HomeMy WebLinkAboutSR_HEX_Report_28_Hundred_wExhibits_180710.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_28_Hundred_180710_Final
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: July 10, 2018
Project Name: 28 Hundred Unit Lot Subdivision
Owner/Applicant: Greystoke, LLC 720 N 10th Street, A282, Renton, WA 98057
Contact: James Howton, JKH Pacific, 12018 SE 51st Street, Bellevue, WA 98006
Project File Number: PR17-000185
Land Use File Number: LUA17-000163, PP, ECF, CU-A, SA-A, MOD
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requesting Preliminary Plat approval, Site Plan approval, EIS
consistency review, density bonus, a street modification, and Conditional Use
Permit approval for the construction of 11 townhomes on individual unit lots within
the Residential-14 zoning designation. The townhomes would be constructed within
two 4-unit buildings and one 3-unit building. One of the townhomes would be
reserved as an affordable dwelling unit. A fee waiver is being requested. The
proposed lots would range in area from 960 square feet to 1,155 square feet. In
addition, two common area tracts are proposed (Tracts A and C). The applicant is
requesting a Conditional Use Permit for an increase in the maximum floor plate
height from 24 feet to 32 feet. Access to the proposed units is proposed via a 38-
foot wide unit lot driveway within Tract B. A street modification is requested to
reduced the required right-of-way dedication and frontage improvement
requirements along NE 12th St. The site is located within a Wellhead Protection Area,
zone 2.
Project Location: 2800 NE 12th St (Parcel Nos. 722780-1690 and 722780-1695)
Site Area: 28,693 sq. ft. (0.66 acres)
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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B. EXHIBITS:
Exhibits 1-9: As shown in the SEPA Environmental Consistency Analysis
Exhibit 10: Hearing Examiner Staff Recommendation
Exhibit 11: Conceptual Landscape Plan
Exhibit 12: Tree Retention Worksheet
Exhibit 13: Arborist Report
Exhibit 14: Utility Plan
Exhibit 15: Preliminary Technical Information Report, prepared by Encompass Engineering and
Surveying, dated revised April 10, 2018
Exhibit 16: Infiltration Evaluation, prepared by Earth Solutions NW, LLC, dated August 26, 2014
Exhibit 17: Fee Waiver Request
Exhibit 18: Street Modification Request
Exhibit 19: Neighborhood Meeting Minutes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Greystoke, LLC
720 N 10th Street, A282
Renton, WA 98057
2. Zoning Classification: R-14
3. Comprehensive Plan Land Use Designation: Residential High Density
4. Existing Site Use: Existing Duplex and associated detached accessory
structures, proposed for removal.
5. Critical Areas: Wellhead Protection Area, zone 2.
6. Neighborhood Characteristics:
a. North: Detached single-family and duplexes, R-14 zone
b. East: Detached single-family and duplexes, R-14 zone
c. South: Multi-Family development, CV zone
d. West: McKnight Middle School, R-8 zone
6. Site Area: 28,693 sq. ft. (0.66 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 1246 04/16/1946
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 8-inch City water
main located in NE 12th St and Harrington Ave NE that can deliver a maximum total flow capacity of
2,500 gallons per minute (gpm). There is an existing 6-inch City water main located in NE 13th St that
can deliver a maximum total flow capacity of 1,300 gpm. The approximate static water pressure is
90 pounds per square inch (psi) at the elevation of 354 feet.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch concrete
wastewater main located in NE 12th St, an existing 8-inch concrete wastewater main in Harrington
Ave NE, and an existing 8-inch concrete wastewater main in NE 13th St.
c. Surface/Storm Water: There is no existing onsite stormwater conveyance system. There is an existing
18-inch storm drain in Harrington Ave NE. There is an existing bioretention system in the planter strip
along the Harrington Ave NE frontage. There is also an existing 12-inch and 36-inch storm drain in
the southern half of NE 12th St. There is no piped conveyance system along the NE 13th St frontage.
2. Streets: NE 12th St, south of the site, is classified as a collector arterial street. The existing street section
contains a paved roadway width of approximately 40 feet. There is a 0.5-foot curb and a 4.5-foot
sidewalk directly behind the curb along both sides of the street. The existing right-of-way width for NE
12th St is approximately 50 feet.
Harrington Ave NE, west of the site, is classified as a residential access street. The existing street section
contains a paved roadway width of approximately 26 feet to 33 feet. There is a 0.5-foot curb, 8- foot
planter, and 5-foot sidewalk along the project frontage. The existing right-of-way width for Harrington
Ave NE is approximately 60 feet.
NE 13th St, north of the site, is classified as a residential access street. The existing street section
contains a paved roadway width of approximately 25 feet. There is no curb, planter, or sidewalk along
either side of the roadway. Existing right-of-way width is approximately 60 feet.
3. Fire Protection: Renton Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
6. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
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b. Section 4-9-065: Density Bonus Review
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. Two neighborhood meetings were held for the project as required by RMC 4-8-090.A. Both meetings
were held at the Renton Highlands Library. The first meeting was held on December 26, 2016 and the
second was held on January 5, 2017. A copy of the meeting minutes were included with the submitted
project application materials (Exhibit 19). The Planning Division of the City of Renton accepted the above
master application for review on March 23, 2017 and determined the application complete on March 30,
2017. The project was placed on hold on May 1, 2017 and was taken off hold on April 30, 2018. The
project complies with the 120-day review period.
2. The project site is located at 2800 NE 12th St (Parcel Nos. 722780-1690 and 722780-1695).
3. The project site is currently developed with an existing duplex and other detached accessory structures,
proposed for removal.
4. In addition to the public streets, additional site access would be provided via a unit lot drive along the
eastern portion of the project site with connections to NE 12th St and NE 13th St.
5. The property is located within the Residential High Density (HD) Comprehensive Plan land use
designation.
6. The site is located within the R-14 zoning classification.
7. There are approximately 6 trees located on site of which the applicant is proposing to retain a total of 3
trees.
8. The site is mapped within a Wellhead Protection Area, zone 2.
9. Approximately 400 cubic yards of material would be excavated for the construction of the townhomes
and onsite utilities and access, it is anticipated that this material would be stockpiled onsite to be later
spread back on the site for the individual lots.
10. The applicant is proposing to begin construction in late summer of 2018 and last for about 6 months.
11. No public or agency comments were received during the 14-day public comment period.
12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
June 4, 2018 the Environmental Review Committee determined that the project proposal was consistent
with the Sunset Area Planned Action Ordinance and Environmental Impact Statement (EIS)
(Exhibits 1-3).
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.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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14. Comprehensive Plan Compliance: The site is designated Residential High Density (HD) on the City’s
Comprehensive Plan Map. Residential High Density unit types are designed to incorporate features from
both single-family and multifamily developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and infrastructure.
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.
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.
Policy L-55: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
15. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to
encourage development, and redevelopment, of residential neighborhoods that provide a mix of
detached and attached dwelling structures organized and designed to combine characteristics of both
typical single-family and small-scale multi-family developments. Structure size is intended to be limited
in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one
another and can be integrated together into a quality neighborhood. Project features are encouraged,
such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood
and foster a sense of community. Civic and limited commercial uses may be allowed when they support
the purpose of the designation. The proposal is compliant with the following development standards, as
outlined in RMC 4-2-110.A, if all conditions of approval are met:
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Compliance R-14 Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements. Unit lot drives are not deducted from the gross site area for the purposes
of calculating net density. Individual unit lots are exempt from the maximum net density
requirements, however the density of the parent site shall not exceed the maximum
net density of the zone.
Bonus density is permitted in the R-14 zone, up to a maximum of 18 dwelling units per
net acre, provided one bonus market-rate dwelling unit may be granted for each
affordable dwelling unit constructed on site above the maximum density permitted.
