HomeMy WebLinkAboutHEX_Report_Earlington_Townhomes_20170725_v1DEPARTMENT OF COMMUNITY
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Project Location Map
HEX_Report_Earlington_Townhomes_20170725_v1
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: July 25, 2017
Project Name: Earlington Townhomes
Owner: Minter LLC, 9322 Mayes Ct S, Seattle, WA 98118
Applicant: Jordan Salisbury, Blue Fern Development, LLC / 11232 120th Ave NE, Ste 204, Kirkland,
WA 98033
Contact: Evan Mann, ESM Consulting Engineers / 33400 8th Ave S, Ste 205, Federal Way, WA
98003
Project File Number: PR17-000187
Land Use File Number: LUA17-000390, ECF, PP, PPUD
Project Manager: Clark H. Close, Senior Planner
Project Summary: The applicant is requesting a Preliminary Planned Urban Development, Preliminary
Plat and Environmental (SEPA) Review for the construction of 60 attached single-
family townhomes. The 4.16-acre site is located at 8074 S 132nd St (APN’s 214480-
0487, -0488, -0500, -0285, and -0295) in the R-14 zoning district. The residential
density of the project with bonus density is 18 du/ac. Access to the townhomes would
be from S 132nd St. The site slopes down to the south with vertical relief of roughly 70
ft. The garages would be accessed via private alleys and all of the townhomes would
be alley-loaded. The soils consist of sand with silt and gravel fill and native soils
indicative of Vashon Recessional Outwash (Qvr) and Lodgement Till (Qvt). Preliminary
estimates of 15,000 cubic yards (cy) of cut and 3,600 cy of fill. The site contains
greenhouses, a shop, a utility building and a single family detached home. All of the
existing structures would be demolished as part of the proposed project. No wetlands
or streams are located on the property. There is a small drainage ditch that runs east-
west and is roughly 175 ft to 350 ft south of the property. The developed site would
continue to drain to the south to the natural discharge location for the site. The site is
located in the West Lake Washington drainage basin and stormwater would be met
with a stormwater detention vault followed by a media filter vault with Level 2 Flow
Control standards. The site contains 57 significant trees, all of which are proposed to
be removed. Construction is estimated to begin in May 2018 and end one year later.
Project Location: 8074 S 132nd St, Renton, WA 98178
Site Area: 181,296 SF (4.16 acres)
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 2 of 41
HEX Report Earlington Townhomes
B. EXHIBITS:
Exhibits 1-25: As shown in the SEPA Environmental Review Report
Exhibit 26: Staff Report to the Hearing Examiner
Exhibit 27: Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 28: Preliminary Plat Plan/Site Plan (PP-01)
Exhibit 29: Site Plan (A2)
Exhibit 30: Revised Preliminary Grading Plan (PP-03)
Exhibit 31: Revised Preliminary Road & Utility Plan (PP-04)
Exhibit 32: Revised Drainage Control Plan (PP-05)
Exhibit 33: Revised Preliminary Street Profiles (PP-06)
Exhibit 34: Revised Floor Plans (B1-B9)
Exhibit 35: Revised Architectural Elevations (E1-E14)
Exhibit 36: Revised Landscape Plans (L0-L8)
Exhibit 37: Preliminary Technical Information Report prepared by ESM Consulting Engineers, LLC
(revised date June 12, 2017)
Exhibit 38: Construction Mitigation Description (revised date June 12, 2017)
Exhibit 39: Additional Advisory Notes
Exhibit 40: ERC Addendum (dated July 10, 2017)
Exhibit 41: Public Comment Letter (received date December 21, 2016): Chandler, Nguyen, Safonov
Exhibit 42: Public Comment Response Letter (dated April 25, 2017): Chandler, Nguyen, Safonov
Exhibit 43: Public Comment Email (received date June 26, 2017): Shadbolt
Exhibit 44: Public Comment Response Letter (dated June 27, 2017): Shadbolt
Exhibit 45: Public Comment Letter (received date July 3, 2017): Phan
Exhibit 46: Public Comment Response Letter (dated July 5, 2017): Phan
Exhibit 47: Public Comment Letter (dated July 18, 2017): Phan
C. GENERAL INFORMATION:
1. Owner(s) of Record: Minter LLC, 9322 Mayes Ct S, Seattle, WA 98118
2. Zoning Classification: Residential-14 (R-14)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Greenhouse, Nursery and Single Family Home
5. Critical Areas: Regulated Slopes
6. Neighborhood Characteristics:
a. North: Single-family residential uses zoned R-14 and King
County zoned R12 (north of S 130th St)
b. East: Single-family residential uses zoned R-14
c. South: Single-family residential uses zoned Residential-10
(R-10) and R-14
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 3 of 41
HEX Report Earlington Townhomes
d. West: Single-family residential uses zoned Residential-8 (R-8)
and R-14
7. Site Area: 4.16 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
Annexation (Earlington) A-08-002 5484 10/14/2009
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. The site is in the West Hill service area in
the 495 hydraulic pressure zone. There is an existing 8-inch City water main located in S 132nd St
(see Water plan no. W-0613). There is an existing 8-inch City water main (see water plan no. W-
0377) in S 130th St to the north of the subject properties. The maximum flowrate from the 8 -inch
mains is 1,450 gpm. The static water pressure ranges from about 111 psi at ground level elevation
238 feet and 84 psi at elevation 300 feet. The site is located outside of an Aquifer Protection Area
(Exhibit 39).
b. Sewer: Wastewater service is provided by the City of Renton. There is an 8-inch wastewater main
located in S 132nd St along the south property line. There is an 8-inch wastewater main located in S
130th St to the north of the subject properties.
c. Surface/Storm Water: There is a 12-inch stormwater main in Renton Ave S, S 130th St and S 132nd
St surrounding the subject property.
2. Streets: The proposed development fronts Renton Ave S along the east property lines. Renton Ave S is
classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. The
proposed development fronts S 132nd St along the south property lines. S 132nd St is classified as a
Collector Arterial Road. The existing ROW width is approximately 60 feet.
3. Fire Protection: Renton Regional Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 4 of 41
HEX Report Earlington Townhomes
5. Chapter 7 Subdivision Regulations
6. Chapter 9 Permits – Specific
a. Section 4-9-150 Planned Urban Development Regulations
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The applicant is requesting Preliminary Planned Urban Development (PPUD) and Preliminary Plat
decisions for the subdivision of a 4.16 acre site into 60 multi-family residential lots and 10 tracts for the
future construction of 60 townhome units (Exhibit 28).
2. The Planning Division of the City of Renton accepted the application for site plan and environmental
review review on March 27, 2017. On June 14, 2017, the applicant made a request to withdraw their
original application. The above master application for current review was submitted on June 14, 2017
and determined complete on June 21, 2017. The project complies with the 120-day review period.
3. The project is located at 8074 S 132nd St and consists of five (5) parcels (APN’s 214480-0487, -0488,
-0500, -0285, and -0295).
4. The project site is currently developed with greenhouses, a shop, a utility building and a single-family
detached home, landscaping, gravel driveways, and parking areas.
5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-14 (R-14) zoning classification.
7. There are 57 significant trees located on the site of which the applicant is proposing to remove all trees.
8. The site is mapped with Regulated Slopes between 15 percent (15%) and 40 percent (40%).
9. Approximately 1,500 cubic yards (cy) of material would be cut onsite and approximately 3,500 cy of fill
is proposed to be brought into the site.
10. The applicant is proposing a one (1) year construction period that would begin in May 2018 and be
complete by May 2019.
11. Access to the site is proposed via a limited modified residential public access road from S 132nd St that
ends in a cul-de-sac at the north end of the property. A total of five (5) private alleys would extend
laterally (east-west) from the main road and cul-de-sac.
12. The 60 proposed townhomes would be provided over 14 total buildings. Every townhome on the site
would either be a daylight or tuck-under design (Exhibit 29).
13. The layout will provide primary access to townhome units via a system of sidewalks and green courts.
14. The townhome buildings are proposed as 3-story structures. The proposed building materials includes
fiber cement horizontal siding with four-inch (4”) and ten-inch (10”) reveals.
15. The applicant proposes to provide active common open and green space along the frontage of Renton
Ave S. Pedestrian sidewalks meander through the site making connections to seating areas and offering
view opportunities of Mt. Rainier.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 5 of 41
HEX Report Earlington Townhomes
16. Two (2) vehicle parking stalls would be provided within the private garage of each townhome unit.
Therefore, garage parking would be provided for 120 vehicles.
17. The following modifications to eligible development regulations have been requested by the applicant
via the PPUD application:
RMC Code Citation Required Standard Requested Modification
RMC 4-2-110A Development
Standards for Residential
Zoning Designations – Minimum
Lot Width
The minimum lot width of 30
feet for internal lots and 40
feet for corner lots is required
in the R-14 zone.
Lot widths vary from a minimum
width of 16 feet to maximum
width of 44 feet. 53 percent
(53%) of the lots or 32 of the
proposed 60 lots contain widths
of 16 feet or 20 feet. The average
lot width is approximately 25 feet
wide.
RMC 4-2-110A Development
Standards for Residential
Zoning Designations – Minimum
Lot Depth
The minimum lot depth of 60
feet is required in the R-14
zone.
Lot depths range from 58 feet to
67 feet. The average lot depth is
approximately 63 feet deep.
RMC 4-2-110A Development
Standards for Residential
Zoning Designations – Minimum
Yards (Setbacks)
Minimum 15-foot front (except
when all vehicle access is taken
from an alley, then 10-foot),
10-foot minimum rear,
secondary front (applies to
corner lots) 15-foot, and 4-foot
minimum unattached side yard
(0-foot for attached sides(s)).
Individual lots do not contain the
minimum required rear yard or
the full secondary front yard
setbacks. Instead, the secondary
front yard would have an average
of approximately 13 feet with no
individual secondary front yard
setback less than 11 feet. Due to
the plat design, the development
is proposing vehicle access from
the alley with 77 percent (77%) of
the units proposing only a 4-foot
rear yard setback and 23 percent
(23%) of the lots would include a
6-foot rear yard setback.
RMC 4-2-110A Development
Standards for Residential
Zoning Designations –
Maximum Building Coverage
65 percent (65%) A little more than half of the lots
would exceed the maximum
building coverage, together the
lots as a whole would contain
approximately 60 percent (60%)
building coverage. Lot coverage
for the entire development is
estimated at 29 percent (29%).
RMC 4-2-110A Development
Standards for Residential
Zoning Designation – Maximum
Impervious Surface Area
80 percent (80%) Many of the individual lots would
exceed the maximum impervious
surface area threshold. Lot
impervious surface area reach as
high as 85 percent (85%) as
configured. If averaged across the
entire site the impervious surface
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 6 of 41
HEX Report Earlington Townhomes
area would be less than the
maximum impervious surface
area.
RMC 4-2-110A Development
Standards for Residential
Zoning Designation – Maximum
Wall Plate Height
24 feet, increase up to 32 feet
possible subject to
administrative conditional use
permit approval.
