street setback is 15 ft. The minimum
setback may be reduced to 0 ft. through the site plan review process, provided blank
walls are not located within the reduced setback. The maximum side yard along a
street setback is 20 feet. There are no minimum side or rear yard setbacks, except 15
ft. if the lot abuts or is adjacent to a lot zoned residential.
Staff Comment: The four structures prior to a lot combination would cross over
existing property lines. As a condition of approval, the applicant shall obtain a lot
combination approval prior to Certificate of Occupancy of the first building.
The following table contains setbacks for the proposed structures after the
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completion of a lot combination permit.
Front Yard –
Harrington Ave NE
Side yard along a street
(Northern ROW)
Side yard Rear yard
15-feet 15-feet 36-feet 27-feet
Building Standards: The CV zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 60 ft. if the ground
floor of the building is in commercial use.
Staff Comment: The building coverage for the site’s structures is 22.6 percent. The
tallest point of Buildings 3 and 4 is 38-feet. The tallest point of Buildings 1 and 2 is 26-
feet.
Building Orientation: See urban design regulations in RMC 4-3-100. Commercial and
civic uses shall provide entry features on all sides of a building facing a public right-
of-way or parking lot. The front entry of residential only uses shall be oriented to a
public or private street developed to the required standards in RMC 4-6-060.
Staff Comment: The proposal is a residential use only. The front entries to the
buildings are oriented to Harrington Ave NE and the ROW along the northern
boundary. Harrington Ave NE is developed to required street standards. The northern
ROW contains a five-foot sidewalk and eight-foot planter strip that will
accommodate a future residential street when the adjacent property redevelops.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards shall be
as stipulated by the Department of Community and Economic Development,
provided there shall be a minimum of one street tree planted per address. Any
additional undeveloped right-of-way areas shall be landscaped unless otherwise
determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as
follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of
landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping
per parking space, and 100 or more spaces shall provide 35 sf of landscaping per
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parking space. Perimeter parking lot landscaping shall be at least 10 feet in width,
interior parking lot landscaped areas shall have a minimum width of 5 feet.
Staff Comment: The proposed landscaping provides a transition between the
development and surrounding properties. The proposed landscape plan (Exhibit 6)
identifies plantings that exceed minimum standards for street frontage landscaping,
internal parking lot landscaping, and perimeter parking lot landscaping.
Street frontage landscaping consists of trees shrubs, and groundcover along
Harrington Ave NE and the ROW along the northern border (future Glenwood Ave NE
extension) in widths between 16 and 21 feet.
The surface parking lot does not abut a street or right-of-way; however the applicant
has proposed a 10-foot perimeter screen along its boundaries abutting adjacent
properties. Trees are spaced approximately 20-feet on center and proposed at 3-inch
caliper.
The surface parking lot accommodates 50 parking spaces and therefore requires 750
square feet of internal lot landscaping. The landscape plan identifies internal lot
landscaping of 944 square feet provided in bulbs extending from the parking lot’s
perimeter landscaping.
The landscaping plan resubmitted and dated December 2, 2016 (Exhibit 6) does not
provide a planting schedule. Therefore, staff recommends, as a condition of approval,
the applicant be required to submit a detailed landscape plan to the Current Planning
Project Manager prior to construction permit approval complying with applicable
sections of RMC 4-4-070.
Compliant if
conditions of
approval are
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
require the retention of 10 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and Other
significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a
critical area or its buffer.
Staff Comment: The applicant submitted an Arborist Report (Exhibit 13) with the land
use application. The arborist report identified 21 trees on the site with 16 of those
trees considered significant trees. The applicant’s Tree Retention Plan (Exhibit 14)
proposes to save two (2) Douglas Fir Landmark Trees consisting of 30-inch and 24-
inch specimens in the courtyard area. Additionally, the applicant proposes to save
three (3) Red Oak trees in the dedicated ROW area along the northern boundary and
alter the sidewalk alignment in order to keep the three (3) oaks. The arborist report
identified the oaks as “..mature, magnificent, healthy, and a real asset to the City of
Renton’s tree canopy.” Additionally, the applicant proposes to relocate two (2) Red
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Oak trees that are located in the footprint of Building 4.
The two (2) Landmark Trees proposed to be saved within the courtyard satisfies the
10-percent retention requirement. However, there are proposed improvements
shown within the drip lines shown on the landscape plan. Improvements consist of
pervious concrete pavers of the 30-inch tree. Therefore, as a condition of approval,
the applicant shall either relocate the pavers outside of the drip lines of the tree or
provide an updated arborist report that provides analysis of any impacts to the tree
due to the location of the proposed pavers and recommendations to protect the tree
during and after placement of the pavers. The updated landscape plan and/or
arborist report shall be submitted to the Current Planning Project Manager prior to
construction permit approval.
The three (3) Red Oak trees within the dedicated section of ROW also contain
improvements within their respective drip lines. Those improvements consist of a new
public sidewalk and portions of proposed Building 4. The City finds value in the
preservation of these three (3) Red Oaks that are within a constrained area during
and after project construction. Therefore, staff recommends, as a condition of
approval, the applicant submit an updated arborist report that provides
recommendations for the well-being of the Oak Trees and that also includes the
appropriate arborist site visits and tree protection techniques during construction to
ensure the safety and vitality of the trees. The updated arborist report shall be
submitted to the Current Planning Project Manager prior to construction permit
approval.
The applicant’s landscape plan has proposed the relocation of two Red oak trees but
provided no specific information on the viability or method of relocation. Therefore,
staff recommends as a condition of approval, the applicant submit an updated
arborist report that provides information on the viability and likelihood of tree
survival post relocation. Additionally, the updated report shall provide best practices
procedures for relocating the trees. Relocation of the trees shall be observed onsite
by the arborist to ensure recommendations from the report are completed. The
updated arborist report shall be submitted to the Current Planning Project Manager
prior to construction permit approval.
Parking: Residential Uses: Required parking shall be located underground or under
building (on the first floor of the structure), or in an attached or detached structure.
Any additional parking may not be located between the building and public street
unless located within a structured parking garage.
Commercial Uses: Parking may not be located between the building and the public
street unless located within a structured parking garage.
Mixed Use: Joint parking is required subject to RMC 4-4-080E3.
Parking regulations for attached dwellings for low income require that a minimum of
1 space for each 4 dwelling units is required. A maximum of 1.75 spaces per dwelling
unit is allowed.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
Staff Comment: The applicant has applied for a variance to provide surface parking
with structured parking stall dimensions instead of underground or under building
parking as required by code. See FOF 26 for analysis. The proposed surface parking
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lot is not located between the buildings and public street. The applicant has proposed
50 parking spaces for the 50 attached dwellings for low income, which is within the
range allowed.
Compliance
not yet
demonstrated
Screening and Storage: All mechanical equipment and outdoor service and storage
areas shall be screened to reduce visibility, noise, and related impacts while allowing
accessibility for providers and users.
Staff Comment: Site plan and elevations do not provide any surface mounted utility
equipment or roof-top operating equipment. Therefore, staff recommends as a
condition of approval, the applicant provide an updated landscape plan and elevation
drawing that identify how the surface mounted and rooftop equipment (if any) will
be screened from view. The updated landscape and elevation plans shall be
submitted to the Current Planning Project Manager for review and approval prior to
building permit approval.
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant has not proposed any retaining walls or fences on the
site, landscape, or grading plans.
Refuse and Recyclables: Per RMC 4-4-090 multi-family developments a minimum 1.5
square feet per dwelling unit be provided for recyclables deposit areas and a
minimum of 3 square feet per dwelling unit provided for refuse deposit areas with a
total minimum area of 80 square feet provided for refuse and recyclables deposit
areas. A minimum of one refuse and recyclables deposit area/collection point for
every 30 dwelling units.
Staff Comment: Based on the proposal for 50 dwelling units a minimum area of 225
square feet of refuse and recycle area would be required in at least two collection
points. The applicant is proposing two refuse and recycling enclosures each
measuring approximately 148 square feet for a total of 296 square feet.
22. Planned Action Ordinance Compliance: The proposed Site Plan continues to meet the criteria outlined
in the Planned Action Ordinance (Ordinance #5610 and #5740) and qualifies as a planned action; the
proposal does not require a SEPA threshold determination, preparation of an EIS, or be subject to
further review pursuant to SEPA. The applicant will be responsible for complying with all applicable
mitigation measures. The Environmental Review Committee has determined the proposal is compliant
(Exhibit 1) with the following criteria:
Compliance Planned Action Ordinance Compliance
The proposal is located within the Sunset Planned Action area identified in
Exhibit 2.
The proposed uses and activities are consistent with those described in the
Planned Action EIS and Planned Action Qualifications.
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The proposal is within the Planned Action thresholds and other criteria of the
Planned Action Qualifications.
The proposal is consistent with the City of Renton Comprehensive Plan and
applicable zoning regulations
The proposal’s significant adverse environmental impacts have been
identified in the Planned Action EIS.
The proposal’s impacts have been mitigated by application of the measures
identified in Attachment B of Ordinance #5610 and #5740, and other
applicable City regulations, together with any modifications or variances or
special permits that may be required.
The proposal complies with all applicable local, state and/or federal laws and
regulations, and the Environmental Review Committee determines that these
constitute adequate mitigation.
The proposal is not an essential public facility as defined by
RCW.36.70A.200(1).
23. Design Standards: The project site is located within Design District ‘D’. The following table contains
project elements intended to comply with the standards of the Design District ‘D’ Standards and
guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that businesses
enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as
well as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. Lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be provided
for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
Staff Comment: The development’s four structures are located on the site that allows
solar exposure adjacent buildings and the project’s open space. The building heights are
limited to two and three stories with Buildings 3 and 4 containing bookend two-story
elevations. These heights are consistent with surrounding development and should not
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result in extensive shadowing on adjacent properties. Locating Buildings 1, 2, and 4 on
the west and north periphery and Building 3 angled at a northeastern position with
bookended elevations allows solar exposure to the courtyard for a significant portion of
the day.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: Townhome Buildings 1 and 2 are oriented to Harrington Ave NE with
units provided a 5-foot wide clear pedestrian path to the sidewalk. Building 4 is oriented
to northern ROW (Glennwood Ave NE pedestrian extension) with ground floor units
having 5-foot wide clear pedestrian path to the sidewalk. Central entries to Buildings 3
and 4 contain a 5-foot wide clear pedestrian path to public sidewalks along the northern
ROW and Harrington Ave NE.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The front entries of Buildings 1 and 2 are oriented to Harrington Ave NE.
Front entries to Buildings 3 and 4 are oriented to a pedestrian oriented courtyard with
Building 4 also oriented to the northern pedestrian ROW.
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: Buildings are setback a minimum of 15-feet from the public sidewalk.
Street frontage landscaping consisting of trees, shrubs, and groundcover is provided
between the buildings and sidewalk.
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.
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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: Primary entrances to townhome Buildings 1 and 2 are located on the
Harrington Ave NE façade, visible from the street, and connected via pedestrian
pathway to the sidewalk. Ground floor units of Building 4 are facing the Glennwood Ave
NE pedestrian extension, visible from the street, and connected via pedestrian pathway
to the sidewalk. Central entry and individual entries to Building 3 are located behind the
townhome buildings and Building 4, but connected to a pedestrian pathway to both
Harrington Ave NE and the Glennwood Ave NE pedestrian extension ROW.
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 Ground Level Details.
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: See Ground Level Details.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: No specific building entry is provided from the parking lot. Individual
ground floor units on Building 3 contain their own entry facing the surface parking area,
but are separated by landscaping and five-foot wide pedestrian path.
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: Entries are oriented to pedestrian oriented spaces with landscaping
incorporated into the design.
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: The four proposed buildings are interconnected by a system of 5-foot
wide pedestrian pathways. Central to the buildings is a courtyard amenity providing
passive and active open space. Landscaping is provided throughout the proposed
development.
