HomeMy WebLinkAboutSR_HEX_Exhibits_Sunset_Mixed_Use_180501.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
HEX_Report_Sunset_Mixed_Use
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: May 8, 2018
Project Name: Sunset Mixed-Use
Owner: Sunset Premier, 8151 SE 48th Street, Mercer Island, WA 98040
Applicant: Ted Saedi, Sunset Premier, 14444 185th Avenue NE, Bellevue, WA 98008
Contact: Jeremy Rene, Rene Architecture, 615 SW 153rd Street, Burien, WA 98166
Project File Number: PR17-000467
Land Use File Number: LUA17-000594, ECF, SA-H
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) review, and a Conditional Use Permit for the construction of a 54,260 square
foot mixed use building. The proposed building would include 35 apartment units
over approximately 4,720 square feet of office/retail space as well as two levels of
parking. The proposed building would include a total of 45 parking spaces and would
have a height of 60 feet and 5 stories. A Conditional Use Permit is required to exceed
the maximum height of 45 feet when abutting a property zoned R-10. The project
site is triangular in shape and totals 22,662 square feet in area and is located within
the CV (Center Village) zone and Urban Design District D. The lower level parking
garage would be accessed off of NE Sunset Blvd and the upper level parking garage
would be accessed off of Monroe Avenue NE. A Wellhead Protection Area, Zone 2
and Sensitive Slopes (slopes with grades between 25 and 40 percent (25-40%)) are
mapped on the project site. The applicant will also be requesting a fee waiver and
the multi-family housing tax exemption.
Project Location: 1409 Monroe Avenue NE (Parcel No. 0423059104)
Site Area: 22,662 square feet (0.52 ac)
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B. EXHIBITS:
Exhibits 1-8: As shown in the SEPA Environmental Review Report
Exhibit 9: SEPA Determination of Non-Significance
Exhibit 10: Conceptual Landscape Plan
Exhibit 11: Trash Enclosure Detail
Exhibit 12: Urban Design Overlay Report
Exhibit 13: Building Height Exhibit
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Sunset Premier
8151 SE 48th Street
Mercer Island, WA 98040
2. Zoning Classification: Center Village (CV)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: There are three (3) existing single-family
residences proposed for removal.
5. Critical Areas: A Wellhead Protection Area, Zone 2 and Sensitive
Slopes (slopes with grades between 25 and 40
percent (25-40%)) are mapped on the project site.
6. Neighborhood Characteristics:
a. North: Single-Family Residential, R-10 zone
b. East: Evergreen Place retirement facility, R-10 zone
c. South: Single-Family Residential, R-10 zone
d. West: Sunset Plaza Shopping Center, CV zone
7. Site Area: 0.52 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 N/A 1490 08/05/1954
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by City of Renton. There is an existing 12-inch City water main
located in Monroe Ave NE that can deliver a maximum total flow capacity of 3,430 gallons per minute
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(gpm). There is an existing 12-inch City water main located in the westerly side of NE Sunset Blvd
that can deliver a maximum total flow capacity of 3,800 gallons per minute (gpm). The approximate
static water pressure is 72 psi at the elevation of 400 feet. The site is located within Zone 2 of a
Wellhead Protection Area.
b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8 -inch concrete
wastewater main located in Monroe Ave NE. There is an existing 8-inch concrete wastewater main
located in NE Sunset Blvd.
c. Surface/Storm Water: The existing property does not contain stormwater facilities. There are
stormwater mains located in Monroe Ave NE and NE Sunset Blvd. Runoff from the existing site
includes 3 single-family residential buildings where no stormwater infrastructure currently exists on-
site.
2. Streets: Monroe Ave NE is a Minor Arterial Street with an existing right of way (ROW) width of between
60-65 feet as measured using the King County Assessor’s Map. NE Sunset Blvd is a Principal Arterial Street
with an existing right of way (ROW) width of between 98-107 feet as measured using the King County
Assessor’s Map. There is an existing sidewalk fronting both frontages of the site.
3. Fire Protection: City of Renton Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 7, 2017 and determined the application complete on September 21, 2017. The review was
placed on hold on October 5, 2017 and was taken off hold on January 18, 2018. The project was placed
on hold a second time on March 8, 2018 and taken off hold April 4, 2018. The project complies with the
120-day review period.
2. The project site is located at 1409 Monroe Avenue NE (Parcel No. 0423059104).
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3. The project site is currently developed with three (3) existing single-family residences, proposed for
removal.
4. Two (2) driveway access points are proposed to the structured parking under the building, one is
proposed off of NE Sunset Blvd and the other is proposed off of Monroe Avenue NE.
5. The property is located within the Commercial Mixed Use Comprehensive Plan land use designation.
6. The site is located within the CV zoning classification and within Design District D.
7. There are approximately fifteen (15) trees located on site, no trees are proposed for retention.
8. The site is mapped with a Wellhead Protection Area, Zone 2 and sensitive slopes (with grades between
25 and 40 percent (25-40%)).
9. Approximately 2,000 cubic yards of material would be removed from the site to accommodate the first
story of parking and commercial space along NE Sunset Blvd.
10. The applicant is proposing to begin construction in summer 2018 and end in the winter/spring of 2019.
11. No other public or agency comments were received.
12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
February 12, 2018 the Environmental Review Committee issued a Determination of Non-Significance
(DNS) for the Sunset Mixed-Use project (Exhibit 9). A 14-day appeal period commenced on February 16,
2018 and ended on March 2, 2018. No appeals of the threshold determination were filed.
13. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
14. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following development
standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
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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-49: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
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.
15. Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) is to provide an
opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban
rather than suburban development standards that supports transit-oriented development and
pedestrian activity. Use allowances promote commercial and retail development opportunities for
residents to shop locally. Uses and standards allow complementary, high-density residential
development, and discourage garden-style, multi-family development. The proposal is compliant with
the following development standards, as outlined in RMC 4-2-120A, if all conditions of approval are met:
Compliance CV Zone Develop Standards and Analysis
Use: The CV zone allows attached dwellings units as an outright permitted use,
provided garden style apartments are prohibited and ground floor commercial is
provided at a minimum of seventy-five percent (75%) of the frontage for all residential
projects on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE.
Office, retail, and eating and drinking establishments are all outright permitted uses
within the CV zone.
Staff Comment: The applicant is proposing a mixed-use building with commercial uses
on the first and second floors. It is anticipated that the uses along NE Sunset Blvd at
street level would likely include retail and/or restaurant uses and the uses along
Monroe Ave NE at street level would likely include office uses. The applicant is
proposing 3 floors of residential uses above the commercial uses. The proposed
residential uses are not considered garden style apartments. All uses proposed are
outright permitted uses within the CV zone.
Density: The density range required in the CV zone is a minimum of 20.0 dwelling units
per net acre to a maximum 80 dwelling units per net acre. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements from the gross site area.
Staff Comment: After the deduction of 3,625 square feet from the 22,662 square foot
gross site area for the dedication of right-of-way, the project site would have a net area
of 19,037 square feet (0.44 acres). The proposal for 35 dwelling units on the 0.44 net
acre site would result in a net density of 79.5 dwelling units per acre (35 du / 0.44 acres
= 79.5 du/ac), which is within the density range permitted in the CV zone.
Lot Dimensions: The minimum lot size required in the CV zone is 25,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The existing site area totals 22,662 square feet and, after the required
right-of-way dedication, the project site would have a total area of 19,037 square feet
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which is less than the minimum lot size of 25,000 square feet required. However, no
subdivision is proposed; therefore compliance with this requirement is not applicable.
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front setback is 15 ft. The minimum setback may be reduced
to 0 ft. through the site plan review process, provided blank walls are not located
within the reduced setback. The maximum secondary front yard setback is 20 feet.
There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is
adjacent to a lot zoned residential.
Staff Comment: Along NE Sunset Blvd, the northern portion of the building would
encroach within the minimum front yard setback, maintaining a proposed front setback
of six to twelve feet (6-12’). In addition, due to the right-of-way dedication along
Monroe Ave NE, the applicant is proposing a 10-foot (10’) setback along Monroe, with
a small modulation that would further encroach into the setback, maintaining a 6-foot
(6’) setback. The required 15-foot (15’) rear yard setback would be maintained from
the existing residentially zoned properties to the south of the project site.
Compliant if
height
increase is
approved
through the
conditional
use permit
Building Standards: The CV zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 60 ft. if the ground
floor of the building is in commercial use. The maximum building height when abutting
a residentially zoned property is 45 feet, the 45-foot maximum height may be
exceeded through the approval of a Conditional Use Permit up to the maximum
permitted height allowed in the zone.
Staff Comment: The proposed building would include parking within the building;
therefore a maximum building coverage if 75 percent (75%) of the lot area would be
applicable. The proposed building would have a footprint of 11,244 square feet, which
would result in a 59 percent (59%) building coverage on the 19,037 net square foot lot
area. The proposed building coverage is less than the maximum permitted.
The project site abuts an R-10 zoned property, therefore the maximum height
permitted is 45 feet (45’). The applicant has submitted a Conditional Use Permit
application to exceed the 45-foot (45’) maximum height (see further discussion below
under FOF 18) up 60 feet (60’), as the ground floor of the proposed building would be
in commercial use.
Building Orientation: See urban design regulations in RMC 4-3-100. Commercial and
civic uses shall provide entry features on all sides of a building facing a public right-of-
way or parking lot. The front entry of residential only uses shall be oriented to a public
or private street developed to the required standards in RMC 4-6-060.
Staff Comment: The proposed building would have commercial uses facing NE Sunset
Blvd and Monroe Avenue NE. The front entries of these commercial uses would face
the public right-of-way.
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
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be a minimum of one street tree planted per address. Any additional undeveloped
right-of-way areas shall be landscaped unless otherwise determined by the
Administrator.