The building elevations include
wall plate heights ranging from
24’ to 26’. The heights exceed the
maximum wall plate by 2 feet due
to the site sloping in multiple
directions, compounded with the
depth and length of the proposed
buildings. The tuck under garages
combined with the depth of the
units cause the roof slope to be
slightly taller than 6 feet. The
width of the buildings along with
the slope of the site cause the
average grade to be lower
causing the building plate height
to be slightly higher.
RMC 4-2-110A Development
Standards for Residential
Zoning Designations –
Maximum Number of Units per
Building
No more than 6 units per
building.
The applicant is proposing 14
individual buildings, containing 2
to 7 units each. There would be
an average of 5 units per building.
Three of the 14 buildings would
have 7 units. The buildings
exceeding the maximum number
of units are located interior to the
site and would not be overly
discernable from the street.
RMC 4-4-040D.1 Fences,
Hedges, and Retaining Walls –
Maximum Height
In any residential district, the
maximum height of any
retaining wall shall be seventy
two inches (72"), subject to
further height limitations as
specified in this Section.
There shall be a minimum
three-foot (3') landscaped
setback at the base of retaining
walls abutting public rights-of-
way.
One of the three (3) retaining
walls is proposed to exceed the 6-
foot threshold by 2 feet (2’).
Specifically, the wall between the
cul-de-sac terminus and the
adjacent Renton Ave S right-of-
way. Terracing is not feasible due
to the steep nature (14%) of the
road and limited spacing between
the cul-de-sac and the right-of-
way (Exhibit 33).
Together, two of the proposed
retaining wall would abut the
sidewalk along Renton Ave S for a
combined distance of 328 feet
(264 ft + 64 ft = 328 ft).
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 7 of 41
HEX Report Earlington Townhomes
RMC 4-9-150E.2 Development
Standards – Private Open Space
Each residential unit in a PUD
shall have usable private open
space (in addition to parking,
storage space, lobbies, and
corridors) for the exclusive use
of the occupants of that unit.
Each ground floor unit,
whether attached or detached,
shall have private open space
contiguous to the unit. The
private open space shall be
well demarcated and at least
fifteen feet (15') in every
dimension (decks on upper
floors can substitute for the
required private open space).
The PUD proposal includes units
with front yards with the smallest
dimensions of 16’ to 20’ wide and
depths 11.25’. In some cases, the
dimensions provide usable open
space greater that the required
225 square feet of private open
space and 250 square feet of
private yard without retaining the
15’ minimum dimension in all
directions.
Residential Design and Open
Space Standards (RMC 4-2-115)
Each ground-related dwelling
shall have a private yard that is
at least two hundred fifty (250)
square feet in size with no
dimension less than eight feet
(8') in width.
RMC 4-4-080F.8. Parking Stall
Types, Sizes, and Percentage
Allowed/Required
A private garage parking stall
shall be a minimum of twenty
feet (20') in length, except for
parallel stalls. A standard
parking stall dimension is 9’ by
20’ in size. Compact parking
stalls of measure 8.5’ by 16’
but not to exceed 30% of the
total number of spaces.
The interior dimensions of the
garages are approximately 19’-4”
wide by 18’-11/12” deep.
Therefore, all parking provided
onsite are proposed at compact
stall dimensions.
RMC 4-4-080F.10. Number of
Parking Spaces Required
A minimum and maximum of
1.4 for 2 bedroom and 1.6 per
3 bedroom or larger dwelling
unit.
The applicant is proposing three 2
bedroom units, 28 three bedroom
units, and 29 four bedroom units.
The applicant proposes to provide
two (2) spaces per dwelling unit,
exceeding the maximum spaces.
RMC 4-4-090D. Refuse and
Recycling: Multi-family
Developments – Additional
Requirements for Deposit and
Collection Areas.
A minimum of one (1)
centralized refuse and
recyclables deposit area for
every 30 dwelling units.
Storage space for carts would be
provided within the private
garages of each unit. Trash pick-
up locations would be provided
between the buildings
throughout the site. The refuse
and recycling pick-up locations
are not intended to be
permanent daily storage locations
and no additional screening is
proposed. Landscaping would be
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 8 of 41
HEX Report Earlington Townhomes
provided.
RMC 4-6-060F.2 Minimum
Design Standards for Public
Streets and Alleys.
Minimum standards for a
residential access road requires
a 53-ft right-of-way, 26-ft
pavement width, 0.5-ft curb
and gutter, 8-ft planter strips
and 5-ft sidewalks on both
sides of the street. A cul-de-sac
turnaround with 90-feet
diameters are required for
streets over 300-feet long,
including a 45-foot paved
radius and 55-ft ROW radius.
The development proposes
installation of a new public
residential access road (Road A)
with 53 feet of right-of-way
meeting the minimum street
standards as outlined in RMC 4-6-
060F up to the entrance to the
cul-de-sac (approx. 223 feet north
of S 132nd St). At the cul-de-sac
entrance, the right-of-way
decreases to 29-feet, which
includes 28 feet of paved
roadway width, 0.5-foot wide
curb and gutter on both sides,
private 5-foot sidewalks on both
sides of the street, and private
planter strips within the abutting
lots and tract (Lots 11, 18, 19 and
Tract G).
18. Staff received and responded to five (5) public comment letters/email(s) (Exhibits 41-47). To address
public comments the following report contains analysis related to water pressure, traffic and
circulation, park use, construction impacts, utility connection fees, site visibility concerns, and impacts
to views.
19. Staff did not receive any agency comment letters regarding this application.
20. On June 14, 2017, the applicant withdrew their original application (LUA17-000169, ECF, SA-H, MOD,
MOD, MOD) and reapplied for Preliminary Planned Urban Development, Preliminary Plat and
Environmental (SEPA) Review to obtain some additional flexibility offered in Renton’s Municipal Code
under a revised layout and design proposal.
21. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on May 8, 2017, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Earlington Townhomes. The DNS-M included three (3) mitigation measures
related to seasonal earthwork periods, geotechnical recommendations, and driveway aprons. A 14-day
appeal period commenced on May 12, 2017 and ended on May 26, 2017. No appeals of the threshold
determination were filed (Exhibit 27).
22. On July 10, 2017, the Environmental Review Committee issued an Addendum to the Determination of
Non-Significance - Mitigated (DNS-M) for Earlington Townhomes (Exhibit 40) to reflect the change in
application types and unit count from 62 to 60.
23. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
(ERC) issued the following mitigation measures with the DNS-M:
1. The project earthwork shall be limited to seasonally drier periods (typically April 1 to October 31) in
accordance with the geotechnical recommendation made by Associated Earth Sciences, Inc.
2. Project construction shall be required to comply with the recommendations found in the
Geotechnical Engineering Feasibility Report completed by Associated Earth Sciences, Inc. (dated
January 18, 2017) or an updated report submitted at a later date.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 9 of 41
HEX Report Earlington Townhomes
3. The applicant and/or developer shall install driveway aprons in accordance with the City of Renton
Standard Plans 104.2 and 104.3 in order to distinguish the public access road (Road A) from the
private alleys (Alleys A-E).
24. 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,
attached memorandums (Exhibits 23, 25 and 39), 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.
25. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. RHD unit types are designed to incorporate features from both single-family
and multi-family developments, support cost-efficient housing, facilitate infill development, have close
access to transit service, and efficiently use urban services and infrastructure. Lands designated RHD is
where projects will be compatible with existing uses and where infrastructure is adequate to handle
impacts from higher density uses. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-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-51: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-52: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-53: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
Policy L-57: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
26. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to
encourage development, and redevelopment, of residential neighborhoods that provide a mix of
detached and attached dwelling structures organized and designed to combine characteristics of both
typical single family and small-scale multi-family developments. Structure size is intended to be limited
in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one
another and can be integrated together into a quality neighborhood. Project features are encouraged,
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 10 of 41
HEX Report Earlington Townhomes
such as yards for private use, common open spaces, and landscaped areas that enhance a
neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed
when they support the purpose of the designation. The proposal is compliant with the following
development standards, as outlined in RMC 4-2-110A, if all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
One bonus market-rate dwelling unit may be granted for each affordable dwelling unit
constructed on site, up to 30% above maximum density or density allowed via
conditional use permit. Affordable dwelling units shall conform to the following
standards:
a. Duration: An agreement in a form approved by the City must be recorded with
the King County Recorder’s Office requiring affordable housing units provided under
this Section remain affordable housing for fifty (50) years or the life of the
development, whichever is less. This agreement shall be a covenant running with
the land, binding on the assigns, heirs and successors of the applicant to the
satisfaction of the City Attorney.
b. Affordable Housing Income Levels: Dwelling units conditioned as affordable
under this Section shall conform to the definition of “affordable housing” pursuant
to RMC 4-11-010, Definitions A.
c. Affordable Unit Conditions: Affordable housing units shall be provided in a range
of sizes and with features comparable to market-rate units. The low-income units
shall be distributed throughout the development and have substantially the same
functionality as the other units in the development.
Staff Comment: Following deduction of frontage along S 32nd St and Renton Ave S, the
R-14 would allow up to 47 townhomes (14 units x 3.3274 ac = 46.58 units). The
applicant is proposing to provide seven (7) affordable homes in addition to the allowed
47 townhomes. With the additional density allowed through affordable housing, a
maximum of 60 dwelling units could be permitted through a conditional use permit.
This would result in a density calculation of 18.03 dwelling units per net acre (60 du /
3.3274 acres = 18.03 du/ac).
If the proposed project complies with the standards of duration, income levels and
affordable unit conditions, as described RMC 9-065D.1.a-c, the townhome project
would meet the density requirements of the R-14 zone with affordable bonus density
applied. Therefore, as a condition of approval the applicant must complete the
conditional use permit process and show that seven (7) of the 60 townhome units are
secured to remain affordable housing as part of the granting of the density bonus and
remain affordable for fifty (50) years or the life of the development, as determined by
the City Attorney.
Requested
to be
Modified via
the PUD
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 11 of 41
HEX Report Earlington Townhomes
The following table identifies the proposed approximate dimensions for Lots 1-60:
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 1921 32 58
Lot 2 1163 20 58
Lot 3 1163 20 58
Lot 4 1512 26 58
Lot 5 1512 26 58
Lot 6 1425 25 58
Lot 7 2154 31 66
Lot 8 1312 20 66
Lot 9 1758 27 66
Lot 10 1758 27 66
Lot 11 2213 31.5 66
Lot 12 2165 35 60
Lot 13 1208 20 60
Lot 14 1208 20 60
Lot 15 967 16 60
Lot 16 1208 20 60
Lot 17 1208 20 60
Lot 18 1852 32 60
Lot 19 2200 39.5 60
Lot 20 1208 20 60
Lot 21 1208 20 60
Lot 22 1503 25 60
Lot 23 2483 35.5 67
Lot 24 1333 20 67
Lot 25 1333 20 67
Lot 26 1333 20 67
Lot 27 1333 20 67
Lot 28 2916 44 67
Lot 29 2461 36.5 67
Lot 30 1333 20 67
Lot 31 1333 20 67
Lot 32 1333 20 67
Lot 33 1333 20 67
Lot 34 1688 25 67
Lot 35 2228 36 59
Lot 36 1187 20 59
Lot 37 1187 20 59
Lot 38 949 16 59
Lot 39 1187 20 59
Lot 40 1187 20 59
Lot 41 2127 35.5 59
Lot 42 1963 33 59
Lot 43 1187 20 59
Lot 44 1187 20 59
Lot 45 949 16 59
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EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 12 of 41
HEX Report Earlington Townhomes
Lot 46 1187 20 59
Lot 47 1187 20 59
Lot 48 1483 25 59
Lot 49 2338 33.5 66
Lot 50 1327 20 66
Lot 51 1791 27 66
Lot 52 1790 27 66
Lot 53 1326 20 66
Lot 54 2252 35.5 66
Lot 55 1919 31 66
Lot 56 1325 20 66
Lot 57 1324 20 66
Lot 58 1732 26 66
Lot 59 1731 26 66
Lot 60 1675 25 66
Staff Comment: The applicant has proposed to modify the minimum lot width and
depth requirements via the PUD process. The reduction in dimensional standards
allows the applicant to achieve a density consistent with the zone, with bonus density,
and with minimal overall footprints when compared to the net area of the project size
while providing amenities which serve to enhance the quality of the development and
meet the PUD decision criteria. Therefore, staff is in support of the requested
modification if all conditions of approval are met.
However, staff recommends as a condition of approval, that the applicant limit the size
of the lots to only include the dwelling unit, private driveway, private amenities, and
private open space dimensions. The remainder of the parent site shall be platted as
one or more tracts. The plat plan shall be reviewed and approved by the Current
Planning Project Manager prior to construction permit approval.
Requested
to be
Modified via
the PUD
Lot Coverage: The maximum building coverage is 65 percent for townhome
developments. The maximum impervious surface area is 80 percent.
Staff Comment: Similar to the lot dimension modification, the reduction in dimensional
standards for each lot would result in building coverage thresholds and impervious
surface areas to be exceeded for each individual lot. However the lots as a whole
would be roughly 9 percent (9%) below the maximum building and impervious
coverages. The total building footprints, across the entire site, would only total about
29 percent (29%). Lot impervious surface area reach as high as 85 percent (85%) for
smaller interior lots. As individual lots, many would be in excess of the allowed
maximum impervious surface area of 80 percent (80%). If averaged across the entire
site the impervious surface area would be less than the maximum impervious surface
area. As the impervious surface coverages for the development across the parent site
are below the maximum standards, staff is in support of the requested modification if
all conditions of approval are met.
Requested
to be
Modified via
the PUD
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley then 10 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet,
and the rear yard is 10 feet.
Staff Comment: As part of the PUD, the applicant is proposing to modify the secondary
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Report of July 25, 2017 Page 13 of 41
HEX Report Earlington Townhomes
front yard and rear yard setbacks. Instead, the secondary front yard would have an
average of approximately 13 feet with no individual secondary front yard setback less
than 11 feet. Due to the plat design, the development is proposing vehicle access from
the alley with 77 percent (77%) of the units proposing only a 4-foot rear yard setback
and the remainder would include only a 6-foot rear yard setback.
Staff is in support of a reduction in the secondary front yard and rear yard setbacks as
a whole as lots are alley loaded off a 20-foot wide alley and onsite parking would be
provided within a two-car garage. Changes to the secondary front yard setback would
create a greater level of massing along Road A. Secondary front yards would be subject
to residential design standards, such as building façade modulation, in order to
prevent blank walls on corner lots fronting the public right-of-way. Staff is in support of
the requested modification if all conditions of approval are met.
Requested
to be
Modified via
the PUD
-
Compliant if
condition of
approval is
met
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. In the R-14 zone, a maximum building
height of 3 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet
from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than
4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum
wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet
from each minimum building setback line for each one (1) vertical foot above the
maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is
equal or less than the maximum wall plate height allowed.
Staff Comment: See lot coverage analysis above for building coverage analysis. The
applicant’s building elevation plans include wall plate heights ranging from 24 feet
(24’) to 26 feet (26’) (Exhibit 35). The heights exceed the maximum wall plate by two
feet (2’) due to the site sloping in multiple directions, compounded with the depth and
length of the proposed buildings. The tuck under garages combined with the depth of
the units cause the roof slope to be slightly taller than six feet (6’). The width of the 3-
story buildings along with the slope of the site cause the average grade to be lower
causing the building plate height to be slightly higher. With the exception of Buildings
1 and 8, the wall plate height is less than 24 feet (24’) along the north elevation of the
buildings. Staff is in support of the requested modification to allow the additional
height increase of two feet (2’) above the required wall plate height of 24 feet (24’) if
all conditions of approval are met.
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
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Report of July 25, 2017 Page 14 of 41
HEX Report Earlington Townhomes
the Administrator. Where there is insufficient right-of-way space or no public
frontage, street trees are required in the front yard subject to approval of the
Administrator. A minimum of two trees are to be located in the front yard prior to
final inspection for the new Single Family Residence.
Staff Comment: The applicant has submitted a conceptual landscape plan and
landscape colored display map (Exhibit 36) with the land use application. The plans
identify a minimum 10-foot wide landscape strip along Renton Ave S and S 132nd St
with park-like areas, garden plaza, green spaces, and decorative planting. In addition
to the perimeter landscaping, where many front doors are located, meandering
sidewalks connect to gathering spaces.
The subject property abuts single-family residential properties zoned R-8 to the west. A
fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot
(10') wide fully sight-obscuring landscaped visual barrier, is required along the
common property line. The plan identifies a 7-foot wide to 16-foot wide landscaping
barrier consisting of pacific northwest native plantings due to the incorporation of
refuse and recycling pads located at the termination of the alleys (Alley A and Alley B).
Without the refuse pick-up locations located within the landscaped visual barrier the
area could be planted with a minimum 10-foot wide fully sight-obscuring landscape
barrier. Therefore, staff recommends as a condition of approval, that the applicant
submit a detailed landscape plan that provides the species, quantity, planting notes,
and plant spacing to comply with the intent and dimensions of the required visual
barriers identified in the landscape code. In addition, all refuse and recycling pads shall
maintain a minimum 10-foot separation from the west property line. The plan shall be
reviewed and approved by the Current Planning Project Manager prior to building
and/or construction permit approval.
The remaining areas pervious areas contain landscaped lawns and new tree plantings.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 20 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.
A minimum tree density shall be maintained on each residentially zoned lot. Lots
developed with detached single family dwelling units in the R-14 zone are exempt
from the minimum tree density requirements. For multi-family development, the
minimum tree density is four (4) significant trees for every five thousand (5,000)
square feet. The tree density may consist of existing trees, replacement trees, trees
required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a
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EARLINGTON TOWNHOMES LUA17-000390, ECF, PP, PUD
Report of July 25, 2017 Page 15 of 41
HEX Report Earlington Townhomes
combination.
Staff Comment: An Arborist Report was prepared by Shoffner Consulting (dated
February 23, 2017; Exhibit 17) and was submitted with the land use application. The
subject property contains 57 significant trees, predominantly black cottonwood and
big leaf maple. Other tree species identified by the report included apple, Colorado
blue spruce, cherry, common pear, curly willow, Douglas fir, English holly, grand fir,
Japanese maple, Japanese red pine, noble fir, Norway spruce, red alder, scots pine,
white poplar, and western red cedar ranging from 8 to 60 inches (DBH). The applicant
is not proposing to retain any of the 57 remaining significant trees within the project
area given the scale of the filling and grading as well as their locations relative to the
proposed road and cul-de-sac (Exhibits 14, 30, and 31). Therefore, the project would
replant a minimum of 66 replacement trees at 2 caliper inches each to comply with the
20 percent (20%) tree retention requirement. In addition, the multi-family
development would be required to plant a minimum of one (1) to two (2) trees per lot
to meet tree density requirements based on current lot areas. Replacement trees
including vine maple, incense cedar, Katsura tree, forest pansy redbud, gold beech,
European beech, Wichita blue juniper, Douglas fir, and scarlet oak (Exhibit 36). The
final tree species selected and tree spacing would be review and approved by the City
Arborist (Exhibit 39). Therefore, staff recommends as a condition of approval, that the
applicant submit a revised landscaping plan with the building permit application that
meets the minimum tree density requirements of the tree retention and land clearing
code (RMC 4-4-130C.9.d). The revised landscaping plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
Trees 30 inches and greater are classified as landmark trees in the City of Renton and
are prohibited form removal without an approved Vegetation Management Plan or a
Land Development Permit. There are seven (7) trees on the site that meet the size
threshold to be classified as a landmark tree. The list includes 11, 17, 29, 32, 38, 44,
and 45. Many of the landmark trees were noted as large and old by the Arborist. A
final landscape plan would be submitted and reviewed by the Current Project Manager
for consistency with the Tree Retention requirements of the code at the time of civil
construction permit.
During construction, if any of the existing trees are required to be retained (i.e.,
protected trees), the applicant would be required to comply with the tree protection
measures during construction per RMC 4-4-130H.9. The eight central components of
tree protection include defining and protecting the drip line, erecting and maintaining
a temporary six-foot-high chain link construction fence with placards around the tree
to be retained, protecting the tree from grade changes, keeping the area clear of
impervious surface material, restricting grading within the drip line, providing three
inches (3”) of bark mulch within the required fencing, retaining a certified arborist to
ensure trees are protected from development activities, and alternate
protection/safeguards as necessary.
Requested
to be
Modified via
the PUD
-
Compliant if
condition of
Parking: Parking regulations require that a minimum of two parking spaces be
provided for each detached dwelling. Parking regulations require that a minimum and
maximum of 1.6 spaces be provided per 3 bedroom or large dwelling unit; 1.4 spaces
per 2 bedroom dwelling unit; and 1.0 space per 1 bedroom or studio dwelling unit.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
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Report of July 25, 2017 Page 16 of 41
HEX Report Earlington Townhomes
approval is
met
exceeding eight percent (8%) shall provide slotted drains at the lower end with
positive drainage discharge to restrict runoff from entering the garage/residence or
crossing any public sidewalk.
Attached dwelling units shall provide 0.5 bicycle parking space per dwelling unit.
Staff Comment: As part of the PUD, the applicant has proposed to provide each unit
two (2) compact parking spaces in the unit’s ground floor. The proposed parking
exceed the maximum quantity allowed for three (3) bedroom or larger dwelling units
and exceeds the amount of compact spaces allowed per development.
The applicant has proposed to provide all tenant parking within garages to eliminate
the adverse aesthetic effects of surface parking lots. The use of compact spaces within
some of the garages would require future residents to own vehicles that would fit
inside the garages. Staff recommends as a condition of approval, the applicant be
required to establish enforceable bylaws, within the Homeowners Association
Covenants, Conditions, and Restrictions (CC&Rs), which require property owners to
park their private vehicles within their garages. The applicant shall provide draft
bylaws for review and approval by the Current Planning Project Manager prior to
issuance of any occupancy permit.
Guest parking would be provided as on-street parking located along the main entry
aisle. Based on the road designs, it appears that approximately 16-20 spaces could be
provided within the public right-of-ways of Road A and S 132nd St. Staff is in support of
the requested modification if all conditions of approval are met.
No bicycle parking is referenced on the site plan or the unit floor plan. Therefore, staff
recommends as a condition of approval, that the applicant submit revised plans with
the building permit application that identifies the location of code compliant bicycle
parking meeting the standards of RMC 4-4-080F.11. The revised plans shall be
reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
Requested
to be
Modified via
the PUD
-
Compliant if
condition of
approval is
met
Refuse and Recyclables: Per RMC 4-4-090 for multi-family developments a minimum
of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a
minimum of 3 square feet per dwelling unit is required for refuse deposit areas. A
total minimum area of eighty (80) square feet shall be provided for refuse and
recyclables deposit areas.
Staff Comment: As part of the PUD, the applicant has proposed to provide individual
refuse and recycling deposit areas within each unit’s garage and trash pick-up
locations (or pads) between buildings throughout the site as an alternative to
providing the required centralized enclosure that would require a total minimum area
of 270 square feet. The refuse and recycling pick-up locations are not intended to be
permanent daily storage locations and no additional screening is proposed.
Landscaping would be provided on the parent site. By individualizing the refuse and
recycling areas to each unit and designated refuse and recycling areas where trash
cans can be safely and efficiently placed on trash collection day, more space would be
provided onsite for landscaping and active spaces. Staff is in support of the requested
modification, provided the applicant submits a revised floor plan and landscaping plan
with the building permit application that is appropriately sized to accommodate both
vehicles and refuse and recycling carts, both inside and outside the garage. As a
condition of approval, storage space for carts shall measure at least two feet by six
feet (2’ x 6’) in floor area and sixty inches (60”) high. The refuse and recycling deposit
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areas located outside the unit for garbage pick-up day must also provide an areas two
feet by six feet (2’ x 6’) per unit. There shall be a direct connection constructed of a
smooth surface that allows carts to be smoothly rolled to the specified pick-up location
approved by Republic Services. The garage floor plan and storage pad areas shall be
reviewed and approved by the Current Planning Project Manager prior to construction
permit and/or building permit approval.
Requested
to be
Modified via
the PUD
-
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The Preliminary Grading Plan (Exhibit 30) identifies three retaining
walls, two along Renton Ave S and one at the end of Alley E on Lot 1. The dimensions
of the three (3) retaining walls, from west to east, are as follows: 1) 33 linear feet (LF),
4-foot maximum height; 2) 264 LF, 8-foot max. height; and 3) 64 LF, 5-foot max.
height. Terracing is not feasible due to the steep nature (14%) of the road and limited
spacing between the cul-de-sac and the right-of-way. Following right-of-way
dedication, the proposed retaining walls along Renton Ave S would also exceed the
minimum three-foot (3’) setback from the public right-of-way.
Staff is only in support of the requested wall modification that would allow the base of
the retaining wall to abut Renton Ave S, without the required three-foot (3') minimum
landscaped setback at the base of retaining walls abutting public rights-of-way,
provided the retaining wall height does not exceed six feet (6’) in height as allowed by
Renton Municipal Code (RMC). Where the drop exceeds 30-inches (30”) a hand/guard
rail would be required next to the walking surface (at the top of the wall). Therefore,
staff recommends as a condition of approval, that the applicant submit a revised
grading plan that identifies the elevations of the top and bottom of each retaining wall
to verify the height complies with the 6-foot height limitation. Additionally, the plans
shall contain a cut sheet of wall materials. The revised grading plan shall be submitted
with the construction permit application to be reviewed and approved by the Current
Planning Project Manager and Plan Reviewer prior to construction permit approval.
27. PUD Applicability Standards: Pursuant to RMC 4-9-150B, any applicant seeking to permit development
which is not limited by the strict application of the City’s zoning, parking, street, and subdivision
regulations in a comprehensive manner shall be subject to applicability standards. The following table
contains project elements intended to comply with applicability standards, as outlined in RMC 4-9-
150B:
Compliance PUD Applicability Criteria and Analysis
In approving a planned urban development, the City may modify any of the standards
of RMC 4-2, RMC 4-3-100, RMC 4-4, RMC 4-6-060, and RMC 4-7. All modifications
shall be considered simultaneously as part of the planned urban development.
Staff Comment: All standards requested to be modified are contained within the
Chapters listed above. Specific modifications are noted in FOF 17.
Compliant if
conditions of
An applicant may request additional modifications from the requirements of the
Renton Municipal Code. Approval for modifications other than those specifically
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approval are
met
described in subsection RMC 4-9-150B.2.a shall be approved prior to submittal of a
preliminary planned urban development plan.
Staff Comment: All requested modifications are outlined above under FOF 17:
Requested Modifications from RMC through the PUD. Staff is in support of all
requested modifications, with the exception of allowing any retaining walls over 6-
foot in height, if all conditions of approval are met.
A planned urban development may not authorize uses that are inconsistent with
those uses allowed by the underlying zone, or overlay district, or other location
restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080, 4-3-
010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010.
Staff Comment: Townhouses are a permitted use in the R-14 zoning designation.
Compliant if
conditions of
approval are
met
The number of dwelling units shall not exceed the density allowances of the
applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC; however,
averaging density across a site with multiple zoning classifications may be allowed if
approved by the Community and Economic Development Administrator.
Staff Comment: The proposed density does not exceed the maximum 18 dwelling units
per acre allowed in the R-14 zone with affordable bonus density bonus applied. See
FOF 26: Zoning Development Standard Compliance – Density.
28. PUD Decision Criteria Analysis: Pursuant to RMC 4-9-150D, each planned urban development shall
demonstrate compliance with the Planned Urban Development decision criteria. The following table
contains project elements intended to comply with the Planned Urban Development decision criteria,
as outlined in RMC 4-9-150D:
Compliance PUD Decision Criteria and Analysis
Demonstration of Compliance and Superiority Required: Applicants must
demonstrate that a proposed development is in compliance with the purposes of this
Section and with the Comprehensive Plan, that the proposed development will be
superior to that which would result without a planned urban development, and that
the development will not be unduly detrimental to surrounding properties.
Staff Comment: The development of this site as a PUD results in a superior design than
what would result by the strict application of the Development Standards by clustering
the buildings within the site to create more contiguous open space through the
development. Including pedestrian network of sidewalks throughout the site, a garden
plaza at the north end of the site and a large open park-like space at the corner of
Renton Ave S and S 132nd St. The site takes advantage of the sloping topography by
constructing building foundation into the slope without mass grading. The building
massing and architecture would maximize natural light, maintain views of Mt. Rainier,
and create the best possible pedestrian experience of the sloping site.
The site is designated Residential High Density (RHD) on the Comprehensive Plan Land
Use Map. See analysis under FOF 25: Comprehensive Plan Compliance.
Public Benefit Required: Applicants shall demonstrate that a proposed development will provide
specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the
proposed planned urban development, particularly those adverse and undesirable impacts to
surrounding properties, and that the proposed development will provide one or more of the following
benefits than would result from the development of the subject site without the proposed planned
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urban development:
N/A
a. Critical Areas: Protects critical areas that would not be protected otherwise to the
same degree as without a planned urban development.
b. Natural Features: Preserves, enhances, or rehabilitates natural features of the
subject property, such as significant woodlands, native vegetation, topography,
or noncritical area wildlife habitats, not otherwise required by other City
regulations.
Staff Comment: The site takes advantage of the sloping topography by constructing
building foundation into the slope without mass grading. The buildings either tuck-
under (garage tucked under the upper floors) or daylight (lower floor below the garage
level) designs so that the foundations of the buildings conform to the slope of the
topography.
N/A
c. Public Facilities: Provides public facilities that could not be required by the City for
development of the subject property without a planned urban development.
Use of Sustainable Development Techniques: Design which results in a sustainable
development; such as LEED certification, energy efficiency, use of alternative energy
resources, low impact development techniques, etc.
Staff Comment: The applicant is proposing to utilize the Built Green sustainable rating
system to minimize the environmental impact of the development. Site infrastructure,
such as storm drainage, would be designed in accordance with Low Impact
Development principles.
Applicant
has provided
superior
open space /
recreation
and
circulation
design
-
Compliant if
condition of
approval is
met
d. Overall Design: Provides a planned urban development design that is superior to
the design that would result from development of the subject property without a
planned urban development. A superior design may include the following:
i. Open Space/Recreation:
(a) Provides increased open space or recreational facilities beyond standard code
requirements and considered equivalent to features that would offset park mitigation
fees in Resolution 3082; and
(b) Provides a quality environment through either passive or active recreation facilities
and attractive common areas, including accessibility to buildings from parking areas
and public walkways; or
Staff Comment: The applicant has provided active and passive recreational
opportunities and open spaces throughout the development. The quality environment
would include such features as a specimen tree as a focal point at the end of the cul-
de-sac, decorative paving, or a viewing area overlooking the play field.
The two largest recreation spaces are located along Renton Ave S. The first, is a large
8,123 square foot garden plaza located at the northern most portion of the property.
The second, is a 15,581 square foot play field area above the stormwater vault at the
southeast corner of the site. Together these areas offer a visual buffer by providing
tree lined street frontage with landscaping, vegetation wall and a park-like
appearances. Under the PUD proposal, the amount of potential open space more than
doubles from an estimated 15,000 square feet to 35,728 square feet.
Without the use of the proposed PUD, no shared open space would be required by the
code and there would likely have been no additional land area to provide any active
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recreational areas and open space would have been limited to required perimeter
landscaping.
Common open spaces are accessed via the development’s network of concrete
sidewalks, which connect to the garden plaza, park space over the vault and small
nooks with tables and benches located at the end of the meandering sidewalks located
in front of the units. These common areas provide opportunities for future residents to
meet and gather throughout the development.
Staff recommends, as a condition of approval, the applicant submit a detailed cut
sheets with the revised landscape plan of the proposed picnic tables and benches.
These amenities shall be durable and appropriate for northwest climate. The cut
sheets shall be submitted with the construction permit application to be reviewed and
approved by the Current Planning Project Manager.
ii. Circulation/Screening: Provides superior circulation patterns or location or
screening of parking facilities; or
Staff Comment: The proposed internal street system includes a limited modified
residential access road that runs north/south near the center of the site and the road
(Road A) terminates in a cul-de-sac and the north end of the property. From the
centralized pubic road, five individual 20-foot wide alleys branch off toward the east
and west (Alleys A-E) to the garage side of each townhome. The project’s design would
utilize alley drives to help minimize the interaction between vehicles and pedestrians.
Private walkways throughout the site would allow access to front doors of the
townhomes with all units opening to either a park-like space or courtyard to help
enforce a sense of community. Vehicle parking would be located within garages for
each unit.
iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or
around the proposed planned urban development; or
Staff Comment: Landscaping and screening is prevalent throughout the plat design
using large open park-like areas, garden plaza and decorative plantings.
iv. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
Staff Comment: Through orientation of the townhome buildings with their shortest
profiles presented to the adjacent single-family properties, the scale of the project
would be minimized. The applicant is proposing buildings that would be cohesive yet
distinct through the use of different siding materials (fiber cement products), varying
window sizes and styles, rich complementary building colors, and vibrant door colors.
The architectural detailing would break up potential large wall areas and create
buildings with their own individual character and identity.
v. Alleys: Provides alleys for proposed detached or attached units with individual,
private ground related entries.
Staff Comment: The applicant is proposing to provide a private alleys. The townhomes
abutting S 132nd St would be pedestrian oriented along the public street and alley
loaded garages at the rear of the buildings.
Compliant if
conditions of
approval are
Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the planned
urban development perimeter provide a suitable transition to adjacent or abutting
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met lower density/intensity zones. Materials shall reduce the potential for light and glare.
Staff Comment: The subject property abuts single family residential development with
a variety of zoning (R-14 zone and King County R12 to the north, R-14 to the east, R-10
and R-14 to the south, and R-8 and R-14 to the west). Buildings are setback
appropriately from abutting developed properties. To the north, south, and east the
property abuts Renton Ave S and S 132nd St. To the west the proposed townhome
project abuts two single family residential homes that are buffered by the
developments common open space and landscaped building setback area. The
proposed landscaping throughout the site along the perimeter of the development
provides a screen and enhances the development and the neighborhood.
A preliminary lighting plan was submitted with the application package that included
6” up/down cylinder wall mounted lights, LED black bollard landscape lights and up
accent landscape lights. Staff recommends as a condition of approval, that the
applicant provide a lighting plan that includes a photometric calculation of average
footcandles that adequately provides for public safety without casting excessive glare
on adjacent properties. Pedestrian scale and down-lighting shall be used in all cases to
assure safe pedestrian and vehicular movement. The lighting plan shall be submitted
with the construction permit application to be reviewed and approved by the Current
Planning Project Manager prior to construction permit approval.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in
groups should be related by coordinated materials and roof styles, but contrast should
be provided throughout a site by the use of varied materials, architectural detailing,
building orientation or housing type; e.g., single family, townhouses, flats, etc.
Staff Comment: The proposed buildings appear to have been designed to be built in a
coordinated fashion, utilizing a consistent set of materials. The similar exterior
components and roof profiles across all buildings help to establish a cohesive
development design. Differentiation throughout the design is provided with the use of
different materials and colors, such as glass railings and frosted windows. The
applicant is proposing the use of fiber cement board with 4” and 10” reveals along
with six different colors used on each building (cascade, heron plume, cityscape, olive
grove, red theatre, and greenblack).
Buildings along S 132nd St would be oriented to the street and contain pedestrian only
amenities as the buildings are rear vehicle loaded. Stoops and landscaped front yards
are provided along the street. Buildings located interior to the site orient to the
common meandering walkways and take advantage of the pedestrian friendly space.
Circulation:
i. Provides sufficient streets and pedestrian facilities. The planned urban development
shall have sufficient pedestrian and vehicle access commensurate with the location,
size and density of the proposed development. All public and private streets shall
accommodate emergency vehicle access and the traffic demand created by the
development as documented in a traffic and circulation report approved by the City.
Vehicle access shall not be unduly detrimental to adjacent areas.
ii. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns,
and minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreational areas,
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transit, public walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
Staff Comment: The development fronts Renton Ave S along the east property line, a
minor arterial street with an existing right of way (ROW) width of 60 feet to 67.5 feet
with curb, gutter, and sidewalk along the frontage. To the south, the development
fronts S 132nd St, a collector arterial street with 60 feet of right-of-way and no curb,
gutter, or sidewalk along the property frontage.
Access - Access to the site would be provided by installing a new public residential
access road (Road A) with 53 feet of right-of-way where the road meets S 132nd St.
The new road dead ends in a cul-de-sac at the north end of the property. Just before
the cul-de-sac entrance, the right-of-way decreases to 29-feet, which includes 28 feet
of paved roadway width, 0.5-foot wide curb and gutter on both sides, private 5-foot
sidewalks on both sides of the street, and private planter strips within the abutting lots
and tract (Lots 11, 18, 19 and Tract G).
Five alleys (Tracts A, B, C, D, and E), each with a pavement width of 20 feet, are
proposed to provide access to each unit. No parking would be allowed within the 20-
foot wide paved roadway of the alleys. Through a SEPA mitigation measure, the
applicant and/or developer would be required to install driveway aprons in accordance
with the City of Renton Standard Plans 104.2 and 104.3 in order to distinguish the
public access road (Road A) from the private alleys (Alleys A-E).
Street Improvements – The applicant is requesting to modify the street standard
requirements for the internal road via the PUD application. Frontage improvements
along Renton Ave S and S 132nd St would be provided per code requirements with the
exception of the full right-of-way dedications along Renton Ave S.
Renton Ave S – To meet the City’s complete street standards for minor arterial streets,
minimum ROW is 91 feet (4 lanes) or 103 feet (5 lanes). The traffic analysis provided by
the developer has been reviewed by the City and the City concurs that the existing
pavement width is sufficient and additional lanes are not required as a result of the
development. Therefore, the City’s transportation group has determined and will
support an alternate standard to match the established standard street section for
Renton Ave S. The City established standard street section for Renton Ave S, which
would be required to be installed by the developer as part of the proposed
development. This would include allowing the existing curb line to be maintained with
a new 8-foot wide planter strip and 8-foot wide sidewalk to be installed behind the
curb. The final ROW dedication will be dependent upon the final survey and will vary
along Renton Ave S. The required ROW behind the existing curb is 18 feet (8-foot wide
planter strip, 8-foot wide sidewalk, and 2 feet clear behind the curb). No bike lanes are
needed along Renton Ave S. Currently, the Renton Trails and Bicycle Master Plan
specify a separate combined bike/pedestrian path parallel to Renton Ave to provide
bike access for the Renton Ave corridor.
S 132nd St –To meet the City’s complete street standards for collector arterial streets,
minimum ROW is 83 feet (2 lanes) or 94 feet (3 lanes). The traffic analysis provided by
the developer has been reviewed by the City and the City concurs that the existing
pavement width is sufficient and additional lanes are not required as a result of the
development. The required street section for S 132nd St, as proposed by the applicant,
meets the minimum street standards as outlined in RMC 4-6-060F includes 83-feet of
right-of-way, 46 feet of paved roadway width (two 10-foot wide travel lanes, 5-foot
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wide bike lanes and 8-foot wide parking lanes on both sides), a new 0.5-foot curb and
gutter, an 8-foot wide planting strip, an 8-foot wide sidewalk, street trees and storm
drainage improvements on both sides. Half-street improvements, which shall be
installed by the developer, along S 132nd Street would include, 23 feet of paved
roadway width from centerline (10-foot wide travel lane, 5-foot wide bike lane and 8-
foot wide parking lane), a new 0.5-foot wide curb and gutter, an 8-foot wide planting
strip, an 8-foot wide sidewalk, street trees and storm drainage improvements.
The proposed street modification requests 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. These policies are Policy CD-102
and Policy CD-103 which state that the goal is to promote new development with
“walkable places,” “support grid and flexible grid street and pathway patterns,” and
“are visually attractive, safe, and healthy environments.” The requested street
modifications are consistent with these policy guidelines. The improvements would
provide an upgrade to current conditions, would meet the standards for safe vehicular
and pedestrian use within the existing and proposed roadways and neighborhood,
would enhance the attractiveness of the new development. In conclusion, staff found
no adverse impacts from modifying Road A, Renton Ave S, and S 132nd St right-of-way
widths.
Concurrency – A traffic analysis dated December 14, 2016, was provided by Northwest
Traffic Experts (TraffEx) (Exhibit 19). The site generated traffic volumes were
calculated using data from the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 9th Edition, (2009). Based on the calculations provided and
providing credit for the existing trips utilized for the current site use, the proposed
development would generate approximately 292 net new average weekday daily trips.
During the weekday AM peak hour, the project would generate approximately 26 net
new trips (5 inbound and 21 outbound). During the weekday PM peak hour, the project
would generate approximately 30 net new trips (20 inbound and 10 outbound). 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.
In order to mitigate transportation impacts the applicant would be required to pay the
appropriate Transportation Impact Fee. The fee, as determined by the Renton
Municipal Code at the time of building permit issuance shall be payable to the City.
The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-
070.D (Exhibit 24).
29. PUD Development Standards: Pursuant to RMC 4-9-150D.4, each planned urban development shall
demonstrate compliance with the development standards for the Planned Urban Development
regulations. The following table contains project elements intended to comply with the development
standards of the Planned Urban Development regulations, as outlined in RMC 4-9-150E:
Compliance PUD Development Standard Analysis
1. COMMON OPEN SPACE STANDARD: Open space shall be concentrated in large usable areas and
may be designed to provide either active or passive recreation. Requirements for residential, mixed
use, commercial, and industrial developments are described below.
Standard: Mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide a minimum area of common space or recreation area
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equal to fifty (50) square feet per unit. The common space area shall be aggregated to
provide usable area(s) for residents. The location, layout, and proposed type of
common space or recreation area shall be subject to approval by the Hearing
Examiner. The required common open space shall be satisfied with one or more of the
elements listed below. The Hearing Examiner may require more than one of the
following elements for developments having more than one hundred (100) units.
(a) Courtyards, plazas, or multipurpose open spaces;
(b) 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 provided as an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
(d) Recreation facilities including, but not limited to: tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
(e) Children’s play spaces.
Staff Comment: The applicant proposes to provide active common open and green
space along the frontage of Renton Ave S. Pedestrian sidewalks meander through the
site making connections to seating areas and offering view opportunities of Mt.
Rainier. The largest areas of open space for recreation and green space is located along
Renton Ave S in tracts (Tract F, G, H, I, and J). These tracts offer a visual buffer by
providing tree lined street frontage with landscaping and a park-like appearance
between the development and busy minor arterial street. These areas include
landscaping, benches, tables, sidewalks, play field, and viewing areas. Together these
open space areas (including storm drainage tract) offer 0.82 acres of common space or
recreation area. Altogether this would be equivalent to 595 square feet per unit. The
play field alone offers more than double the required area of fifty (50) square feet per
unit.
Common open space areas must have a maximum slope of five percent (5%) in order to
provide usable common open space. Final grading of the garden plaza and play field
would be verified upon submittal of the revised grading and detailed landscaping
plans.
Standard: Required landscaping, driveways, parking, or other vehicular use areas shall
not be counted toward the common space requirement or be located in dedicated
outdoor recreation or common use areas.
Staff Comment: The required landscaping, driveways, parking or alleys were not added
in the calculation for common open space.
Standard: Required yard setback areas shall not count toward outdoor recreation and
common space unless such areas 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.
Standard: Private decks, balconies, and private ground floor open space shall not
count toward the common space/recreation area requirement.
Standard: Other required landscaping, and sensitive area buffers without common
access links, such as pedestrian trails, shall not be included toward the required
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recreation and common space requirement.
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 according to the following formula:
1% of the lot area + 1% of the building area = Minimum amount of pedestrian-oriented
space.
Standard: The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro-climatic conditions.
Standard: Common space areas in mixed use residential and attached residential
projects should be centrally located so they are near a majority of dwelling units,
accessible and useable to residents, and visible from surrounding units.
Staff Comment: Through the use of meandering sidewalks all common space areas are
connected and useable to residents.
Standard: Common space areas should be located to take advantage of surrounding
features such as building entrances, significant landscaping, unique topography or
architecture, and solar exposure.
Standard: In mixed use residential and attached residential projects children’s play
space should be centrally located, visible from the dwellings, and away from hazardous
areas like garbage dumpsters, drainage facilities, streets, and parking areas.
b. Private Open Space: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use
of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have
private open space which is contiguous to the unit.
Standard: Each ground floor unit, whether attached or detached, shall have private
open space which is contiguous to the unit.
Staff Comment: Each residential unit appears to have private open space that is
contiguous to the unit.
Requested
to be
Modified
via the PUD
Standard: The private open space shall be well demarcated and at least fifteen feet
(15') in every dimension (decks on upper floors can substitute for the required private
open space).
Staff Comment: The PUD proposal includes units with front yards with the smallest
dimensions of 16’ to 20’ wide and depths 11.25’. In some cases, the dimensions provide
usable open space greater that the required 225 square feet without retaining the 15’
minimum dimension in all directions. The applicant has requested to modify the
dimensional requirements as referenced earlier in the report, which staff is supportive
of.
N/A
Standard: For dwelling units which are exclusively upper story units, there shall be
deck areas totaling at least sixty (60) square feet in size with no dimension less than
five feet (5').
c. Installation and Maintenance of Common Open Space:
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or
by the property owners’ association, or the agent(s) thereof. In the event that such
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facilities are not maintained in a responsible manner, as determined by the City, the
City shall have the right to provide for the maintenance thereof and bill the owner or
property owners’ association accordingly. Such bill, if unpaid, shall become a lien
against each individual property.
Staff Comment: Prior to the issuance of any occupancy permit, the developer shall
furnish a security device to the City in an amount equal to the provisions of RMC 4-9-
060. Landscaping shall be planted within one year of the date of final approval of the
planned urban development, and maintained for a period of five (5) years thereafter
prior to the release of the security device. A security device for providing maintenance
of landscaping may be waived if a landscaping maintenance contract with a reputable
landscaping firm licensed to do business in the City of Renton is executed and kept
active for a five (5) year period. A copy of such contract shall be kept on file with the
Planning Division. If either of these provisions are met the proposal would satisfy this
standard.
d. Installation and Maintenance of Common Facilities:
Standard: Prior to the issuance of any occupancy permits, all common facilities,
including but not limited to utilities, storm drainage, streets, recreation facilities, etc.,
shall be completed by the developer or, if deferred by the Administrator, assured
through a security device to the City equal to the provisions of RMC 4-9-060, except for
such common facilities that are intended to serve only future phases of a planned
urban development. Any common facilities that are intended to serve both the present
and future phases of a planned urban development shall be installed or secured with a
security instrument as specified above before occupancy of the earliest phase that will
be served. At the time of such security and deferral, the City shall determine what
portion of the costs of improvements is attributable to each phase of a planned urban
development.
Compliant if
condition of
approval is
met
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or
by the property owners’ association, or the agent(s) thereof. In the event that such
facilities are not maintained in a responsible manner, as determined by the City, the
City shall have the right to provide for the maintenance thereof and bill the owner or
property owners’ association accordingly. Such bill, if unpaid, shall become a lien
against each individual property.
Staff Comment: Based on the proposed application the only area to be dedicated to the
City are the required right-of-way frontages and Road A. As such, All common open
space and facilities, and other physical improvements to the land shall be maintained in
perpetuity by the homeowners’ association (HOA). Staff recommends as a condition of
approval, the applicant be required to establish a HOA for the development, which
would be responsible for any common improvements. All common facilities, not
dedicated to the City, shall be permanently maintained by the PUD HOA. The
Covenants, Conditions, and Restrictions (CC&Rs) shall provide that if the HOA fails to
properly maintain the common facilities and integral elements of the City may do so at
the expense of the association. The CC&Rs shall also provide that the provisions
pertaining to the obligation to maintain common areas shall not be amended without
approval of the City of Renton. The applicant shall provide draft CC&Rs and HOA
incorporation documents for review and approval by the Current Planning Project
Manager prior to issuance of any occupancy permit.
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30. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the
R-14 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval
of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of
the building permit for the new single family homes. The proposal is consistent with the following
design standards, unless noted otherwise:
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The proposed development of 60 townhomes includes a variety of
building configurations with unit clustering on the site (Exhibit 29). Configurations
include three (3) duplexes, three (3) tri-plexes, three (3) 4-plexes, two (2) 6-plexes,
and three (3) 7-plexes for a total of 14 different building (Exhibits 34 and 35).
The units are oriented north/south allowing for side yards to abut other side yards
and rear yards to abut rear yards at the private alleys. A certain level of privacy is
achieved through lot layout, building orientation and floor plan design. No lots would
be accessible by pipestem.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks
are specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface
Water Design Manual.
Staff Comment: A detention vault is proposed to meet the flow control facility
requirement. See FOF 33: Infrastructure and Services – Storm Water.
Compliance
not yet
demonstrated
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
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2. The garage is not to be located further than one hundred sixty feet (160')
from any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain
an eight foot (8') separation from any dwellings.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Standards for Parks: For developments that are less than ten (10) net acres: No
park is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: The development is less than 10 net acres. No park is required. The
applicant is proposing more than a quarter acre of common open space and
recreation space onsite.
Compliant if
condition of
approval is
met
Standards for Comment Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include
picnic areas, space for recreational activities, and other activities as
appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty feet
(20') wide.
5. A pedestrian entry easement can be used to meet the access requirements if
it has a minimum width of twenty feet (20') with a minimum five feet (5') of
sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing
that meets the standards for front yard fencing shall surround the pea-patch
with a one foot (1') landscape area on the outside of the fence. This area is to
be landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open
space for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in
common open spaces.
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Staff Comment: The applicant is proposing approximately 35,728 square feet of
common open space or roughly 595 square feet per unit. The applicant has provided
clear connections from each unit to the amenity space. Open space has been
designed as a play field and garden plaza with benches and tables throughout the
development, rather than to one specific centralized area. The open space is highly
visible from Renton Ave S and the play field is more than 50 feet (50’) wide. Direct
pedestrian sidewalk access is proposed to and from the development. Key features
include a grand entrance to the garden plaza from Renton Ave S or from the interior
to the development. The entrance to the play field could be better defined and
enhanced upon final submittal of the landscaping plans and additional amenities
should be provided. Such as a place to sit and watch games, waste receptacles, play
structure, etc. Final grading of the garden plaza and play field would be verified upon
submittal of the revised grading and detailed landscaping plans and final amenities
and details would be verified upon submittal of a revised landscape plan.
Staff is recommending, as a condition of approval, that the applicant construct the
programmed recreation areas (garden plaza, play field, seating, and pathways) with
amenities prior to Certificate of Occupancy of the first building.
Requested to
be Modified
via the PUD
-
Compliant if
condition of
approval is
met
Standards for Private Yards: Developments of three (3) or fewer dwelling units:
Each individual dwelling shall have a private yard that is at minimum six hundred
(600) square feet in size. Backyard patios and reciprocal use easements may be
included in the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (250) square feet in size with no
dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be
added to the required amount of common open space for each unit that is not
ground related.
Staff Comment: In some cases, the dimensions provide usable open space greater
than the required 250 square feet with no dimension less than eight feet (8’) in width.
The applicant has requested to modify the dimensional requirements for private open
space/private yard space as referenced earlier in the report, which staff is supportive
of, provided the applicant includes a minimum of (250) square feet between balconies
and private yards of each unit and lot. Therefore, staff is recommending, as a
condition of approval, that the applicant provides a minimum of 250 square feet of
private yard space (may include private balcony area) per lot. A revised site plan and
floor plan shall be submitted to and approved by the City of Renton Project Manager
prior to building permit approval.
Compliant if
condition of
approval is
met
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
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common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted
joints. Sidewalks or pathways for parks and green spaces shall be located at
the edge of the common space to allow a larger usable green and easy access
to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
5. For all homes that do not front on a residential access street, limited
residential access street, a park, or a common green: Pedestrian entry
easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk
shall be provided.
Staff Comment: Pedestrian sidewalks are provided in a logical route throughout the
development. The proposed development includes front yards, to and from the units,
with each having an entry walkway between three feet (3') and four feet (4') wide.
Without a common tract, the ownership and responsibility of the court yards between
the units would be difficult to distinguish. The meandering sidewalks should be placed
within tracts rather than crossover the individual lots. The specific details of the
sidewalk, pathways and corresponding landscaping would help to further
differentiate the lots from the common areas. See FOF 26: Zoning Development
Standard Compliance – Lot Dimensions for more information.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green,
pocket park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: In cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Primary entries would be required to take access from and face a
street, park, common green, pocket park, pedestrian easement, or open space.
Common open space would be separate from the individual lots and would not be
included in the minimum 250 square feet of required private yard area. Further
compliance for this standard would be verified at the time of building permit review.
Compliance
not yet
demonstrated
Façade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2')
in depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all facades facing streets or public spaces.
Staff Comment: The primary building elevations that orient towards Road A would be
required to have at least one articulation or change in plane of at least two feet (2') in
depth. As shown in the floor plans, the articulation is only one-foot (1’) in depth.
Further compliance for this standard would be verified at the time of building permit
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HEX Report Earlington Townhomes
review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally,
and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an
elevation facing a pedestrian easement.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3. To differentiate the same models and elevations, different colors shall be
used, and
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The preliminary architectural elevation drawings, do not comply with
the roof design requirements. In order to meet this requirement, the applicant would
be required to provide a variety of roofing colors within the development. Compliance
for this standard would be verified at the time of building permit review.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
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home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and
shall be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: The preliminary architectural elevation drawings, do not comply with
the architectural detailing requirements of the code. In order to meet this
requirement, the applicant would be required to comply with RMC 4-2-115E.3.
Compliance for this standard would be verified at the time of building permit review.
Compliant if
condition of
approval is
met
Materials and Color: All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may
be used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24").
The material change shall occur at an internal corner or a logical transition
such as aligning with a window edge or chimney. Material transition shall not
occur at an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color
palettes for all new structures, coded to the home elevations, shall be
submitted for approval, and
4. Gutters and downspouts shall be integrated into the color scheme of the
home and be painted, or of an integral color, to match the trim color.
Staff Comment: Between the architectural design and materials and color, the
proposed buildings are fairly uniform and lack specific details that would set each unit
apart from one another while still maintaining a cohesive project. As a condition of
approval, staff is recommending the applicant at a minimum add one (1) additional
architectural detail and one (1) additional exterior wall material to provide distinction
between the buildings. A final architectural elevation plan and materials board shall
be submitted to and approved by the City of Renton Project Manager prior to building
permit approval.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS
while not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance for this standard would be verified at the time of civil
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HEX Report Earlington Townhomes
construction permit.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be
located in back yards and designed to minimize sight and sound impacts to adjoining
property. Pool heaters and pumps shall be screened from view and sound insulated.
Pool equipment must comply with codes regarding fencing.
Compliance
not yet
demonstrated
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Compliance for this standard would be verified at the time of civil
construction permit.
Requested to
be Modified
via the PUD
-
Compliant if
condition of
approval is
met
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: The applicant is proposing individual collection areas in each private
garage and trash pick-up locations between the buildings throughout the site. The
refuse and recycling pick up locations are not intended to be permanent daily storage
locations and no additional screening is proposed. Staff is in support of the requested
modification if all conditions of approval are met.
31. Critical Areas: Project sites, which contain critical areas, are required to comply with the Critical Areas
Regulations (RMC 4-3-050). A Geotechnical Engineering Feasibility Report for Earlington Townhomes,
prepared by Associated Earth Sciences, Inc. (dated January 18, 2017; Exhibit 15), was submitted with
the preliminary plat application materials. According to the submitted reports, no critical areas were
identified on the project site. The proposal is consistent with the Critical Areas Regulations, provided all
conditions of approval are met. See Environmental Review Committee Report (Exhibit 1) for more
information.
32. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are met:
Compliance Subdivision Regulations and Analysis
Requested
to be
modified via
the PUD
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: As mentioned previously, the applicant has requested to modify the
public street and access requirement internal to the development. The development
proposes to install a new public residential access road (Road A) with 53 feet of right-
of-way meeting the minimum street standards as outlined in RMC 4-6-060F up to the
entrance to the cul-de-sac (approx. 223 feet north of S 132nd St). At the cul-de-sac
entrance, the right-of-way decreases to 29-feet, which includes 28 feet of paved
roadway width, 0.5-foot wide curb and gutter on both sides, private 5-foot sidewalks
on both sides of the street, and private planter strips within the abutting lots and tract
(Lots 11, 18, 19 and Tract G). The cul-de-sac turnaround maintains the 90-foot
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diameters required for streets over 300 feet long and decorative paving would be used
to provide an enhanced visual appearance. No vehicular access is proposed from
Renton Ave S. See FOF 31: Street Modification Analysis.
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Requested
to be
modified via
the PUD
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of
the R-14 zone and allow for reasonable infill of developable land. All of the proposed
lots meet the requirements for minimum lot size, depth, and width. Width between
side lot lines at their foremost points (i.e., the points where the side lot lines intersect
with the street right-of-way line) shall not be less than eighty percent (80%) of the
required lot width except in the cases of (1) pipestem lots, which shall have a minimum
width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-
sac (radial lots), which shall be a minimum of thirty five feet (35').
Staff Comment: Lots are rectangular in shape, however they do not meet the
dimensional requirements of the zone. The applicant has requested to modify the
dimensional requirements as referenced earlier in the report, which staff is supportive
of. Orientation and arrangement of the lots maximize the ability to accommodate
common open space and recreation area. Lots along S 132nd St are pedestrian oriented
to the public right-of-way. All lots are served by an alley at the rear of the units.
Requested
to be
modified via
the PUD
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: As mentioned previously, the applicant has proposed to construct a
limited modified residential access road that runs north/south near the center of the
site (Road A), terminating in a cul-de-sac configuration and the north end of the
property. Staff has recommended approval of this modification via the PUD
application. The applicant would be required to construct frontage improvements
within the public right-of-way along Road A, Renton Ave S, and S 132nd St. In addition,
the developer would install driveway aprons across the front of the private alleys
(Alleys A-E) and complete a semblance of the required frontage improvements in and
around the cul-de-sac as previously described.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed townhome development abuts existing single family
development zoned with similar multi-family development potential. The proposal is
similar to existing development patterns in the area and is consistent with the
Comprehensive Plan and Zoning Code, which encourages a higher level of density and
development along Renton Ave S.
33. Infrastructure and Services: Provides utility services, emergency services, and other improvements,
existing and proposed, which are sufficient to serve the development. The proposal is compliant with
the following development standards if all conditions of approval are met:
Compliance Infrastructure and Services Analysis
Compliant if
condition of
approval is
met
Police and Fire: 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.
The preliminary fire flow requirements for this project is 3,750 gallons per minute
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(gpm) if built with non-rated construction and no fire sprinkler systems. The fire flow
would drop to 1,750 gpm with one hour rated construction and approved fire sprinkler
systems (NFPA 13D type systems are acceptable). A minimum of four (4) fire hydrants
are required for the development. One (1) within 150-feet and three (3) 300-feet of the
proposed buildings. Existing hydrants can be counted toward the requirement if they
meet current code, including but not limited to 5-inch storz fittings. It appears water
main extensions and additional hydrants would be required. Insufficient fire flow exists
at this location at present time.
Fire department apparatus access roadways are required to be minimum 20 feet wide
fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access
roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading.
Dead end streets that exceed 150 feet in length require an approved turnaround. Cul-
de-sac turnarounds with 90-feet diameters are required for streets over 300 feet in
length. Landscape islands are not allowed in the cul-de-sac.
A Fire Impact Fee, based on new multi-family units is required in order to mitigate the
proposal’s potential impacts to City emergency services. The applicant would be
required to pay an appropriate Fire Impact Fee. The fee is payable to the City as
specified by the Renton Municipal Code at the time of building permit application. The
2017 fee was assessed at $718.56 per townhome unit.
The police department is concerned about loitering of unwanted subjects within the
two park areas (garden plaza at the north end of the site and the park-like area
located above the vault). Therefore, staff is recommending, as a condition of approval,
that the applicant provide a permanent four foot (4’) tall fence along Renton Ave S
that delineates between public and private space. A fencing detail and location shall
be identified on the final landscaping plan.
Parks and Recreation: The proposed development is anticipated to impact the Parks
and Recreation system. The applicant would be required to pay an appropriate Parks
Impact Fee. The fee would be used to mitigate the proposal’s potential impact to City’s
Park and Recreation system and is payable to the City as specified by the Renton
Municipal Code. The fee is payable to the City as specified by the Renton Municipal
Code at the time of building permit application. The 2017 fee was assessed at
$1,858.95 per dwelling (Exhibit 39).
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Lakeridge
Elementary, Dimmitt Middle School, and Renton High School. RCW 58.17.110(2)
provides that no subdivision be approved without making a written finding of
adequate provision made for safe walking conditions for students who walk to and
from school and/or bus stops.
Elementary and high school students would be bussed to school. The bus stop for
elementary and high school is located at 8010 S 132nd St, approximately 500 feet to
the west. New frontage improvements along the subject property and dedicated and
paved shoulders along S 132nd St and a pedestrian crosswalk at the intersection of S
132nd St and 80th Ave S provide a safe walking route for students to and from the bus
stop. Dimmitt Middle School is within a one mile radius of the property and therefore
would not be eligible for school bus transportation. The designated route would
include traveling north on the concrete sidewalk along Renton Ave S for a distance of
785 feet. At the intersection of Renton Ave S and 80th Ave S there is a pedestrian
crosswalk with a pedestrian signal. The remainder of the route, approximately 1600
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feet, is sidewalk and gravel shoulder along a dead end road (80th Ave S). Each way
would be less than half a mile. Therefore, a safe walking route exists for middle school
students who would walk to school.
A School Impact Fee, based on new multi-family units, would be required in order to
mitigate the proposal’s potential impacts to Renton School District. The fee is payable
to the City as specified by the Renton Municipal Code at the time of building permit
application. The 2017 fee was assessed at $1,448.00 per unit.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant submitted a revised Preliminary Drainage Plan and
Technical Information Report (TIR), dated June 12, 2017 (Exhibit 37), prepared by ESM
Consulting Engineers, LLC with the new Land Use Application. Based on the City of
Renton’s flow control map, the site falls within the Peak Rate existing site conditions
flow control standard area 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
are required in the Technical Information Report.
The development would be required to provide flow control and basic water quality
treatment prior to discharge. A detention vault is proposed to meet the flow control
facility requirement to satisfy Core Requirement #3. The detention pond has been sized
to the City’s Flow Control Duration Standard using WWHM. The project matches the
pre-developed discharge rates from 50% of the 2-year peak flow up to the full 50-year
peak flow and peak discharge rates for the 2 and 10-year return periods as required in
the City’s Flow Control Duration Standard (Forested Site Conditions) area. Project
water quality treatment would consist of conveyance to a water quality filter vault
following the proposed detention vault prior to connection to the existing 12-inch
concrete stormwater main located S 132nd St.
Any proposed detention and/or water quality vault must be designed in accordance
with the 2017 Renton Surface Water Design Manual (RSWDM). Separate structural
plans would be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault. Special inspection from
the building department is required. Stormwater BMPs are also required for the
project. The final drainage control plan must evaluate the feasibility of utilizing onsite
BMPs to mitigate all target impervious areas to the maximum extent feasible as
outlined in the RSWDM (Exhibit 32). This includes infiltration testing to determine the
feasibility of utilizing permeable pavements and bioretention areas.
A final geotechnical report shall be submitted with the civil construction permit. The
report discounts the use of infiltration due to the shallow site soils that are either
dense and impermeable or saturated. The geotechnical recommendations presented
need to be addressed within the project plans.
Water and Sanitary Sewer: This site is served by the City of Renton for water and
sewer service.
Staff Comment: A conceptual utility plan was provided with the application. The plan
provides the required 8-inch water main extension into the development, connecting
to the existing 8-inch water main located in S 132nd St and the existing 8-inch water
main located in Renton Ave S. Renton Fire Authority has determined that the
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preliminary fire flow demand for the proposed development is 1,750 gpm, with the use
of one-hour rated construction and approved fire sprinklers, which is greater than the
available maximum fire flow capacity.
The following water main improvements are required to provide water service for
domestic use and fire protection for the development per City Code and Development
standards (RMC 4-6-010B) including, but not limited to:
a. Extension of approximately 380 feet of 8-inch water main in Renton Ave S from S
130th St to a point which allow connection into the new water main for the
development. A 15-foot water easement will be required for any water main not
located within the public right-of-way.
b. Installation of 8-inch water mains in the new primary access roadway and alley
sections within the subdivision connecting to the new 8-inch water main in Renton Ave
S and to the existing 8-inch water main in S 132nd St. Maximum capacity from the new
8-inch main extension is 2,500 gpm.
c. Installation of fire hydrants as required by Renton Fire Prevention. The number and
location of the hydrants shall be determined based on the City’s review of the final
building and site plans.
d. Installation of a residential fire sprinkler system for each townhome unit with a
double check valve assembly (DDCVA) for backflow prevention on the water supply line
to the fire sprinkler piping.
e. Installation of a domestic water meter to each townhome unit with a double check
valve assembly (DCVA) behind the meter for townhomes with 3 or more stories.
f. A pressure-reducing-valve (PRV) is required behind each water meter because the
water pressure is over 80 psi.
A conceptual sewer plan has been submitted. The plan shows the proposed sewer
main improvements with the required 8-inch sewer main extension from the existing
sewer main located in S 132nd St and extending into Renton Ave South for future
extension by the City. The required extension of the new 8-inch sewer main from S
132nd St into the future public ROW is shown on the conceptual utilities plan and
provides the required sanitary sewer service to each building. A 15-foot public sewer
easement shall be provided for the extension of the sewer main through the
stormwater tract for any portion of the extension located outside of the public right-of-
way. Each lot shall be served by an individual side sewer.
S 132nd St Sewer Extension Special Assessment District (SAD) fee would be applicable
for this project. The SAD fee rate when it was established in 2015 was $11,254.92 plus
interest per lot with frontage along S 132nd St. As of 4/25/2017, the SAD fee rate per
lot is $11,828.95 plus additional interest per day of $0.80 after the date noted above.
The rate that will be applicable on the issuance day of the utility construction permit
will be applicable on this project. As currently designed, there are 12 lots applicable to
the SAD fee.
Clusters or Building Groups and Open Space: An appearance of openness created by
clustering, separation of building groups, and through the use of well-designed open
space and landscaping, or a reduction in amount of impervious surfaces not otherwise
required.
Staff Comment: The proposed development separates the 60 dwelling units into 14
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separate buildings that are linked together by a public road, alleys and sidewalks. This
unique design of the site provides an ability to maximize space on the property and
accommodate active and passive common open space. Building entries face a
centralized garden plaza in most cases with pedestrian corridors that run through the
center of several townhome clusters on west/east axis. Buildings are separated from
their immediate neighbors by providing open green spaces or plantings at the sides of
the townhomes buildings.
Privacy and Building Separation: Provides internal privacy between dwelling units,
and external privacy for adjacent and abutting dwelling units. Each residential or
mixed use development shall provide visual and acoustical privacy for dwelling units
and surrounding properties. Fences, insulation, walks, barriers, and landscaping are
used, as appropriate, for the protection and aesthetic enhancement of the property,
the privacy of site occupants and surrounding properties, and for screening of storage,
mechanical or other appropriate areas, and for the reduction of noise. Windows are
placed at such a height or location or screened to provide sufficient privacy. Sufficient
light and air are provided to each dwelling unit.
Staff Comment: Perimeter planting provides a buffer and privacy screen between the
proposed project and existing development surrounding the site. Internal to the site,
where structures face each other, building opening would be designed in a way, to
provide light and air to all major living spaces and would be oriented in such a way as
to not infringe on the privacy of neighboring and adjacent buildings. Main living space
in the townhome units would be located above the level of finish grade and windows
would be located in a way as to be above the eye level of passerby travelers along the
pedestrian corridor.
The proposed development would be designed to building code standards for multi-
family construction. Each residential unit would have a separate exterior entrance with
insulated walls separating the units. All residential units and would have access to light
and air, as each structure contains windows. The placement of the buildings, oriented
to open space, provides separation and privacy for the residents while maintaining a
communal atmosphere.
Building Orientation: Provides buildings oriented to enhance views from within the
site by taking advantage of topography, building location and style.
Staff Comment: The topography of the site steps down from north to south with
territorial views of the south. The applicant has oriented the buildings north/south to
take advantage of the sloping topography while providing direct views to the south.
The building layout would also allow for long uninterrupted views from the highest
point of the site down across the development and to the landscape areas beyond with
all units having a potential view of Mt. Rainier on a clear sunny day. The siting and
orientation of the buildings would also reduce the impact to residential properties
around the site. As a condition of approval and where possible, staff is recommending
the applicant maintain mountain views for properties to the north of the project site.
Parking Area Design: Provides parking areas that are complemented by landscaping
and not designed in long rows. The size of parking areas is minimized in comparison to
typical designs, and each area related to the group of buildings served. The design
provides for efficient use of parking, and shared parking facilities where appropriate.
Staff Comment: All required parking would be located within individual garages (120
stalls) of each townhome unit. No large surface parking lots are proposed. On street
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parking for guests would be available on Road A or on S 132nd St.
Phasing: Each phase of the proposed development contains the required parking
spaces, open space, recreation spaces, landscaping and utilities necessary for creating
and sustaining a desirable and stable environment, so that each phase, together with
previous phases, can stand alone.
Staff Comment: The applicant intends to construct the project in a consecutive 12
month time period (Exhibit 38). The excavation process would begin with onsite
subgrade infrastructure improvements, including the installation of the underground
vault, building foundations and onsite utilities followed by back-filling and rough
grading the site for vertical construction and surface improvements. The consolidated
construction phase would minimize neighborhood construction impacts and reduce
erosion.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 5 and FOF 25.
2. The subject site is located in the Residential-14 (R-14) zoning designation and complies with the zoning
and development standards established with this designation unless modified through the Planned
Urban Development (FOF 27) provided the applicant complies with City Code and conditions of
approval, see FOF 6 and FOF 26.
3. The proposed Planned Urban Development (PUD) and Preliminary Plat comply with the PUD
applicability standards provided the applicant complies with City Code and conditions of approval, see
FOF 27.
4. The proposed PUD and Preliminary Plat comply with the PUD decision criteria provided the applicant
complies with City Code and conditions of approval, see FOF 28.
5. The proposed plat complies with the street standards as established by City Code or modified herein
provided the project complies with all advisory notes and conditions of approval contained herein, see
FOF 28.
6. The proposed PUD and Preliminary Plat comply with PUD development standards provided the
applicant complies with City Code and conditions of approval, see FOF 29.
7. The proposed plat complies with the Residential Design and Open Space Standards or as modified
herein provided the applicant complies with City Code and conditions of approval, see FOF 30.
8. The proposed PUD and Preliminary Plat comply with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 31.
9. The proposed Preliminary Plat complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions of approval are met, see FOF 32.
10. There are adequate infrastructure, public services and facilities to accommodate the proposed plat, see
FOF 33.
11. There are safe walking routes to school or to the school bus stops, see FOF 33.
12. Key features, which are integral to this project, include the use of a building foundations to capture the
sloping topography without mass grading. Additionally, the building massing and architecture design
would seek to maintain views to the south.
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13. Common open space areas along the eastern portion of the property provide active and passive
recreation opportunities for future residents and these project elements would be completed prior to
any occupancy permit for the development.
J. RECOMMENDATION:
Staff recommends approval of the Earlington Townhome Planned Urban Development and Preliminary Plat,
File No. LUA17-000390, as depicted in Exhibit 28, subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance-Mitigated, dated May 8, 2017.
2. The applicant shall complete the conditional use permit process and provide an Affordable Housing
Restrictive Covenant and Agreement (the “Covenant”) upon seven (7) units prior to certificate of
occupancy. The Covenant is designed to satisfy the granting of the density bonus provision and shall
remain affordable for fifty (50) years. The applicant shall submit to, and have approved by, the Current
Planning Project Manager, the Covenant prior to or concurrent with building permit approval.
3. The applicant shall limit the size of the lots to only include the dwelling unit, private driveway, private
amenities, and private open space dimensions. The remainder of the parent site shall be platted as one
or more tracts. The plat plan shall be reviewed and approved by the Current Planning Project Manager
prior to construction permit approval.
4. The applicant shall submit a detailed landscape plan that provides the species, quantity, planting notes,
and plant spacing to comply with the intent and dimensions of the required visual barriers identified in
the landscape code. In addition, all refuse and recycling pads shall maintain a minimum 10-foot
separation from the west property line. The plan shall be reviewed and approved by the Current
Planning Project Manager prior to building and/or construction permit approval.
5. The applicant shall submit a revised landscaping plan with the building permit application that meets
the minimum tree density requirements of the tree retention and land clearing code (RMC 4-4-
130C.9.d). The revised landscaping plan shall be reviewed and approved by the Current Planning Project
Manager prior to building permit approval.
6. The applicant shall be required to establish enforceable bylaws, within the Homeowners Association
Covenants, Conditions, and Restrictions (CC&Rs), which require property owners to park their private
vehicles within their garages. The applicant shall provide draft bylaws for review and approval by the
Current Planning Project Manager prior to issuance of any occupancy permit.
7. The applicant shall submit revised plans with the building permit application that identifies the location
of bicycle parking meeting the standards of RMC 4-4-080F.11. The revised plans shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
8. The applicant shall submit a revised floor plan and landscaping plan with the building permit application
that is appropriately sized to accommodate both vehicles and refuse and recycling carts, both inside
and outside the garage. Storage space for carts shall measure at least two feet by six feet (2’ x 6’) in
floor area and sixty inches (60”) high. The refuse and recycling deposit areas located outside the unit
for garbage pick-up day must also provide an areas two feet by six feet (2’ x 6’) per unit. There shall be
a direct connection constructed of a smooth surface that allows carts to be smoothly rolled to the
specified pick-up location approved by Republic Services. The garage floor plan and storage pad areas
shall be reviewed and approved by the Current Planning Project Manager prior to construction permit
and/or building permit approval.
9. The applicant shall submit a revised grading plan that identifies the elevations of the top and bottom of
each retaining wall to verify the height complies with the 6-foot height limitation. Additionally, the
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Report of July 25, 2017 Page 41 of 41
HEX Report Earlington Townhomes
plans shall contain a cut sheet of wall materials. The revised grading plan shall be submitted with the
construction permit application to be reviewed and approved by the Current Planning Project Manager
and Plan Reviewer prior to construction permit approval.
10. The applicant shall submit a detailed cut sheets with the revised landscape plan of the proposed picnic
tables and benches. These amenities shall be durable and appropriate for northwest climate. The cut
sheets shall be submitted with the construction permit application to be reviewed and approved by the
Current Planning Project Manager.
11. The applicant shall provide a lighting plan that includes a photometric calculation of average
footcandles that adequately provides for public safety without casting excessive glare on adjacent
properties. Pedestrian scale and down-lighting shall be used in all cases to assure safe pedestrian and
vehicular movement. The lighting plan shall be submitted with the construction permit application to
be reviewed and approved by the Current Planning Project Manager prior to construction permit
approval.
12. The applicant shall establish a HOA for the development, which would be responsible for any common
improvements. All common facilities, not dedicated to the City, shall be permanently maintained by the
PUD HOA. The Covenants, Conditions, and Restrictions (CC&Rs) shall provide that if the HOA fails to
properly maintain the common facilities and integral elements of the City may do so at the expense of
the association. The CC&Rs shall also provide that the provisions pertaining to the obligation to
maintain common areas shall not be amended without approval of the City of Renton. The applicant
shall provide draft CC&Rs and HOA incorporation documents for review and approval by the Current
Planning Project Manager prior to issuance of any occupancy permit.
13. The applicant shall construct the programmed recreation areas (garden plaza, play field, seating, and
pathways) with amenities prior to Certificate of Occupancy of the first building.
14. The applicant shall provide a minimum of 250 square feet of private yard space (may include private
balcony area) per lot. A revised site plan and floor plan shall be submitted to and approved by the City
of Renton Project Manager prior to building permit approval.
15. The applicant shall add at a minimum one (1) additional architectural detail and one (1) additional
exterior wall material to provide distinction between the buildings. A final architectural elevation plan
and materials board shall be submitted to and approved by the City of Renton Project Manager prior to
building permit approval.
16. The applicant shall provide a permanent four foot (4’) tall fence along Renton Ave S that delineates
between public and private space. A fencing detail and location shall be identified on the final
landscaping plan.
17. Where possible, the applicant shall maintain mountain views for properties north of project site.