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: Ground floor units facing the Harrington Ave NE and the Glennwood
Ave NE pedestrian extension contain a front yard setback of at least 15-feet with
landscaping. Remaining units are accessed via courtyard or parking lot, which are both
accessible via pedestrian pathways to each abutting ROW.
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c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-
established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition
where new buildings differ from surrounding development in terms of building height, bulk and
scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments;
or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: As provided in the applicant’s elevation drawings (Exhibits 8 and 9), the
applicant has proposed varied roof pitches for the buildings such as a saltbox type style
of roof line on the townhomes and bookended 2 and 3 story gable for the apartment
flats.
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.
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: The proposed development will contain two garbage enclosures.
Enclosures are located on the eastern portion of the property and away from pedestrian
oriented spaces. The locations of the enclosures are accessible to garbage and recycling
vehicles. Enclosures are accessible to tenants via pedestrian pathway.
Compliant
if
condition
of
approval
is met
Standard: In addition to standard enclosure requirements, garbage, recycling collection,
and utility areas shall be enclosed on all sides, including the roof and screened around
their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The proposed garbage enclosures shown on Site Details sheet A004
(Exhibit 15) is enclosed on all sides, contains a shed roof, and metal entry gate. No
details are provided to ensure the gate is self-closing, therefore as a condition of
approval, the applicant shall provide cut sheets that provide details for a self-closing
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mechanism for review by the Current Planning Project Manager prior to building permit
approval.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: The garbage enclosures are made of fiber cement shingles (reinforced
wood) with asphalt shingle roofing.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: The garbage enclosures are not located in adjacent to a street,
pathway, or pedestrian-oriented space; however the enclosures do have landscaping
abutting them.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design
features and architectural elements at gateways should be provided. While gateways should be
distinctive within the context of the district, they should also be compatible with the district in form
and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment:
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment:
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the following:
(a) Public art;
(b) Special landscape treatment;
(c) Open space/plaza;
(d) Landmark building form;
(e) Special paving, unique pedestrian scale lighting, or bollards;
(f) Prominent architectural features (trellis, arbor, pergola, or gazebo);
(g) Neighborhood or district entry identification (commercial signs do not qualify).
Staff Comment:
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
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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.
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: The proposed surface parking lot is located in the rear of the
development and not located between the building and front property line or side
property line.
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: The surface parking lot is screened from surrounding streets by the
location of the buildings and landscaping.
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:
N/A
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:
N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
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Staff Comment:
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment:
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment:
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h)Other treatments that meet the intent of this standard...
Staff Comment:
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: No alley is available for vehicle access to the property. The single vehicle
access point is located on the southwestern portion of the property at Harrington Ave
NE., a residential access street.
Compliant
if condition
of
approval is
met
Standard: The number of driveways and curb cuts shall be minimized, so that
pedestrian circulation along the sidewalk is minimally impeded.
Staff Comment: The site is limited to two curb cuts. One for general vehicle access on
Harrington Ave NE and one for emergency vehicle access only on the northeastern
corner of the property at Harrington Place NE and Sunset Lane NE. No gate details or
specific emergency vehicle limitations were provided on the site or landscape plan.
Therefore staff recommends as a condition of approval, the applicant resubmit revised
site/landscape plans noting the driveway is limited to emergency access vehicles only
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and submit detail cut sheets of the emergency vehicle access only driveway gate. The
northeastern access shall be limited to emergency vehicles only with the site containing
only one general access driveway curb cut for the development on Harrington Ave NE.
The revised site and landscape plans and detail cut sheets shall be submitted for review
and approval to the Current Planning Project Manager prior to building permit approval.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village
by creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or permeable walking surface, 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 development contains a pedestrian circulation system
composed of five-foot wide pervious concrete walkways that provide connections
to/from the public sidewalks, surface parking lot, courtyard, building entries, and
individual townhome entries. The pathways are provided in long linear sections that
result in clear sight lines throughout the pedestrian areas.
Compliant
if condition
of
approval is
met
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Concrete pavers are provided through the landscaping strip adjacent to
Building 3 that provides connection to the pedestrian circulation system. The surface
parking area is relatively narrow as it provides only two rows of parking separated by a
single drive aisle. Therefore a system of pathways is not needed to connect vehicle users
to their parking spaces from the pedestrian circulation area. However, there are two
pathways shown connecting to the two refuse and recycling areas that are located
across the drive aisle. These pathways are appropriate as the only option to reach the
enclosures is to cross the vehicle drive aisle. These pathways appear to be striped only
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on the landscape plan (Exhibit 6) and not meet the differentiated material or texture
requirement. Therefore as a condition of approval, the applicant shall provide a material
or texture change to the pedestrian pathways to the refuse and recycling enclosures for
review and approval by the Current Planning Project Manager prior to Building Permit
Approval.
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').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width
to accommodate the anticipated number of users.
Staff Comment: Pedestrian walkways provided throughout the development are five-
feet in width and are anticipated to meet the demand of residential users.
N/A Standard: Mid-block connections between buildings shall be provided.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: Elements proposed include arbors providing a gateway to Building 4
entrances and the site’s internal pedestrian connecting network. Steel planter boxes are
shown on the landscape plan along the courtyard’s pedestrian pathway highlighting
entrances to Building 4 and providing an edge component to the townhome unit rear
yards.
Compliant
if condition
of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The applicant has provided several picnic type tables, benches, concrete
seat wall, and children’s play structures in the courtyard. These features are located
interior to the courtyard or adjacent to pedestrian pathways and do not impede or block
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pedestrian access. As a condition of approval, the applicant shall provide detail cut-
sheets of picnic tables, benches, and play structures that verify materials are vandal and
weather resistant for review and approval by the Current Planning Project Manager
prior to building permit approval.
Compliant
with intent
and
guidelines
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: The proposed development provides individual entries to ground floor
units in both the townhome and flat buildings. Each individual entry is provided a
covered and weather protected area with awnings and overhangs. The canopies are no
lower than eight-feet above ground level however they do not meet the prescriptive
dimensional standards. As these buildings contain individual entry ground-floor units
facing the street with quasi-private front yard spaces between the buildings and
sidewalk, compliance with the dimensional standard of the weather protection is
inappropriate. The covered areas for each ground floor unit meets the intent and
guidelines of the regulation as it provides an outdoor weather protected space for each
unit.
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.
(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) 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;
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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.
(e) 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 proposed attached residential development contains a central
courtyard in excess of 11,000 square feet, which is greater than the required 2,500
square foot open space requirement (50 units x 50sf =2,500sf). The courtyard is
surrounded on all sides by a five-foot wide pedestrian pathway. Central to the
courtyard, the proposal retains two landmark Douglas Fir trees with a children’s play
feature comprised of salvaged oak logs. Outside the fir tree canopy a picnic area, bench
seating, and bicycle parking is provided. South of the picnic area an open grass area
and concrete seat wall are proposed. Pockets of ornamental landscaping are provided
between active spaces and the surrounding pedestrian pathway. The courtyard should
receive adequate solar exposure for significant portions of the day with the bookended
heights of Building 3 and the two-story elevation of the townhome buildings.
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:
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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
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
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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.
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: All buildings contain modulations at intervals between 15 and 25 feet.
Articulation in the form of material variation, glazing, overhang, and canopies are also
within the 40-foot threshold.
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 are between two and four feet deep and greater than 16-
feet in height on each building. Modulations are between 15 and 25 feet in width.
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: Buildings 3 and 4 are approximately 210-feet in length. Bulk and scale
of these two buildings is reduced by bookending the heights. Each end of the building is
two stories while the center is three stories. The vertical modulation reduces the scale of
the structure, provides architectural interest, and allows for greater solar exposure. Bulk
is reduced by 19-foot modulations and result in a recessed area for each ground floor
entry. This recessed area breaks down the larger mass of the structure into smaller
components. Additionally, ground level landscaping and the retention of mature oak
trees in front of the center of Building 4 further soften the bulk and scale of the flats.
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.
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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.
Compliant
if
condition
of
approval
is met
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: Ground-floor elements include ornamental landscaping along each
walkway leading the unit entries. Trellises are provided at pedestrian pathways leading
to entrances to the development. However, no pedestrian scale lighting is shown near
building entries on plans provided with the master application. Therefore staff
recommends as a condition of approval, the applicant submit a lighting plan that
provides pedestrian scale lighting at entry points to the buildings for review and
approval by the Current Planning Project Manager.
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: Building’s 1, 2, and 4 are visible from the ROW. Buildings 1 and 2
contain approximately 70 percent window and door transparency between four and
eight feet above ground. Building 4 contains approximately 64 percent window and door
transparency between four and eight feet above ground.
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.
Staff Comment: Upper portions of all buildings contain clear windows.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Windows contain clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted or reflective glazing is proposed.
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.
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Staff Comment: No blank walls are shown on the proposed building elevations.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Staff Comment: Not applicable
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: All buildings contain pitched roofs. Buildings 1 and 2 contain salt-box
style pitched roofs with the steeper pitch at 1:2. Buildings 3 and 4 contain traditional
gables with slopes of 1:4 and contain bookended roof forms with their drop in
elevation.
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 materials shall be used. If materials like concrete or block walls are used they shall be
enhanced to create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
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color scheme, or if different, with materials of the same quality.
Staff Comment: Buildings are finished with a combination of lap siding, board w/
battens, and shingles.
Compliant if
condition of
approval is
met
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: Material variations consist of fiber cement lap, board w/ batten, and
shingle cladding. No color palette was provided with the land use application.
Therefore as a condition of approval, the applicant shall provide color elevations
detailing the proposed colors for the buildings for review and approval by the Current
Planning Project Manager prior to building permit approval.
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: Cladding provides a pattern that assists in providing visual interest on
visible facades.
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: Materials are comprised of fiber cement and are typically durable in
northwest climate.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban
design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are
possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a
variance is required.
Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: No signage was included in the application. Any future signage
would require a sign permit in compliance with standards outlined in Design District
D.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with
the overall building design.
Staff Comment:
Compliance
not yet Standard: Corporate logos and signs shall be sized appropriately for their location.
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demonstrated Staff Comment: Signage would be reviewed under a separate sign permit application.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: Signage would be reviewed under a separate sign permit
application.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not
be garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: Signage would be reviewed under a separate sign permit
application.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: Signage would be reviewed under a separate sign permit application.
Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: Signage would be reviewed under a separate sign permit application.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back-lit
(see illustration, subsection G8 of this Section).
Staff Comment: Signage would be reviewed under a separate sign permit
application.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: Signage would be reviewed under a separate sign permit application.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: Signage would be reviewed under a separate sign permit application.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase
the visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
Compliance
not yet
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with
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demonstrated down-lighting and decorative street lighting.
Staff Comment: A lighting plan was not submitted with the project application
materials. Staff recommends, as a condition of approval, that a lighting plan
including fixture details be submitted at the time of building permit application for
review and approval by the Current Planning Project Manager.
Compliance
not yet
demonstrated
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: To be reviewed at the time of Building Permit review.
Compliance
not yet
demonstrated
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: To be reviewed at the time of Building Permit review.
24. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all
conditions of approval are complied with:
Compliance
not yet
demonstrated
Wellhead Protection Areas:
Staff Comment: The City’s COR mapping database identifies the property to be within
a Wellhead Protect Area Zone 2. No hazardous material storage, handling, treating,
use, or production is anticipated with the proposed multi-family development. It is
unknown at this time if any offsite fill will be brought to the site. If any fill is
anticipated to be brought to the site the applicant shall submit a source statement
certified by a professional engineer or geologist licensed in the State of Washington
meeting the requirements of RMC 4-4-060N.4 or provide documentation that fill will
be obtained from a Washington State Department of Transportation (WSDOT)
approved source as allowed by RMC 4-4-060N.4.g. The source statement or WSDOT
documentation shall be submitted to and approved by the Current Planning Project
Manager prior to construction permit approval.
25. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CV
zoning classification when it is not exempt from Environmental (SEPA) Review. 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 the Site Plan review
requests:
Compliance Site Plan Criteria and Analysis
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 20, Comprehensive Plan Analysis.
Compliant if
Conditions
of Approval
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 21, Zoning Development Standard
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are Met Compliance.
Compliant if
Conditions
of Approval
are Met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 24, Design District Review.
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: See discussion under FOF 22 for Planned Action compliance. No
Development Agreement is proposed or needed for the application.
e. Master Site Plan Compliance and Consistency.
Staff Comment: The subject property is identified as Site F in the approved Renton
Sunset Terrace Redevelopment Master Site Plan (LUA14-001475). The 2016 approved
modification to the master site plan allocated and additional 35 dwelling units and
two additional parcels to the master site plan resulting in 50 total dwelling units and
1.95 acres for Site F. The proposal meets the overall intent of the approved master site
plan.
f. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: See FOF 24, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The applicant has provided linkages into the development and will
provide a public pedestrian connection through the project. Pedestrian pathways are
provided between and on either end of townhome Buildings 1 and 2 from the
Harrington Ave NE public sidewalk to the interior courtyard and Building 3 entrance.
Additional pedestrian pathways are provided on either end of Building 4 from the
newly improved ROW to the interior courtyard. The applicant will provide a 5-foot
sidewalk and 8-foot planter strip along the northern boundary that will extend
pedestrian access of Glennwood Ave NE to 11th Ave N and Harrington Pl. NE.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties.
Staff Comment: Trash enclosure areas are located along the eastern portion of the
property. Enclosures are screened from neighboring properties with perimeter
plantings of trees, shrubs, and groundcover. See FOF 21 Zoning and Development
Standards: Screening and Storage.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Views of attractive natural features are not anticipated to be impacted
as a result of the proposed development. The proposed townhome structures are two
stories and 26-feet in height at top of ridge. The flat apartments are 3-stories and
bookended with 2-stories with a top of ridge height of 38-feet. Heights are below the
outright permitted height of 50-feet.
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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 21, Zoning Development Standard:
Landscaping. The proposed landscape plan provides a transition between the
development and the surrounding properties, particularly the “commercial alley”
located to the east of the development. The proposed landscaping would maintain
privacy and enhance the appearance of the overall project.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore staff
has recommended that a lighting plan be provided at the time of building permit
review (See Lighting discussion under FOF 23, Design Review: Lighting).
g. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The project is located in the CV zone and adjoins/abuts existing multi-
family development. Buildings 1, 2, and 4 are oriented to a ROW, however each
building is setback from the public sidewalks a minimum of 15-feet with street frontage
landscaping in between. The buildings are located on the property’s perimeter
resulting in a courtyard that has definable edges separated from the street by the
placement of the structures.
Vehicle traffic to and from the development is limited to one driveway located on the
southwest corner of the property. The parking lot and garbage enclosures are located
at the rear of the property and screened offsite with perimeter landscaping and
building placement
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The massing of the proposed development is most prominent along
Harrington Ave NE. The two story townhomes and the bookended two story portion of
the flat apartment Building 4 will be the massing that is most prominent along
Harrington Ave NE. Setbacks and landscaping provide a transition from the two story
to three story structures from the ROW. The use of differing materials, articulation,
modulation, and pitched roof profiles also assist in reducing scale and bulk of the
buildings.
Buildings provide a definable edge to courtyard amenity, but also provide breaks
allowing pedestrian pathways to connect to public sidewalks. Bookended two story
apartment flats and two story townhomes will allow sunlight into courtyard a
significant portion of the year.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting
impervious surfaces.
Staff Comment: The site contains 16 significant trees of which the applicant proposes
two retain five (5) and relocate two (2) for a 44 percent retention schedule. The tree
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retention minimum for the CV zone is 10 percent.
Site is generally flat with limited grading needed only for foundations, stormwater
infrastructure, and surface parking. Impervious surfaces are limited to the buildings
and surface parking. Applicant proposes pervious sidewalks, pedestrian pathways,
courtyard hardscap ,and grass-crete emergency access driveway to aid in infiltration.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: The applicant proposes to screen the surface parking area with a 10-
foot relatively dense planting strip consisting of trees, shrubs, and groundcover. Street
frontage landscaping between the individual unit entries and public sidewalk provides
a softened transition from public space to private space. Wheel stops as shown on the
landscape plan provide protection of the surface parking lot’s perimeter landscaping
screen.
h. Access
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The site contains one driveway curb cut at the southwestern portion of
the property on Harrington Ave NE, which is classified as a residential access street. An
emergency access only driveway is provided at the northeasten corner and will be
gated to limit access to emergency vehicles only.
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: Pedestrian circulation is provided throughout the proposed
development by linking buildings together, through the courtyard, and out onto the
public sidewalk with 5-foot wide pedestrian pathways. The site plan identifies a
twenty-foot wide vehicle driveway that provides adequate space for two-way vehicle
travel within surface parking lot. An emergency vehicle access only is provided on the
northeastern portion of the property and is further aided by a hammerhead
turnaround approximately 95-feet from the emergency vehicle access point.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable as the proposal is for residential only development.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at one-half
bicycle parking space per one dwelling unit. The site plan includes protected bicycle
storage located in the courtyard to accommodate 25 bicycle parking spaces and
therefore complies with bicycle parking quantity requirements for the use.
Pedestrians: Providing safe and attractive pedestrian connections between parking
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areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 23, Design District Compliance
i. 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 23, Design District Compliance: Recreation Areas and
Common Open Space. The plan provides adequate areas for passive and active
recreation by the users of the site. In addition, the master site plan includes a public
park, Sunset Park, within a quarter mile of the site, which would provide for additional
recreational opportunities.
j. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The top-floor flat units may have territorial views. The proposed
structure would not block view corridors to shorelines or Mt. Rainier. The public access
requirement is not applicable to the proposal.
k. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: There are no natural systems located on site with the exception of
drainage flows. See Drainage discussion below.
l. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development, if the applicant provides Code
required improvements and fees.
Water and Sewer.
Staff Comment: Water main improvements are required as part of the development.
A looped 12-inch water main around the building is required and has been included as
part of the project proposal (Exhibit 16). The new 12-inch water main shall extend to
the northeast corner of the property to NE 11th St and shall also provide two stub outs
to the east property line. Additional off-site and on-site hydrants will be required to
meet the new fire flow demand to provide the required coverage. A 15-ft water
easement is required for the looped water main. No buildings, structures or vaults shall
be placed within the easement area and within 5 feet of the water main. Adequate
distance between the water main and the sanitary sewer mains. Minimum horizontal
distance is 10-ft (wall-to-wall) between water and wastewater mains.
The applicant has proposed an 8-inch extension from the sanitary sewer main in
Harrington Ave NE to service buildings 1 and 2, and the extension of an 8-inch main
from the sanitary sewer main in the vacated right-of-way of Harrington Place NE to
service buildings 3 and 4. The sanitary sewer main extensions will be private mains
owned and maintained by the property owner.
Drainage.
Staff Comment: A Technical Information Report (Exhibit 17) and Grading and
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Drainage Plan (Exhibit 7) was submitted with the application. There were no drainage
complaints within the project site or within one mile downstream of the subject
property. The site is subject to the Peak Rate Flow Control standard and Basic Water
Quality. The applicant has submitted a complete Construction Permit Application and
Building Permit Application and is therefore vested to the 2009 King County Surface
Water Design Manual and 2010 City of Renton Amendments to the Manual.
Flow control methods proposed by the applicant include the use of a Stormtech
Chamber detention facility to capture roof run-off from buildings 1, 2, 3 and portions of
building 4. Two bioretention areas will collect the remaining portion of the roof run-off
from building and two separate bioretention areas will collect portions of the roof run-
off from buildings 1 and 3 prior to connection to the Stormtech Chamber detention
facility. Additionally, the development proposes the use of pervious concrete internal
walkways.
Basic Water Quality methods proposed by the applicant include the use of four
separate StormFilter Cartridge systems in the surface parking lot prior to connection to
the detention tanks and subsequently to the existing 12-inch public stormwater main
located in Harrington Ave NE.
Transportation.
Staff Comment: Access to the site is proposed via a single driveway from Harrington
Ave NE located at the southwest corner of the subject property.
A traffic analysis dated September 10, 2015, was provided by Perteet Engineering
(Exhibit 18). The site generated traffic volumes were calculated using data from the
Institute of Transportation Engineers (ITE) Trip Generation Manual, 8th Edition, (2008).
The proposed 50-unit multi-family residential housing would average 291 daily vehicle
trips. Weekday peak hour AM trips would generate 22 vehicle trips, with 4 vehicles
leaving and 18 vehicles entering the site. Weekday peak hour PM trips would generate
26 vehicle trips, with 17 vehicles entering and 9 vehicles existing the site. As detailed in
the report, the proposed project is not expected to lower the levels of service of the
surrounding intersections included in the traffic study.
The applicant is subject to provide code required street frontage improvements.
Frontage improvements along Harrington Ave NE have been completed as part of the
City’s Surface Water Green Connections improvement project. Developer shall replace
disturbed surfaces in accordance with City code, as necessary, including the addition of
planter strips and pervious sidewalk where the existing driveways will be demolished.
No right-of-way dedication along Harrington Ave NE is required. Frontage
improvements along Glenwood Ave NE will require an installation of a new curb, an 8-
foot planting strip and a 5 foot walk. This will require dedication of additional 5-feet of
right-of-way. The applicant has submitted a Paving Plan (exhibit X) and Landscape Plan
(exhibit X) that identifies such improvements.
Increased traffic created by the development would be mitigated by installation of
frontage improvements identified above, City of Renton’s transportation concurrency
requirements (Exhibit 19) based upon a test of the citywide Transportation Plan, and
payment of appropriate Transportation Impact Fees.
N/A m. Phasing: The applicant is not requesting any additional phasing.
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26. Variance Analysis: The applicant requests a variance to RMC 4-2-120A Development Standards for
Commercial Zoning Designations, specifically the CV zone standard that requires residential uses to
locate vehicle parking underground or under building, or in an attached or detached structure. The
applicant instead proposes to provide 50 surface spaces to accommodate vehicle parking needs. The
proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250. Therefore, staff
recommends approval of the requested Variance.
Compliance Variance Criteria and Analysis
a. That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary because of special circumstances applicable to subject
property, including size, shape, topography, location or surroundings of the
subject property, and the strict application of the Zoning Code is found to
deprive subject property owner of rights and privileges enjoyed by other
property owners in the vicinity and under identical zone classification.
Staff Comment: The applicant contends that it is a nonprofit housing authority
that proposes to construct affordable housing for those families earning below
60-percent of the area’s medium income. Financing for such nonprofit projects
is limited compared to traditional developer lending options. While the subject
property is commercially zoned, its location does not front onto an arterial,
collector, or retail type street resulting in a challenging site for commercial
development. Instead, the subject property abuts other multi-family
affordable housing and is in the general vicinity of several Renton Housing
Authority properties and therefore is better suited for residential only
development.
Traditional commercial financed projects are often able to provide the
structured parking required in the CV zone if there are abutting attributes such
as a street that provides more vehicle traffic and visibility. Additionally,
market rate housing developers are able to recoup costs associated with
structured parking by charging higher rents. These costs cannot be recouped
by a nonprofit affordable housing developer.
Staff concurs the applicant suffers practical difficulties and unnecessary
hardship in providing structured parking. The applicant has estimated
underground parking to accommodate the affordable housing code minimum
number of spaces to be $1,550,000.00. As stated by the applicant, this amount
would exceed the allowable cost limit that is acceptable to project funders.
Staff also concurs that due to its sole purpose of a nonprofit agency providing
affordable housing, they are at a disadvantage compared to market rate
developers as they are unable to recoup costs associated with underground
parking By requiring the applicant to construct structured parking would
deprive the property owner the ability to construct affordable multi-family
housing as permitted in the CV zone.
b. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in
which subject property is situated.