When a CV zoned lot is abutting a residential zone, a fifteen-foot (15') wide partially
sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier, is required along the common property line
Staff Comment: The applicant submitted a Conceptual Landscape Plan (Exhibit 10) with
the project application materials. The submitted landscape plan includes landscaping
between the building and public sidewalk and also includes the required street trees
between the curb and sidewalk within the public right-of-way. In addition, landscaping
is proposed within the 15-foot (15’) wide setback between the proposed building and
abutting residentially zoned property to the south. The proposed landscape plantings
include the following: serviceberry, vine maple, eastern redbud, dwarf hinoki cypress,
green ash, Serbian spruce, dwarf Korean lilac, kinnikinnick, dwarf English boxwood,
variegated Japanese sedge, evergreen clematis, evergreen giant liriope, creeping
Oregon grape, dwarf sweetbox, confederate jasmine, and periwinkle. Staff from the
City’s Community Services Department has reviewed the submitted landscape plan and
has the following comments: the proposed ash tree be replaced with another
comparable tree species as ash trees on the east coast are being compromised by an
insect; a different tree species should be planted along Monroe than on Sunset; and a
detailed landscape plan including utilities should be submitted so that staff can verify
that the proposed landscaping will not conflict with any required utilities. Staff
recommends, as a condition of approval, that a detailed landscape plan, addressing
the above comments from Community Service and meeting the requirements of RMC
4-8-120D.12, be submitted at the time of Construction Permit review for review and
approval by the Current Planning Project Manager.
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 10 percent (10%) of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: There are thirteen (13) existing trees that would be considered
significant on the project site. Based on the retention rate of 10 percent (10%), one (1)
tree would be required for retention. The applicant is not proposing to retain any trees.
The one (1) required tree to be retained would be required to be replaced with 12 inches
(12”) of replacement trees, or a minimum of 6 2-inch (2”) trees, or a minimum of 6 feet
(6’) in height for evergreen trees. The applicant is proposing to install 42 trees within
the onsite landscaped areas around the project perimeter. The proposed trees are
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identified as having heights ranging from 8 to 14 feet, which would meet the City’s tree
replacement requirements. Staff recommends, as a condition of approval, that a final
tree retention and replacement plan be submitted at the time of Construction Permit
review for review and approval by the Current Planning Project Manager.
Compliant if
condition of
approval is
met
Parking: Residential Uses: Required parking shall be located underground or under
building (on the first floor of the structure), or in an attached or detached structure.
Any additional parking may not be located between the building and public street
unless located within a structured parking garage.
Commercial Uses: Parking may not be located between the building and the public
street unless located within a structured parking garage.
Mixed Use: Joint parking is required subject to RMC 4-4-080E3.
Parking regulations require that attached residential dwellings provide a minimum of
1 space per dwelling unit up to a maximum of 1.75 spaces per dwelling unit.
Retail sales uses are required to provide a minimum and a maximum of 2.5 spaces per
1,000 square feet of net floor area.
General office uses are required to provide a minimum of 2.0 spaces and a maximum
of 4.5 spaces per 1,000 square feet of net floor area.
Structured parking stall dimensions are 8 feet 4 inches by 15 feet, compact stall
dimensions are 7 ½ feet by 12 feet.
Staff Comment: The applicant is proposing 35 dwelling units, which would require
between 35 and 61 spaces; 2,520 square feet of retail space, which would require a
minimum and a maximum of 6 spaces; and 2,480 square feet of office space, which
would require between 5 spaces and 11 spaces. Based on the uses and square footages
proposed, the proposal would be required to provide between 46 and 78 spaces. The
submitted materials indicate that a total of 46 spaces would be provided within the
structured parking area in the building, which meets the minimum number of spaces
required. Two additional parking spaces are proposed along the driveway between the
front of the building and NE Sunset Blvd. Parking is not permitted between the front of
the building and the street, therefore staff recommends, as a condition of approval,
that the two proposed parking spaces between the building and NE Sunset Blvd be
removed and be replaced with landscaping.
The applicant has proposed structured spaces that measure 8 feet 3 inches by 15 feet
(8.25’x15’) and compact spaces that measure 7 feet 6 inches by 12 feet (7.5’x12’). The
standard spaces would need to be increased in width by 1 inch (1”) to meet the City’s
parking requirements. Staff recommends, as a condition of approval, that the proposed
standard structured parking spaces be increased in width by 1 inch (1”) to meet the
City’s minimum requirement of 8 feet 4 inches (8.33’) in width or a parking modification
is applied for and approved to reduce the size of the stalls.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: Not applicable, no retaining walls are proposed.
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Compliant if
condition of
approval is
met
Refuse and Recyclables: The refuse and recyclables deposit area and collection points
for multi-family residences shall be required to provide a minimum of one and one-
half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided
for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit
shall be provided for refuse deposit areas. A total minimum area of eighty (80) square
feet shall be provided for refuse and recyclables deposit areas.
In office, educational and institutional developments, a minimum of two (2) square
feet per every one thousand (1,000) square feet of building gross floor area shall be
provided for recyclables deposit areas and a minimum of four (4) square feet per one
thousand (1,000) square feet of building gross floor area shall be provided for refuse
deposit areas. A total minimum area of one hundred (100) square feet shall be
provided for recycling and refuse deposit areas.
In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables deposit
areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of
building gross floor area shall be provided for refuse deposit areas. A total minimum
area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas.
Outdoor refuse and recyclables deposit areas and collection points shall not be located
within fifty feet (50') of a lot zoned residential, except by approval through the site
development plan review process.
Staff Comment: Based on the proposal for 35 dwelling units, the proposal would require
a minimum of 52.5 square feet of recyclable deposit areas and 105 square feet of refuse
deposit areas for a total minimum of 157.5 square feet.
Based on the proposal for 2,480 square feet of office use, a total of 5 square feet of
recyclable deposit areas would be required and 10 square feet of refuse deposit areas
would be required for a total of 15 square feet. The requirement for 15 square feet is
less than the 100 square-foot minimum requirement; therefore a total minimum area
of 100 square feet of refuse and recyclable deposit areas shall be provided for the office
use.
Based on the proposal for 2,520 square feet of retail uses, a total of 12.6 square feet
would be required for recyclable deposit areas and 25.2 square feet of refuse deposit
areas would be required for a total minimum area of 38 square feet. The requirement
of 38 square feet of refuse and recyclable deposit areas is less than the minimum 100
square foot requirement; therefore a total minimum of 100 square feet of refuse and
recyclable deposit areas would be required for the retail use.
The project as a whole would require a total minimum area of 357.5 or 358 square feet
of refuse and recyclable deposit areas (157.5 + 100 + 100=357.5 sq. ft.).
The applicant has proposed a combined refuse and recyclable deposit area totaling 138
square feet within the 15-foot (15’) required landscaped buffer area to the south of the
proposed building. The proposal for 138 square feet is less than the 358 square feet
minimum requirement. In addition, the location within the 15-foot (15’) landscaped
rear yard setback area would be within 50 feet (50’) of an abutting residentially zoned
property. Therefore, staff recommends, as a condition of approval, that a total
minimum area of 358 square feet of refuse and recyclable deposit areas be provided
on the project site or a modification to the size of refuse and recycling area is applied
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for and approved, and that the refuse and recyclable area be relocated outside of the
required 15-foot (15’) landscaped rear yard setback.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
Staff Comment: A Geotechnical Report prepared by Ages Engineering, LLC, dated
January 25, 2017 (Exhibit 4) was submitted with the project application. The
topography of the project site slopes to the northwest at inclinations ranging from 5 to
20 percent. The steepest slopes are on the northwestern portion of the site adjacent to
NE Sunset Blvd. The lower portions of the slopes adjacent to NE Sunset Blvd appear to
be the result of grading for NE Sunset Blvd. Site vegetation consists of grass lawn,
landscape shrubs and trees, and a few medium-sized evergreen and deciduous trees.
The geotechnical report concludes that development of the site is feasible from a
geotechnical standpoint. The proposed development can be supported on conventional
spread footings bearing on the existing native organic-free soils observed on the site or
on structural fill placed above these native soils. Floor slabs and pavements can be
similarly supported.
Wellhead Protection Areas:
Staff Comment: The project site is mapped within a Wellhead Protection Area, Zone 2.
If any fill is brought onto the project site, a fill source statement will be required.
17. Design District Review: The project site is located within Design District D. The following table contains
project elements intended to comply with the standards of the Design District D Standards and
guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
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environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The proposal includes an open space/plaza area located along the
northern and western building facades adjacent to NE Sunset Blvd. It is anticipated
that adequate natural light and sun exposure would be available in this area. In
addition, a 15-foot (15’) building setback is proposed between the building and rear
property, which abuts a single-family residential neighborhood. It is anticipated
that this required 15-foot (15’) setback would allow adequate natural light and sun
exposure to be maintained to this residence.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The project site is a triangular shaped parcel, bounded by NE
Sunset Blvd on the north and west and Monroe Ave NE on the east. The commercial
uses on the first floor would be oriented to the northwest with clear connections to
the sidewalk along NE Sunset Blvd. The commercial uses on the second floor would
be oriented towards the east with clear connections to the sidewalk along Monroe
Ave NE.
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: See previous discussion above.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable, no residential uses are proposed at street level.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the facade facing
a street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
Staff Comment: The propose building would have two (2) entries facing NE Sunset
Blvd and one (1) entry facing Monroe Ave NE.
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Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: The primary building entries have been made visibly prominent
through the use of glazing, metal awnings, and landscape planters.
Compliant if
condition of
approval is
met
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: Building entries have been clearly marked through the use of glazing
and landscaping, and canopies have been used in some instances. Staff recommends,
as a condition of approval, that weather protection, measuring a minimum of 4 feet
6 inches (4.5’) wide, be provided over all building entries.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Not applicable, there are no surface parking lots proposed.
Standard: Features such as entries, lobbies, and display windows shall be oriented
to a street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: All building entries would be oriented towards a street and/or
pedestrian plaza. There are two (2) entries proposed to face NE Sunset Blvd and one
(1) entry is proposed to face Monroe Ave NE.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries
by providing a continuous network of pedestrian paths and open spaces that
incorporate landscaping.
Staff Comment: Not applicable, there is only one building proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable, no ground floor residential units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
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2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of
a building in order to reduce the bulk and scale of larger buildings and/or so that
sunlight reaches adjacent and/or abutting yards.
Staff Comment: The project site abuts a residentially zoned property to the south. To
promote a transition to the residential use to the south, the applicant has
implemented modulation and articulation of the building form to reduce the
apparent bulk and scale of the proposed building. In addition, a 15-foot (15’)
landscaped setback is required between the building and the property line of the
abutting residential zone.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent
to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative
screening in addition to or as part of service enclosures.
Compliant if
conditions of
approval are
met
Standard: Service elements shall be located and designed to minimize the impacts
on the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: See previous discussion above, under FOF 15 Development
Standards: Refuse and Recyclables, staff previously recommended as a condition of
approval that the proposed refuse and recyclable deposit area be relocated outside
of the required 15-foot (15’) landscaped rear yard setback area.