Staff Comment: After the deduction of the required 1,140 square feet of right-of-way
dedication from the 28,693 square foot gross site area the proposal results in a net site
area of 27,553 square feet or 0.63 net acres. The proposal for 11 units on the 0.63 net
acre site would result in a net density of 17.46 dwelling units per net acre (11 / 0.63 =
17.46 du/ac), which would comply with the maximum 18 du/ac permitted via the density
bonus requirements. In order for the project to qualify for bonus density and comply with
RMC 4-9-065, one of the two additional units proposed above 14 du/ac would be
designated as affordable. To ensure that the affordable unit remains affordable over
time, the applicant shall record an agreement in a form approved by the City with the
King County Recorder’s Office requiring that the affordable housing unit remain
affordable housing for fifty (50) years or the life of the development, whichever is less.
This agreement shall be a covenant running with the land, binding on the assigns, heirs
and successors of the applicant to the satisfaction of the City Attorney. Staff
recommends, as a condition of approval, that a draft agreement be provided to the
Current Planning Project Manager for review and approval by the Planning Project
Manager and the City Attorney at the time of Building Permit review. Such agreement
shall be recorded prior to Temporary Certificate of Occupancy.
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required. Individual lots within a unit lot subdivision are not required to comply
with the minimum lot size, width, and depth requirements of the underlying zoning
designation.
The following table identifies the proposed approximate dimensions for Lots 1-11
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Unit Lot 1 1,155 25.5 45.27
Unit Lot 2 1,064 23.5 45.27
Unit Lot 3 1,064 23.5 45.27
Unit Lot 4 1,064 23.5 45.27
Unit Lot 5 1,064 23.5 45.27
Unit Lot 6 1,064 23.5 45.27
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Unit Lot 7 1,064 23.5 45.27
Unit Lot 8 1,155 25.51 45.27
Unit Lot 9 1,091 33.38 32
Unit Lot 10 960 30 32
Unit Lot 11 1,091 33.56 32
Tract A (Common
Area) 5,426 N/A N/A
Tract B (Unit Lot
Drive) 7,772 N/A N/A
Tract C (Common
Area) 2,515 N/A N/A
Parent Lot 28,693 135 245
Staff Comment: The individual unit lots are not required to comply with the minimum lot
size, width, and depth requirements of the R-14 zone. The new proposed lot lines outline
the building footprint of the individual townhome units with a small private yard area
located in front of each unit. The parent lot meets the minimum lot size, width and depth
requirements of the R-14 zone, as shown in the table above.
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley then 10 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet,
and the rear yard is 10 feet. In a unit lot subdivision, the setback requirements apply to
the parent site, but would not apply to the individual unit lots.
Staff Comment: The proposed townhomes as shown on the submitted site plan (Exhibit
5) would meet or exceed all the required R-14 zone setback areas from the property lines
of the parent parcel.
Compliant if
Conditional
Use Permit is
approved,
See FOF 18
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. The maximum building and impervious
surface requirements are applicable to the parent parcel, not the individual unit lots. In
the R-14 zone, a maximum building height of 3 stories with a wall plate height of 24 feet
is permitted. The maximum wall plate height may be increased to 32 feet via the
conditional use permit process. Roofs with a pitch equal to or greater than 4:12 may
project an additional six (6) vertical feet from the maximum wall plate height. If the
height of wall plates on a building are less than the states maximum the roof may
project higher to account for the difference, yet the combined height of both features
shall not exceed the combined maximums. Common rooftop features, such as
chimneys, may project an additional four (4) vertical feet from the roof surface. Non-
exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may
extend up to six (6) vertical feet above the maximum wall plate height if the projection
is stepped back one-and-a-half (1.5) horizontal feet from each minimum building
setback line for each one (1) vertical foot above the maximum wall plate height.
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Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The proposed townhomes would have a total footprint of 8,843 square
feet, which would result in a total building coverage of 32 percent on the 27,553 square
foot project site, which is less than the 65 percent (65%) maximum permitted on the
parent parcel.
The project proposal would result in the development of approximately 15,428 square
feet of impervious surfaces on the project site, which would result in a total impervious
surface cover of 56 percent (56%) on the 27,553 square foot site, which is less than the
80 percent (80%) maximum permitted on the parent parcel.
The proposed townhomes would have a total of 3 stories and a maximum wall plate
height of 32 feet, the applicant has requested a conditional use permit for the increased
wall plate height (see further discussion below under FOF 18, Conditional Use Permit
Analysis).
Maximum Number of Units per Building: In the R-14 zone, no more than 6 units per
building are permitted.
Staff Comment: There are 3 buildings proposed on the project site, Buildings 1 and 2
would each have 4 units per building and Building 3 would have 3 units. None of the
proposed buildings would have more than 6 units per building.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator.
In Unit Lot Subdivisions, the landscaping regulations are applicable to the parent parcel,
not to the individual unit lots.
Staff Comment: The applicant submitted a Conceptual Landscape Plan (Exhibit 11) with
the project application materials. A 6-foot wide landscape planter is proposed between
the curb and sidewalk along NE 12th St, an 8-foot wide landscape planter is proposed
between the curb and sidewalk along the NE 13th St frontage. The proposed landscape
planters would include the planting of street trees (sweet gum) and lawn areas. There
is an existing landscape strip between the curb and sidewalk along Harrington Ave NE.
There are two existing street trees, a rain garden, and lawn area within this landscape
strip. There are two driveway curb cuts that are proposed to be removed and replaced
with lawn area. There appears to be adequate area to add additional street trees with
the removal of the existing driveways. Staff recommends, as a condition of approval that
a detailed landscape plan be submitted at the time of Construction Permit review for
review and approval by the Current Planning Project Manager. This detailed landscape
plan shall include additional street trees within the existing landscape strip located
between the curb and sidewalk along Harrington Ave NE where the driveway removal is
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proposed. Landscaping shall be installed prior to certificate of occupancy for the
proposed buildings.
The 10-foot onsite landscape strip along the NE 12thSt, Harrington Ave NE, and NE 13thSt
frontages would be comprised largely of lawn and Chanticlear pear trees. In addition,
there are two access pads proposed for maintenance of the proposed stormwater vault
within the required 10-foot onsite landscape strip. Staff has concerns that the proposed
access pads would detract from the overall aesthetics of the proposed development. In
addition, the 10-foot onsite landscape strip is required to be comprised of a mix of trees,
shrubs, and ground cover. Staff recommends, as a condition of approval that the
proposed access pads be removed to the maximum extent feasible to allow for
compliance with the City’s landscaping regulations as well as access requirements for
the maintenance of the stormwater vault and that the 10-foot onsite landscape strip be
planted with a mix of trees, shrubs, and ground cover.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 20 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. Lots
developed with detached single-family dwelling units in the R-14 zone are exempt from
the minimum tree density requirements. For multi-family development, the minimum
tree density is four (4) significant trees for every five thousand (5,000) square feet. The
tree density may consist of existing trees, replacement trees, trees required pursuant
to RMC 4-4-070.F.1, Street Frontage Landscaping Required, or a combination.
Staff Comment: The applicant submitted a Tree Retention Worksheet (Exhibit 12),
Arborist Report (Exhibit 13), and Conceptual Landscape Plan (Exhibit 11) with the project
application materials. According to the submitted Tree Retention Worksheet, there are
6 significant trees located on the project site, of those 2 have been determined to be
dangerous trees by the applicant’s arborist (Exhibit 13), which results in 4 viable trees
remaining on the project site. Of the 4 remaining trees, 20 percent (20%) or 1 tree would
be required for retention. The applicant is proposing to retain 2 trees, which exceeds the
minimum tree retention requirements. Both retained trees would be located within a
common area tract (Tract C) and would have bike racks located within the drip lines of
these retained trees. Staff recommends, as a condition of approval, that an arborist be
onsite during the installation of any proposed improvements within the drip lines of
retained trees. In addition, the arborist should recommend specific care requirements to
ensure the long term health of the trees during and after construction.
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Based on a net site area of 27,553 square feet, the project proposal would be required
to provide a minimum of 22 trees for compliance with the minimum tree density
requirements. According to the submitted landscape plan, a total of 30 trees would be
planted on and around the project site, which would exceed the minimum tree density
required.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling. Parking regulations require that a minimum and maximum
of 1.6 spaces be provided per 3 bedroom or large dwelling unit; 1.4 spaces per 2
bedroom dwelling unit; and 1.0 space per 1 bedroom or studio dwelling unit. The
number of parking spaces required for attached dwellings in the R-14 zone may be
averaged and dispersed among unit lots or within the parent site; however, at least one
parking space shall be provided within each unit lot.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing any
public sidewalk.
Staff Comment: The applicant submitted floor plans (Exhibit 7) for the proposed
townhome units with the land use application materials. According to the submitted
floor plans, each of the townhome units would have 3-4 bedrooms, which would require
1.6 parking spaces per dwelling unit. The applicant has elected to provide all required
parking within each unit lot as opposed to averaging the spaces throughout the
development. Therefore, the 1.6 spaces required for each unit lot would be rounded up
to a minimum of 2 spaces per unit lot. The applicant has proposed 2 car garages within
each unit lot, which would meet the minimum parking requirements for each unit lot.
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard
and side yard along a street setback where the fence shall not exceed forty eight inches
(48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: A 72” cedar fence is shown on the submitted landscape plan along the
rear property line and outside of the secondary front yard setbacks, which would comply
with the height requirements for fences in the R-14 zone.
Refuse and Recyclables: 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,
except where the development is participating in a City-sponsored program in which
individual recycling bins are used for curbside collection. 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.
Staff Comment: Based on the proposal for 11 multi-family dwelling units on the project
site, a total of 17 square feet of recyclable deposit areas would be required and 33
square feet of refuse area would be required, for a total minimum area of 50 square
feet. As 50 square feet is less than the minimum 80 square feet required, a total
minimum area of 80 square feet would be required for a combined service area. A
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garbage enclosure area was identified on the submitted landscape plan, with a total
minimum area of 91 square feet, which would meet the minimum area requirements.
See further discussion below under FOF 16 Residential Design and Open Space
Standards: Dumpster/Trash/Recycling Collection Area.
16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
14 zone. The Standards implement policies established in the Land Use Element of the Comprehensive
Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision.
Compliance with Residential Design Standards would be verified prior to issuance of the Building Permit
for the new single-family homes. The proposal is consistent with the following design standards, unless
noted otherwise:
Compliance Design Standards for R-14 and Analysis
N/A
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: Not applicable, the proposal includes 3 structures.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent with
the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are preserved
to the maximum extent practicable as defined by the Surface Water Design
Manual.
Staff Comment: The proposed development is required to comply with the 2017 City of
Renton Surface Water Design Manual.
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
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2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain
an eight foot (8') separation from any dwellings.
Staff Comment: The garages of Buildings 1 and 2 would be attached and would be
located to the rear of the buildings facing the unit lot drive. The primary entries of
Buildings 1 and 2 would be oriented towards Harrington Ave NE.
The garages of Building 3 would be attached with access off of the unit lot drive. The
townhome units on the north and south ends of Building 3 would have primary
pedestrian entries located on the north and south sides of the building, away from the
garage entries. The middle unit of Building 3 would have a pedestrian entry facing the
unit lot drive. However, on the east side of the building there are stairs leading to a deck,
located on the front of the townhome, which faces Tract C, a landscaped common open
space area.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: Not applicable, the project site is less than 10 acres in area.
Compliant if
condition of
approval is
met
Standards for Comment Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include
picnic areas, space for recreational activities, and other activities as
appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty feet
(20') wide.
5. A pedestrian entry easement can be used to meet the access requirements if
it has a minimum width of twenty feet (20') with a minimum five feet (5') of
sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing
that meets the standards for front yard fencing shall surround the pea-patch
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with a one foot (1') landscape area on the outside of the fence. This area is to
be landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open
space for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in
common open spaces.
Staff Comment: Based on the proposal for 11 townhome units, a total of 3,850 square
feet of common open space would be required. Landscaped open space, totaling 7,941
square feet is proposed within two common open spaces tracts (Tracts A and C). The
tracts are largely located around the project perimeter. In addition, a pea patch is
prosed within Tract C on the eastern side of the proposed unit lot drive, to the north of
proposed Building 3. The proposed common open space tracts do not appear to comply
with the 20-foot minimum width requirement and the pea patch does not meet the
minimum standards as required by code. As an alternative, the project could apply for
a fee in lieu of common open space per RMC 4-1-240.B.3 as the project site is located
within ¼ mile of the new Sunset Park. Staff recommends, as a condition of approval,
that either the layout of the unit lot subdivision be revised to provide common open
space for a minimum area of 3,850 square feet that complies with the minimum
standards of RMC 4-2-115 or that a fee in lieu of common open space be requested in
accordance with RMC 4-1-240.B.3. The revised unit lot subdivision or fee in lieu request
shall be submitted at the time of Construction Permit review for review and approval
by the Current Planning Project Manager and Community Services if the fee in lieu is
requested.
Compliant if
condition of
approval is
met
Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each
individual dwelling shall have a private yard that is at minimum six hundred (600)
square feet in size. Backyard patios and reciprocal use easements may be included in
the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (250) square feet in size with no
dimension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be
added to the required amount of common open space for each unit that is not ground
related.
Staff Comment: Each individual unit lot includes private open space. Each unit lot
would have private yard areas, as well as balconies off of the second story, and roof
top decks on top of the proposed units. The ground related private yard areas have a
depth of 7 feet, which is less than the 8-foot minimum. The applicant is also proposing
balconies and rooftop decks for each of the townhome units, which may be counted
towards the private yard areas. However, floor plans which outline the dimensions and
areas of the balconies and rooftop decks were not submitted with the land use
application materials. Therefore, staff recommends, as a condition of approval that
additional information be submitted at the time of Construction Permit review
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demonstrating the project’s compliance with the private open space requirements if a
minimum of 250 square feet per unit with no dimension less than 8 feet in width.
Compliant if
condition of
approval is
met
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Desi n Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted
joints. Sidewalks or pathways for parks and green spaces shall be located at
the edge of the common space to allow a larger usable green and easy access
to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
5. For all homes that do not front on a residential access street, limited
residential access street, a park, or a common green: Pedestrian entry
easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk
shall be provided.
Staff Comment: All the units in Buildings 1 and 2 would front on Harrington Ave NE and
would include direct pedestrian connections to the public sidewalk within the public
right-of-way. Unit 11 in Building 3 would have a direct pedestrian connection to the
sidewalk that would be constructed within NE 12th St. Unit 9 would be oriented to the
north with the primary entry fronting on a pedestrian walkway and common open
space. Staff recommends, as a condition of approval, that the pedestrian walkways
proposed to serve Unit 4 and 5 be consolidated into one centrally located walkway
between Buildings 1 and 2. This would consolidate the access for Units 4 and 5 and
provide a direct pedestrian connection to Harrington Ave NE for Unit 9. The pedestrian
walkway serving Unit 9 should be extended across the unit lot drive through the use of
a differentiated pavement pattern.
Unit 10 would front to the east towards an open space area, however this common
open space does not meet the minimum 20-foot width requirement and would need to
be revised to be consider unit 10 compliant with the primary entry standards. As the
primary entry to Unit 10 would front on the common open space to the east, staff
recommends, as a condition of approval, that a minimum 5-foot wide pedestrian
walkway be provided from the sidewalk in NE 12th St to the base of the stairs leading
to the deck serving Unit 10.
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Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green,
pocket park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: The primary entries for the units proposed within Buildings 1 and 2
would be oriented towards Harrington Ave NE, the primary entry for Unit 11 would be
oriented to the south towards NE 12th St. The primary entry for Unit 9 would be
oriented to the north towards the common open space. The primary entry to proposed
Unit 10 would face the common open space to the east.
Facade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2')
in depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all facades facing streets or public spaces.
Staff Comment: The primary building elevations include modulation and articulations
in compliance with this requirement.
Compliant if
condition of
approval is
met
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally,
and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an
elevation facing a pedestrian easement.
Staff Comment: The proposed elevations include primary windows that are
proportioned vertically. All primary doors would have inset glass. The only door that
does not front on a street or common open space would be the door for Unit 10, which
would front on the unit lot drive. However, Unit 10 would have sliding glass doors off
of a deck with stair access to a common open space area (Tract C) that could function
as a primary entry for design purposes. It is unclear, based on the information
submitted, whether trim is proposed around the doors. Staff recommends, as a
condition of approval, that all primary entry doors be trimmed with three and one-half
inches (3 ½") minimum head and jamb trim around the door. Revised elevations
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including the trim detail shall be submitted to the Current Planning Project Manager at
the time of Building Permit review for review and approval.
Compliant if
condition of
approval is
met
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3. To differentiate the same models and elevations, different colors shall be
used, and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: The primary building form is the dominating form and no porches
would exceed one story. A color palette coded to the exterior elevations was not
provided with the submitted application materials. Staff recommends, as a condition
of approval that a color palette coded to the exterior building elevations be provided to
the Current Planning Project Manager for review and approval at the time of Building
Permit review.
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: The primary roof form of the townhome units would be flat as roof top
decks are proposed. However, the townhome units include modulation and step backs
of the upper floors, to give the primary facades visual interest.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: Details regarding the eaves and facia were not included on the
submitted elevations. Compliance for this standard would be verified at the time of
Building Permit review.
Compliant if
condition of
approval is
met
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and
shall be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
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4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: Staff was unable to verify whether the required three and one-half
inches (3 ½”) minimum trim would be provided around all windows and doors. In
addition, staff was unable to verify the presence of one of the following architectural
details: shutters, knee bracers, flower boxes, or columns. Therefore, staff recommends,
as a condition of approval that the applicant either submit revised elevations providing
the required three and one-half inches ( 3 ½”) minimum trim surrounding all windows
and doors and one of the following architectural details: shutters, knee braces, flower
boxes, or columns, or the applicant shall submit a modification request to vary from
these standards. The revised elevations or modification request shall be submitted to
the Current Planning Project Manager for review and approval at the time of Building
Permit review.
Compliant if
condition of
approval is
met
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24").
The material change shall occur at an internal corner or a logical transition
such as aligning with a window edge or chimney. Material transition shall not
occur at an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color
palettes for all new structures, coded to the home elevations, shall be
submitted for approval.
4. Gutters and downspouts shall be integrated into the color scheme of the
home and be painted, or of an integral color, to match the trim color.
Staff Comment: A materials board was not submitted with the application materials;
therefore staff is unable to verify compliance with this requirement. Staff recommends,
as a condition of approval that a materials board and color palette coded to the
building elevations, be provided to the Current Planning Project Manager for review
and approval at the time of Building Permit review.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS
while not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
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4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance with this requirement would be verified at the time of
Building Permit review.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: Not applicable, no hot tubs or pools are proposed.
Compliant if
condition of
approval is
met
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Utility box locations were not shown on the conceptual landscape
plan. Staff recommends, as a condition of approval that the detailed landscape plan
include utility box locations and that any utility boxes that are visible to the public be
screened with landscaping or berms.
Compliant if
condition of
approval is
met
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: A trash enclosure detail was not provided with the submitted
application materials. Staff recommends, as a condition of approval, that details
regarding trash enclosures be provided at the time of Building Permit review to the
Current Planning Project Manager for review and approval.
17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Wellhead Protection Areas:
Staff Comment: There are no minimum buffer or building setbacks required for
Wellhead Protection Areas. However, a fill source statement is required for any fill
imported onto the project site.
18. Conditional Use Analysis: A conditional use permit is requested to increase the maximum wall plate
height of the proposed townhomes from 24 feet up to 32 feet, as required by RMC 4-2-110.A. 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.
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Compliance Conditional Use Criteria and Analysis
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 for Comprehensive Plan and zoning regulation 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 applicant is proposing to construct 3-story townhome units on the
project site. In order to achieve the desired ceiling heights within the townhomes, the
applicant is requesting a conditional use permit to increase the maximum wall plate
height from 24 feet up to 32 feet. The project site is bounded on 3 sides by public streets:
NE 12th St, Harrington Ave NE, and NE 13th St. The project site is located at the edge of an
R-14 zoned area, across the street to the south, the properties are zoned CV (Center
Village), which permits a maximum height of 50 feet, except 60 feet if parking is located
within the building. The project site’s location at the edge of an R-14 zone, adjacent to a
CV zone, which puts the site in a transitional area with regards to the height of structures
and intensity of uses. In addition, the proposed townhomes include upper level step backs,
which reduce the bulk and scale of the proposed structures. The proposed townhomes
would comply with the density bonus requirements of the R-14 zone as well as all other
development standards. This transition area is well-suited to allow an increase in the
maximum wall plate height to facilitate the massing changes dictated by the
development standards between the CV zone and the R-14 zone.
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 proposed townhomes include upper
level step backs, which reduce the bulk and scale of the proposed buildings. In addition,
CV zoned properties are located across the street to the south of the project site. To the
west of the project site is McKnight Middle School. The project site is located in an area
that is transitioning from less intense single-family and duplex uses to more intense
commercial and mixed-uses. The proposed townhomes are consistent with the
anticipated transition. It is not anticipated that the requested 32-foot maximum wall
plate height would adversely impact surrounding uses in the neighborhood.
d. Compatibility: The proposed use shall be compatible with the scale and character of
the neighborhood.
Staff Comment: The proposed townhomes would have a 32-foot high maximum wall plate
height and include upper level step backs to reduce the bulk and scale of the proposed
buildings. As previously discussed above, the project is located at the edge of an R-14
zone and adjacent to CV zoned properties as well as McKnight Middle School, which is a
more intense use in an R-8 zone. The project site’s location, adjacent to these more
intense uses, puts it in a good area to function as a transition from the lower intensity
single-family and duplex uses to the more intense commercial and school uses across the
street. Staff anticipates that the 32-foot high maximum would be compatible with the
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scale and character of the neighborhood and the expected change in the area as other
CV zoned properties redevelop.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: Each townhome unit would include a 2-car garage for the parking of the
residents, this complies with the parking requirements of the zone.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The proposed project includes a unit lot drive, which would connect
through the site from NE 12th St to NE 13th St. All proposed townhomes would gain vehicle
access off of the unit lot drive, allowing for the safe movement of vehicles on and around
the project site. Sidewalks would be constructed within the NE 12th St and NE 13th St
rights-of-way and the existing sidewalk within Harrington Ave NE would remain. The
proposed townhomes would include pedestrian connections to the existing and proposed
sidewalks, allowing for the safe movement of pedestrians on and around the project site.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The proposed 32-foot maximum wall plate height is not anticipated to
generate additional noise, light, or glare impacts over the standard 24-foot height
permitted in the R-14 zone.
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: A Conceptual Landscape Plan (Exhibit 11) was submitted with the project
application materials. Buildings 1 and 2 are sited on the western portion of the project
site, along Harrington Ave NE and Building 3 would be sited on the southeast corner of
the site. The location of the townhome buildings along the west and south portions of the
site allows the units to be in closer proximity to McKnight Middle School to the west and
the CV zoned properties to the south. Landscaping and open space is proposed along the
east property line, where the site abuts the R-14 zoned properties that are currently
developed as duplexes and single-family residences. The proposed landscape open space
areas would provide a sufficient buffer between the townhomes and surrounding uses.
19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-14
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
conditions
of approval
are met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 14, Comprehensive Plan Analysis.
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Compliant if
conditions
of approval
are met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Zoning Development Standard Compliance.
Compliant if
conditions
of approval
are met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Design and Open Space Review.
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: The proposal was reviewed by the City’s Environmental Review
Committee and determined to be consistent with the Sunset Area Planned Action
Ordinance and EIS (Exhibits 1-3).
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: The proposed development would include the construction of 11
townhome units in 3 buildings on the project site. The proposed townhomes would have
3 stories and a maximum wall plate height of 32 feet. The proposed structures have been
sited such that two of the buildings would front on Harrington Ave NE and one structure
would be located on the southeast corner of the site. The proposed structures would be
located closer to the more intense uses (McKnight Middle School and the CV zoned
properties to the south) and away from the less intense duplex and single-family
development in the abutting R-14 zoned properties. The proposal would not result in an
overconcentration of development on a particular portion of the project site.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways
and adjacent properties.
Staff Comment: The proposal includes a unit lot drive, which would provide vehicle access
to all of the townhome units. In addition, pedestrian walkways would be provided from
the townhome units to the sidewalks to be constructed in NE 12th St and NE 13th St and
the existing sidewalk to remain along Harrington 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: The proposed townhomes would not include loading and storage areas
that require screening.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
Staff Comment: It is not anticipated that the proposed townhomes would impact any
views of the surrounding properties.
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.
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Staff Comment: See discussion under FOF 15, Zoning Development Standard:
Landscaping, and FOF 18 Conditional Use Analysis, h, Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: 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 for review and approval by the Current Planning Project Manager.
To ensure safety and avoid excessive brightness pedestrian scale lighting should be
provided on the primary entries of each unit as well as along the pedestrian walkways as
necessary to provide sufficient lighting for pedestrian safety.
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation.
Staff Comment: Common Open Space areas have been sited around the project perimeter,
which would provide privacy and buffer some of the noise either entering or leaving the
project site.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian
and vehicle needs.
Staff Comment: The proposed 11 townhome units would be located within 3 separate
structures on the project site. In addition, the upper levels of the townhome units would
be “stepped back” along the Harrington Ave NE street frontage. The splitting up of the
units into multiple buildings with the proposed landscaping and common open space
provided and the upper level “step backs” would the scale of the structures as visible from
the public rights-of-way.
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 proposal includes the retention of two significant trees on the project
site, which would be protected within a common open space tract (Tract C). The site is
currently flat, which would limit undue grading on and around the project site.
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 and FOF 18
Conditional Use Analysis, h, 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.
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Staff Comment: A unit lot drive that connects NE 12th St with NE 13th St would provide
access of all of the townhome units. None of the townhomes would take direct access off
of the surrounding public streets, thereby reducing the number of curbcuts generated by
the project to two.
Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access points,
drives, parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: The townhome units would provide direct pedestrian connections, where
feasible, to the public sidewalks around the project site, providing a safe and efficient
pedestrian circulation system. A unit lot drive is proposed to provide vehicular access
through the project site. None of the townhomes would directly access off of a public right-
of-way, thereby providing a safe and efficient vehicular circulation pattern.
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian
areas.
Staff Comment: Not applicant, no separate loading and delivery areas are required for
townhomes.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: One-half (0.5) bicycle parking space per one dwelling unit is required for
projects with more than 5 dwelling units. For attached dwellings, spaces within the
dwelling units or on balconies do not count toward the bicycle parking requirement.
However, designated bicycle parking spaces within individual garages can count toward
the minimum requirement.
Based on the proposal for 11 townhome units, a total of 6 bicycle parking spaces are
required. Bicycle parking is shown on the submitted Conceptual Landscape Plan (Exhibit
11). However, no details were included regarding the proposed bike racks. Therefore, staff
recommends, as a condition of approval that a bicycle parking detail in compliance with
RMC 4-4-080.F.11.c be provided at the time of Building Permit review for review and
approval by the Current Planning Project Manager.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See previous discussion above under Access.
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 16, Residential Design and Open Space Standards.
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.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
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Staff Comment: The proposed project has been designed to accommodate the retention
of two existing significant trees, no other sensitive areas or natural systems are present
on 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 Renton Fire Authority staff indicated that sufficient resources
exist to furnish services to the proposed development if the applicant provides Code
required improvements and fees. A Fire Impact Fee, currently assessed at $964.53 per
dwelling unit would be applicable to the proposal. The fee in effect at the time of Building
Permit issuance would be assessed for this project. The applicant has requested a fee
waiver for owner-occupied housing in the Sunset Area, which, if approved by the City
Council, would result in all required impact fees being waived for this project.
Water and Sewer.
Staff Comment: Water service is provided by the City of Renton. The site is in the Highlands
service area in the 565 hydraulic pressure zone. There is an existing 8-inch City water main
located in NE 12th St and Harrington Ave NE that can deliver a maximum total flow
capacity of 2,500 gallons per minute (gpm). There is an existing 6-inch City water main
located in NE 13th St that can deliver a maximum total flow capacity of 1,300 gpm. The
approximate static water pressure is 90 psi at the elevation of 354 feet. The site is located
within Zone 2 of a Wellhead Protection Area. There are two existing fire hydrants along
Harrington Ave NE. The existing duplex and former duplexes are served by 3/4-inch water
meters.
The Renton Regional Fire Authority has determined that the preliminary fire flow demand
for the development is 2,500 gpm with the use of approved automatic fire sprinkler
systems for the buildings. Three fire hydrants are required within 300 feet of the buildings.
Water system development charges for each proposed 1-inch domestic water service is
$3,727.00 per meter or $40,997.00 for eleven (11) 1-inch meters. This is payable at
construction permit issuance.
The preliminary utility plan (Exhibit 14) submitted with the application materials includes
a new 8-inch water main within the proposed unit lot drive (Tract B) connecting from the
existing 8-inch main in NE 12th St to the 6-inch main in NE 13th St. Each new townhome
shall be served by a 1-inch water service from the new 8-inch main.
Sewer service is provided by the City of Renton. There is an existing 8-inch concrete sewer
main located in NE 12th St, an existing 8-inch concrete sewer main in Harrington Ave NE,
and an existing 8-inch concrete sewer main in NE 13th St. An 8-inch sewer main extension
is required within the proposed unit lot drive.
SDC fee for sewer is based on the size of the new domestic water to serve the project. The
current sewer fee for a 1-inch meter is $2,837.00 per meter, 1-1/2-inch meter is
$12,700.00 and a 2-inch meter is $20,320.00. SDC fees are payable at construction permit
issuance.
Credit will be giving for the existing water and sewer services provided to the project site.
Drainage.
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Staff Comment: A Preliminary Technical Information Report, prepared by Encompass
Engineering and Surveying, dated revised April 10, 2018 was submitted with the project
application (Exhibit 15). The site is located in the City’s Peak Rate Flow Control Standard
(Existing Site Conditions). The site is located in the East Lake Washington drainage
basin. The site is currently underlain with Arents, Alderwood, gravelly sandy loam (AmC)
soil. Per the submitted Infiltration Evaluation (Exhibit 16), the onsite soils are suitable for
infiltration BMPs. Runoff from the site currently flows to the southwest where it enters
the City’s storm drainage system which eventually discharged into the storm system in
NE Sunset Blvd and discharged into Lake Washington.
The proposed project would require flow control facilities, water quality treatment, and
onsite Best Management Practices (BMPs). A detention vault, together with a Filterra
biofiltration deveice with a presedimentation chamber and/or Vortechs hydrodynamic
separator would provide the required flow control and enhanced water quality
treatment.
The sizing and design of the proposed flow control facility, water quality treatment facility,
and onsite BMPs would be reviewed for compliance with the adopted 2017 City of Renton
Surface Water Design Manual.
Surface water system development fee is $0.687 per square foot of new impervious
surface, but not less than $1,718.00. Credit will be issued for any existing homes.
Stormwater SDCs that are current will be collected at the time of construction permit
issuance.
Transportation.
Staff Comment: Access to the site is proposed via a unit lot drive/alley within Tract B, see
further discussion below under FOF 20 Subdivision Regulations and Analysis: Access and
Streets.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. Currently this fee is assessed at $2,822.61. This fee increases
each year and the applicable fee is paid at the time of Building Permit issuance. The
applicant has requested a fee waiver for owner occupied housing in the Sunset Area,
which, if approved by the City Council, would result in all required impact fees being
waived for this project.
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: See previous discussion above under Drainage.
20. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant
if condition
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
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of approval
is met
Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may
serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. The
paved roadway shall be a minimum of sixteen feet (16') wide; the Renton Fire Authority
may require the paved roadway to be up to twenty feet (20') wide. Except for points of
ingress/egress, curbs shall be installed along the perimeter of the roadway. There shall
be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide
sidewalk along one side of the unit lot drive.
Alleys may be used for vehicular access, but are not to be considered as the primary
access for emergency or Fire Department concerns. Alleys require a minimum right-of-
way width of 16 feet and a minimum pavement width of 12 feet in residential zones.
The maximum width of single loaded garage driveways shall not exceed nine feet (9') and
double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: A unit lot drive/alley is proposed to serve the proposed lots. The proposed
unit lot drive/alley would function as an alley for Lots 1-8 and would function as a unit lot
drive for Lots 9-11. As the unit lot drive/alley would function as primary access for 3 of
the unit lots, the unit lot drive/alley shall be designed to the unit lot drive standards, which
include paving, curb, landscaping, and a sidewalk along one side. The proposed alley/unit
lot drive would be located within Tract B, a tract that ranges in width from 25.29 feet to
33.12 feet with a pavement width than ranges from 16 feet to 33 feet. There do not
appear to be any curb, sidewalks or landscape strips proposed within the alley/unit lot
drive. Staff recommends, as a condition of approval that the unit lot drive be revised as
follows: the pavement width through the alley/unit lot drive shall not exceed 16 feet with
a curb around the perimeter and a 5-foot wide sidewalk on one side. An 8-foot wide
landscape strip shall be located between the curb and sidewalk. This may result in the
reduction of the width of the unit lot drive tract in some areas. Where the unit lot drive
width is reduced, the additional area shall be transferred to the open space areas around
the project perimeter. The unit lot drive/alley shall be privately owned and maintained by
a Homeowners Association for the proposed development. Staff recommends, as a
condition of approval that a Homeowners Association be established for the maintenance
of all common improvements on the project site. Draft CC & Rs for the Homeowners
Association shall be submitted for review and approval prior to the recording of the final
plat.
N/A Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: Not applicable, no new blocks would be created.
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: NE 12th St is classified a collector arterial and is designated as a Green
Connection in the City’s adopted Sunset Area Surface Water Master Plan. The Master
Plan was adopted in April 2011. Per the adopted Master Plan, NE 12th St shall have a
right-of-way width of 83 feet. The applicant has submitted a modification request for a
modified street section that would have a right-of-way width of 69 feet. The paved
roadway width would remain 40 feet consisting of two (2) 14-foot shared share vehicular
/ bike lanes and one (1) 12-foot center two way left turn lane. A 0.5-foot curb, 8-foot rain
garden, and 6-foot sidewalk are required along both sides of the roadway. A right-of-
way dedication of approximately 9.5 feet is proposed along the NE 12th St frontage to
provide the 34.5-foot half right-of-way section. See further discussion below under FOF
21, Modification.
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Harrington Ave NE is classified as a residential access street and is designated as a Green
Connection in the City’s adopted Sunset Area Surface Water Master Plan. The portion of
Harrington Ave NE adjacent to this site was improved by a City capital improvement
project. The driveway entrances constructed for 2801 NE 13th St shall be removed as part
of this project. A concrete curb per City of Renton Standards shall be constructed where
the driveway entrances are removed. No further improvements would be required along
the Harrington Ave NE frontage.
NE 13th St is classified as a residential access street. Per RMC 4-6-060, the required right-
of-way width for a residential access street is 53 feet. The paved roadway width required
is 26 feet consisting of two (2) 10-foot lanes and one (1) 6-foot parking lane. A 0.5-foot
curb, 8-foot planter strip, and 5-foot sidewalk are required along both side of the
roadway. The new curb line shall be set at 13 feet from the centerline of the existing
right-of-way. A dedication of approximately 1.5 feet is required along the NE 13th St
frontage to provide the required 26.5-foot half right-of-way section.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed unit lots would meet the requirements for a unit lot
subdivision and would be compatible with the R-14 zoning development standards. All
lots are rectangular in shape and would take access via the unit lot drive/alley.
21. Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250.D, the applicant is requesting
an Administrative Modification from RMC 4-6-060.F.2, Minimum Design Standards for Public Streets and
Alleys, for NE 12th St, a Collector Arterial. The applicant is proposing to reduce the required right-of-way
dedication from 16.5 feet to 9.5 feet and maintain the existing street section which includes a paved
roadway width of 40-feet, 0.5-foot curb and gutter, and install a new 6-foot planter strip/bioretention
cell and a new 5-foot sidewalk on the north of the roadway along the project street frontage.
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation section and Economic
Development section have reviewed NE 12th St and the surrounding area and have
determined that a modified Collector Green Connection street section is more suitable for
the portion of NE 12th St adjacent to the site. The modified street section shall have a
right-of-way width of 69 feet. The paved roadway width shall remain 40 feet consisting
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of two (2) 14-foot shared vehicular / bike lanes and one (1) 12-foot center two-way left
turn lane. A 0.5-foot curb, 8-foot rain garden, and 6-foot sidewalk are required along
both sides of the roadway. A right-of-way dedication of approximately 9.5 feet is required
along the NE 12th St frontage to provide the required 34.5-foot half right-of-way section.
This existing roadway width would meet the transportation needs of the surrounding area
and tie-in to the existing improvements installed along Harrington Ave NE, while
providing the required separation between the vehicular and pedestrian travel ways as
required by the code. The modified collector arterial section proposed would conform to
the design criteria outlined by the City of Renton Transportation Division.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The modified street section is consistent with the surrounding
neighborhood and would increase pedestrian safety.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
22. 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: Sierra Heights Elementary,
McKnight Middle School and Hazen High School. Any new students from the proposed
development would be bussed to their elementary and high schools and would walk to
middle school. The stop for Sierra Heights Elementary School is located at the northwest
corner of the project site at the intersection of Harrington Ave NE and NE 13th St.
Students attending McKnight Middle School would walk to school, which is directly
across from the project site. Students would walk along the existing sidewalks along
Harrington Ave NE to NE 16th Street where they would walk to the west along the existing
sidewalks to the school entrance. The bus stop for students attending Hazen High School
is located at the southwest corner of the project site at the intersection of Harrington
Ave NE and NE 12th St. The proposed project includes the installation of frontage
improvements along the NE 12th St and NE 13th St frontages, including sidewalks.
A School Impact Fee, based on new single-family lots, 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
$1,448.00 per townhome unit.
Parks: A Park Impact Fee would be required for the future townhouses. The current
Park Impact Fee is $2,116.84 per townhouse 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. The applicant has requested a fee waiver for owner occupied housing
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in the Sunset Area, which, if approved by the City Council, would result in all required
impact fees being waived for this project.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (HD) 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 Residential – 14 (R-14) 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 unit lot subdivision complies with the Residential Design and Open Space Standards
provided the applicant complies with City Code and conditions of approval, see FOF 16.
4. The proposed unit lot subdivision complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 17.
5. The proposed project complies with the Conditional Use Permit criteria provided the applicant complies
with City Code and conditions of approval, see FOF 18.
6. The proposed project complies with the Site Plan Review criteria provided the applicant complies with
City Code and conditions of approval, see FOF 19.
7. There are adequate public services and facilities to accommodate the proposed plat, see FOF 19.
8. The proposed unit lot subdivision complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions are complied with, see FOF 20.
9. The proposed unit lot subdivision complies with the street standards as modified in FOF 21 and as
established by City Code, provided the project complies with all advisory notes and conditions of
approval contained herein, see FOF 20.
10. The proposed project complies with the Modification criteria provided the applicant complies with City
Code and conditions of approval, see FOF 21.
11. There are safe walking routes to the school and school bus stop, see FOF 22.
12. Key features, which are integral to this project include, upper story setbacks for each townhome unit.
J. RECOMMENDATION:
Staff recommends approval of the 28 Hundred Unit Lot Subdivision, Conditional Use Permit, Site Plan Review,
and Street Modification, File No. LUA17-000163, as depicted in Exhibit 4, subject to the following conditions:
1. A draft agreement in a form approved by the City with the King County Recorder’s Office requiring that
the one affordable housing unit remain affordable housing for fifty (50) years or the life of the
development, whichever is less, shall be provided for review and approval at the time of Building Permit
review to the Current Planning Project Manager and City Attorney. This agreement shall be a covenant
running with the land, binding on the assigns, heirs and successors of the applicant to the satisfaction of
the City Attorney. Such agreement shall be recorded prior to Temporary Certificate of Occupancy.
2. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and
approval by the Current Planning Project Manager. This detailed landscape plan shall include, but not be
limited to, the following:
a. A mix of trees, shrubs, and ground cover within the 10-foot onsite required landscape strip; and
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b. Any utility boxes that are visible to the public shall be screened with landscaping or berms; and
c. Additional street trees within the existing landscape strip shall located between the curb and
sidewalk along Harrington Ave NE where the driveway removal is proposed; and
d. The proposed stormwater vault access pads shall be removed to the maximum extent feasible to
allow for compliance with the City’s landscaping regulations as well as access requirements for
the maintenance of the stormwater vault.
Onsite landscaping shall be installed prior to certificate of occupancy for the proposed buildings.
Landscaping required within the public right-of-way shall be installed prior to the recording of the final
plat.
3. An arborist shall be onsite during the installation of any proposed improvements within the drip lines of
retained trees. In addition, the arborist should recommend specific care requirements to ensure the long
term health of the trees during and after construction.
4. Either the layout of the unit lot subdivision shall be revised to provide common open space with a
minimum width of 20 feet and a minimum area of 3,850 square feet or a fee in lieu of common open
space shall be requested in accordance with RMC 4-1-240.B.3. The revised unit lot subdivision or fee in
lieu request shall be submitted at the time of Construction Permit review.
5. Additional information shall be submitted at the time of Construction Permit review demonstrating the
project’s compliance with the private open space requirements of a minimum of 250 square feet per unit
with no dimension less than 8 feet in width.
6. All primary entry doors shall be trimmed with three and one-half inches (3 1/2") minimum head and jamb
trim around the door. Revised elevations including the trim detail shall be submitted to the Current
Planning Project Manager at the time of Building Permit review for review and approval prior to Building
Permit issuance.
7. A color palette coded to the exterior building elevations shall be provided to the Current Planning Project
Manager at the time of Building Permit review for review and approval prior to Building Permit issuance.
8. The applicant shall either submit revised elevations providing the required three and one-half inches
(3 1/2”) minimum trim surrounding all windows and doors and one of the following architectural details:
shutters, knee braces, flower boxes, or columns, or the applicant shall submit a modification request and
receive approval to vary from these standards. The revised elevations or modification request shall be
submitted to the Current Planning Project Manager at the time of Building Permit review for review and
approval prior to Building Permit issuance.
9. Details regarding trash enclosures shall be provided at the time of Building Permit review to the Current
Planning Project Manager for review and approval prior to Building Permit issuance.
10. A lighting plan shall be provided at the time of Building Permit review for review and approval by the
Current Planning Project Manager. To ensure safety and avoid excessive brightness pedestrian scale
lighting should be provided on the primary entries of each unit as well as along the pedestrian walkways
as necessary to provide sufficient lighting for pedestrian safety.
11. A bicycle parking detail in compliance with RMC 4-4-080.F.11.c shall be provided at the time of Building
Permit review for review and approval by the Current Planning Project Manager prior to Building Permit
issuance.
12. The unit lot drive shall be revised as follows: the pavement width through the alley/unit lot drive shall
not exceed 16 feet with a curb around the perimeter and a 5-foot wide sidewalk on west side. An 8-foot
wide landscape strip shall be located between the curb and sidewalk. This may result in the reduction of
the width of the unit lot drive tract in some areas. Where the unit lot drive width is reduced, the
additional area shall be transferred to the open space areas around the project perimeter. The unit lot
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drive/alley shall be privately owned and maintained by a Homeowners Association for the proposed
development.
13. A Homeowners Association shall be established for the maintenance of all common improvements on
the project site. Draft CC & Rs for the Homeowners Association shall be submitted for review and
approval by the Current Planning Project Manager and the City Attorney prior to the recording of the
final plat.
14. The common open space area fronting Unit 10 shall be revised to meet the minimum 20-foot width
requirement and provide a minimum 5-foot wide pedestrian walkway from the sidewalk in NE 12th St to
the base of the stairs leading to the deck serving Unit 10.
15. The pedestrian walkways proposed to serve Unit 4 and 5 shall be consolidated into one centrally located
walkway between Buildings 1 and 2. The pedestrian walkway serving Unit 9 shall be extended across the
unit lot drive through the use of a differentiated pavement pattern.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
28 Hundred Unit Lot Subdivision
Project Number:
LUA17-000163
Date of Hearing
July 10, 2018
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
James Houton, JKH Pacific
12018 SE 51st St
Bellevue, WA 98006
Project Location
2800 NE 12th Street
The following exhibits were entered into the Hearing Examiner record:
Exhibits 1-9 SEPA Environmental Consistency Analysis
Exhibit 10: HEX Staff Report
Exhibit 11: Conceptual Landscape Plan
Exhibit 12: Tree Retention Worksheet
Exhibit 13: Arborist Report
Exhibit 14: Utility Plan
Exhibit 15: Preliminary Technical Information Report, prepared by Encompass Engineering and
Surveying, dated revised April 10, 2018
Exhibit 16: Infiltration Evaluation, prepared by Earth Solutions NW, LLC, dated August 26, 2014
Exhibit 17: Fee Waiver Request
Exhibit 18: Street Modification Request
Exhibit 19: Neighborhood Meeting Minutes
11.3'x88'
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
TREE RETENTION WORKSHEET
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 | www.rentonwa.gov
1.Total number of trees over 6” diameter 1, or alder or cottonwood
trees at least 8” in diameter on project site trees
2.Deductions: Certain trees are excluded from the retention calculation:
Trees that are dangerous 2 trees
Trees in proposed public streets trees
Trees in proposed private access easements/tracts trees
Trees in critical areas3 and buffers trees
Total number of excluded trees: trees
3.Subtract line 2 from line 1:trees
4.Next, to determine the number of trees that must be retained 4, multiply line 3 by:
0.3 in zones RC, R-1, R-4, R-6 or R-8
0.2 in all other residential zones
0.1 in all commercial and industrial zones trees
5.List the number of 6” in diameter, or alder or cottonwood trees
over 8” in diameter that you are proposing5 to retain4:trees
6.Subtract line 5 from line 4 for trees to be replaced:
(if line 6 is zero or less, stop here. No replacement trees are required) trees
7.Multiply line 6 by 12” for number of required replacement inches:inches
8.Proposed size of trees to meet additional planting requirement:
(Minimum 2” caliper trees required for replacement, otherwise enter 0)inches per tree
9.Divide line 7 by line 8 for number of replacement trees 6:
(If remainder is .5 or greater, round up to the next whole number) trees
1 Measured at 4.5’ above grade.
2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed
landscape architect, or certified arborist, and approved by the City.
3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050.
4 Count only those trees to be retained outside of critical areas and buffers.
5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a.
6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least
six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii) for prohibited types of replacement trees.
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H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx 08/2015
Minimum Tree Density
A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family
dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a
combination.
Detached single-family development 7: Two (2) significant trees 8 for every five thousand (5,000) sq. ft. of lot
area. For example, a lot with 9,600 square feet and a detached single-family house is required to have four (4)
significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24”). This
is determined with the following formula:
Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq.
ft. of lot area.
Example Tree Density Table:
Lot Lot size Min significant
trees required
New Trees Retained Trees Compliant
1 5,000 2 2 @ 2” caliper 0 Yes
2 10,000 4 0 1 tree (24 caliper
inches)
Yes
3 15,000 6 2 @ 2” caliper 1 Maple – 15
caliper inches
1 Fir – 9 caliper
inches.
Yes
7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite,
however they are not exempt from the annual tree removal limits.
8 Or the gross equivalent of caliper inches provided by one (1) or more trees.
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8HARRINGTON AVENUE N.E.N.E. 13TH STREET
N.E. 12TH STREET
TRACT B
TRACT A
TRACT C
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10
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Eastern Washington Division407 Swiftwater Blvd. ƒ Cle Elum, WA 98922 ƒ Phone: (509) 674-7433 ƒ Fax: (509) 674-7419Western Washington Division165 NE Juniper Street, Suite 201 ƒ Issaquah, WA 98027 ƒ Phone: (425) 392-0250 ƒ Fax: (425) 391-30550146*SITE
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd., Cle Elum, WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
PRELIMINARY TECHNICAL INFORMATION REPORT
for the
28Hundred Unit Lot Subdivision
February 20, 2017
Revised January 21, 2018
Revised April 10, 2018
Encompass Engineering & Surveying Job No. 16663
Prepared For:
Yves Tang
Greystoke LLC
720 North 10th Street #A282
Renton, WA 98057
28HUNDRED TOWNHOME PROJECT
PROJECT APPLICANT YVES TANG
PROJECT MANAGER JIM HOWTON
12018 SE 51ST STREET, BELLEVUE, WA 98006-2857
TELEPHONE 425-641-4276
FAX 425-653-1304
EMAIL ADDRESS: jimhjim1111@comcast.net
REQUEST FOR FEE WAIVERS
This letter is a request for the Renton City Council to waive all fees in accordance with RMC 4-
1-210.
The 28 Hundred Townhome Project meets and is in compliance with all of the requirements for
the City to grant these fee waivers.
Following are the provisions of RMC 4-1-210 and an explanation as to why the 28HUNDRED
project is in compliance with all 0f these provisions:
B. OWNER OCCUPIED HOUSING INCENTIVE:
B. OWNER-OCCUPIED HOUSING INCENTIVE:
1. Purpose: To encourage owner-occupied housing in the CD, CV, R-14, and RMF Zones that are also
located within either the Downtown or Sunset Area, as represented in the official map of the Eligible
Areas for Multi-Family Housing Incentives, by waiving certain development and mitigation fees for “For
Sale” housing, subject to City Council approval.
The 28 Hundred Townhome Project is zoned R-14 and is located in the Sunset Center Village Area.
In addition, all 11 townhomes will be “For Sale” units.
2. Map of the Eligible Areas for Multi-Family Housing Incentives: The Office of the City Clerk shall
maintain a copy of the Eligible Areas for Multi-Family Housing Incentives Map (“Map”). The boundaries of
the various districts shall be shown on the Map and are hereby made part of this Section, which shall be
read and interpreted in light of the contents of the Map.
The 28 Hundred Townhome Project is in the eligible area of the MultiFamily Housing Incentives
Map.
3. Eligibility Criteria: To qualify for waived fees, projects shall consist of new construction with all of the
housing units platted or condominium “For Sale” housing, and either:
a. The project will be a minimum of ten (10) units if in the R-14 Zone and within the Downtown, or a
minimum ten (10) dwelling units and in the RMF or R-14 Zone and within the Sunset Area; or
b. The project will be a minimum of thirty (30) dwelling units if in the CD Zone and within the
Downtown, or a minimum of thirty (30) dwelling units if in the CV Zone and within the Sunset Area.
The 28 Hundred Townhome Project is new construction with all of the units platted and “For Sale”
only.
The project has 11 townhomes and is zoned R-14 within the Sunset Area.
4. Applicable Fees: Fees which may be waived are:
a. Building permit fees;
b. Building permit plan review fees;
c. Water, surface water, and wastewater system development charges;
d. Public Works plan review and inspection fees; and
e. Fire, transportation, and parks impact mitigation fees.
The applicant hereby requests that all of the fees listed in “ 4.” Herein before be waived.
5. Application Process: Persons who intend to apply for the owner-occupied housing incentive fee
waivers must disclose their intent to apply for waived fees prior to the conclusion of the administrative site
plan development review period. The application for waived fees must be made to the Community and
Economic Development Administrator (or any other City office, department or agency that shall succeed
to its functions with respect to this Section) at the time of the land use application, unless otherwise
approved by City Council.
The applicant does hereby, with this letter, disclose his intent to apply for the waiver of these fees
prior to submitting the project and therefore prior to the conclusion of the site plan development
review period. This application is being submitted to the Community and Economic Development
Administrator along with all of the other Unit Lot Subdivision and Preliminary Plat plans and
documents for City of Renton review and approval of the 28 Hundred Project.
:
6. Restrictive Covenant: All residential units which obtain a successful fee waiver must contain a
restrictive covenant indicating that the units will be platted or will be restricted to condominium housing.
After review and approval of the waiver by the City Council and the review and approval o f the restrictive
covenant by the Community and Economic Development Administrator, the restrictive covenant must be
executed and recorded at the applicant’s expense prior to the issuance of the building permit for the
project, unless otherwise approved by City Council. Failure to timely execute and record the covenant will
result in the applicant being responsible for any and all applicable fees and interest accrued as a result of
the delay.
The Restrictive Covenant outlined in “6.” herein before will be drafted for all 11 townhome units and will be
submitted to the Community and Economic Development Administrator for review and approval to
ensure that it meets the intent of the requirement. Following approval of the Restrictive Covenant
it will be recorded prior to applying for building permits for each townhome unit.
Signed this _____ of March, 2018
_______________________________
Yves Tang, Applicant
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd, Cle Elum, WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
April 10, 2018
Ian Fitz-James
City of Renton
RE: Street Modification Request
28 Hundred Unit Lot Subdivision
City of Renton File #LUA17-000163
Dear Ian:
Please consider this letter a street modification request for frontage improvements along NE 12th Street
for the 28 Hundred Unit Lot Subdivision with the following curb/sidewalk improvements:
5’ wide sidewalk
6’ wide planting strip.
0.5’ vertical curb. This requires a right of way dedication of 7.5’.
This is a reduction from the adopted requirement of a 6’ wide sidewalk and an 8’ wide landscaped
planter (rain garden) strip. City staff has determined that the area will be adequately served with the
proposed street section and that NE 12th Street will continue to be classified as a collector arterial and
as a Green Connection as designated in the City’s Sunset Area Surface Water Master Plan adopted in
April, 2011.
This request meets the following Code criteria:
1. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the project
modification is the minimum adjustment necessary to implement these policies and objectives.
As directed by City staff who are dedicated to implementing said policy direction of the policies.
2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment.
As directed by City staff who are dedicated to implementing said objectives and safety, function,
appearance, environmental protection and maintainability intended by the Code requirements .
3. Will not be injurious to other property(ies) in the vicinity.
Any future development to the east or to the west will likely also be required/allowed to continue
a similar street section for future developments, resulting in reduced costs and property loss to
them, the opposite of being injurious.
4. Conforms to the intent and purpose of the Code.
As directed by City staff who are dedicated to implementing the intent and purpose of the Code.
5. Can be shown to be justified and required for the use and situation intended.
Yes, also as directed by City staff are dedicated to providing code and policy based decisions
appropriate for the use and situation intended.
6. Will not create adverse impacts to other property(ies) in the vicinit y.
Any development to the east or to the west, and likely on the opposite side of NE 12th Street, will
likely also be required/allowed to continue a similar street section for future developments,
resulting in reduced costs and property loss to them, a positive impact to the owners of other
properties in the vicinity, as opposed to adverse impact.
If you have questions or need additional information, please call me at 425-392-0250 or email me at
tredding@encompasses.net
Sincerely,
Tom Redding
Y:\Jobs (J)\13\13690 Pruss - Dorn\CORRESPONDENCE\Letters\Street Modification Request for Frontage Improvements.docx