Staff Comment: The applicant contends that the proposed surface parking lot
will be screened from much of the public’s view as it is located behind the
buildings. The proposed townhome and flat buildings are located adjacent to
Harrington Ave NE and the Glennwood Ave NE pedestrian extension. The
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Report Date January 20, 2017 Page 35 of 42
Admin Report Sunset Court
areas between the street and buildings are reserved for pedestrian circulation
and landscaping, thereby removing any vehicle/pedestrian conflicts between
entrances and the sidewalk and providing a “front yard” type of environment
for the tenants. Also, the site is limited to one driveway located on Harrington
Ave NE on the southern edge of the property further limiting
vehicle/pedestrian conflicts. Additionally, the applicant has provided a 10-foot
wide sight-obscuring landscape screen along the southern and eastern
perimeter shielding the parking from abutting properties.
As proposed, multifamily buildings transition appropriately with surrounding
properties as the heights are limited to two and three stories with typical
gabled roof pitches. Providing structured parking under the building would
result in greater heights, which may be compliant with commercial zoning
regulations, but may not blend with existing properties in the vicinity as does
the current proposed layout.
Staff concurs that the variance would not be detrimental to the public welfare
or injurious to property or improvements in the vicinity. The applicant has
designed the site to shield much of the surface parking lot from public view.
Limiting vehicle access to one general purpose driveway results in fewer
opportunities for pedestrian and vehicle conflicts.
c. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the
subject property is situated.
Staff Comment: The applicant contends the proposed multi-family townhome
and flat apartments are a permitted use within the CV zone. As mentioned
previously, market rate developers are able to recoup the costs of structured
parking required by the CV zoned properties while the purpose of the current
proposal is to provide affordable housing for families in the Sunset Highlands
neighborhood.
Staff concurs that the variance would not result in a grant of special privilege.
The applicant’s purpose of providing affordable housing is consistent with
Housing Element policies of the City’s Comprehensive Plan, Sunset Area
Planned Action Ordinance, and the approved Sunset Terrace Redevelopment
Master Site Plan. Therefore, the variance would not constitute a special
privilege inconsistent with other uses and properties in the vicinity and zone.
d. That the approval is a minimum variance that will accomplish the desired
purpose.
Staff Comment: The applicant contends the proposed surface parking lot will
accommodate one car for each individual unit within the development. RMC 4-
4-080 provides a range of 1 space per each 4 dwelling units to a maximum of
1.75 per dwelling unit. This range results in 13 to 88 spaces for the proposal.
The proposal would provide a range of one to three bedroom units and
therefore it would be appropriate to make available at least one parking space
per unit.
The applicant has proposed to design the parking lot to meet the dimensional
standards of a structured parking area (see FOF 28). Minimum stall widths for
structured parking are narrower than surface parking requirements resulting
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Report Date January 20, 2017 Page 36 of 42
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in the reduction in size of the parking lot.
Staff concurs the applicant has proposed the minimum to accomplish the
variance. By providing at least one space per unit it would likely alleviate
offsite parking impacts. Further the overall surface parking lot footprint is
reduced by designing to structured parking standards.
27. Modification Analysis: The applicant is requesting a modification from RMC 4-9-090C.9. in order to
provide less than a 15-foot vertical clearance for the proposed refuse and recycling enclosures. The
proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions
of approval are met. Therefore, staff is recommending approval of the requested modification, subject
to conditions as noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: See FOF 20, Comprehensive Plan Analysis. Further, the proposed refuse
and recycling enclosures provide an exemplary design matching the materials and
architecture of the primary structures. Proposed enclosures are cladded with fiber
cement shingles with an extended shed roof. The modified design provides an outcome
superior to the code requirement.
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 proposed vertical clearance between the finish floor and roof is
nearly 10-feet and typical of covered refuse and recycling enclosures. Haulers maintain
the ability to access the dumpsters and containers intended by the code requirements.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The five-foot reduction in the enclosures vertical clearance will result in
less of a visual impact to other properties in the area as the perimeter landscaping will
provide a sight obscuring screen faster with the lower elevation and the likelihood of
seeing the enclosure offsite lessens.
d. Conforms to the intent and purpose of the Code.
Staff Comment: The 10-foot vertical clearance allows reasonable hauler access while
reducing the offsite visual impacts of the enclosures.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: The modified clearance provides a design that better compliments the
architecture of the buildings. The required 15-foot clearance would result in a roof
structure that would be nearly two-thirds the height of the proposed townhomes and
out of scale with the overall development.
f. Will not create adverse impacts to other property(ies) in the vicinity.
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Staff Comment: See comments under criterion ‘c’.
28. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080F.8. in order to
provide structured parking stall sizes in a surface parking lot. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as
noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: See FOF 20, Comprehensive Plan Analysis. Allowing for structured
parking stall dimensions within the proposed surface parking lot reduces the overall size
and offsite visual impacts of the lot. Without the granting of a surface parking variance
(See FOF 26), the applicant would provide parking space dimensions as currently
proposed.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintain ability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The reduced stall sizes provide adequate parking area and
maneuverability is maintained with the standard 24-foot wide drive aisle. Reducing the
overall size of the surface parking area allows for additional landscaping and permeable
surfaces.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The reduction in stall dimensions has no injurious effects on other
properties. Its reduced size lessens visual impacts.
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant will provide the appropriate number of parking stalls as
required by code and the proposed use.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: If not granted a variance, the applicant would be required to design the
parking stalls to meet the structured parking stall requirements. Reducing the size of the
surface parking lot allows for better flexibility to provide the preferred location of the
buildings fronting the street, large courtyard, and abundant landscaping.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
29. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080F.11.b. in order to
reduce bicycle parking space standards by providing a mix of vertical spaces that are less than the 2’x6’
standard. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250,
if all conditions of approval are met. Therefore, staff is recommending approval of the requested
modification, subject to conditions as noted below:
City of Renton Department of Community & Economic Development Administrative Report & Decision
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Report Date January 20, 2017 Page 38 of 42
Admin Report Sunset Court
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: See FOF 20, Comprehensive Plan Analysis. The applicant proposes to
provide the required 25 bicycle parking spaces in a secure and architecturally
complimenting structure within the development’s courtyard. In order to lessen the
impact of the structure within the courtyard, the applicant proposes to reduce its size to
better compliment the surroundings while provided the code-required quantity of
spaces. The applicant proposes to provide parking for 15 bicycles to be vertical and 1.25’
x 3.25 feet.
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 vertical and smaller parking spaces provide the same function of
adequate bicycle parking. Reducing the overall size of the bicycle locker provides
additional active space within the development’s courtyard. No reduction in the amount
of parking is proposed.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: Bicycle parking is internal to the development. The reduction in bicycle
parking space has no effect of other properties in the vicinity.
d. Conforms to the intent and purpose of the Code.
Staff Comment: As no reduction in the number of required parking spaces is proposed,
the intent and purpose to provide adequate and protected bicycle storage is
maintained.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: Reduction in the overall size of the bicycle locker results in additional
opportunities for active space within the courtyard. The mix of standard and vertical
spaces provides the ability to lock heavier bicycles in the standard spaces and lighter
bicycles in the vertical spaces.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: Bicycle parking is internal to the development. The reduction in bicycle
parking space will have no effect on other properties in the vicinity.
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 20.
2. The subject site is located in the Center Village (CV) 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 21.
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3. The proposed site plan review application meets the criteria outlined in the Sunset Area Planned Action
Ordinance, see FOF 22
4. The proposed site plan review application complies with the Urban Design Regulations for Design
District ‘D’ provided the applicant complies with City Code and conditions of approval, see FOF 23.
5. The proposed site plan review application complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 24.
6. The proposed site plan review application complies with the site plan review regulations and provided
the applicant complies with City Code and conditions of approval, see FOF 25.
7. The proposed site plan review application complies and is consistent with the Sunset Terrace
Redevelopment Master Site Plan, see FOF 25
8. The proposed site plan review application complies with the street standards as established by City
Code, provided the project complies with all advisory notes (Exhibit 20) and conditions of approval
contained herein, see FOF 25.
9. There are adequate public services and facilities to accommodate the proposed site plan review
application, see FOF 25.
10. The proposed variance component to the master application compliance complies with all four variance
criteria, see FOF 26.
11. The proposed modifications related to refuse and recycling enclosure standards, parking stall size, and
bicycle parking space standards comply with the six modification criteria, see FOFs 27, 28, and 29.
12. Key features, which are integral to this project, include the 15-foot setbacks for each building that meet
the current commercial development standards and not the standards in place at the time of
application submittal. Additionally, Building 4 contains an enclosed entry that will be highlighted with
landscaping, weather protection, and conditioned to provide pedestrian scaled lighting.
J. DECISION:
The Sunset Court Apartments, File No. LUA16-000068, as depicted in Exhibit 2, is approved and is subject to
the following conditions:
1. The applicant shall record a formal Lot Combination in order to ensure the proposed buildings are not
built across property lines. The instrument shall be recorded prior to certificate of occupancy of the
first building.
2. The applicant shall submit a detailed landscape plan with planting schedule. The updated plan shall be
submitted to the Current Planning Project Manager for review and approval prior to construction
permit approval
3. The applicant shall either relocate the pavers outside of the drip lines of the two Landmark Trees
proposed to be retained within the courtyard or provide an updated arborist report that provides
analysis of any impacts to the trees due to the location of the proposed pavers and recommendations
to protect the tree during and after placement of the pavers. The updated landscape plan and/or
arborist report shall be submitted to the Current Planning Project Manager for review and approval
prior to construction permit approval.
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Report Date January 20, 2017 Page 40 of 42
Admin Report Sunset Court
4. The applicant shall submit an updated arborist report that provides recommendations for the well-
being of the three (3) Oak Trees during construction within the dedicated section of the Glennwood
Ave NE pedestrian extension. The updated report shall include the appropriate arborist site visits and
tree protection techniques during construction to ensure the safety of the trees. The updated arborist
report shall be submitted to the Current Planning Project Manager for review and approval prior to
construction permit approval.
5. The applicant shall submit an updated arborist report that provides information on the viability and
likelihood of the proposed relocation of two red Oak Trees as shown on the landscape plan. The
updated report shall provide best practices procedures for relocating the trees. Relocation of the trees
shall be observed onsite by the arborist to ensure recommendations from the report are completed.
The updated arborist report shall be submitted to the Current Planning Project Manager for review and
approval prior to construction permit approval.
6. The applicant shall submit an updated landscape plan and elevation drawing that identify how the
surface mounted and rooftop equipment (if any) will be screened from view. The updated landscape
and elevation plans shall be submitted to the Current Planning Project Manager for review and
approval prior to building permit approval.
7. The applicant shall submit detail cut-sheets verifying the refuse and recyclable enclosure gates contain
as self-closing mechanism. The cut sheets shall be submitted to the Current Planning Project Manager
for review and approval prior to building permit approval.
8. The applicant resubmit revised site/landscape plans clearly noting the northeastern driveway is limited
to emergency access vehicles only and submit detail cut sheets of the emergency vehicle access only
driveway gate. The site shall contain only one general access driveway curb cut for the development on
Harrington Ave NE. The revised site and landscape plans and detail cut sheets shall be submitted for
review and approval to the Current Planning Project Manager prior to building permit approval.
9. The applicant shall submit revised paving plan that provides a material or texture change for the
pedestrian pathways through the surface parking lot to the refuse and recycling enclosures. The plan
shall be submitted to the Current Planning Project Manager for review and approval prior to
construction permit approval.
10. The applicant shall submit detail cut sheets of picnic tables, benches, and play structures that verify
materials are vandal and weather resistant. The details shall be submitted to the Current Planning
Project Manager for review and approval prior to building permit approval.
11. The applicant shall submit a lighting plan that includes fixture detail cut-sheets. The lighting plan shall
be submitted to the Current Planning Project Manager for review and approval prior to building permit
approval.