Compliant if
condition of
approval is met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The applicant submitted a Trash Enclosure screening detail (Exhibit
11) with the project application materials. The screening detail showed the gate
proposed for the refuse and recyclable deposit area, however it did not demonstrate
compliance with all of the enclosure requirements. Therefore, staff recommends, as
a condition of approval, that a trash enclosure detail be provided at the time of
Building Permit review for review and approved by the Current Planning Project
Manager. The trash enclosure detail shall demonstrate that the trash enclosure
would be enclosed on all sides, include the roof, have self-closing doors, and shall be
comprised of masonry, ornamental metal or wood or some combination of the three.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
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Staff Comment: See previous discussion above.
Compliance not
yet
demonstrated
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides
of such facility.
Staff Comment: See previous discussion above, compliance with this requirement
would be verified at the time of Building Permit review.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment:
N/A
Standard: Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles.
Staff Comment:
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
(a) Public art;
(b) Special landscape treatment;
(c) Open space/plaza;
(d) Landmark building form;
(e) Special paving, unique pedestrian scale lighting, or bollards;
(f) Prominent architectural features (trellis, arbor, pergola, or gazebo);
(g) Neighborhood or district entry identification (commercial signs do not
qualify).
Staff Comment:
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
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Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Compliant if
conditions of
approval are
met
Standard: Parking shall be located so that no surface parking is located between:
(a) A building and the front property line; and/or
(b) A building and the side property line (when on a corner lot).
Staff Comment: See previous discussion above under FOF 15 Development Standards:
Parking.
Compliant if
conditions of
approval are
met
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See previous discussion above under FOF 15 Development Standards:
Parking.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: The proposed structured parking is located along the southern
portion of the project site. The north portion of the project site would remain for
commercial space on the first and second stories. The commercial space occupying
the ground floor along NE Sunset Blvd would utilize approximately 110 feet of the
140 total linear feet of frontage, resulting in 78 percent (78%) of commercial
frontage. Along Monroe Ave NE, the proposed commercial uses would utilize 114 feet
of the 170 feet of frontage which results in approximately 67 percent (67%) of
commercial frontage. The location of the structured parking to the south of the
project site provides adequate parking for the uses proposed while also allowing the
commercial space to dominate the facade along NE Sunset Blvd. The proposal
complies with the guidelines of this standard.
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from
the sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
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Staff Comment: The entire building facade is pedestrian oriented, including a variety
of paving materials, seating, and landscaping. The parking garage itself would
incorporate a variegated trellis along the concrete walls and decorative grillwork for
ventilation.
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim,
or other architectural elements and/or materials.
Staff Comment: The facades facing public right-of-ways would include modulation,
glazing, and landscaped seating areas to enhance the facade and draw attention
away from the structured parking entrances.
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: The proposed building would have two entrances to the parking
garage, one off of NE Sunset Blvd and the other off of Monroe Ave NE. The applicant
has attempted to minimize the appearance of the garage entrance off of NE Sunset
Blvd by orienting the entrance to the north. The topography of the site lends itself to
the provision of two levels of structured parking on the site. The provision of
structured parking on two levels reduces the overall structured parking footprint and
allows the applicant to provide two levels of commercial space. The smaller parking
garage footprint reduces the area available for an internal ramp accessing both
levels. Therefore, an entrance to the parking garage is required off of NE Sunset Blvd
to provide access to the lower level. The proposal complies with the guidelines of this
section.
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: See previous discussion above.
Compliant if
condition of
approval is met
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce
the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h)Other treatments that meet the intent of this standard...
Staff Comment: The applicant is requesting a 5-foot (5’) reduction from the 15-foot
(15’) minimum setback required from Monroe Ave NE for the structured parking. The
applicant has proposed landscaping within the 10-foot (10’) proposed setback that
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would consist primarily of vinca minor and two (2) street trees that would be situated
to provide additional screening. However, there does not appear to be any specific
architectural treatment proposed to enhance the facade of the structured parking in
this area. Staff recommends, as a condition of approval, that architectural detailing
be added to the structured parking that would be visible along Monroe Ave NE.
Appropriate details may include, but are not limited to the following: ornamental
grillwork (other than vertical bars); decorative artwork; display windows; brick, tile,
or stone; pre-cast decorative panels; and vine covered trellises. A revised
architectural elevation showing the additional enhancements to the structured
parking shall be submitted to the Current Planning Project Manager for review and
approval at the time of Building Permit review.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If
not available, access shall occur at side streets.
Staff Comment: See previous discussion above under Structured Parking Garages.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: The proposed development would reduce the number of existing curb
cuts on the project site from three (3) to two (2).
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated
and connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
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(b) Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The applicant has proposed pedestrian walkways and plaza areas
along the project site’s NE Sunset Blvd and Monroe Ave NE street frontages. All
building entries would have a direct connection to the public sidewalk. All walkways
would be paved and comprised of an all-weather walking surface.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred
fifty feet (150') apart.
Staff Comment: Not applicable, no surface parking is proposed.
Standard: Sidewalks and pathways along the facades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: The proposed pedestrian walkways along the building facade meet
or exceed the minimum 8-foot (8’) unobstructed walking requirement. Internal
walkways meet or exceed the minimum 5-foot (5’) width requirement.
N/A Standard: Mid-block connections between buildings shall be provided.
Compliant if
condition of
approval is met
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: The applicant has not provided information regarding the materials
proposed for the paved walkways. Staff recommends, as a condition of approval, that
the applicant include permeable pavement materials for pedestrian walkways, where
feasible, consistent with the Surface Water Design Manual.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
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Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be
provided.
Staff Comment: Landscape planters are proposed along the building facades, in
addition climbing vines would be incorporated along the parking garage and along
the building entrance facing Monroe Ave NE. In addition, public seating and a water
feature are proposed within the triangular shaped plaza area proposed at the
northeast corner of the project site adjacent to the intersection of Monroe Ave NE
and NE Sunset Blvd.
Compliant if
condition of
approval is met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over an
extended period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: A public plaza is proposed adjacent to the intersection of NE Sunset
Blvd and Monroe Ave NE, which would include a water feature and seating. To ensure
that the site furniture is made of durable, vandal- and weather-resistant materials,
staff recommends, as a condition of approval, that details and specifications for the
water feature and site furniture be provided at the time of Building Permit review for
review and approval by the Current Planning Project Manager.
Compliant if
condition of
approval is met
Standard: Pedestrian overhead weather protection in the form of awnings,
marquees, canopies, or building overhangs shall be provided. These elements shall
be a minimum of four and one-half feet (4-1/2') wide along at least seventy five
percent (75%) of the length of the building facade facing the street, a maximum
height of fifteen feet (15') above the ground elevation, and no lower than eight feet
(8') above ground level.
Staff Comment: The applicant has proposed weather projection over the building
entrances. However, staff was unable to verify if the weather projection was
proposed along 75 percent (75%) of the length of the building facades facing public
streets. Staff recommends, as a condition of approval, that overhead weather
protection in the form of awnings, marquees, canopies, or building overhangs be
provided along 75 percent (75%) of the length of the building facade facing a street
or the maximum amount to meet the intent of the guidelines. The minimum width
should be 4 feet 6 inches (4.5’) and the height should be between 8 and 15 feet (8-
15’) above ground level. Compliance with this requirement would be verified at the
time of Building Permit review by the Current Planning Project Manager.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
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areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Standard: All mixed use residential and attached housing developments of ten (10)
or more dwelling units shall provide common opens space and/or recreation areas.
(a) At minimum, fifty (50) square feet per unit shall be provided.
(b) The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
(c) Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
(d) For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
(e) At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the
site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
(f) The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas or
passive use areas containing landscaping and fencing sufficient to create a
fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Based on the proposal for 35 dwelling units, the project would be
required to provide 350 square feet of common open space within the proposed
development. To meet the common open space requirement, the applicant is
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proposing a public plaza with seating and a water feature at the northeast corner of
the project site. In addition, the applicant is proposing common recreational areas
inside the building including and exercise room on the third floor, and game room on
the fourth floor, and a movie room on the fifth floor. A 1,000 square-foot roof top
deck is proposed for residents to take advantage of the views. The proposed common
open space and recreational areas exceed the minimum 350 square-foot
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.
(a) The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
(b) The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
(c) The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the
definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
(d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable, the building would not include 30,000 square feet of
commercial space.
N/A
Standard: Public plazas shall be provided at intersections identified in the
Commercial Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
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ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet
with a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled lighting, and
seating. Vegetated low impact development facilities may be used in the plaza where
feasible and designed consistent with the Surface Water Design Manual. Such
facilities shall count towards no more than fifty percent (50%) of the plaza
requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
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neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of
no more than forty feet (40').
Staff Comment: The proposed building would include modulation and articulation at
intervals of 40 feet (40’) or less along all facades.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16')
in height, and eight feet (8') in width.
Staff Comment: The modulations meet or exceed these minimum requirements.
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide
a variety of modulations and articulations to reduce the apparent bulk and scale of
the facade (illustration in District B, below); or provide an additional special feature
such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: The length of the building along NE Sunset Blvd measures
approximately 165 feet in length and the length of the building along Monroe Ave NE
measures approximately 148 feet in length. The proposed elevations have
incorporated a variety of modulations and articulations to reduce the apparent bulk
and scale of the building. In addition, the applicant is proposing a plaza area including
seating and a water feature adjacent to the intersection of NE Sunset Blvd and
Monroe Ave NE. The applicant has also taken advantage of the site topography to
provide differing building story counts along the different street frontages. Along the
NE Sunset Blvd frontage, which faces a commercial area, the building would appear
as a 5-story building with two (2) stories of commercial and three (3) stories of
residential. Along Monroe Ave NE, which is located within a single-family residential
neighborhood (zoned R-10) the building would appear as a 4-story building with one
(1) story of commercial and three (3) stories of residential.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
Compliant if
conditions of
approval are
met
Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the facade’s ground floor.
Staff Comment: Based on the provided elevations it appears the ground floor of the
proposed building would include human-scaled elements such as lighting fixtures,
landscape features, seating, a water feature, and trellises. However, details of these
features were not provided. The combination of all these elements are intended to
create a space for an enhanced pedestrian experience. Staff recommends, as a
condition of approval, that details of these features be provided for review and
approval by the current planning project manager at the time of building permit
application.