12. The applicant shall submit a lighting plan that provides pedestrian scale lighting at entry points to the
buildings for review and approval by the Current Planning Project Manager prior to building permit
approval.
13. The applicant shall submit color elevations detailing the proposed colors for each building. The color
elevations shall be submitted to the Current Planning Project Manager for review and approval prior to
building permit approval.
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Report Date January 20, 2017 Page 42 of 42
Admin Report Sunset Court
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
SUNSET AREA COMMUNITY PLANNED ACTION
FINAL NEPA/SEPA ENVIRONMENTAL IMPACT STATEMENT • VOLUME 1 • APRIL 2011
Issued by:
City of Renton
NEPA Responsible Entity and SEPA Lead Agency
Prepared in partnership with:
Renton Housing AuthorityRenton Housing Authority
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5740
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ESTABLISHING A
PLANNED ACTION FOR THE SUNSET AREA PURSUANT TO THE STATE
ENVIRONMENTAL POLICY ACT.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS
FOLLOWS:
SECTION 1. Findings. The Council finds as follows:
A. The City is subject to the requirements of the Growth Management Act, RCW
36.70A ("GMA") and is located within an Urban Growth Area;
B. The City has adopted a Comprehensive Plan complying with the GMA, and has
amended the Comprehensive Plan to address transportation improvements and capital
facilities specific to the Sunset Area;
C. The City has adopted a Community Investment Strategy, development
regulations, and design guidelines specific to the Sunset Area which will guide growth and
revitalization of the area, including the Sunset Terrace public housing project;
D. The City has prepared an Environmental Impact Statement (EIS) for the Sunset
Area, supplemented by an addendum, that addresses the probable significant environmental
impacts associated with the location, type, and amount of development anticipated in the
Planned Action area;
E.The mitigation measures identified in the Planned Action EIS, and attached to
this ordinance as Attachment B, together with adopted City development regulations, will
1
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—RentonADMINISTRATIVESITEDEVELOPMENTPLANREPORT&DECISIONREPORTDATE:June20,2016ProjectName:RentonSunsetTerraceRedevelopment(2016Modification)Owner/Applicant:CityofRenton;RentonHousingAuthority;SunsetTerraceDevelopmentLLCFileNumber:LUA14-001475,MODProjectManager:RocaleTimmons,SeniorPlannerProjectSummary:TheapplicantisrequestingaMinorSitePlanModificationforamendmentstotheapprovedSunsetPlannedActionAreaandRentonSunsetTerraceRedevelopmentMasterSitePlan(LUA1O-052andLUA14-001475)inordertoincludeanadditionalfiveparcelsandtoswapresidentialunitsbetweentwomasterplannedsites.Noadditionalresidentialunitsarebeingproposed.TherevisedproposalrequiresaNEPAReevaluation,pursuanttoSection58.47ofUSDepartmentofHousingandUrbanDevelopment’s(HUD’s)NEPAregulations,demonstratingthattheoriginalconclusionsoftheFEISremainvalid.SEPAalsoprovidesaprocess,usinganAddendumtothepriorFEISwherenewinformationoranalysisdoesnotsubstantiallychangepriorconclusionsaboutimpacts(WAC197-11-706).Proposedresidentiallandincludesapartmentsandattachedtownhomesthataregenerallybetweentwoandfourstoriesinheight,extendingtofiveandsixstoriesalongSR900.Proposedcommercialspacewouldequalbetween19,500-59,000squarefeet.ProjectLocation:LocatedinnortheastRenton,theSunsetTerracecommunityisgenerallyboundedbySunsetBlvdNEonthesouththatformsa“U-shaped”border,GlenwoodAvenueNEandNE10thStreetonthenorth;HarringtonAvenueNEbisectsthearea.SiteArea:15.28acresProjectLocationMap
1100 HARRINGTON AVE NE637730-0000ZONING - CV(E) 3-STORY MULTI-FAMILY BLDG & CARPORTHARRINGTON AVE NEHARRINGTON PLACE NESIDEWALK(E) SIDEWALKSIDEWALKPARKING LOTGRASSCRETE PERVIOUSPAVING EMERGENCYVEHICLE ACCESSMIN15'-0"15'-0"1162 HARRINGTON AVE NE72280-1670ZONING - CV(E) 1-STORY DUPLEX2825 NE 12TH STREET722780-2045ZONING - CV(E) 3-STORY MULTI-FAMILY BUILDING (RHA)1175 HARRINGTON PLACE NE312200-0000ZONING - CV(E) 3-STORY MULTI-FAMILY BUILDING(E) DRIVEWAY(E) FIRE LANE(E) ASPHALTPAVEMENT(E) GATE(E) GRAVEL DRIVEWAY(E) SIDEWALKSIDEWALKTRASH ENCLOSURE B, SEPARATE PERMITBUILDING 1BUILDING 2BUILDING 3BUILDING 460' R.O.W.GLENNWOOD AVE NE50' R.O.W.50' R.O.W.VACATED R.O.W.VACATED R.O.W.BICYCLE PARKING,SEPARATE PERMIT(26 SPACES TOTAL)10' R.O.W. DEDICATIONR 25'-0"200'-7"25'-0"5' R.O.W. DEDICATION PERPRE-APPLICATION MEMORANDUM25' RADIUS R.O.W.DEDICATION2806 SUNSET BLVD NE722780-1235ZONING - CV(E) 1-STORY COMMERCIAL BUILDING(E) SIDEWALKNO REAR YARD SETBACKREQUIRED10' LANDSCAPE BUFFER10'-0"NO SIDE YARD SETBACK REQUIRED (SUBJECTPROPERTY NOT ABUTTING RESIDENTIAL ZONE)10' LANDSCAPE BUFFER10'-0"ADAUNITADAUNIT11TH AVE NADAUNITAUTOMATEDGATE10'-0"5'-0"PROPERTY LINEDUE TO (E) TREES, SIDEWALK PROFILE DIVERGESFROM PROFILE IN PRE-APP MEMORANDUM(E) PROPERTY LINEPER PRE-APPLICATION MEMORANDUM:•NEW CURB•8-FT PLANTING STRIP•5-FT WALKPLANTING &SIDEWALK TOMATCH EXISTINGPLANTING &SIDEWALK TOMATCH EXISTINGNEW CURB CUT &DRIVEWAYCCCCCCCCCCCCCCCCCCCCCCCCCSSSSADAADASSSSSSSSSSSSSSSSSSTRASH ENCLOSURE A, SEPARATE PERMIT20'-0"20'-0"20'-0"39'-0"24'-0"MAILBOX LOCATIONOPTION 3, TBD BYUSPSMAILBOX LOCATIONOPTION 2, TBD BY USPSMAILBOX LOCATIONOPTION 1TBD BY USPSADA(E) FIRE HYDRANT15'-0"8'-4"8'-4"5'-0"8'-4"8'-4"15'-0"12'-0"8'-0"8'-4"8'-0"1148 HARRINGTON AVE NE1146 HARRINGTON AVE NE1144 HARRINGTON AVE NE1142 HARRINGTON AVE NE1140 HARRINGTON AVE NE1138 HARRINGTON AVE NE1136 HARRINGTON AVE NE1134 HARRINGTON AVE NE1132 HARRINGTON AVE NE1130 HARRINGTON AVE NE1124 HARRINGTON AVE NE1158 HARRINGTON AVE NEACCESSIBLE ROUTEACCESSIBLE ROUTEACCESSIBLE ROUTEACCESSIBLE ROUTEACCESSIBLEVAN PARKINGACCESSIBLE ROUTE212'-3"183'-0"112'-9"112'-9"GENERAL NOTES - SITE PLAN1. INFORMATION BASED ON SURVEYDATED 1/08/2015 AND REVISED8/20/2015 BY BENCHMARKSURVEYING LLC1720 12th AvenueSeattle, WA 98122CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.comCopyright Schemata Workshop, Inc.1234512345DCBADCBAarchitectSchemata Workshop, Inc.2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850ownerAuthor: MK, JWChecker: CPPRINT DATESCHEMATIC DESIGNSITE PLAN REVIEWDESIGN DEVELOPMENTBUILDING PERMITNOVEMBER 25, 2015JANUARY 20, 2016SEPTEMBER 14, 2016DECEMBER 2, 2016PROJECT ISSUE DATESNOTE: FULL SCALE SHEET SIZE IS 22" x 34"12/1/2016 10:55:01 AM12/1/2016 10:55:01 AMA002SITE PLAN - PROPOSED1508Sunset CourtApartments1124-1158 Harrington Ave NERenton, WA 98056Renton Housing Authority 1" = 20'-0"A1SITE PLAN - PROPOSED
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K3L3.1LANDSCAPE NOTESLEGEND6L3.12L3.21L3.14L3.11L3.22L3.15L3.1LEGEND6L3.12L3.21L3.14L3.11L3.22L3.15L3.1L1.1LANDSCAPE PLAN1508SUNSET COURTAPARTMENTSCopyright NAKANO ASSOCIATES1234512345DCBADCBAarchitectSchemata Workshop, Inc.2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850ownerAuthor: IO, PGChecker: JYPRINT DATENOTE: FULL SCALE SHEET SIZE IS 22" x 34"112 5th Ave NSeattle, WA 98109CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.com11/30/20161124-1158 Harrington Ave NERenton, WA 98056Renton Housing AuthorityLANDSCAPE ARCHITECTSTel:206.292.9392853 Hiawatha Place S.Seattle, WA 98144www.nakanoassociates.comNOVEMBER 25, 2015JANUARY 20, 2016SEPTEMBER 14, 2016DECEMBER 2, 2016PROJECT ISSUE DATESSCHEMATIC DESIGNSITE PLAN REVIEWDESIGN DEVELOPMENTBUILDING PERMIT2040SCALE IN FEET01020(1" = 20')N
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SUNSET COURTAPARTMENTSCopyright LPD Engineering, PLLC.1234512345DCBADCBAarchitectSchemata Workshop, Inc.2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850ownerAuthor: SERChecker:PRINT DATESCHEMATIC DESIGNNOVEMBER 25, 2016PROJECT ISSUE DATESNOTE: FULL SCALE SHEET SIZE IS 22" x 34"112 5th Ave NSeattle, WA 98109CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.com11/30/2016 9:00:00 AM1144-1158 Harrington Ave NERenton, WA 98056Renton HousingAuthority1932 First AveSuite 201Seattle, WA 98101p. 206.725.1211f. 206.973.5344www.lpdengineering.comengineering pllcJANUARY 20, 2016SITE PLANREVIEWSEPTEMBER 14, 2016DESIGN DEVELOPMENTDECEMBER 2, 2016BUILDING PERMITC2.0GRADING AND DRAINAGE1508
ASPHALT SHINGLE ROOFINGSIDING TYPE 2: FIBER CEMENT 12"BOARD WITH BATTENS, PT.LEGEND - BUILDING ELEVATIONSSIDING TYPE 3: FIBER CEMENTSHINGLES, PT.SIDING TYPE 1: FIBER CEMENTPANEL, PT.GENERAL NOTES - BUILDING ELEVATIONS1. WINDOW SIZES AND LOCATIONS SHALL BE PER FLOORPLANS AND WINDOW SCHEDULE.2. ALL WINDOW HEADS SHALL BE SET AT 7'-0" U.N.O.3. ALL GUARDRAILS SHALL BE 42" HIGH, MINIMUM.4. SIDING MATERIAL SHALL BE AS INDICATED INELEVATION LEGEND AND AS NOTED.5. SLOPE ALL DECKS AND PATIOS A MINIMUM OF1/4":1'-0" AWAY FROM BUILDINGS.6. EXHAUST VENTS TERMINATING IN EXTERIOR WALLSSHALL NOT BE LESS THAN 3'-0" FROM ANY OPERABLEOPENINGS.SIDING TYPE 4: FIBER CEMENT 12"LAP SIDING, PT.VENT HOOD DUCT BEHIND, AND 3'CLEARANCE CIRCLEA1A311FLOOR 10"123FLOOR 29'-6"4569'-6" 8'-6"26'-1"T.O. ROOF26'-1"T.O. PLATE18'-0"8'-1"AECFCAEACFFEFDBEBDEFA1A311FLOOR 10"123FLOOR 29'-6"4568'-6"9'-6"26'-1"T.O. ROOF26'-1"SHIELDED EXTERIORENTRY LIGHT ATFRONT ENTRY, TYP.T.O. PLATE18'-0"8'-1"AABBABBBBAAABBBA2A311FLOOR 10"ACFLOOR 29'-6"DB26'-1"8'-6"9'-6"T.O. ROOF26'-1"T.O. PLATE18'-0"8'-1"EEGAA2A311FLOOR 10"ACFLOOR 29'-6"DB8'-6"9'-6"26'-1"T.O. ROOF26'-1"T.O. PLATE18'-0"8'-1"EGEB1720 12th AvenueSeattle, WA 98122CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.comCopyright Schemata Workshop, Inc.1234512345DCBADCBAarchitectSchemata Workshop, Inc.2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850ownerAuthor: MK, JWChecker: CPPRINT DATESCHEMATIC DESIGNSITE PLAN REVIEWDESIGN DEVELOPMENTBUILDING PERMITNOVEMBER 25, 2015JANUARY 20, 2016SEPTEMBER 14, 2016DECEMBER 2, 2016PROJECT ISSUE DATESNOTE: FULL SCALE SHEET SIZE IS 22" x 34"12/1/2016 10:13:10 AM12/1/2016 10:13:10 AMA211EXTERIOR ELEVATIONS- BUILDING 11508Sunset CourtApartments1124-1158 Harrington Ave NERenton, WA 98056Renton Housing Authority 1/8" = 1'-0"B2BUILDING 1 - EAST ELEVATION (COURTYARD) 1/8" = 1'-0"A2BUILDING 1 - WEST ELEVATION (HARRINGTON AVE NE) 1/8" = 1'-0"B1BUILDING 1 - SOUTH ELEVATION (SIDEWALK TO COURTYARD) 1/8" = 1'-0"A1BUILDING 1 - NORTH ELEVATION (GLENNWOOD AVE NE)