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Compliant if
condition of
approval is
met
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade
that is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: It does not appear that all portions of the ground floor facade facing
the public streets would be comprised of 50 percent (50%) windows and doors. Staff
recommends, as a condition of approval, that revised elevations be submitted at the
time of Building Permit review demonstrating that 50 percent (50%) of the ground
floor facade between 4 and 8 feet (4-8’) in height be comprised of transparent
windows and/or doors. The revised elevations shall be submitted to the Current
Planning Project Manager for review and approval.
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade
and energy efficiency. The minimum amount of light transmittance for windows shall
be 50 percent.
Staff Comment: The upper portions of the building would include clear windows for
the commercial as well as residential spaces.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The windows proposed would contain clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: Tinted windows are not proposed.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in
height, has a horizontal length greater than 15 feet, and does not include a
window, door, building modulation or other architectural detailing; or
(b) Any portion of a ground floor wall has a surface area of 400 square feet
or greater and does not include a window, door, building modulation or
other architectural detailing.
Staff Comment: There is a variety of building modulation and articulation proposed,
with the addition of new windows and/or doors as recommended above. Staff
anticipates that the proposal would comply with this requirement.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
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(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Staff Comment: The proposal includes a combination of landscaping, seating,
architectural modulation, trellises and has been conditioned to provide additional
weather protection and windows and/or doors along the ground level façade.
Therefore, it is not anticipated that the proposal would result in the creation of any
untreated blank walls.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched
roofs with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
Staff Comment: The proposal includes extended parapets and a variety of rooflines
to create an interesting roof profile.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use
of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Compliant if
condition of
approval is
met
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Staff Comment: The applicant submitted an Urban Design Overlay Report (Exhibit 12)
with the project application. The report included pictures and descriptions of
materials proposed to be used on the building. The proposed materials appear to be
high quality in nature and would be utilized on the facades visible to the public.
However, the report was conceptual in nature. Staff recommends, as a condition of
approval, that a materials board including material samples and colors coded to the
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building elevations be provided at the time of Building Permit Review for review and
approval by the Current Planning Manager.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The proposed building would include variations in materials as well
as colors. As previously recommended above, a materials board would be required at
the time of Building Permit review for formal approval of the proposed materials and
colors.
Standard: Materials, individually or in combination, shall have texture, pattern, and
be detailed on all visible facades.
Staff Comment: See previous discussion above.
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry,
pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: Materials proposed include Hardie panels, metal siding with raised
seams, lap siding, concrete columns, and prefabricated metal balconies. All materials
appear to be high quality. However, formal review and approval of the materials will
be conducted upon review of the materials board, see previous discussion above.
Compliant if
condition of
approval is
met
Standard: If concrete is used, walls shall be enhanced by techniques such as
texturing, reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: A final materials board was not submitted with the project
application materials. However, based on the information submitted, there appear
to be some walls and columns that would be comprised of poured concrete. There
are some concrete columns that are proposed that do not appear to be necessary for
structural purposes. As these columns detract from the aesthetic nature of the
building, staff recommends, as a condition of approval, that these columns be
removed from the proposal. Staff further recommends, as a condition of approval,
that if concrete is used for walls and/or columns, the concrete shall be enhanced by
techniques such as texturing, reveals, and/or coloring with a concrete coating or
admixture. Treatment of any concrete walls and/or columns proposed should be
included on the materials board submitted as part of the Building Permit Review.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral
color, textured blocks and colored mortar, decorative bond pattern and/or shall
incorporate other masonry materials.
Staff Comment:
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See previous discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban
design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are
possible for those proposals that can comply with the Design District criteria found in RMC 4 -3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
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Compliance
not yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A sign package was not included with the submitted application
materials; therefore staff was unable to verify compliance with the sign
requirements. Compliance with the sign requirements would be verified at the time
a sign package is submitted for review.
Compliance
not yet
demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with
the overall building design.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not
be garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back-lit
(see illustration, subsection G8 of this Section).
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: See previous discussion above.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See previous discussion above.
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6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with
down-lighting and decorative street lighting.
Staff Comment: A lighting plan and lighting details were not submitted with the
formal land use application materials. Staff recommends, as a condition of approval,
that a lighting plan and light fixture details be submitted at the time of Building
Permit review for review and approval by the Current Planning Project Manager.
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See previous discussion above.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been
approved administratively or is specifically listed as exempt from provisions located
in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags,
temporary holiday or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See previous discussion above.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CV
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for both the Master and Site
Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
condition of
approval is
met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 14, Comprehensive Plan
Analysis.
Compliant if
condition of
approval is
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Zoning Development Standard
Compliance.
Compliant if
condition of
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Design District Review.
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approval is
met
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
condition of
approval is
met
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of
development on a particular portion of the site.
Staff Comment: See FOF 17, Design District Review: Building Character and
Massing. To the south of the project site is a residential neighborhood that is
currently developed with largely single-story single-family residential homes. This
neighborhood is currently zoned R-10 and is anticipated to developed into a higher
density residential neighborhood with primarily 2-story structures. However, this
transition has not yet occurred. The proposed mixed-use building may appear out
of scale with the surrounding residential neighborhood. However, the building
would only appear as a 4-story building along Monroe Ave NE, where it interfaces
with the existing residential neighborhood. In addition, a 15-foot (15’) landscaped
setback is required to provide a buffer between the new building and existing
residential uses, which would help mitigate for the impacts of the proposed
development on the existing residential neighborhood to the south. Over time, as
the neighborhood redevelops as envisioned with the R-10 zoning, the scale of the
proposed building and expected new development pattern would result in a typical
transitional development pattern from commercial, to mid-rise multi-family, to
single-family development.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposed development would provide vehicular access to
Monroe Ave NE and NE Sunset Blvd from a structured parking garage and
pedestrian connections to the public sidewalks within NE Sunset Blvd and Monroe
Ave NE.
Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize
views from surrounding properties.
Staff Comment: See FOF 17 Design District Review: Service Areas.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposed building is substantially taller than existing single-
family residences in the neighborhood to the south. However, there do not appear
to be any view corridors that would be obstructed by the construction of the
proposed mixed-use building.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 15, Zoning Development Standard:
Landscaping.
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Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application. Therefore,
staff recommends, as a condition of approval, that a lighting plan be provided at
the time of building permit review (See Lighting discussion under FOF 17, Design
Review: Lighting).
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed building has been situated on the project site such
that a 15-foot (15’) landscaped setback would be provided between the building
and the residential properties to the south. The additional landscaped setback is
intended to help mitigate the impacts of the proposed mixed-use development on
the abutting residential properties.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: As previously discussed above, the proposed structure could be
considered out of scale with the abutting residential properties to the south.
However, an increased landscaped setback has been required, which would help to
mitigate some of those impacts. In addition, it is anticipated that over time the
neighboring residential properties would eventually redevelop into a higher density
neighborhood, consistent with R-10 zoning. The structure would appear as a 4-story
building along Monroe Ave NE, which does help to reduce the scale of the building
as it would relate to the residential neighborhood.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The project proposal would take advantage of the existing site
topography with regards to building placement. Where the existing topography is
lower, along NE Sunset Blvd, structured parking and commercial space would be
developed at a lower elevation to support the upper building levels.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 15, Zoning Development Standard: Landscaping.
Compliant if
condition of
approval is
met
g. Access
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The proposal includes one vehicular access point off of NE Subset
Blvd and one access off of Monroe Ave NE; this is due to the topography of the site,
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which lends itself to the first level of structured parking facing NE Sunset Blvd and
the second level of structured parking facing Monroe Ave NE.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: Consideration regarding the site topography was taken regarding
vehicular circulation. Safe pedestrian circulation would be provided within and
around the project perimeter. The addition of sidewalks along Monroe Ave NE,
would provide a safe walking condition for the entire neighborhood along the
project frontage to NE Sunset Blvd.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No specific loading or delivery areas are proposed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11 bicycle parking spaces are required at 10% of
the number of required off-street parking spaces. One-half bicycle parking space
shall be provided for each residential dwelling unit. Based on the proposal for 4,720
square feet of office/retail uses, the project would be required to provide 4.7 or 5
bicycle parking spaces. Based on the proposal for 35 dwelling units, the proposal
would be required to provide 18 bicycle parking spaces for the residential units. This
would result in a total of 23 required bicycle parking spaces on the project site.
Bicycle parking shall be provided for secure extended use and shall protect the
entire bicycle and its components and accessories from theft and weather.
Acceptable examples include bike lockers; bike check-in systems; in-building
parking; and limited-access, fenced areas with weather protection. For in-building
bike parking and limited-access, fenced areas, fixed structures for locking individual
bikes, such as racks, must be provided within the facility. For fenced areas, the fence
shall be either six feet (6') high, or be floor-to-ceiling. For attached dwellings, spaces
within the dwelling units or on balconies do not count toward the bicycle parking
requirement. Staff recommends, as a condition of approval, that 23 bicycle parking
spaces be provided on the project site in accordance with RMC 4-4-080F.11. The
location of bicycle parking and bicycle parking details shall be provided at the time
of Building Permit review to the Current Planning Project Manager for review and
approval.
Pedestrians: Providing safe and attractive pedestrian connections between
parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 17, Design District Compliance
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: See FOF 17, Design District Compliance: Recreation Areas and
Common Open Space.
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i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines
or Mt. Rainier. The public access requirement is not applicable to the proposal.
N/A
j. Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
Staff Comment: Not applicable, there are no critical areas on or around the project
site.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and 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 2018 Fire Impact Fee, based on $0.26
per square foot of commercial space and $954.63 per multi-family unit would be
applicable to the proposal. Fees would be assessed at the time of building permit
application.
Water and Sewer.
Staff Comment: Water service is provided by City of Renton. The site is in the
Highlands service area in the 565 hydraulic pressure zone. There is an existing 12 -
inch City water main located in Monroe Ave NE that can deliver a maximum total
flow capacity of 3,430 gallons per minute (gpm). There is an existing 12-inch City
water main located in the westerly side of NE Sunset Blvd that can deliver a
maximum total flow capacity of 3,800 gallons per minute (gpm). The approximate
static water pressure is 72 psi at the elevation of 400 feet (400’). The site is located
within Zone 2 of a Wellhead Protection Area.
A 12-inch water main extension is required along Monroe Ave NE, connecting to the
existing 12-inch water main located in Monroe Ave NE. An 8-inch water main
extension is required along NE Sunset Blvd, connecting to the existing 8-inch water
main located in NE Sunset Blvd. Renton Fire Authority has determined that the
preliminary fire flow demand for the proposed development is 1,750 gpm.
Adequate fire flow is available with the aforementioned water main extensions to
meet the minimum fire flow requirements.
The development is subject to applicable water system development charges (SDC)
and meter installation fees based on the size of the water meters. Water system
development charges for each proposed 2-inch domestic water service is $29,816
per meter. A redevelopment credit may apply. SDC fees are assessed and payable
at construction permit issuance.
Wastewater service is provided by the City of Renton. There is an existing 8-inch
concrete wastewater main located in Monroe Ave NE. There is an existing 8-inch
concrete wastewater main located in NE Sunset Blvd.
The development is subject to applicable wastewater system development charges
based on the size of the new domestic water to serve the project. SDC fee for sewer
is based on the size of the new domestic water to serve the project. The current
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sewer fee for a 2-inch meter is $22,696.00. SDC fees are payable at construction
permit issuance. A redevelopment credit may apply.
Storm Drainage.
Staff Comment: The applicant submitted a Preliminary Technical Information
Report (TIR), prepared by The Concept Group, and dated August 21, 2017 (Exhibit
6). The project site is currently developed with three (3) single-family residential
structures (proposed for removal) and vegetation consists primarily of lawn and
landscaping. The amount of impervious surfaces existing on the project site
currently totals 5,207 square feet. The project site is located within the East Lake
Washington drainage basin and the topography currently slopes from southeast to
northwest. Runoff from the site currently sheet flows northwest towards NE Sunset
Blvd. As a result of project construction, runoff would be routed to an on-site
detention vault with overflows discharging to the public storm drain system within
NE Sunset Blvd. The project is exempt from water quality as the project would not
result in the construction of 5,000 square feet of pollution generating impervious
surfaces. Project construction will be required to comply with the 2016 City of
Renton Surface Water Design Manual.
A Construction Stormwater General Permit from Department of Ecology will be
required if grading and clearing of the site exceeds one acre. A Stormwater
Pollution Prevention Plan (SWPPP) is required for this site.
Surface water system development fee is $0.687 per square foot of new impervious
surface, but not less than $1,718.00. This is payable prior to issuance of the
construction permit.
Transportation.
Staff Comment: Access to the site is proposed via one driveway access off of Sunset
Blvd NE and one driveway access off of Monroe Ave NE.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The current transportation impact fee applicable to
apartment uses would be $2,112.64 per dwelling unit. The current transportation
impact fee for a shopping center is $13.29 per square foot of building. Credit is
provided for the three (3) existing single-family residences ($5,430.85 per dwelling
unit).The transportation impact fee increases each year and the applicable fee is
paid at the time of building permit issuance.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low
impact development facilities. Avoiding placement of buildings or impervious
areas on soils with infiltration capability to the maximum extent practicable.
Staff Comment: Project construction will be required to comply with the 2016 City
of Renton Surface Water Design Manual.
19. Conditional Use Analysis: The proposed mixed use building is requesting a Conditional Use Permit to
exceed the 45-foot maximum height limit when abutting an R-10 zoned property. The proposal is
compliant with the following conditional use criteria, pursuant to RMC 4-9-030. Therefore, staff
recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET MIXED-USE LUA17-000594
Report of May 8, 2018 Page 34 of 37
HEX_Report_Sunset_Mixed_Use
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances
of the City of Renton.
Staff Comment: See FOF 14 and 15 for Comprehensive Plan and Zoning
Development Plan compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate
area of the proposed use. The proposed location shall be suited for the
proposed use.
Staff Comment: The project site is zoned CV, which allows attached residential
dwelling units in mixed-use structures and office/retail uses as outright permitted
uses. A 45-foot (45’) maximum height limit is required for CV zoned properties that
abut residentially zoned properties, to exceed the 45-foot (45’) maximum height
limit a Conditional Use Permit is required. The applicant has submitted elevation
information (Exhibit 13) demonstrating that most of the building along the Monroe
Ave NE frontage, where the project site abuts the residentially zoned properties,
would meet the 45-foot (45’) maximum height limit. The building has been designed
such that the taller portions of the building would front on NE Sunset Blvd, which
faces other commercially zoned properties.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
Staff Comment: As previously discussed above, the height of the proposed building
would appear reduced along Monroe Ave NE where the proposed building would
face the abutting residential neighborhood. This proposed reduction would reduce
the visual impact of the proposed building on the smaller single-story residential
properties in the neighborhood.
d. Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
Staff Comment: See previous discussion above under criterion b. and c.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: See FOF 15 Development Standards Compliance: Parking.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
Staff Comment: See FOF 17 Design District Review: Parking and Vehicular Access
and FOF 18 Site Plan Analysis.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
Staff Comment: As previously discussed above, the majority of the building that
would face the surrounding residential neighborhood would comply with the
maximum 45-foot (45’) height limit; therefore the proposal to exceed the maximum
45-foot (45’) height limit for small portions of the building that would largely front
on NE Sunset Blvd is not anticipated to significantly adversely result in noise, light,
and glare impacts on the surrounding residential uses.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET MIXED-USE LUA17-000594
Report of May 8, 2018 Page 35 of 37
HEX_Report_Sunset_Mixed_Use
h. Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to
buffer adjacent properties from potentially adverse effects of the proposed
use.
Staff Comment: See FOF 15 Development Standards Compliance: Landscaping.
20. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Honey Dew
Elementary, Risdon Middle School and Hazen High School. Students attending Honey
Dew Elementary would walk to school along the following route: east along the
existing sidewalks along NE Sunset Blvd and south along the existing sidewalks along
Union Ave NE. Students attending Risdon Middle School would be bussed to school
and would walk 0.76 miles to the existing stop located at Monroe Ave NE and NE 7th
Street, along the following route: south along Monroe Ave NE to NE 12th Street where
they would walk west and cross the street to Monroe Ave NE and walk along the
existing sidewalk on the west side of the street to the bus stop at NE 7th Street.
Students attending Hazen High School would be bussed to school and would walk 0.26
miles to the existing stop at NE 12th Street and Olympia Ave NE along the following
route: south along Monroe Ave NE to NE 12th Street and then east along NE 12th Street
to the bus stop located at Olympia Ave NE.
A School Impact Fee, based on new residential dwelling units, will be required in order
to mitigate the proposal’s potential impacts to the Renton School District. The fee is
payable to the City as specified by the Renton Municipal Code. Currently the fee is
assessed at $1,448 per dwelling unit.
Parks: A Park Impact Fee would be required for the new dwelling units. The current
Park Impact Fee is $1,858.95 per dwelling unit. The fee in effect at the time of building
permit application is applicable to this project and is payable at the time of building
permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Center Village (CV) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 15.
3. The proposed project complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 16.
4. The proposed project complies with the Urban Design Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 17.
5. The proposed project complies with the site plan review criteria as established by City Code provided all
advisory notes and conditions are complied with, see FOF 18.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET MIXED-USE LUA17-000594
Report of May 8, 2018 Page 36 of 37
HEX_Report_Sunset_Mixed_Use
6. The proposed project complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 18.
7. The proposed project complies with the Conditional Use Permit criteria as established by City Code,
provided the project complies with all advisory notes and conditions of approval, see FOF 19.
8. There are safe walking routes to the school bus stop and nearby schools, see FOF 20.
9. There are adequate public services and facilities to accommodate the proposed plat, see FOF 18.
J. RECOMMENDATION:
Staff recommends approval of the Sunset Mixed Use Site Plan and Conditional Use Permit, File No. LUA17-
000594, as depicted in Exhibit 2, subject to the following conditions:
1. A detailed landscape plan, addressing the comments provided from Community Service and meeting the
requirements of RMC 4-8-120D.12, shall be submitted at the time of Construction Permit review for
review and approval by the Current Planning Project Manager.
2. A final tree retention and replacement plan shall be submitted at the time of Construction Permit review
for review and approval by the Current Planning Project Manager.
3. The two proposed parking spaces between the building and NE Sunset Blvd shall be removed and be
replaced with landscaping or plaza space.
4. The proposed standard structured parking spaces shall be increased in width by 1 inch (1”) to meet the
City’s minimum requirement of 8 feet 4 inches (8.33’) in width, or a parking modification shall be applied
for and approved for a reduction in the size of the parking stalls.
5. A total minimum area of 358 square feet of refuse and recyclable deposit areas shall be provided on the
project site, or a refuse and recycling modification shall be applied for and approved for a reduction in
the size of required area. In addition, the refuse and recyclable area shall be relocated outside of the
required 15-foot (15’) landscaped rear yard setback.
6. Weather protection, measuring a minimum of 4 feet 6 inches (4.5’) wide, shall be provided over all
building entries.
7. A trash enclosure detail shall be provided at the time of Construction Permit review for review and
approved by the Current Planning Project Manager. The trash enclosure detail shall demonstrate that
the trash enclosure would be enclosed on all sides, include the roof, have self-closing doors, and shall be
comprised of masonry, ornamental metal or wood or some combination of the three.
8. Architectural detailing shall be added to the structured parking that would be visible along Monroe Ave
NE. Appropriate details may include, but are not limited to: ornamental grillwork (other than vertical
bars); decorative artwork; display windows; brick, tile, or stone; pre-cast decorative panels; and vine
covered trellis. A revised architectural elevation showing the additional enhancements to the structured
parking shall be submitted to the Current Planning Project Manager for review and approval at the time
of Building Permit review.
9. The applicant shall include permeable pavement materials for pedestrian walkways where feasible,
consistent with the Surface Water Design Manual.
10. Details and specifications for the water feature and site furniture shall be provided at the time of Building
Permit review for review and approval by the Current Planning Project Manager.
11. Overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall
be provided along 75 percent (75%) of the length of the building facade facing a street or the maximum
amount necessary to demonstrate compliance with the guidelines. The minimum width should be 4 feet
6 inches (4.5’) and the height should be between 8 and 15 feet (8-15’) above ground level. Compliance
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET MIXED-USE LUA17-000594
Report of May 8, 2018 Page 37 of 37
HEX_Report_Sunset_Mixed_Use
with this requirement would be verified at the time of Building Permit review by the Current Planning
Project Manager.
12. Revised elevations shall be submitted at the time of Building Permit review demonstrating that 50
percent (50%) of the ground floor facade between 4 and 8 feet (4-8’) in height be comprised of
transparent windows and/or doors. The revised elevations shall be submitted to the Current Planning
Project Manager for review and approval.