A4A331FLOOR 10"FLOOR 210'-0"FLOOR 320'-0"T.O. ROOF38'-0"141312119765321108415VINYL WINDOWS, TYP.DOWNSPOUTS, TYP.T.O. PLATE29'-0"9'-0"9'-0"10'-0"10'-0"38'-0"AHHHHABHHHHAHHBHHHHHHAAHHHHHHHBHAAHHHHABBBBBBABBBBA1A331FLOOR 10"FLOOR 210'-0"FLOOR 320'-0"T.O. ROOF38'-0"BH38'-0"FDGEJACT.O. PLATE29'-0"9'-0"9'-0"10'-0"10'-0"HGGB2G007ASPHALT SHINGLE ROOFINGSIDING TYPE 2: FIBER CEMENT 12"BOARD WITH BATTENS, PT.LEGEND - BUILDING ELEVATIONSSIDING TYPE 3: FIBER CEMENTSHINGLES, PT.SIDING TYPE 1: FIBER CEMENTPANEL, PT.GENERAL NOTES - BUILDING ELEVATIONS1. WINDOW SIZES AND LOCATIONS SHALL BE PER FLOORPLANS AND WINDOW SCHEDULE.2. ALL WINDOW HEADS SHALL BE SET AT 7'-0" U.N.O.3. ALL GUARDRAILS SHALL BE 42" HIGH, MINIMUM.4. SIDING MATERIAL SHALL BE AS INDICATED INELEVATION LEGEND AND AS NOTED.5. SLOPE ALL DECKS AND PATIOS A MINIMUM OF1/4":1'-0" AWAY FROM BUILDINGS.6. EXHAUST VENTS TERMINATING IN EXTERIOR WALLSSHALL NOT BE LESS THAN 3'-0" FROM ANY OPERABLEOPENINGS.SIDING TYPE 4: FIBER CEMENT 12"LAP SIDING, PT.VENT HOOD DUCT BEHIND, AND 3'CLEARANCE CIRCLE1720 12th AvenueSeattle, WA 98122CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.comCopyright Schemata Workshop, Inc.1234512345DCBADCBAarchitectSchemata Workshop, Inc.2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850ownerAuthor: MK, JWChecker: CPPRINT DATESCHEMATIC DESIGNSITE PLAN REVIEWDESIGN DEVELOPMENTBUILDING PERMITNOVEMBER 25, 2015JANUARY 20, 2016SEPTEMBER 14, 2016DECEMBER 2, 2016PROJECT ISSUE DATESNOTE: FULL SCALE SHEET SIZE IS 22" x 34"12/1/2016 10:13:21 AM12/1/2016 10:13:21 AMA232EXTERIOR ELEVATIONS- BUILDING 31508Sunset CourtApartments1124-1158 Harrington Ave NERenton, WA 98056Renton Housing Authority 1/8" = 1'-0"A1BUILDING 3 - EAST ELEVATION (PARKING) 1/8" = 1'-0"B3BUILDING 3 - NORTH ELEVATION (SIDEWALK)
CITYOFANDECONOMICDEVELOPMENTRefltOflAdoptionofExistingEnvironmentalDocumentwithAddendumAdoptionfor(checkappropriatebox)nDNSXEISDotherDescriptionofcurrentproposalAnupdatedconceptualmasterplanproposesredevelopmentofSunsetTerraceandadjacentpropertieswithmixed-income,mixed-useresidentialandcommercialspaceandpublicamenities.Theredevelopmentwouldincludea1-to-iunitreplacementforall100existingpublichousingunitseitheron-siteatSunsetTerraceoroff-siteatlocationswithintheCity’sElSStudyArea.TheprojectwillrequirerelocationofallexistingresidentsandRHAhasdevelopedarelocationplanaspartofthedemolitionanddispositionpermitsgrantedbytheUSDepartmentofHousingandUrbanDevelopment.Itisexpectedthat,withtheSunsetTerracepropertyandassociatedpropertiesownedorpurchasedbyRHAorbyprivatedevelopers(e.g.ColpittsDevelopmentCompany,LLC),therewouldbeupto722totalunitsontheSunsetTerracepropertyincludingnearbylandswap/housingreplacementsites.Publicamenitieswouldbeintegratedwiththedevelopmentandcouldincludeacommunitygatheringspace;civicfacilities;anewpark/openspace;retailshoppingandcommercialspace;andgreeninfrastructure.TheCityandRHAareconsideringamendedplansdevelopedin2015thatwouldaddreplacementhousingfortheSunsetTerraceredevelopmentonfiveparcelslocatedoutsidebutabuttingthe2014MasterPlanarea.TherewouldbearedistributionofMasterPlandwellingunits,buttherewouldbenonetincreaseinthetotalnumberofhousingunitsintheMasterPlanareaorintheSunsetAreaneighborhood.TheCityofRentonisalsoproposingtoamenditsPlannedActionOrdinanceapplicabletotheSunsetAreapursuanttoSEPA.APlannedActionOrdinancedoesnotrequirefutureSEPAthresholddeterminationsorElSsforfutureprojectsthatareconsistentwithEISassumptionsandmitigationmeasures.TheElS,publishedin2011,addressestheprimaryproposalottheSunsetTerracearearedevelopmentaswellasevaluatesneighborhoodredevelopmentandsupportingservicesandinfrastructureimprovements.TotalgrowthstudiedinthePlannedActionStudyAreawouldnotchange,throughsomegrowthwouldberedistributedintheSunsetTerraceRedevelopmentSubarea.AnAddendumtotheFinalEIShasbeenpreparedtoevaluateanychangestoimpactsassociatedwiththe2016revisedmasterplan.ProponentRentonHousingAuthorityLocationofcurrentproposalSunsetTerraceisgenerallylocatednearSunsetLaneNEandGlenwoodAvenueNEonthenorth,NE10thStreetontheeast,NESunsetBoulevardonthesouth,andEdmondsAvenueNEonthewest.TheReevaluationandAddendumpreparedin2015studiespropertiesincludingandabuttingSunsetCourtParkonHarringtonAvenueNE,GlennwoodAvenueNE,andHarringtonPlaceNEandpropertiesandpropertiesnorthofSunsetTerraceonHarringtonAvenueNE.TheplannedactionneighborhoodstudyareaisgenerallyboundedbyNE215tStreetonthenorth,MonroeAvenueNEontheeast,NE7thStreetonthesouth,andEdmondsAvenueNE.TitleofdocumentbeingadoptedSunsetAreaCommunityPlannedActionFinalNEPA/SEPAEnvironmentalImpactStatement.April2011.PreparedforCityofRentonandtheRentonHousingAuthority,Renton,WA.PreparedbyCH2MHiIIandICEInternational,etal.Anaddendumtothisdocumenthasbeenprepared.AgencythatprepareddocumentbeingadoptedCityofRentonwasResponsibleEntityandLeadAgencyforthepreparationoftheEIS.
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTDateadopteddocumentwaspreparedApril2011Yop.—RentonDescriptionofdocument(orportion)beingadoptedThefullEISisbeingadopted,togetherwithaReevaluation/AddendumpreparedSeptember2014andissuedDecember2014andaReevaluationandAddendumpreparedinDecember2015.Ifthedocumentbeingadoptedhasbeenchallenged(WAC197-11-630),pleasedescribe:NotapplicableThedocumentisavailabletobereadat:TheCity’swebsite:ito://rentonwa.ov/sunsetarea/TheCityhasidentifiedandadoptedthedocumentdescribedaboveafterindependentreview,andhaspreparedanAddendumtotheFinalEIStoevaluateanychangesinconclusionsregardingthe2016ReevaluationAlternative.TheAddendumwascombinedwithaReevaluationpursuanttotheNationalEnvironmentalPolicyAct(NEPA).Thedocumentmeetsourenvironmentalreviewneedsforthecurrentproposalandwillaccompanytheproposaltothedecisionmaker.NameofagencyadoptingdocumentCityofRentonContactperson,ifotherthanresponsibleofficialRocaleTimmons,SeniorPlannerCityofRenton-CurrentPlanning1055SouthGradyWayRenton,WA98057Tel:(425)430-7219IFax:(425)430-7300ResponsibleOfficialCityofRentonEnvironmentalReviewCommittee(ERC)Date:________SignaturASignature:Signature:Signature:
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—‘Renton0ENVIRONMENTALREVIEWCOMMITTEEREPORTERCMEETINGDATE:June6,2016ProjectName:RentonSunsetTerraceRedevelopment(2016ReevaluationandAddendum)ProjectNumber:LUA14-001475,MODProjectManager:RocaleTimmons,SeniorPlannerOwner/Applicant:CityofRenton;RentonHousingAuthority;SunsetTerraceDevelopmentLLCProjectLocation:LocatedinnortheastRenton,theSunsetTerracecommunityisgenerallyboundedbySunsetBlvdNEonthesouththatformsa“U-shaped”border,GlenwoodAvenueNEandNE10thStreetonthenorth;HarringtonAvenueNEbisectsthearea.ProjectSummary:In2014,theCityofRenton,alongwiththeRentonHousingAuthority(RHA),KingCountyLibrarySystem,ColipittsDevelopment,andcommunitypartners,receivedMasterSitePlanapprovalfortheredevelopmentoftheSunsetTerracepublichousingcommunity,anapproximately15.28-acresitewithinthelargerSunsetAreaCommunityNeighborhoodinnortheastRenton.RedevelopmentofthisareaenvisionsSunsetTerraceasamixed-use,mixed-incomecommunityanchoredbyanewpubliclibraryandanewpark.Mixed-usesiteswillhavebothmarketrateandaffordablerentalhousinginmulti-story,multi-familytownhomesandapartments,alongwithcommercialandretailspace.Proposedresidentiallandincludesapartmentsandattachedtownhomesthataregenerallybetweentwoandfourstoriesinheight,extendingtofiveandsixstoriesalongSR900,whichwillprovide722totaldwellingunits.ThecurrentproposalincludesamendmentstotheapprovedSunsetPlannedActionAreaandRentonSunsetTerraceRedevelopmentMasterSitePlan(LUA1O-052andLUA14-001475)inordertoincludeanadditionalfiveparcelsandshift7unitsbetweentwosites.TherevisedproposalrequiresaNEPAReevaluation,demonstratingthattheoriginalconclusionsoftheFEISremainvalid.SEPAalsoprovidesaprocess,usinganAddendumtothepriorFEISwherenewinformationoranalysisdoesnotsubstantiallychangepriorconclusionsaboutimpacts.Therearenocriticalareaslocatedonsite.SiteArea:16.88acresSTAFFIssuetheRODReevaluationandAddendumandAdoptExistingEnvironmentalRECOMMENDATION:DocumentProjectLocationMapERCReport
August 26, 2015
To: Mark Gropper
Renton Housing Authority
Regarding: Arborist’s Report for Sunset Court Apts. Project
Assignment and Methodology
This report documents an arborist’s assessment of 21 trees on the above property per City of
Renton Conditional Use Permit Submittal Requirements. Data was collected on August 11.