13. A materials board including material samples and colors coded to the building elevations shall be
provided at the time of Building Permit Review for review and approval by the Current Planning Manager.
14. The concrete columns proposed along the building facades shall be removed, unless the applicant can
demonstrate that these columns are necessary for structural purposes and there is no other feasible way
to build the building without the columns.
15. If concrete is used for walls and/or columns, the concrete shall be enhanced by techniques such as
texturing, reveals, and/or coloring with a concrete coating or admixture. Treatment of any concrete walls
and/or columns proposed shall be included on the materials board submitted as part of the Building
Permit Review.
16. A lighting plan and light fixture details shall be submitted at the time of Building Permit review for review
and approval by the Current Planning Project Manager.
17. A total of 23 bicycle parking spaces shall be provided on the project site in accordance with RMC 4-4-
080F.11. The location of bicycle parking and bicycle parking details shall be provided at the time of
Building Permit review to the Current Planning Project Manager for review and approval.
18. Details of proposed human-scaled elements such as lighting fixtures, landscape features, seating, a water
feature, and trellises shall be provided for review and approval by the current planning project manager
at the time of building permit application.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT
REPORT TO THE HEARING EXAMINER, EXHIBITS
Project Name:
Sunset Mixed-Use
Project Number:
LUA17-000594
Date of Hearing
May 8, 2018
Staff Contact
Jill Ding
Project Contact/Applicant
Jeremy Rene, Rene
Architecture
Project Location
1409 Monroe Ave NE
The following exhibits were entered into the record:
Exhibit 1: Environmental Review Committee Report
Exhibit 2: Architectural Plans
Exhibit 3: Civil Plans
Exhibit 4: Geotechnical Report prepared by Ages Engineering, LLC, dated January 25, 2017
Exhibit 5: Geotechnical Infiltration Memo prepared by Ages Engineering, LLC, dated December
8, 2017
Exhibit 6: Preliminary Technical Information Report (TIR), prepared by The Concept Group,
dated August 21, 2017
Exhibit 7: Traffic Impact Analysis, prepared by Jake Traffic Engineering, Inc., dated October 15,
2017
Exhibit 8: Advisory Notes to Applicant
Exhibit 9: SEPA Determination of Non-Significance
Exhibit 10: Conceptual Landscape Plan
Exhibit 11: Trash Enclosure Detail
Exhibit 12: Urban Design Overlay Report
Exhibit 13: Building Height Exhibit
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ERC_Report_Exhibits_Sunset_Mixed_Use_180212
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: February 12, 2018
PART ONE: PROJECT BACKGROUND
Project Name: Sunset Mixed-Use
Project Number: PR17-000467
Land Use Permit
Number:
LUA17-000594, ECF, SA-H
Project Manager: Jill Ding, Senior Planner
Owner: Sunset Premier, 8151 SE 48th Street, Mercer Island, WA 98040
Applicant: Ted Saedi, Sunset Premier, 14444 185th Avenue NE, Bellevue, WA 98008
Contact: Jeremy Rene, Rene Architecture, 615 SW 153rd Street, Burien, WA 98166
Project Location: 1409 Monroe Avenue NE (Parcel No. 0423059104)
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review and Environmental (SEPA)
review for the construction of a 54,260 square foot mixed use building. The proposed
building would include 35 apartment units over approximately 4,720 square feet of
office/retail space as well as two levels of parking. The proposed building would include a
total of 45 parking spaces and would have a height of 60 feet and 5 stories. The project site is
triangular in shape and totals 22,662 square feet in area and is located within the CV (Center
Village) zone and Urban Design District D. The lower level parking garage would be accessed
off of NE Sunset Blvd and the upper level parking garage would be accessed off of Monroe
Avenue NE. The project site is located within a Wellhead Protection Area, Zone 2 and
contains Sensitive Slopes (slopes with grades between 25 and 40 percent). The applicant will
also be requesting a fee waiver and the Multi-Family housing tax exemption.
Exist. Bldg. Area SF: 2,582 SF (To Be
Removed)
Proposed New Bldg. Area: 54,260 SF
Site Area: 22,662 SF (0.52 ac)
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance (DNS).
City of Renton Department of Community & Economic Development Environmental Review Committee Report
SUNSET MIXED-USE LUA17-000594, ECF, SA-H
Report of February 12, 2018 Page 2 of 4
ERC Report
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS with a 14-day Appeal Period.
B. Mitigation Measures
1. None recommended.
C. Exhibits
Exhibit 1 Environmental Review Committee Report
Exhibit 2 Architectural Plans
Exhibit 3 Civil Plans
Exhibit 4 Geotechnical Report prepared by Ages Engineering, LLC, dated January 25, 2017
Exhibit 5 Geotechnical Infiltration Memo prepared by Ages Engineering, LLC, dated
December 8, 2017
Exhibit 6 Preliminary Technical Information Report (TIR), prepared by The Concept Group,
dated August 21, 2017
Exhibit 7 Traffic Impact Analysis, prepared by Jake Traffic Engineering, Inc., dated October
15, 2017
Exhibit 8 Advisory Notes to Applicant
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development. Staff reviewers have identified that the proposal
is likely to have the following probable impacts:
1. Earth
Impacts: A Geotechnical Report prepared by Ages Engineering, LLC, dated January 25, 2017
(Exhibit 4) was submitted with the project application. The topography of the project site slopes to
the northwest at inclinations ranging from 5 to 20 percent. The steepest slopes are on the
northwestern portion of the site adjacent to NE Sunset Blvd. The lower portions of the slopes
adjacent to NE Sunset Blvd appear to be the result of grading for NE Sunset Blvd. Site vegetation
consists of grass lawn, landscape shrubs and trees, and a few medium-sized evergreen and
deciduous trees.
Three hand augured test borings were advanced to a depth of 7 feet and one machine-augured test
boring was advanced to a depth of 36.5 feet. In the hand augured test borings, native, light brown,
moist, medium dense sand with silt and gravel consistent with Advance outwash was encountered.
The Advance outwash became dense below a depth of 6.0 feet. Within the machine-augured test
boring native, grayish-brown, moist, dense, silty sand with gravel was encountered to a depth of
City of Renton Department of Community & Economic Development Environmental Review Committee Report
SUNSET MIXED-USE LUA17-000594, ECF, SA-H
Report of February 12, 2018 Page 3 of 4
ERC Report
9.0 feet. Below 9.0 feet the soils became light brown, moist, dense, sand with silt and gravel
consistent with Advance outwash. The Advance outwash was fine- to medium-grained in the upper
portions and became medium- to coarse-grained with depth, until approximately 36.0 feet where it
became fine-grained again. No groundwater was encountered.
The geotechnical report concludes that development of the site is feasible from a geotechnical
standpoint. The proposed development can be supported on conventional spread footings bearing
on the existing native organic-free soils observed on the site or on structural fill placed above these
native soils. Floor slabs and pavements can be similarly supported. The report included
recommendations for site preparation and grading, excavation, soldier pile shoring, foundations,
slab-on-grade floors, lower level building and concrete retaining walls, stormwater, and drainage. It
is anticipated that the City’s adopted building codes would adequately mitigate for any impacts of
the proposed development to the project site; therefore no further mitigation is recommended at
this time.
Mitigation Measures:
1. None recommended.
Nexus: N/A
2. Water
a. Surface Water
Impacts: The applicant submitted a Preliminary Technical Information Report (TIR), prepared by
The Concept Group, and dated August 21, 2017 (Exhibit 6). The project site is currently developed
with three single-family residential structures (proposed for removal) and vegetation consists
primarily of lawn and landscaping. The amount of impervious surfaces existing on the project site
currently totals 5,207 square feet. The project site is located within the East Lake Washington
drainage basin and the topography currently slopes from southeast to northwest. Runoff from the
site currently sheet flows northwest towards NE Sunset Blvd. As a result of project construction,
runoff would be routed to an on-site detention vault with overflows discharging to the public storm
drain system within NE Sunset Blvd. The project is exempt from water quality as the project would
not result in the construction of 5,000 square feet of pollution generating impervious surfaces.
It is anticipated that the City’s current adopted 2017 City of Renton Surface Water Design Manual
would adequately mitigate any impacts that could result from the proposed development;
therefore no further mitigation is recommended.
Mitigation Measure: None recommended.
Nexus: Not Applicable.
3. Transportation
Impacts: A traffic analysis dated October 15, 2017, was provided by Jake Traffic Engineering, Inc.
(Exhibit 7). 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, the proposed development would average 342 new daily vehicle trips.
Weekday peak hour AM trips would generate 13 new vehicle trips, with 6 vehicles leaving and 7
vehicles entering the site. Weekday peak hour PM trips would generate 21 new vehicle trips, with
City of Renton Department of Community & Economic Development Environmental Review Committee Report
SUNSET MIXED-USE LUA17-000594, ECF, SA-H
Report of February 12, 2018 Page 4 of 4
ERC Report
13 vehicles entering and 8 vehicles existing the site, including a credit for pass-by trips. As detailed
in the report the proposed project is not expected to lower the levels of service of the surrounding
intersections included in the traffic study. The proposed project would be responsible for the
payment of a Traffic Impact Fee at the applicable rate at the time of Building Permit issuance. It is
anticipated that the payment of the Traffic Impact Fee would adequately mitigate additional traffic
generated by the project; therefore no further mitigation is recommended. Transportation
concurrence would occur as part of the Site Plan Review application process.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this
report.
The Environmental Determination decision will become final if the decision is not appealed within the
14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be
filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057, on or before 5:00 p.m. on March 2, 2018. RMC 4-8-110 governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510.
Jeremy Rene
Jeremy Rene
Jeremy Rene
Jeremy Rene
Jeremy Rene
Jeremy Rene
Jeremy Rene
Jeremy Rene
4701 SW Admiral Way, Suite #353
Seattle, WA 98116
T (206) 446-1291
Land Development and
www.ConceptBusinessGroup.com
Civil Engineering Consultants
IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ
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Civil Engineering Consultants
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Land Development and
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WATER DETAILS
4701 SW Admiral Way, Suite #353
Seattle, WA 98116
T (206) 446-1291
Land Development and
www.ConceptBusinessGroup.com
Civil Engineering Consultants
IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ
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4701 SW Admiral Way, Suite #353
Seattle, WA 98116
T (206) 446-1291
Land Development and
www.ConceptBusinessGroup.com
Civil Engineering Consultants
IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ
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WATER DETAILS
T ECHNICAL I NFORMATION R EPORT
S UNSET M IXED-USE D EVELOPMENT
1409 M ONROE A VENUE NE
R ENTON, W ASHINGTON 98056
The Concept Group
4701 SW Admiral Way, Ste 353 ● Seattle, WA 98116 ● (206) 446-1291
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 3 LUA17-000594
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Name, 425-430-6598, jding@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Name, 425-430-7382, afowler@rentonwa.gov)
1. See Attached Development Engineering Memo dated January 29, 2018
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Fire impact fees are applicable at the rate of $0.26 per square foot of commercial office space and
$964.53 per multifamily unit. This fee is paid at time of building permit issuance. No charge for
parking garage areas. Credit will be granted for the existing structures removed.
ADVISORY NOTES TO APPLICANT
Page 2 of 3 LUA17-000594
2. The preliminary fire flow is 1,750 gpm. A minimum of two fire hydrants are required. One within 150
feet and one within 300-feet of the building. One hydrant is required within 50-feet of all fire
department connections for standpipes and sprinkler systems. Existing hydrants may be counted
toward the requirements as long as they meet current code including 5-inch storz fittings, which they
do not. One new hydrant shall be installed within 50-feet of the fire department connection.
3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes
are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire
alarm system is required to be fully addressable and full detection is required. Separate plans and
permits required by the fire department.
4. Fire department apparatus access roadways are adequate as they exist.
5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher.
Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall
verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the
building shall be enhanced with amplification equipment in order to meet minimum coverage.
Separate plans and permits are required for any proposed amplification systems.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No Comments.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
2. Bicycle Lanes per the adopted Trails and Bicycle Master Plan are to be included along Sunset Blvd as
per Project sheet #131.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. To protect materials and equipment it is recommended that all materials and tools be locked up when
not in use. The site will need security lighting and any construction trailers should be completely
fenced in with portable chain-link fencing. Fencing will provide both a physical and psychological
barrier to any prospective thief and will demonstrate that this area is private property. Construction
trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed
with no less then a 1-1/2” throw when bolted. Glass windows in the trailer should be shatter-
resistant. Any construction material that contains copper should be removed from the construction
site at the end of each working day; housing this material at the site will only tempt thieves to try and
steal it. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept
locked when not in use or removed from site altogether.
2. I also recommend the business post the appropriate “No Trespassing” signs on the property while it’s
under construction. This will aid police in making arrests on the property after hours if suspects are
observed vandalizing or stealing building materials. The use of private security personnel to patrol the
site during the hours of darkness is recommended.
3. All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks,
latch guards or pry-resistant cylinders around the locks and peepholes. If glass doors are used, they
should be fitted with the hardware described above and additionally be fitted with a layer of security
film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood
of breaking glass to gain entry. Access to the back of any retail buildings should be limited, or at
ADVISORY NOTES TO APPLICANT
Page 3 of 3 LUA17-000594
minimum, only accessed via keypad or locking hardware that can’t be tampered with from the
outside.
4. It is recommended that any outside common areas be monitored with surveillance cameras to include
the limited access parking garage levels. It’s not uncommon for multi-housing properties to experience
theft and/or vandalism during the hours of darkness. An auxiliary security service should be used to
patrol the property (this includes the limited access garages), especially during the hours of darkness.
Any alternative entrances should have controlled access doors to prevent trespassing.
5. The current plants to provide a “mini park” or “urban oasis” at the triangle portion of this property will
more than likely attract the nearby homeless population versus become a destination location for
users of this complex. I would discourage the placement of the water feature for just this reason. Any
time you install benches, tables, or “rest stops” that can be easily accessed by the public, you will
encourage unwanted traffic. This may or may not be able to be enforced via trespass by local law
enforcement.
6. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from
motor vehicle (one of the most common crimes in the country) as well as provide safe pedestrian
travel for both employees, customers and residents. Signage advising residents and guests to keep
valuables out of their vehicles while parked should be posted in all parking areas (to include the limited
access garages).
7. Landscaping should be installed with the objective of allowing visibility – not too dense and not too
high. Too much landscaping will make residents and their guests feel isolated and will provide
criminals with concealment to commit crimes such as burglary and theft.
8. The limited access garage will be a very tempting target for auto thieves. Theft from motor vehicle and
auto theft are prevalent and any garage housing vehicles utilized by visitors, employees, and /or
residents are likely to have items of value left inside (electronic equipment, personal items, garage
fobs, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside
and outside any limited access garage, an overabundance of lighting, and a noticeable presence of
courtesy patrol. I assume there will be a large influx of unwanted curiosity seekers brought into this
particular area due to its location. Police will not be monitoring, towing or citing vehicles onsite or in
garages so the utilization of security patrol is recommended for this property.
9. All dumpster areas should be housed within a structure of a height and strength that will deter
unwanted subjects from gaining access to them when not in-service. Due to the location of this
development, I would assume it will experience a population of transients and having easy access to
trash receptacles will motivate them to remain in the area.
10. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct
a security survey of the premises once construction is complete. This will allow for a more
comprehensive security evaluation that would be specific to each structure. Contact Cyndie Parks,
425.430.7521, when you would like to make an appointment.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:January 29, 2018
TO:Jill Ding, Planner
FROM:Ann Fowler, Civil Plan Reviewer
SUBJECT:Utility and Transportation Comments for Sunset Mixed Use
1409 Monroe Ave NE
LUA 17-000594
I have reviewed the application for the Sunset Mixed Use at 1409 Monroe Ave NE (APN(‘s) 0423059104)
and have the following comments:
EXISTING CONDITIONS
The site is approximately 0.5 acres in size and is triangular in shape. The site is currently developed with
three single family residential structures and associated driveways.
Water Water service is provided by City of Renton The site is in the Highlands service area in the 565
hydraulic pressure zone. There is an existing 12-inch City water main located in Monroe Ave NE
(see Water plan no. W-1824) that can deliver a maximum total flow capacity of 3,430 gallons
per minute (gpm). There is an existing 12-inch City water main located in the westerly side of
NE Sunset Blvd (see Water plan no. W-0315) that can deliver a maximum total flow capacity of
3,800 gallons per minute (gpm). The approximate static water pressure is 72 psi at the elevation
of 400 feet. The site is located within Zone 2 of an Aquifer Protection Area.
Sewer Wastewater service is provided by the City of Renton There is an existing 8-inch concrete
wastewater main located in Monroe Ave NE (see City plan no. S-0045). There is an existing 8-
inch concrete wastewater main located in NE Sunset Blvd (see City plan no. S-0030).
Storm The existing property does not contain stormwater facilities. There are stormwater mains
located in Monroe Ave NE and NE Sunset Blvd. Runoff from the existing site includes 3 single
family residential buildings where no stormwater infrastructure currently exists on-site.
Streets Monroe Ave NE is a Minor Arterial Street with an existing right of way (ROW) width of 60-65 ft
as measured using the King County Assessor’s Map. NE Sunset Blvd is a Principal Arterial Street
with an existing right of way (ROW) width of 98-107 feet as measured using the King County
Assessor’s Map. There is an existing sidewalk fronting both frontages of the site.
Sunset Mixed Use – LUA17-000594
Page 2 of 6
CODE REQUIREMENTS
WATER
1. The proposed water main improvements are shown on the composite utility civil plan submitted
with the Land Use Application. The required 12-inch water main extension along Monroe Ave NE,
connecting to the existing 12-inch water main located in Monroe Ave NE as well as the required
8-inch water main extension along NE Sunset Blvd, connecting to the existing 8-inch water main
located in NE Sunset Blvd. Renton Fire Authority has determined that the preliminary fire flow
demand for the proposed development is 1,750 gpm. Adequate fire flow is available with the
aforementioned water main extensions to meet the minimum fire flow requirements.
a. All new mixed-use buildings shall have separate meters for the multi-family portion and
the commercial portion the building.
2. 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. 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.
b. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA)
for backflow prevention to the building. The DDVCA shall be installed in an outside
underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the
system). The DDVCA may be installed inside the building if it meets the conditions as
shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building.
c. Installation of a domestic water meter with a double check valve assembly (DCVA) behind
the meter.
d. Location of backflow assemblies inside the building is strongly encouraged. All vault and
meter lids in the sidewalk shall conform to the City’s Downtown Streetscape Design
Standards and Guidelines.
3. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations
shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located
outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping
shall be purchased and installed by the developer / contractor under City observation for meters
3” or larger.
4. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check
valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8.
5. Please refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2012 Water System Plan.
6. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main.
7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the
water main is inside a steel casing.
8. The development is subject to applicable water system development charges (SDC) and meter
installation fees based on the size of the water meters.
a. Water system development charges for each proposed 2-inch domestic water service is
$29,816 per meter.
Sunset Mixed Use – LUA17-000594
Page 3 of 6
b. Additional water system development charges and water meter charges will apply based
on the final water service sizing and quantity. An additional water meter is required to
provide separate service to the commercial and residential portions of the building.
c. A redevelopment credit of the water system development charges in the amount of
$3,737.00 will be applied to each of the three (3) existing ¾-inch meters (UB account ref
#430034, 430035, 430036) servicing the property(ies) if they are abandoned and capped
at the main line or $11,181.00 for (3) ¾-inch meters.
d. SDC fees are assessed and payable at construction permit issuance.
9. Water service installation charges for each proposed 2-inch water service is $4,710* per meter.
This is payable at construction permit issuance.
10. Drop-in meter fee is $950.00* per 2-inch meter. This is payable at issuance of the building permit.
11. Separate water service cut and cap permits are required. Cut and cap permit fee is $250* for each
water service line.
12. Additional water system development charges and water meter charges will apply if a landscape
irrigation meter is required and is based on the size of the meter.
SEWER
1. All existing side sewers will be required to be cut and capped during demolition of the properties.
New side sewers shall be installed to serve each individual property.
2. The development is proposing connection of 1 new mixed use building. Separate side sewers shall
be provided for the commercial and residential portions of the buildings.
3. Covered parking areas will need to direct parking drainage to the sanitary sewer system through
an oil/water interceptor. If any parking is not covered, it will need to be directed away from the
sanitary sewer and into the storm sewer system.
4. Retail restaurant space will need to be directed to a grease interceptor(s) prior to connecting into
the City’s Sanitary Sewer system. Installation of a grease interceptor will be required. The grease
interceptor shall be sized in accordance with standards found in the latest edition of the Uniform
Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main and shall
be located so that it is accessible for routine owner maintenance.
5. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 2-inch meter is $22,696.00.
b. A redevelopment credit of the wastewater system development charges in the amount
equal to the SDC fee for the size of the existing water meter(s) will be applied to the
existing meter to 1409 Monroe Ave NE if it is abandoned and capped at the main line.
c. Separate wastewater service cut and cap permits are required. Cut and cap permit fee is
$250* for each side sewer line.
d. SDC fees are payable at construction permit issuance.
SURFACE WATER
1. A geotechnical report, dated January 25, 2017, completed by Ages Engineering, LLC for the site
has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion
control measures will need to be in place prior to starting grading activities on the site. The report
needs to discuss the soil and groundwater characteristics of the site including infiltration potential
Sunset Mixed Use – LUA17-000594
Page 4 of 6
and provide recommendations for project design and construction. Geotechnical
recommendations presented need to be address within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated August 21, 2017, was
submitted by The Concept Group with the Land Use Application. Based on the City of Renton’s
flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing
Site Conditions and is within the East Lake Washington Drainage Basin. The development is
subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM). All nine core requirements and the six special requirements have been discussed in the
Technical Information Report.
3.The development is required to provide flow control in accordance with Core Requirement #3 of
the RSWDM. The project proposes conveyance to a detention vault prior to connection to the
existing stormwater main located NE Sunset Blvd.
a. A maintenance access road is required to the stormwater facilities in the proposed storm
tract and shall be in accordance with the design requirements outlined in section 5.1.3.1
of the RSWDM. As designed, it is not clear how the vault will be maintained.
b. Grading shall be in accordance with RMC 4-4-060.
4. Any proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application. Separate structural
plans will 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.
5. All new conveyance systems constructed as part of the project must be sized to RSWDM standards
for the total tributary area (onsite and offsite) that the storm systems serve.
6. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of on-site BMPs, has been
included with the land use application. The final drainage plan and drainage report must be
submitted with the civil construction permit application.
a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will
be completed during civil construction permit review. The applicant may be required to
apply additional on-site BMPs in order to meet the minimum requirements outlined in
Core Requirement #9.
7. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any permits
being issued.
8. A Construction Stormwater General Permit from Department of Ecology will be required if grading
and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is
required for this site.
9. Surface water system development fee is $0.687 per square foot of new impervious surface, but
not less than $1,718.00. This is payable prior to issuance of the construction permit.
TRANSPORTATION
1. The proposed development fronts NE Sunset Blvd along the northwest property line. To meet the
City’s complete street standards for principal arterial streets, minimum right of way width is 103
feet. Dedication of 0-2.5 feet of right of way would be required. Full frontage improvements,
including 0.5-ft curb, an 8-ft planting strip, 8-ft sidewalk, 2-foot clear space at back of sidewalk,
street trees and storm drainage improvements, is required. Final ROW dedication would be
Sunset Mixed Use – LUA17-000594
Page 5 of 6
dependent upon final survey and shall be in accordance with the City’s NE Sunset Blvd
Transportation Improvement Project.
2. The proposed development fronts Monroe Ave NE along the east property line. To meet the City’s
complete street standards for minor arterial streets, minimum right of way width is 91 feet.
Dedication of 13-15.5 feet of right of way would be required. Per City code 4-6-060, half street
improvements shall include a pavement width of 54 feet (27 feet from centerline), a 0.5-foot curb,
an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of sidewalk, street trees
and storm drainage improvements. Final ROW dedication would be dependent upon final survey.
3. Corner lots on Collector Streets require a minimum turning radius of 35 feet.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
6. A traffic analysis dated May 16, 2017, was provided by Transportation Engineering Northwest
(TENW). 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, the proposed development would average 342 new daily vehicle trips.
Weekday peak hour AM trips would generate 13 new vehicle trips, with 6 vehicles leaving and 7
vehicles entering the site. Weekday peak hour PM trips would generate 21 new vehicle trips, with
13 vehicles entering and 8 vehicles existing the site, including a credit for pass-by trips. As detailed
in the report the proposed project is not expected to lower the levels of service of the surrounding
intersections included in the traffic study. Increased traffic created by the development will be
mitigated by payment of transportation impact fees.
7. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans 104.1 and 104.2.
a. The maximum width of any driveway shall not exceed 30-feet.
b. Driveways shall be located a minimum of 5-feet from property lines.
c. Maximum driveway slope is 8%.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. Payment of the transportation impact fee (TIF) is applicable on the construction of the
development at the time of application for the building permit. The City’s TIF for multi-family,
based on ITE Land Use Classification (LUC) 220 – Apartment, is $3,358.55 per dwelling unit as
outlined in the 2017-2018 City Development Fee Schedule. This fee is based on a trip generation
rate, outlined in the ITE Manual, of 0.62. The project proposes a mid-rise Apartment building
which is classified in the ITE manual as an apartment building that has between 3 and 10 levels.
The trip generation rate for ITE LUC 223 – Mid-Rise Apartment is 0.39. Applying a pro-rated TIF to
the City’s Standard TIF for an apartment ($3,358.55(0.39/0.62) results in an adjusted TIF of
$2,112.64 per dwelling unit. The 2017 rate of transportation impact fee for a shopping center is
$13.29 per square foot of building. Credit is provided for the three existing single family residences
($5,430.85 per dwelling unit). The estimated TIF for each land use classification is outlined in the
table below. The transportation impact fee that is current at the time of building permit
application will be levied.
Use QTY UOM TIF Total TIF
Multi-Family (LUC223)35 Dwelling Unit $2,112.64 $73,942.40
Sunset Mixed Use – LUA17-000594
Page 6 of 6
Specialty Retail
(LUC826)
5,000 Square Foot $13.29 $66,450.00
Single Family
(LUC210)
(3)Dwelling Unit $5,430.85 ($16,292.55)
Net Total $124,099.85
10. Concurrency under separate cover.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities
must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current development fee schedule.
7. * An additional 5% technology fee will be added to each fee marked with an asterisk (*).
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—Renton0ENVIRONMENTAl.(SEPA)DETERMINATIONOFNON-SIGNIFICANCE(DNS)PROJECTNUMBER:APPLICANT:LUA17-000594,ECF,SA-HTedSaedi,SunsetPremier/14444135thAvenueNE!Bellevue,WA98008PROJECTNAMESunsetMixed-UsePROJECTDESCRIPTION:TheapplicantisrequestingHearingExaminerSitePlanReviewandEnvironmental(SEPA)reviewfortheconstructionofa54,260squarefootmixedusebuilding.Theproposedbuildingwouldinclude35apartmentunitsoverapproximately4,720squarefeetofoffice/retailspaceaswellastwolevelsofparking.Theproposedbuildingwouldincludeatotalof45parkingspacesandwouldhaveaheightof60feetandSstories.Theprojectsiteistriangularinshapeandtotals22,662squarefeetinareaandislocatedwithintheCV(CenterVillage)zoneandUrbanDesignDistrictD.ThelowerlevelparkinggaragewouldbeaccessedoffofNESunsetBlvdandtheupperlevelparkinggaragewouldbeaccessedoffofMonroeAvenueNE.TheprojectsiteislocatedwithinaWellheadProtectionArea,Zone2andcontainsSensitiveSlopes(slopeswithgradesbetween25and40percent).TheapplicantwillalsoberequestingafeewaiverandtheMulti-Familyhousingtaxexemption.PROJECTLOCATION:LEADAGENCY:1409MonroeAvenueNERenton,WA98056CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(EIS)isnotrequiredunderRCW43.21C.030(2)(c).ThisDeterminationofNon-SignificanceisissuedunderWAC197-11-340.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onMarch2,2018.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.PUBLICATIONDATE:DATEOFDECISION:SIGNATURES:February16,2018February12,20182_iihDateik’yc<2,1/Y%.e-_GreggZimr3%e/ma3,AdministratorPublicWdfk1DepartmentBeym,A&ratorCommunityServicesDepartmentRickM.Marshall,AdministratorRentonRegionalFireAuthorityDateDaterC.E.“Chip”Vincent,AdministratorDateDepartmentofCommunity&EconomicDevelopment
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SCOTT HOLSAPPLE DESIGN
ARCHITECTURE
L-1.0
TREE RETENTION &
LAND CLEARING
PLAN
1" = 10'-0"
5'10'20'
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SCOTT HOLSAPPLE DESIGN
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L-1.1
NOTES
AND
REPORTS
L4.0
A
L4.0
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L4.0
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L4.0
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L4.0
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L4.0
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SCOTT HOLSAPPLE DESIGN
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L-2.0
LAYOUT
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5'10'20'
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SCOTT HOLSAPPLE DESIGN
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L-3.0
PLANTING
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SCOTT HOLSAPPLE DESIGN
ARCHITECTURE
L-4.0
ELEVATIONS
6'4" SQ. STEEL POSTBLACK POWDER COAT FINISH2" STEEL FRAMEBLACK POWDER COAT FINISH1X4 TIGHT KNOT VERTICAL CEDAR BOARDSWITH 38" SPACING BETWEEN BOARDSGATE LOCKCANE-BOLT ON BOTH GATES12'SCALE:01/2" = 1'-0"1'2'4'IssueDate09-26-17TRASH ENCLOSURESHDLANDSCAPESCOTT HOLSAPPLE DESIGN4303 STONE WAY N SEATTLE WA 98103(206) 745-5422 www.shd-la.comARCHITECTURESUNSET PREMIER MIXED-USEDEVELOPMENT1409 MONROE AVENUE N.E.RENTON, WA
Urban Center Design Overlay September 7, 2017
District Report
Re:
Sunset Mixed-Use Building
1409 Monroe Ave. N.E., Tax #042305-9104
The property is zoned Center Village (CV) and the property also falls within the
Urban Design District “D”.
4-3-100 Urban Design Regulations:
E Requirements;
1. Site Design and Building Location
The building is sited on the triangular shaped property in a truncated “L”. This
layout allows us to create a landscaped pedestrian only courtyard at the inside joint
of the “L” and also provide two levels of structured parking that is accessed from
Monroe and Sunset. You can see this arrangement in an early study model.
45’ Plane
60’ Plane
45’ Plane
60’ Plane
45’ Plane
60’ Plane