Attached to this report are the following:
List of Trees with tree data, specific observations and recommendations
Survey map with numbers showing tree locations.
The scope of work included a detailed assessment of the canopy form, foliage color and density,
visible wounds and cavities, and other observable issues that may affect preservation and design
decisions. The trees were inspected from all sides of the trunk while standing on the ground and
were not probed during the assessment. The assessment consisted of the following steps:
Trunk diameter was measured at 54” above the ground (DBH, Diameter at Breast
Height) except in the case of trees with multiple trunks emerging at grade. If multiple
leaders emerge at grade, individual leaders were measured at 4.5 feet above grade. If
there is a single trunk under the crotch at or below 4.5 feet, then the single trunk was
measured below the crotch.
Observations of visible characteristics leading to conclusions about health. Tree
condition was given a range from poor (P) to fair (F) to good (G) to excellent (E).
Identification was to species unless impossible to identify to that level without flowers
and/or fruit.
Concerns were noted on structural defects including but not limited to decay, poor
crown confirmation, co-dominant stems, dieback, dead wood, and fungal conks.
Trees were given metal number tags to aid in communication. Tree numbers are listed
on the attached List of Trees.
Tree numbers are placed on the attached site map. The four Landmark Trees are
identified on the map with “LM” placed next to them.
The following conclusions and findings are based upon a site visit, current arboricultural best
management practices, and my education and professional knowledge gained during 34 years of
tree and landscape management in the Puget Sound area.
Observations and General Recommendations
Red oak #61, and Douglas firs #71 and 72 meet the City of Renton’s size and health
requirements to be considered Landmark Trees. These are the #1 priority for preservation. In
addition, the seven oaks, numbered 60 to 66, are considered a grove with one continuous
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SUNSET COURTAPARTMENTSCopyright LPD Engineering, PLLC.1234512345DCBADCBAarchitectSchemata Workshop, Inc.2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850ownerAuthor: SERChecker:PRINT DATESCHEMATIC DESIGNNOVEMBER 25, 2016PROJECT ISSUE DATESNOTE: FULL SCALE SHEET SIZE IS 22" x 34"112 5th Ave NSeattle, WA 98109CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.com11/30/2016 9:00:00 AM1144-1158 Harrington Ave NERenton, WA 98056Renton HousingAuthority1932 First AveSuite 201Seattle, WA 98101p. 206.725.1211f. 206.973.5344www.lpdengineering.comengineering pllcJANUARY 20, 2016SITE PLANREVIEWSEPTEMBER 14, 2016DESIGN DEVELOPMENTDECEMBER 2, 2016BUILDING PERMITC1.0TESC AND SITEDEMOLITON1508
12BAA004B4A004C2A004C4ASPHALT SHINGLE ROOFINGLEGEND - TRASH & BIKE ENCLOSURE ELEVATIONSSIDING TYPE 3: FIBER CEMENTSHINGLESTRASH ENCL. - FINISH FLOOR348' - 0"TRASH ENCL. - B.O. ROOF357' - 6"TRASH ENCL. - T.O.WALL356' - 0"BATRASH ENCL. - T.O. ROOF359' - 0"1' - 6" 1' - 6" 8' - 0"
11' - 0"TRASH ENCL. - FINISH FLOOR348' - 0"TRASH ENCL. - B.O. ROOF357' - 6"TRASH ENCL. - T.O.WALL356' - 0"12TRASH ENCL. - T.O. ROOF359' - 0"8'-0"1'-6"1'-6"11'-0"TRASH ENCL. - FINISH FLOOR348' - 0"TRASH ENCL. - B.O. ROOF357' - 6"TRASH ENCL. - T.O.WALL356' - 0"BATRASH ENCL. - T.O. ROOF359' - 0"1' - 6"1' - 6" 8' - 0"
11' - 0"DOWNSPOUT, TYP.TRASH ENCL. - FINISH FLOOR348' - 0"TRASH ENCL. - B.O. ROOF357' - 6"TRASH ENCL. - T.O.WALL356' - 0"12TRASH ENCL. - T.O. ROOF359' - 0"METAL ENTRY GATE, TYP.SIDING TYPE 3, TYP.8'-0"1'-6"1'-6"11'-0"112 5th Ave NSeattle, WA 98109CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.comCopyright Schemata Workshop, Inc.1234512345DCBADCBAarchitectSchemata Workshop, Inc.2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850ownerAuthor: MK, RSChecker: CPPRINT DATESCHEMATIC DESIGNSITE PLAN REVIEWNOVEMBER 25, 2015JANUARY 20, 2016PROJECT ISSUE DATES1144-1156 Harrington Ave NERenton, WA 980561/20/2016 9:43:06 AM1/20/2016 9:43:06 AMA004SITE DETAILS - TRASHENCLOSURE, TYP.1508RHA SunsetCourtApartmentsRenton Housing Authority 1/8" = 1'-0"A4TRASH ENCLOSURE - TYP. 1/4" = 1'-0"B2TRASH ENCLOSURE - EAST 1/4" = 1'-0"B4TRASH ENCLOSURE - NORTH 1/4" = 1'-0"C2TRASH ENCLOSURE - WEST 1/4" = 1'-0"C4TRASH ENCLOSURE - SOUTH
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SUNSET COURTAPARTMENTSCopyright LPD Engineering, PLLC.1234512345DCBADCBAarchitectSchemata Workshop, Inc.2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850ownerAuthor: SERChecker:PRINT DATESCHEMATIC DESIGNNOVEMBER 25, 2016PROJECT ISSUE DATESNOTE: FULL SCALE SHEET SIZE IS 22" x 34"112 5th Ave NSeattle, WA 98109CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.com11/30/2016 9:00:00 AM1144-1158 Harrington Ave NERenton, WA 98056Renton HousingAuthority1932 First AveSuite 201Seattle, WA 98101p. 206.725.1211f. 206.973.5344www.lpdengineering.comengineering pllcJANUARY 20, 2016SITE PLANREVIEWSEPTEMBER 14, 2016DESIGN DEVELOPMENTDECEMBER 2, 2016BUILDING PERMITC4.0UTILITIES1508
Sunset Court Apartments
1124 -1158 Harrington Ave NE, Renton, WA
Technical Information Report
November 30, 2016
Prepared by:
LPD Engineering, PLLC
1932 1st Avenue
Suite 201
Seattle, WA 98101
Contact: Laurie J. Pfarr, P.E.
(206) 725-1211
Prepared for:
Schemata Workshop, Inc.
1720 12th Avenue
Seattle, WA 98122
Contact: Grace Kim, AIA
(206) 285-1589
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 14, 2016
TO: Rocale Timmons, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Sunset Court Apartments;
File No. LUA16-000068
The applicant is requesting Administrative Site Plan Approval for the construction of a multi-
family project containing 50 replacement housing units, for the Renton Housing Authority’s
redevelopment of Sunset Terrace, in a total of four structures. The subject site is located on the
southeast corner of Harrington Avenue NE and Glennwood Avenue NE, and is a phase of the
larger Sunset Planned Action Area and Renton Sunset Terrace Redevelopment Master Site Plan
(LUA10-052 and LUA14-001475). The project site is located within the Center Village (CV)
zoning classification.
The proposed development would generate approximately 242 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 20 net new
trips (4 inbound and 16 outbound). During the weekday PM peak hour, the project would
generate approximately 22 net new trips (14 inbound and 8 outbound). The proposed project
passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
ADVISORY NOTES TO APPLICANT
LUA16-000068
Ran: January 17, 2017 Page 1 of 5
Application Date: January 29, 2016 Site Address: 1156 Glennwood Ave NE
Name: Sunset Court Apartments Renton, WA 98056-3014
PLAN - Planning Review - Land Use
Planning Review Comments Contact: Matt Herrera | 425-430-6593 | mherrera@rentonwa.gov
Recommendations:
1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division.
2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between
seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between
nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any
portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as
adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development
Services Division’s approval of this work is required prior to final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment,
install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained
trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO
TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or
groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide
supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish
and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit.
Fire Review - Building Comments Contact: Corey Thomas | 425-430-7024 | cthomas@rentonrfa.org
Recommendations: Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $495.10 per multi family unit. This fee is paid at time of building permit issuance.
Code Related Comments:
1. The preliminary fire flow is 4,000 gpm. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of
each building. One hydrant is required within 50 feet of the fire department connection on each building. Existing hydrants may be counted
towards the requirements as long as they meet current codes and distance requirements, including 5 inch storz fittings. It appears that
significant water mains and fire hydrants need to be added in this area to meet these requirements.
2. Approved fire sprinkler and fire alarm systems are required throughout all buildings. Dry standpipes are required in any common use
stairways. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room.
Fully addressable and full detection is required for the fire alarm system.
3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the
on site roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide and provide
a minimum vertical clearance of 13.5 feet. Roadways and storm vaults in roadways shall support a minimum of a 30 ton vehicle and 75 psi
point loading. Dead end access roadways shall have approved fire apparatus turnarounds. Emergency access gates shall meet fire
department standards.
Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
Recommendations: I have reviewed the application for the Sunset Court Apartments at 1124 1158 Harrington Ave NE (APN(‘s) 722780
1781, 1660, 1665, 1780) and have the following comments:
EXISTING CONDITIONS
The site is approximately 2 acres in size and is irregular in shape. The project area includes Sunset Court Park in the southeast corner of
the property and two existing duplex units along the western boundary. The northeast corner of the property is currently vacant.
Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. There
is an existing 12 inch City water main located in Harrington Ave NE (see Water plan no. W 3635) that can deliver a maximum total flow
capacity of 2,350 gallons per minute (gpm). The approximate static water pressure is 93 psi at the elevation of 350 feet. The site is located
within Zone 2 of an Aquifer Protection Area.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8 inch PVC gravity wastewater main located in
Harrington Ave NE, and 8 inch main in the vacated right of way of Harrington Place NE and an 8 inch sewer main at the north end of the
project site inside the 10 ft right of way.
Storm There is an existing storm drainage system in Harrington Ave NE. Runoff from the existing site includes a park play area, play field
and two single family residences where no stormwater infrastructure currently exists on site. Runoff from the site sheet flows southwest into
the existing bioretention swales along Harrington Ave NE or by a downstream catch basin located within the right of way.
Streets The proposed project fronts Harrington Ave NE to the west, Glenwood Ave NE to the north and the vacated right of way of
Harrington Pl NE to the east. Harrington Ave NE is classified as a residential access street. Existing right of way width in Harrington Ave NE
is approximately 60 feet. Frontage improvements along Harrington Ave NE have been completed as part of the City’s Surface Water LID
improvement project. Existing right of way width in Glenwood Ave NE is approximately 10 feet.
CODE REQUIREMENTS
WATER
1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within
the site do not provide the required fire flow demand (2,750 gpm) of the development because the proposed loop is fed by a dead end 12
inch main (max capacity 2,350 gpm) in Harrington Ave NE as stated in the pre application comments dated June 15, 2015. The planned new
12 inch main in Sunset Lane/NE 10th Street, which would provide the required fire flow, is not currently installed, but is in progress as part of
the City’s Sunset Lane roadway and utilities improvements capital project. The City Fire Prevention Department does not object to the
issuance of the building permits and for the construction of the buildings within the property subject to the installation and completion of the
on site 12 inch looped water main prior to any construction above the foundations of the buildings. However, no Certificates of Occupancy
will be issued until after the installation and completion of the new off site 12 inch watermain in Sunset Lane and NE 10th St.
2. Water main improvements are required as part of the development. A looped 12 inch water main around the building is required and has
been included as part of the project proposal.
a. The new 12 inch water main shall extend to the northeast corner of the property to NE 11th St and shall also provide two stub outs to the
east property line.
b. Additional off site and on site hydrants will be required to meet the new fire flow demand to provide the required coverage.
c. A 15 ft water easement is required for the looped water main. No buildings, structures or vaults shall be placed within the easement area
and within 5 feet of the water main.
d. Adequate distance between the water main and the sanitary sewer mains. Minimum horizontal distance is 10 ft (wall to wall) between
water and wastewater mains.
3. Each building shall have a separate meter. The project proposes two (2) 1 1/2 inch water service lines and two (2) 2 1/2 inch water
service lines and meters to each building, for a total of four (4) domestic water service lines and four (4) domestic water meters.
a. Note: The 2 1/2 inch water service lines will be serviced with a 2 inch meter.
4. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. Meters 3”
or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By pass piping, valves, and
associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3” or larger.
5. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the
City’s 2012 Water System Plan.
6. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary
sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main.
7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing.
8. Fire sprinklers are required for each building. The project proposes installation of four (4) 2 inch fire service lines with a detector double
check valve assembly (DDCVA) for backflow prevention in order to service the sprinkler systems in each building.
9. The development is subject to applicable water system development charges and of meter installation fees based on the size of the
water meters.
a. Water system development charges for each proposed 1 1/2 inch domestic water service is $17,430.00 per meter and for each
proposed 2 inch domestic water service is $27,888.00 or $90,636.00 for (4) meters.
b. Water system development charges for the 2 inch fire sprinkler system $3,596 per fire service or $14,384.00 for the (4) 2 inch services.
c. A redevelopment credit of the water system development charges in the amount of $ 3,486.00 will be applied to each of the (2) existing
¾ inch meters to 1144 and 1156 Harrington Ave NE if they are abandoned and capped at the main line.
d. The total water SDC fee is $98,048.00. This is payable at construction permit issuance.
10. Water service installation charges for each proposed 1 1/2 inch water meter is $4,580.00 per meter. Drop in meter fee for each
proposed 1 1/2 inch meter is $750.00 per meter. Water service installation charges for each proposed 2 1/2 inch water meter is $4,710.00
per meter. Drop in meter fee for each proposed 2 1/2 inch meter is $950.00 per meter. The total water service installation fee is $18,580.00
and the total drop in meter fee is $3,400.00 for the four proposed meters. This is payable at issuance of the building permit.
11. Meters greater than 2” will be charged a $220.00 processing fee and the contractor will provide the meter and install it.
12. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is
based on the size of the meter.
SEWER
1. The applicant has proposed an 8 inch extension from the sanitary sewer main in Harrington Ave NE to service buildings 1 and 2, and
the extension of an 8 inch main from the sanitary sewer main in the vacated right of way of Harrington Place NE to service buildings 3 and 4.
The sanitary sewer main extensions will be private mains owned and maintained by the property owner.
2. There appears to be a gas line below the sewer connection in Harrington Ave NE. A manhole is also required where connecting into the
sewer main.
3. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to
serve each individual property.
4. The development is proposing connection of 2 new buildings (4 new buildings, 2 existing building to be removed). Credit will be provided
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for the 2 existing buildings connected to the City sewer service.
5. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to
serve the project.
a. SDC fee for sewer is based on the size of the new domestic water meter to serve the project. The current sewer fee for a 1 1/2 inch
meter is $12,700.00 and a 2 inch meter is $20,320.00.
b. A redevelopment credit of the wastewater system development charges in the amount equal to the SDC fee for the size of the existing
water meter(s) will be applied to each of the two (2) existing meters if they are abandoned and capped at the main line.
c. SDC fees are payable at construction permit issuance.
SURFACE WATER
1. A geotechnical report, dated October 15, 2015, completed by GeoTech Consultants, Inc. for the site has been provided. Erosion control
measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater
characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in
this report discount the use of infiltration due to the underlying dense glacial till soil. Geotechnical recommendations presented need to be
address within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated November 30, 2016, was submitted by LPD Engineering
PLLC with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control
Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. The development is subject to Full
Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton
Amendments to the KCSWDM. All core requirements and the six special requirements must be discussed in the Technical Information
Report. The following stormwater improvements are required and shall be discussed within the TIR:
a. The applicant has submitted a complete Construction Permit Application and Building Permit Application concurrently with the Land Use
Application and is therefore vested to the 2009 KCSWDM and the 2010 City Amendments to the Manual. Review of the Construction Permit
Application Submittal will commence after the appeal period for the Land Use Application has expired.
3. The development is required to provide basic water quality treatment prior to discharge. Project water quality treatment will consist of
conveyance of the parking lot stormwater run off to a series of four separate StormFilter Cartridge systems prior to connection detention
tanks and subsequently to the existing 12 inch public stormwater main located in Harrington Ave NE.
4. The development proposes the use of a Stormtech Chamber detention facility to capture roof run off from buildings 1, 2, 3 and portions
of building 4. Two bioretention areas will collect the remaining portion of the roof run off from building and two separate bioretention areas
will collect portions of the roof run off from buildings 1 and 3 prior to connection to the Stormtech Chamber detention facility. Additionally, the
development proposes the use of pervious concrete internal walkways.
a. A variance is required for the use of the Stormtech Chamber Detention Facility and shall be submitted and reviewed with the
Construction Permit Application. Reference Section 1.4 of the City Amendments to the 2009 KCSWDM for information on the adjustment
process.
b. A minimum setback of 5 ft is required between the outermost edge of the bioretention soil mix and any building structure or property line.
c. A minimum of 7 ft horizontal separation is required between the side sewer lines and the outermost edge of the bioretention soil mix.
5. The proposed detention tanks shall be designed in accordance with the 2009 KCSWDM and the City of Renton Amendments to the
manual. Tanks shall be designed to withstand H 20 live loads. Buoyancy calculations shall be provided with the design calculations for the
detention tanks.
6. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one
acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
7. Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is
payable prior to issuance of the construction permit.
TRANSPORTATION
1. Frontage improvements along Harrington Ave NE have been completed as part of the City’s Surface Water LID improvement project.
Developer shall replace disturbed surfaces in accordance with City code, as necessary, including the addition of planter strips and pervious
sidewalk where the existing driveways will be demolished. The proposed grading and paving plan contains layouts for these improvements.
No right of way dedication along Harrington Ave NE is required.
2. Frontage improvements along Glenwood Ave NE will require an installation of a new curb, an 8 foot planting strip and a 5 foot walk. This
will require dedication of an additional 5 feet of right of way.
3. The ADA access ramp at the corner of Harrington Ave NE and Glennwood Ave NE will need to be installed as part of the development,
connecting to the existing curb end in Harrington Ave NE.
4. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use
application and will be reviewed during the construction utility permit review.
5. A traffic analysis dated September 10, 2015, was provided by Perteet Engineering. The site generated traffic volumes were calculated
using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 8th Edition, (2008). Applicant shall provide updated
calculations based on the fitted curve equations utilizing the ITE Trip Generation Manual, 9th Edition (2009) as part of the construction permit
review.
a. However, based on the calculations provided, the proposed 50 unit multi family residential housing would average 291 daily vehicle
trips. Weekday peak hour AM trips would generate 22 vehicle trips, with 4 vehicles leaving and 18 vehicles entering the site. Weekday peak
hour PM trips would generate 26 vehicle trips, with 17 vehicles entering and 9 vehicles existing the site. As detailed in the report, the
proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic
created by the development will be mitigated by payment of transportation impact fees.
6. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.2
and 104.4.
7. Parking lot construction shall be in accordance with City code 4 4 80G.
8. An access easement is required for the emergency access entrance at the northeast end of the property and shall be submitted with the
Construction Permit Application.
9. Payment of the transportation impact fee is applicable on the construction of the multi family residences at the time of application for the
building permit. The current rate of transportation impact fee is $1,923.83 per dwelling unit. Traffic impact fees will be owed at the time of
building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application
will be levied.
10. Parking lot construction shall be in accordance with City code 4 4 80G.Street lighting and street trees are required to meet current city
standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction permit
review.
11. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1
and 104.2.
a. The maximum width of any driveway shall not exceed 30 feet.
b. Driveways shall be located a minimum of 5 feet from property lines.
c. Maximum driveway slope is 8%.
12. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
13. Concurrency is provided under separate cover.
GENERAL COMMENTS
1. When utility plans are complete, please submit three (3) copies of the drawings, one (1) copy of the drainage report, one (1) complete
electronic submittal (drawings and drainage report), the permit application, an itemized cost of construction estimate, and application fee at
the counter on the sixth floor.
2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements.
a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which
require 10 ft horizontal and 1.5 ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
3. All construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the
Renton Construction Plan Drafting Standards and shall be on the City of Renton Title Block. A licensed Civil Engineer shall prepare the civil
plans.
4. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need
to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction
of these franchise utilities must be inspected and approved by a City of Renton inspector.
7. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at
the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development
fee schedule.
Building Review - Planning Comments Contact: Craig Burnell | 425-430-7290 | cburnell@rentonwa.gov
Recommendations: follow recommendations of the soils report
Police Plan Review Comments Contact: Cyndie Parks | 425-430-7521 | cparks@rentonwa.gov
Recommendations: 16 000068 – Sunset Court Apartments (RHA)
Location: 1104, 1144, and 1156 Harrington Ave NE
Reviewed: March 2016
Estimated CFS Annually: 42
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is
recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or
storage area should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological
barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when
not in use, and should be fitted with heavy duty deadbolts with a minimum 1 1/2” throw when bolted. Glass windows in construction trailers
should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in
use. “No Trespassing” signs should be posted on the property during the construction phase. These signs will aid police in making contacts
with unwanted individuals on the property if they are observed vandalizing or stealing building materials.
COMPLETED COMPLEX
Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy duty
deadbolt locks with a minimum 1 ½” throw and installed with 3” wood screws. Any external storage areas should also have solid wood or
metal doors, with deadbolts and latch guards installed.
Sliding windows and glass patio doors, should have secondary locks installed to restrict vertical movement. These secondary locks need to
be placed into the top or bottom of the window frames to restrict vertical movement. Simply placing a sturdy, fitted dowel in the window
tracks may be adequate.
Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal
railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the
stairs, or provide a place for a criminal to hide while waiting for someone to target. Balcony construction should also be of lattice or railing –
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no solid walls, for the same reason.
Security lighting should be installed along sidewalks, in stairways, foyers and pathways. Each residential unit should have individual unit
numbers clearly posted with numbers at least 6” in height and of a color contrasting with the building. Unit numbers should also be
illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response.
Latch guards should be installed on any and all doors leading from the outside in. And any lever handled doorknob located on the outside is
discouraged. These are easy to pry/damage to obtain access inside a building. Where egress might be an issue, bar releases can be
installed to meet Fire Code requirements. This would include any storage or maintenance rooms, etc.
Any separate resident storage units should have latch guards and deadbolts installed. Dumpster locations should be secured within their
own housing and well lit. If possible, creating a dumpster location that can be secured for resident’s use, but accessible for waste
management is recommended.
Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents
feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism.