HomeMy WebLinkAboutSR_HEX_Final_Willowcrest_Townhomes_PUD_LUA19000061_190514.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Willowcrest_PUD_LUA19000061_190514
A. REPORT TO THE HEARING EXAMINER
Hearing Date:May 14, 2019
Project File Number:PR19-000126
Project Name:Willowcrest Townhomes PUD
Land Use File Number:LUA19-000061,BSP,PUD
Project Manager:Matt Herrera, Senior Planner
Owner:Mark Gropper, Renton Housing Authority, 2900 NE 10th Street, Renton, WA 98056
Applicant/Contact:Suzanne Davis, Third Place Design Cooperative, 304 Alaskan Way S, Suite 301,
Seattle, WA 98104
Project Location:1132 Edmonds Ave NE, Renton, WA 98056
Project Summary:The applicant is requesting combined preliminary and final Planned Urban
Development approval and Binding Site Plan approval for a 12 unit townhome
project located at 1132 Edmonds Ave NE. The subject property is 74,052 square
feet (1.7 acres) and located in Commercial and Mixed Use land use designation
and Center Village zoning classification. The subject property is located within the
Sunset Terrace Redevelopment Master Site Plan (LUA-14001475), identified as the
Edmonds Site, and has been allocated 68 multifamily units as part of the approved
master plan. The 12 townhomes would be located on the eastern portion of the
property and encompass 31,187 square feet (0.72 acres) of the site resulting in
approximately 21 units per net acre. The townhome portion of the site would be
subdivided into 12 lots, a common open space tract, and a utility/access tract. Lot
sizes would range from approximately 1,000 to 1,700 square feet. Access to the
townhome site would be via the extension and realignment of an existing driveway
located at the Glennwood Townhomes project at 1141 Glennwood Ave NE. The
western portion of the site (Lot 1) would be comprised of approximately 40,927
square feet (0.94 acres) and is proposed to be developed with multifamily housing
in a future phase that would be reviewed under separate permit. No access from
Edmonds Ave NE would be provided with this initial phase of development. The
City’s mapping system indicates slopes greater than 40% and High Landslide Area
along the western portion of the property. The project site is within the Sunset
Planned Action Area and the City’s Environmental Review Committee has
determined the proposal qualifies as a Planned Action.
Site Area:1.7 acres
SITE
Edmonds Ave NEN
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City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 2 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
B. EXHIBITS:
Exhibits 1-18:As shown in the Environmental Review Committee (ERC) Memorandum
Exhibit 19:Staff Report to the Hearing Examiner
Exhibit 20:Neighborhood Meeting and Public Outreach
Exhibit 21:Renton Sunset Redevelopment Master Site Plan
Exhibit 22:Minor Modification to Renton Sunset Redevelopment Master Site Plan
Exhibit 23:Sunset Area Planned Action Ordinance 5813
Exhibit 24:Sunset Area Final Environmental Impact Statement (EIS)
Exhibit 25:Trash Enclosure and Details
Exhibit 26:Architectural Site Plan
Exhibit 27:Open Space Easement Agreement in Principle (March 26, 2019 email correspondence
with Renton Housing Authority Executive Director Mark Gropper)
C. GENERAL INFORMATION:
1. Owner(s) of Record:Mark Gropper, Renton Housing Authority, 2900 NE 10th
Street, Renton, WA 98056
2. Zoning Classification:Center Village (CV)
Urban Design District ‘D’
3. Comprehensive Plan Land Use Designation:Commercial and Mixed Use
4. Existing Site Use:Vacant
5. Critical Areas:Geologically Hazardous Area
6. Neighborhood Characteristics:
a. North: Multi-Family Residential and CV zone
b. East:Multi-Family Residential and Residential-14 (R-14) zone
c. South:Medical/Dental Office and CV zone
d. West:Single-Family Residential and Residential-10 (R-10) zone
7. Site Area:1.7 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 1795 10/07/1959
Sunset Area Planned Action
EIS
LUA10-052 N/A 06/06/2011
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 3 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
Renton Sunset Terrace
Redevelopment Master Site
Plan
LUA14-001475 N/A 01/14/2015
Sunset Area Planned Action
Ordinance (Revised)
N/A 5813 08/08/2016
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
along the southern boundary of the abutting 1141 Glennwood Ave NE (Glennwood Townhomes)
property that stubs near the southeast corner of the property. A 16-inch and 8-inch water main run
parallel west of the Edmonds Ave NE centerline.
b. Sewer: Sewer service is provided by the City of Renton. There are existing 8-inch gravity sewer mains
in both Edmonds Ave NE and Glennwood Ave NE.
c. Surface/Storm Water: An 18-inch stormwater main is located in Edmonds Ave NE. A private
stormwater facility (8-inch conveyance) on the abutting Glennwood Townhomes site extends onto
the subject property and terminates into a quarry spall pad near the southeast portion of the site.
2. Streets: The subject property abuts Edmonds Ave NE designated a minor arterial by RMC 4-2.080E Arterial
Street Map. The section of Edmonds Ave NE ROW abutting the subject property is 60-feet in width
according to the King County Assessor Map. Glennwood Ave NE is a residential access street with a total
ROW width of 50-feet per the King County Assessor Map.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN,CV, and CA)
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
b. Section 4-6-070: Transportation Concurrency Requirements
5. Chapter 7 Subdivision Regulations
a. Section 4-7-230: Binding Site Plans
6. Chapter 8 Permits – General and Appeals
7. Chapter 9 Permits – Specific
a. Section 4-9-150: Planned Urban Development Regulations
8. Chapter 11 Definitions
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 4 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
3. Housing and Human Services Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March
29, 2019 and determined the application complete on April 3, 2019. The project complies with the 120-
day review period.
2. A neighborhood meeting facilitated by the applicant was held on August 1, 2018 at the Renton Housing
Authority Multi-Service Center located at 2902 NE 12th St. Approximately 17 people attended the
meeting, and provided comments and questions regarding the following issues: parking, shared space,
noise, landscaping, and architecture (Exhibit 19).
3. The project site is located 1132 Edmonds Ave NE, Renton, WA 98056.
4. The project site is currently vacant.
5. Access to the site would be provided via an easement from the existing driveway located on the abutting
Glennwood Townhome site connecting to Glennwood Ave NE.
6. The property is located within the Commercial and Mixed Use Comprehensive Plan land use designation.
7. The site is located within the Center Village (CV) zoning classification and within Urban Design District ‘D’
however as the site would be developed with townhomes, the applicant would be exempt from Design
District ‘D’ standards and instead comply with Residential Design and Open Space Standards for R-10 and
R-14 zoning districts per RMC 4-2-080A.6 and RMC 4-4-150B..Design: 1.
8. There are approximately 73 trees located on-site, 31 trees located on the Willowcrest Townhome site and
43 trees located on the future Phase 2 RHA site. For the Phase 1 construction, the applicant proposes to
retain four (4) trees within the construction area for the Willowcrest site and approximately 35 trees on
the future Phase 2 site.
9. The site is mapped with Geologically Hazardous Areas located on the Edmonds Ave NE frontage within
the future Phase 2 site consisting of potential High Landslide Hazard Areas with potential Protected and
Sensitive Slopes.
10. Approximately 1,800 cubic yards of fill is proposed to be brought into the site.
11. The applicant is proposing to begin construction in late summer/early fall 2019 and end in
approximately 14-months from the start date.
12. Staff received no public or agency comment letters on the application.
13. The proposal is a two (2) phased Binding Site Plan and Planned Urban Development. The Willowcrest
Townhomes portion would be the intial phase located on the eastern portion of the property. This
phase would consist of 12 townhomes with each home on its own lot with two (2) tracts for open space
and access. The remaining portion of the property refered to as Lot 1 on the Binding Site Plan (Exhibit 5)
would be developed in the future under a separate permit and not a component of the Planned Urban
Development.
14. The applicant has requested the Preliminary Planned Urban Development and Final Planned Urban
Development be combined into a single decision as permitted in RMC 4-9-150H.1.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 5 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
15. The subject property is referred to as the Edmonds Site (Site C and 18) within the approved Renton
Sunset Redevelopment Master Site Plan (Exhibit 21) and is currently owned by the Renton Housing
Authority (RHA). The housing authority would convey the eastern Willowcrest site to the Homestead
Community Land Trust to develop the townhomes. RHA would develop the western portion of the
Edmonds site referred to as Lot 1 in the future. The site was allocated 68 units of attached housing
within the master plan following a minor modification to the plan issued June 20, 2016 (Exhibit 22).
16. The subject property is located within the Sunset Planned Action Area where a Planned Action Ordinance
(Ord. 5813) (Exhibit 23) was adopted in accordance with the State Environmental Policy Act (SEPA) for
redevelopment of the Highlands Area. The Final EIS document was issued April 1, 2011 (Exhibit 24).
17. The Environmental Review Committee (ERC) reviewed the Willowcrest Townhomes PUD application and
issued a Concurrence Memo designating the proposal a planned action (Exhibit 1) and therefore the
project would not require a SEPA threshold determination, preparation of an EIS, or be subject to further
environmental review pursuant to SEPA.
18. The following modifications to eligible development regulations are incorporated in the PUD application:
RMC Code Citation Required Standard Modification
RMC 4-2-120A
Minimum Lot Size:
Lots created after November 10, 2004 -
25,000 square feet
Lot sizes for each of the
townhomes will range from 972
square feet to 1,669 square feet.
RMC 4-2-120A
Setbacks:
Min. Secondary Front Yard – 15ft
Max. Secondary Front Yard – 20ft
Min. Rear Yard – 15ft if lot abuts a lot
zoned residential
Exceed the 20-foot maximum
setback along Edmonds Ave NE
for Willowcrest Townhomes
Phase 1.
Alter 15-foot residential setback
to Glennwood Townhomes
property to ‘None’
Alter secondary front yard
setback from access driveway as
shown on site plan (Exhibit 3)
RMC 4-2-120A
Building Orientation:
Except for unit lot subdivisions, the
front entry of residential only uses shall
be oriented to a public street.
Front entries would be oriented
to access driveway or open
spaces.
RMC 4-2-115E.1
Site Design: Lot Configuration - Lots
accessed by easements or pipestems
shall be prohibited.
Lots accessed via woonerf style
access driveway easement.
Realignment through abutting
Glennwood Townhomes would
be necessary.
RMC 4-2-115E.1
Site Design: Garages – One of the
following is required: The front porch
projects in front of the garage a
minimum of 5-feet and is a minimum of
12-feet wide, or the garage is detached
and setback from the front of the house
and/or porch at least 6-feet.
The garage is attached and the
front porch does not project in
front of the garage a minimum of
5-feet and is not a minimum of
12-feet wide.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 6 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
RMC 4-2-115E.3
Residential Design: Architectural
Detailing - Three and one-half inches (3
1/2") minimum trim surrounds all
windows and details all doors.
3.5-inch trim on the ground floor.
Trimless windows and doors on
the second and third story
acceptable.
RMC 4-2-115E.3
Residential Design: Windows and Doors
- Primary entry doors shall face a street,
park, common green, pocket park, or
pedestrian easement and shall be
paneled or have inset windows.
Primary entry doors face access
driveway, but additional
secondary entries mimic primary
entries providing entrances on all
four sides of buildings.
RMC 4-2-115E.2
Standards for Common Open Space for
Developments of four or more units: For
each unit in the development, three
hundred fifty (350) square feet of
common open space shall be provided.
Deficit in common open space
made up via integration of open
space with neighboring
Glennwood Townhomes
development. Access easement
for Willowcrest Townhomes
residents to utilize space.
RMC 4-2-115E.2
Sidewalks, Pathways, and Pedestrian
Easements: 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.
The townhomes would be
accessed via a woonerf. Each
townhome building would be
activated on all facades. Homes
would appear to front on the
woonerf side, the open space
side, and private yard side.
RMC 4-2-115E.3
Residential Design: Primary Entry; Both
of the following are required:
The entry shall take access from
and face a street, park, common
green, pocket park, pedestrian
easement, or open space, and
The entry shall include a porch
or stoop with a minimum depth
of five feet (5') and minimum
height twelve inches (12")
above grade.
Entries to the townhomes would
be accessed from the woonerf,
open space, and private yard side
as referenced previously and
each entry would contain a stoop
varied in height based on the
location.
RMC 4-9-150E.2
Private Open Space: The private open
space shall be well demarcated and at
least fifteen feet (15') in every
dimension. The minimum dimensional
standards of may be modified provided,
that the minimum area requirement is
maintained.
Lots A1, A4, B1, and B4 do not
meet the 15-foot dimensional
requirement however the private
open space provided exceeds the
minimum area requirement.
19. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 7 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
20.Comprehensive Plan Compliance: The site is designated Commercial and Mixed Use on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following development standards
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-49: Maintain existing, and encourage the creation of additional, places and
events throughout the community where people can gather and interact. Allow for
flexibility in public gathering places to encourage place-making efforts and activities.
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 8 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
Policy T-26: Ensure provision of safe and convenient storage and parking facilities for
bicyclists.
Policy HHS-3: Work with other jurisdictions and organizations, including the Renton
Housing Authority and non-profit housing developers, to address the need for housing
to be affordable to very low-income households. This housing should focus on
accessibility, mobility, and proximity to social services.
Policy HHS-4: Promote homeownership opportunities for households of all incomes.
Goal HHS-B: Ensure a variety of housing types are available within the City that meet
the needs of the present without compromising the needs of future generations.
21.Zoning Development Standard Compliance: The purpose of the Center Village Zone (CV) is to provide an
opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban
rather than suburban development standards that supports transit-oriented development and pedestrian
activity. Use allowances promote commercial and retail development opportunities for residents to shop
locally. Uses and standards allow complementary, high-density residential development, and discourage
garden-style, multi-family development. The proposal is compliant with the following development
standards, as outlined in RMC 4-2-120.A, if all conditions of approval are met:
Compliance CV Zone Develop Standards and Analysis
Use: The applicant proposes to subdivide the subject property into 13 lots and two (2)
tracts to construct 12 townhomes, an access driveway, and open space amenity on the
eastern portion of the site. The western 40,097 square foot Lot 1 along the Edmonds
Ave NE frontage would remain undeveloped as part of the Willowcrest Townhome
proposal, but anticipated for a future Phase 2 multi-family development (Attached
dwellings – Flats) as initially approved in the Renton Sunset Redevelopment Master
Plan (Exhibit 21)
Staff Comment: Attached dwellings – Townhouses is a permitted standalone residential
use in the CV zone as the site does not abut NE Sunset Blvd east of Harrington Ave NE.
The future Phase 2 attached dwellings – flats is also a permitted standalone residential
use in the CV zone.
Density: The density range required in the CV zone is a minimum of 20.0 dwelling units
per net acre to a maximum 80 dwelling units per net acre. Assisted living bonus: 1.5
times the maximum density may be allowed subject to conditions of RMC 4-9-065. Net
density is calculated after the deduction of sensitive areas, areas intended for public
right-of-way, and private access easements from the gross site area.
Staff Comment: The subject property is identified as the Edmonds Site on the Renton
Sunset Redevelopment Master Plan (Exhibit 21) and was allocated 68 multi-family
dwelling units or approximately 42 units per net acre (71,285sf net area/68 units) in the
most recent modification (Exhibit 22). The applicant proposes to construct 12 of the 68
allocated dwelling units within the eastern 0.72 acres of the site resulting in
approximately 21 units per net acre (25,368sf net area/12 townhomes) for the Phase 1
portion of the development. The proposal meets the density allocated for the site from
the approved master plan and provides Lot 1 the area to construct the remaining 56
multi-family dwelling units.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 9 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
Modified per
the PUD
Regulations
Lot Dimensions: The minimum lot size required in the CV zone is 25,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The proposed Binding Site Plan (Exhibit 5) would subdivide the property
into 13 lots with Lot 1 that would be approximately 41,000 square feet along the
Edmonds Ave NE frontage and set aside for future multifamily development. Lot 1 would
meet the minimum lot size requirement. The remaining 12 lots would be located on the
east portion of the site for Willowcrest Townhomes and configured similar to a Unit Lot
Subdivision with individual lot sizes ranging from 972 square feet to 1,669 square feet
and the parent site comprised of 31,187 square feet. While the Unit Lot Subdivision
standards do not require compliance with the minimum lot size standards, the
Willowcrest Townhomes application is a Planned Urban Development and therefore
minimum lot size standards must be modified per the PUD regulations. Staff is in
support of the of the modification as the layout of the Willowcrest portion of the Binding
Site Plan is analogous to a typical Unit Lot Subdivision and the parent site meets the
minimum 25,000 square foot size requirement.
Modified per
the PUD
Regulations
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front setback is 15 ft. The minimum setback may be reduced
to 0 ft. through the site plan review process, provided blank walls are not located within
the reduced setback. The maximum secondary front yard setback is 20 feet. There are
no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a
lot zoned residential.
Staff Comment: The orientation of the Willowcrest Townhomes is unconventional as it
relates to setbacks. Ordinarily, the front yard would orient to Edmonds Ave NE with the
rear yard abutting the Glennwood Townhomes site to the east and the side yards
abutting the north and south property lines. However, as the Edmonds Ave NE frontage
(Lot 1) would be developed in the future, the 20-foot maximum setback would need to
be modified for the Willowcrest Townhomes phase. Additionally, a 15-foot rear yard
setback would apply as the subject property abuts R-14 zoned lots to the east. A
secondary front yard setback could also be considered as the townhome structures abut
an access easement. No side yard setbacks apply as the lots abutting north and south
are zoned CV.
Staff is in support of exceeding the 20-foot maximum front yard setback along Edmonds
Ave NE for the Willowcrest Townhome portion of the site. Upon application for the
Phase 2 multifamily building on Lot 1, the front yard setback standards would apply.
Staff is also in support of modifying the setback requirements for the Willowcrest
Townhomes abutting the Glennwood Townhomes site to the east. This setback could be
considered a rear yard as it is opposite from the Edmonds Ave NE front yard and
therefore is required to provide a 15-foot setback due the abutting R-14 zone. Staff is in
support of altering the rear yard setback to ‘None’ from the abutting Glennwood
Townhome site as the proposal would share common open space amenities and the
development’s typology is similar. Staff is in support of reducing the secondary front
yard setback abutting the access easement as shown on the site plan (Exhibit 3), as no
blank walls would be located within the reduced setback and they would be articulated
with glazing, doors, modulation, and material/color changes. The reduced setback also
allows for greater common open space between Buildings A and B and larger yard areas
for Building C.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 10 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
Building Standards: The CV zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. for vertically
mixed use buildings (commercial and residential).
Staff Comment: The Willowcrest Townhomes development proposes nine (9) surface
parking spaces to augment the garage parking provided to each unit. Due to the
proposed surface parking, the maximum lot coverage would be limited to 65-percent.
The total percent of lot coverage for buildings and structures following completion of
Phase 1 would be approximately 20-percent. The maximum ridge height for the
proposed three (3) buildings would be approximately 41-feet on Building B. Building
coverage and height limitations are compliant as provided in the site plan (Exhibit 3)
and architectural elevations (Exhibit 7).
Modified per
the PUD
Regulations
Building Orientation: See urban design regulations in RMC 4-3-100. Commercial and
civic uses shall provide entry features on all sides of a building facing a public right-of-
way or parking lot. Except for unit lot subdivisions, the front entry of residential only
uses shall be oriented to a public street.
Staff Comment: The proposed Willowcrest Townhomes is a residential only use and
while not a unit lot subdivision, the Binding Site Plan layout is similar to a unit lot
subdivision as each townhome is located on its own lot. The front entries of the units
would not be oriented to a public street and therefore the standard must be modified
per the PUD regulations.
Staff is in support of the proposed modification as the buildings contain a unique
perspective on entries by providing orientation on all four sides. As shown on the site
plan (Exhibit 3), renderings (Exhibit 6), and architectural elevations (Exhibit 7), Buildings
A and B provide entries along the common open space and woonerf. Building C provides
entries along the woonerf and private yards. The sides of the buildings also provide
entries. This orientation provides a design that integrates the proposal into the existing
Glennwood Townhomes development and future Phase 2 multifamily building.
Modified per
the PUD
Regulations
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All surface parking shall have a perimeter landscaping screen at least 10-feet in width
as measured from the street right-of-way. Surface parking lots with 15 or more spaces
shall provide interior parking lot landscaping.
Projects abutting less intensive zones and use are required to provide a landscape
buffer. When a commercial zoned lot or use is abutting a residential zone, a 15-foot
wide partially sight-obscuring landscaped visual barrier, or 10-foot wide fully sight-
obscuring landscaped visual barrier, is required along the common property line.
Pervious areas, with the exception of critical areas, shall have landscape treatment.
Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc.
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LUA19-000061,BSP,PUD
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Staff Comment: The Willowcrest Townhomes portion of the development would not
contain any street frontage. Upon application for the Phase 2 multi-family development
along Edmonds Ave NE, the applicant would be required to comply with the 10-foot
wide street frontage landscaping requirement. Additionally, street tree planting along
Edmonds Ave NE would occur when frontage improvements are constructed as part of
Phase 2 (see FOF 28).
The proposed surface parking on the Willowcrest Townhomes site would be separated
by existing mature vegetation and located approximately 150-feet from Edmonds Ave
NE and obscured from Glennwood Ave NE by the proposed Willowcrest Townhome and
existing Glennwood Townhomes buildings. The nine (9) surface parking spaces are
below the 15 space threshold and therefore do not require interior parking lot
landscaping.
The subject property is abutting a less intensive zone along the eastern boundary (R-14)
and therefore is required to provide a 15-foot wide partially sight-obscuring landscaped
visual barrier or 10-foot wide fully sight obscuring landscaped visual barrier. The
applicant has requested to modify the screening standards per the PUD regulations. As
an alternative to screening the proposed Willowcrest Townhomes from the existing
Glennwood Townhome development, the applicant would instead integrate the two
developments and share common open space. Staff is supportive of this modification
as both the proposed and existing developments are both townhomes and provide
affordable housing. The landscape screening standards were intended to provide a
buffer between a commercial and more intensive land use and a residential use,
however the proposed use would be similar and as proposed both developments able
to take advantage of a more widely shared and integrated open space amenity.
The applicant’s conceptual landscape plan (Exhibit 4) identifies tree, shrub, and
groundcover planting in yards, amenity spaces, and boundaries of the parent lot and
woonerf. In order to ensure vehicles do not encroach onto the landscaping abutting the
woonerf, staff recommends as a condition of approval, the applicant submit a final
detailed landscape plan with the civil construction permit application that provides a
curb or other barrier approved by the Current Planning Project Manager between the
woonerf and abutting landscaping. The final plan shall also contain the submittal
requirement items listed in RMC 4-8-120D.12: Landscaping Plan, Detailed. The plan
shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent 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
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
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LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 12 of 45
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cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant’s arborist report (Exhibit 10) and tree retention plan
(Exhibit 11) identify approximately 78 trees over 6-inches in diameter on the Edmonds
site, which is inclusive of Phases 1 and 2. Of those, 61 trees were determined to be
significant. The applicant would be required to retain a minimum of six (6) significant
trees on the entire Edmonds site (Phases 1 and 2). The trees are primarily cottonwood,
wild cherry, black locust, and alder. Evergreen species such as cedar, fir, spruce and
madrone are also located on the site. The applicant proposes to remove 22 significant
trees within Willowcrest Townhomes area and retain four (4) significant trees within
the clearing limits of Phase 1 and likely outside of future Phase 2 improvements. While
included in the construction area of Phase 1, these four (4) trees would be located in Lot
1, the future Phase 2 multifamily building. These four (4) trees along with the remaining
39 significant trees located west of the clearing limits for Willowcrest Townhomes
would remain on the future Phase 2 portion of the Edmonds site. The future Phase 2
would be required to retain six (6) trees to comply with the retention standards. This
could include the four (4) trees retained in the Phase 1 clearing limits and two (2)
additional trees onsite or other arrangement as permitted in RMC 4-4-130.
During construction, trees to be retained (i.e., protected trees), would be required to
comply with the tree protection measures during construction (RMC 4-4-130H.9). The
eight central components of tree protection include defining and protecting the drip
line, erecting and maintaining a temporary six-foot-high chain link construction fence
with placards around the tree to be retained, protecting the tree from grade changes,
keeping the area clear of impervious surface material, restricting grading within the
drip line, providing 3” of bark mulch within the required fencing, retaining a certified
arborist to ensure trees are protected from development activities, and alternate
protection/safeguards as necessary. Therefore staff recommends as a condition of
approval, the applicant submit a revised tree retention plan with the civil construction
permit application that provides the required tree protection fencing, mulching, and
monitoring schedule to be performed by a certified arborist. The revised tree retention
plan shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
Parking: Residential Uses: Required parking shall be located underground or under
building (on the first floor of the structure), or in an attached or detached structure.
Any additional parking may not be located between the building and public street
unless located within a structured parking garage.
Parking regulations for attached dwellings for low income residential uses outside of
Center Downtown (CD) zone require that a minimum of one (1) space for each four (4)
dwelling units is required. A maximum of 1.75 per dwelling unit is allowed.
Standard parking stall dimensions are 9 feet by 20 feet, parallel stall spaces are 23-feet
by 9-feet, and compact stall dimensions are 8 ½ feet by 16 feet. Compact parking spaces
shall not account for more than 30-percent of the total number of spaces.
Staff Comment: As shown in the submitted floor plans (Exhibit 8), the applicant has
provided one (1) parking space within a first floor garage in each of the 12 townhome
units. Each garage space is a minimum of 9-feet by 20-feet. The applicant has proposed
21 parking spaces (12 garage and 9 surface) for the 12-unit development or 1.75 spaces
per dwelling unit thereby meeting the maximum number of parking spaces for low
income residential uses. Eight (8) surface spaces are provided as parallel 9-foot by 23-
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 13 of 45
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foot spaces and one (1) 90-degree compact space of 8.5-feet by 16-feet. These surface
spaces would be screened from Glennwood Ave NE by the Glennwood and Willowcrest
Townhomes and by Edmonds Ave NE by the future multi-family building and in the
interim by an approximate 150-foot wide existing vegetated buffer on the vacant Lot 1.
Due to the site’s separation from public on-street parking and the need to keep the
access drive clear for pedestrians and emergency vehicles, staff recommends the
following conditions of approval:
The applicant shall provide language in the Homeowners Association Conditions,
Covenants, and Restrictions (CC&Rs) that homeowners are required to use the garages
for vehicle parking as the primary use and only any surplus of space that is not needed
for the vehicle may be used for storage. The CC&Rs shall be submitted to the Current
Planning Project Manager for review and approval prior to recording the documents
with King County. The documents shall be recorded prior to Temporary Certificate of
Occupancy for the first building.
Additionally, there appears to be adequate space to provide a full 9-foot by 20-foot
perpendicular space where the compact space is shown west of Building C. In order to
prevent vehicle overhang into the woonerf, staff recommends as a condition of
approval, the applicant submit a revised site plan with the civil construction permit
application that replaces the compact surface vehicle parking space with a full size
9’x20’ 90-degree parking space. The revised site plan shall be reviewed and approved
by the Current Planning Project Manager prior to permit issuance.
`Compliant if
condition of
approval is
met
Bicycle Parking: Bicycle parking shall be provided for all residential developments that
exceed five (5) residential units. One-half (0.5) bicycle parking space per one dwelling
unit is required and each space is required to meet the bicycle parking standards per
RMC 4-4-080F.11.c.
Staff Comment: The proposed development of 12 townhomes exceeds the five (5)
residential unit threshold and therefore is required to provide a minimum of one-half
bicycle parking spaces per one (1) dwelling unit or six (6) total bicycle parking spaces.
The applicant has not identified designated bicycle parking spaces within the submitted
application materials. Therefore staff recommends as a condition of approval, the
applicant submit details of a minimum of six (6) designated bicycle parking spaces on
the revised site plan or floor plans with the building permit application. The designated
parking spaces shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The paving and grading plan (Exhibit 13) identifies rockeries located
west of Building C along the access driveway and parallel parking, north of Building B,
and east of Building A. The rockery heights are shown to range between two (2) and
four (4) feet. The trash enclosure and detail sheet (Exhibit 25) identifies the rockery
consisting of a range of 1-man to 3-man minimum rock sizes for rockeries between two
(2) and four (4) feet. No rockeries are proposed that abut a public right-of-way. Fencing
for private yards or along the north and south boundaries of the development is not
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
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LUA19-000061,BSP,PUD
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shown (see FOF 25 PUD Development Standards: Private Opens Space for conditions
related to fencing).
Refuse and Recycling: 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.
Multi-family residences using 35-gallon garbage carts or smaller, when allowed, shall
meet the storage space, screening, and location requirements of RMC 4-4-090D.2.
Staff Comment: The site and landscape plans (Exhibit 3 and 4) identify the garbage and
recycling enclosure west of Building B near the access driveway. The enclosure is
approximately 100 square feet. Note that the trash enclosure plan on the trash
enclosure and details sheet (Exhibit 25) is incorrectly labeled as 50 square feet. The
enclosure scales at approximately 100 square feet on the detail sheet and
site/landscape plans. The enclosure is proposed to be a 6-foot high wood fence and
gates with 1x6 wood slats. The gates would provide an approximately 16-foot wide
opening. No roof structure is shown on the detail sheet. Shrubs and trees are shown
along the perimeter of the enclosure fence.
Compliant if
condition of
approval is
met
Screening: All onsite surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The utility plan (Exhibit 14) does not identify any surface mounted
utility equipment for the development. Therefore staff recommends as a condition of
approval, the applicant submit a revised utility plan with the civil construction permit
application and identify all surface mounted utility equipment. Surface mounted
equipment should not be located within the common open space amenity areas. The
screening of the equipment shall be shown on the detailed landscape plan submitted
with the civil construction permit application for review and approval by the Current
Planning Project Manager prior to permit issuance.
Compliant if
condition of
approval is
met
Planned Action Ordinance and Master Plan Consistency:
Staff Comment: The City’s Environmental Review Committee determined the
Willowcrest Townhomes qualifies as a Planned Action as the application meets the
criteria outlined in the Planned Action Ordinance (Ordinance 5813). A Planned Action
Concurrence Review (Exhibit 2) identified the proposal fits within the range of the prior
review conducted within the Sunset Area EIS (Exhibit 24).
The Edmonds Site is referred to as Site 18 and ‘C’ in the Renton Sunset Terrace
Redevelopment Master Plan (LUA 14-001475) (Exhibit 21). The site was intended to
provide a 68 unit multifamily building as part of the 2016 modification of the master
site plan. The approved master plan intended the Edmonds site to contain a four-story
multi-family building, over one-story of structured parking oriented to Edmonds Ave NE.
The Willowcrest Townhomes proposal would provide 12 units of attached housing and
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
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LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 15 of 45
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subdivide the property. The multifamily use is consistent with the master plan and 12
units is within the 68 unit allocated to the site, however the master plan did not include
a subdivision of the lot with owner occupied townhomes as a component of the 68
allocated units. Therefore staff recommends as a condition of approval, the applicant
submit a request for a minor modification of the Renton Sunset Terrace Redevelopment
Master Site Plan (LUA14-001475) to include the Willowcrest Townhomes and Binding
Site Plan into the master plan and update the allocated units remaining for the
Edmonds Site. The minor modification application shall be submitted and decision
issued prior to the applicant recording the Binding Site Plan with the King County
Recorder’s Office.
22.PUD Applicability Standards: Pursuant to RMC 4-9-150B, any applicant seeking to permit development
which is not limited by the strict application of the City’s zoning, parking, street, and subdivision regulations
in a comprehensive manner shall be subject to applicability standards. The following table contains project
elements intended to comply with applicability standards, as outlined in RMC 4-9-150B:
Compliance PUD Applicability Criteria and Analysis
Compliant if
conditions of
approval are
met
In approving a planned urban development, the City may modify any of the standards
of RMC 4-2, RMC 4-3-100, RMC 4-4, RMC 4-6-060, and RMC 4-7. All modifications
shall be considered simultaneously as part of the planned urban development.
Staff Comment: All standards requested to be modified are contained within the
Chapters listed above in FOF 21. Specific modifications are noted in FOF 18.
Compliant if
conditions of
approval are
met
An applicant may request additional modifications from the requirements of the
Renton Municipal Code. Approval for modifications other than those specifically
described in subsection RMC 4-9-150B.2.a shall be approved prior to submittal of a
preliminary planned urban development plan.
Staff Comment: All eligible modifications are outlined above under FOF 18: Staff is in
support of all requested modifications if all conditions of approval are met.
A planned urban development may not authorize uses that are inconsistent with
those uses allowed by the underlying zone, or overlay district, or other location
restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080, 4-3-
010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010.
Staff Comment: Pursuant to RMC 4-2-060 Zoning Use Table and RMC 4-1-080A.6
Conditions associated with Zoning Use Tables; Attached dwellings – Townhouses is a
permitted standalone residential use in the CV zone as the site does not abut NE
Sunset Blvd east of Harrington Ave NE.
The number of dwelling units shall not exceed the density allowances of the
applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC; however,
averaging density across a site with multiple zoning classifications may be allowed if
approved by the Community and Economic Development Administrator.
Staff Comment: The proposed density does not exceed the maximum 80 dwelling units
per net acre allowed in the CV zone or the 68 dwelling units allocated to the site by
the Renton Sunset Terrace Redevelopment Master Site Plan (LUA14-001475).
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
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LUA19-000061,BSP,PUD
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23.PUD Decision Criteria Analysis: Pursuant to RMC 4-9-150D, each planned urban development shall
demonstrate compliance with the Planned Urban Development decision criteria. The following table
contains project elements intended to comply with the Planned Urban Development decision criteria, as
outlined in RMC 4-9-150D:
Compliance PUD Decision Criteria and Analysis
Demonstration of Compliance and Superiority Required: Applicants must demonstrate
that a proposed development is in compliance with the purposes of this Section and
with the Comprehensive Plan, that the proposed development will be superior to that
which would result without a planned urban development, and that the development
will not be unduly detrimental to surrounding properties.
Staff Comment: The proposal is in compliance with the following Renton Comprehensive
Goals and Policies:
Policy HHS-4: Promote homeownership opportunities for households of all incomes.
The proposed Willowcrest Townhomes project is a collaborative development effort
between Homestead Community Land Trust and the Renton Housing Authority (RHA).
The project will create new opportunities for sustainable and affordable home
ownership for residents in the Sunset neighborhood.
Goal HHS-B: Ensure a variety of housing types are available within the City that meet
the needs of the present without compromising the needs of future generations.
The proposal would provide affordable townhomes to residents in an existing mixed use
neighborhood. The homes will serve as an example for affordable homeownership, and
sustainable design practices in the neighborhood. The proposal would provide for
pathway connections and developable area for the future multifamily development on
the RHA site (Lot 1).
The proposed Willowcrest Townhomes would be superior to that which would result
without using the PUD regulations by the ability to integrate the development with the
existing Glennwood Townhomes. Without the PUD, the Willowcrest Townhomes would
have to be separated and buffered from the Glennwood Townhomes due to the sites
different land use designations. The Edmonds site is zoned CV and allows a higher
intensity of development and potential commercial uses while the Glennwood site is
Residential-14 and the highest use would be attached housing with modest density. The
code would require a 15-foot wide landscape screen between the two properties. This
screen would block any integration of the two properties and ability to grow and have
a centralized open space amenity with opportunities to gather with neighbors. The
ability to design the two (2) sites as one creates an integrated community instead of
separating neighbors.
The development will not be unduly detrimental to surrounding properties. The
Willowcrest Townhomes would be a similar development pattern to the existing
patterns of the neighborhood. The Willowcrest Townhomes would also provide a
transition of density and housing typology from the future Phase 2 multifamily building
that would be developed along the Edmonds Ave NE frontage to the townhomes and
duplexes along Glennwood Ave NE.
Public Benefit Required: Applicants shall demonstrate that a proposed development will provide
specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the
proposed planned urban development, particularly those adverse and undesirable impacts to
City of Renton Department of Community & Economic Development
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Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 17 of 45
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surrounding properties, and that the proposed development will provide one or more of the following
benefits than would result from the development of the subject site without the proposed planned
urban development:
Staff Response: While not enumerated as one of the defined public benefits identified below, it should
be noted that the Willowcrest Townhome proposal provides an important benefit to the community by
providing affordable homeownership in high quality built, energy efficient homes. The new homes would
be managed in a community land trust model to ensure they would be permanently affordable not only
to the first owners, but to future owners who purchase the homes at resale. The Willowcrest Townhomes
would be sold through Homestead Community Land Trust. The community land trust model of
homeownership allows homeowners to purchase homes below market rates. The land trust maintains
ownership of the land, while the homeowner owns the home itself. Homeowners lease the land for a low
monthly fee. A resale formula in the ground lease assures the home will remain affordable at resale.
Homeowners would then achieve an affordable housing payment while they build equity.
The Willowcrest Townhomes would be priced for homeowners in the 60-80% AMI range. Homestead
estimates that over a 50-year period up to 7 families may purchase and own each home. For the 12
homes in this development, it could result in the ability to provide affordable homeownership for up to
84 families over the next five decades.
N/A a. Critical Areas: Protects critical areas that would not be protected otherwise to the
same degree as without a planned urban development.
N/A
b. Natural Features: Preserves, enhances, or rehabilitates natural features of the
subject property, such as significant woodlands, native vegetation, topography, or
noncritical area wildlife habitats, not otherwise required by other City regulations.
N/A c. Public Facilities: Provides public facilities that could not be required by the City for
development of the subject property without a planned urban development.
Use of Sustainable Development Techniques: Design which results in a sustainable
development; such as LEED certification, energy efficiency, use of alternative energy
resources, low impact development techniques, etc.
Staff Comment: Sustainable features at the site and building level are included in the
design. The building envelopes would exceed code required insulation and provide high
efficiency mechanical systems as well as passive ventilation and daylighting. The
development would achieve the State’s Evergreen Sustainable Development Standard
and many of the Built Green Emerald Star requirements. Features include south-oriented
roofs, fiber cement siding, highly insulated walls, super insulation, exceptional air
sealing, energy recovery ventilation, Energy Star roofing, efficient electric heat pumps,
heat pump water heaters, Energy Star windows, doors, and appliances, 100% LED
lighting, and energy management systems and tracking devices.
Each home will be solar-ready to enable individual roof-mounted photovoltaic arrays.
Due to the specific financing of affordable housing development, some of these features
are pending funding availability. The Renton City Council is considering a funding
package that would assist Homestead Community Land Trust in implementing the
following sustainable features in the Willowcrest Townhomes that would exceed the
Evergreen Sustainable Development Standard:
• Passive house standard insulation
• Passive house air sealing
• Heat recovery system
• Exterior shading devices
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 18 of 45
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• Solar panels
• Domestic hot water pre-heat system
• 100-year exteriors
• Permeable asphalt and concrete
Rainwater harvesting and reuse infrastructure
Compliant if
Condition of
Approval is
Met
d. Overall Design: Provides a planned urban development design that is superior to
the design that would result from development of the subject property without a
planned urban development. A superior design may include the following:
i. Open Space/Recreation:
(a) Provides increased open space or recreational facilities beyond standard code
requirements and considered equivalent to features that would offset park mitigation
fees in Resolution 3082; and
(b) Provides a quality environment through either passive or active recreation facilities
and attractive common areas, including accessibility to buildings from parking areas and
public walkways; or
Staff Comment: Not applicable.
ii. Circulation/Screening: Provides superior circulation patterns or location or screening
of parking facilities; or
Staff Comment: The Willowcrest Townhome site is atypical as it does not have a street
frontage and will be fit in between two (2) other sites, the existing Glennwood
Townhomes on the east and future Phase 2 multifamily building on the west. The
applicant has proposed to incorporate an access easement from the existing Glennwood
Townhome site from Glennwood Ave NE through the Willowcrest Townhomes site that
would stub on the northern boundary but would provide a future alignment for future
Phase 2 to Edmonds Ave NE. This access would provide residents with greater east-to-
west connectivity through the neighborhood and its amenities such as the Sunset
Neighborhood Park, Highlands Library, and commercial areas.
As an alternative to a typical driveway surface, the applicant proposes to design the
access as a woonerf or shared space for pedestrians, cyclists, and vehicles. The woonerf
would not contain a curb, but instead would be designed with a single surface for multi-
modal use. The site plan and conceptual landscape plan (Exhibits 3 and 4) do not detail
the material of the woonerf. Therefore staff recommends as a condition of approval, the
applicant submit a paving plan with the civil construction permit that identifies paving
material for the access driveway that provides changes in material, color, and pattern
to indicate multi-modal use. The paving plan shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
The central location of the existing playground on Glennwood Townhomes site and the
combined common open space with pedestrian loop also creates pedestrian circulation
spaces for all three sites. The Phase 2 RHA multifamily development identifies the
location of a new access drive from Edmonds Ave NE that would connect to the
northwest end of the Willowcrest access drive. Future residents at the multifamily site
would have access to pedestrian paths alongside the access drive that will connect them
to the Willowcrest and Glennwood Townhomes sites and common areas, linking all
three sites from Glennwood Ave NE to Edmonds Ave NE.
iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or
around the proposed planned urban development; or
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 19 of 45
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Staff Comment: Not applicable.
iv. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
Staff Comment: The back patios of the Glennwood Townhomes open onto an existing
green space and playground at the western edge of the site. Buildings A and B on the
Willowcrest Townhomes site have been oriented to define the new western edge of the
expanded shared space. The centralized amenities for the developments defines this
space and is part of a pedestrian loop through both sites that connects private and public
spaces.
The active facades for the buildings are unique as instead of having a strict front or back
to the buildings, each building at Willowcrest Townhomes is designed to acknowledge
its current and future neighbors and share active facades in all directions. All sides of
the buildings are designed with main entries, ground level porches, second level
balconies, and pedestrian circulation, providing opportunities for visual connection and
social interaction on all sides.
v. Alleys: Provides alleys for proposed detached or attached units with individual,
private ground related entries.
Staff Comment: Not applicable.
Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the planned
urban development perimeter provide a suitable transition to adjacent or abutting
lower density/intensity zones. Materials shall reduce the potential for light and glare.
Staff Comment: The surrounding neighborhood features a mixture of single family,
duplex, multifamily, and commercial buildings. The Willowcrest Townhomes buildings
will be similar in size and scale to the Glennwood Townhomes directly to the east. The
Willowcrest Townhomes will also provide a transition from the Phase 2 multifamily
along Edmonds Ave NE to the townhomes and duplexes on Glennwood Ave NE.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups
should be related by coordinated materials and roof styles, but contrast should be
provided throughout a site by the use of varied materials, architectural detailing,
building orientation or housing type; e.g., single family, townhouses, flats, etc.
Staff Comment: The three townhouse buildings are related to each other in their
massing, materials, and color palette. They all have shed roofs that slope north to south.
The roof overhangs on the gable ends transition into vertical modulations that extend
to the ground, and the locations of these modulations vary on each building. Exteriors
would contain fiber cement siding with composite wood and metal accents.
Compliant if
Condition of
Approval is
Met
Circulation:
i. Provides sufficient streets and pedestrian facilities. The planned urban development
shall have sufficient pedestrian and vehicle access commensurate with the location, size
and density of the proposed development. All public and private streets shall
accommodate emergency vehicle access and the traffic demand created by the
development as documented in a traffic and circulation report approved by the City.
Vehicle access shall not be unduly detrimental to adjacent areas.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 20 of 45
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ii. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns,
and minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreational areas,
transit, public walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
Staff Comment: The applicant would provide an internal 20-foot wide private access
drive designed as a woonerf with shared pedestrian and vehicle space. The woonerf
would gain access from the existing Glennwood Townhomes development driveway
along Glennwood Ave NE. The shared pedestrian and vehicle access would provide
circulation for residents of the Glennwood and Willowcrest Townhome developments. A
connection with the future Phase 2 multifamily development on the west side of the site
would provide pedestrian access from Glennwood Ave NE to Edmonds Ave NE allowing
shorter pedestrian travel times to public sidewalks, transit, Sunset Neighborhood Park,
Highlands Library, schools, and commercial area. The proposed site layout would limit
curb cuts onto public streets to two (2) driveways, one (1) existing on Glennwood Ave
NE and one (1) on Edmonds Ave NE with the future Phase 2 development. The access
drive would contain the required 20-foot width and hammerhead turnaround between
Buildings A and B to provide access for emergency vehicles for the Willowcrest
Townhome development. The future Phase 2 multifamily development would connect
the access drive from Edmonds Avenue NE and provide continuous fire access through
the three sites.
The site is separated from public on-street parking, the woonerf is limited to 20-feet
wide and it is also intended to provide pedestrian and emergency vehicle access. To
ensure the woonerf provides safe, sufficient, and efficient access for pedestrians and
emergency vehicles, staff recommends as a condition of approval, the applicant submit
a final landscape plan that provides landscaping and other aesthetically attractive
barriers to discourage vehicle parking along the woonerf. Techniques such as trees in
grates, large above-ground planters, and bollard lighting along areas of the woonerf
that do not hinder emergency vehicle access would be acceptable. The final landscape
plan shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
A realignment of the access drive would require the relocation of two (2) parking spaces
and two (2) landscape islands on the Glennwood Townhome site. No reduction to
parking in would occur however it is unclear from the site and landscape plans (Exhibits
3 and 4) if the existing internal parking lot landscaping quantities would remain with the
parking realignment in the Glennwood site. Therefore staff recommends as a condition
of approval, the applicant submit a detailed landscape plan with the civil construction
permit that identifies no net loss of internal parking lot landscaping would occur with
the realignment of access drive through the Glennwood Townhomes site. The detailed
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
A transportation memorandum prepared by Transpo Group, dated January 21, 2019
(Exhibit 15) indicates the Willowcrest Townhomes would generate approximately 88
weekday vehicle trips with five (5) trips during the weekday AM peak hour and seven (7)
trips during the weekday PM peak hour. A Traffic Impact Analysis is not required for the
proposal as it would generate less than 20 peak hour trips.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 21 of 45
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The applicant has requested to defer the required design and construction of frontage
improvements along Edmonds Ave NE to the Phase 2 RHA multifamily development.
Staff would support the deferment with covenants recorded on the Phase 2 property
and statement of acknowledgement on the Binding Site Plan recorded with King County
that design and construction of the Edmonds Ave NE frontage improvements would
occur with the development of Lot 1. See FOF 28 Binding Site Plan: Required
Improvements.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
16), which is based upon a test of the citywide Transportation Plan, consideration of
growth levels included in the LOS-tested Transportation Plan, payment of transportation
impacts fees, and application of site specific mitigation.
Clusters or Building Groups and Open Space: An appearance of openness created by
clustering, separation of building groups, and through the use of well-designed open
space and landscaping, or a reduction in amount of impervious surfaces not otherwise
required.
Staff Comment: The proposed townhomes are grouped into three buildings of four units
each creating a balance between the mass and scale of the buildings and the amount of
open space provided on the site. Impervious surfaces are limited to the main drive aisle,
sidewalks, and porches.
Privacy and Building Separation: Provides internal privacy between dwelling units,
and external privacy for adjacent and abutting dwelling units. Each residential or
mixed use development shall provide visual and acoustical privacy for dwelling units
and surrounding properties. Fences, insulation, walks, barriers, and landscaping are
used, as appropriate, for the protection and aesthetic enhancement of the property,
the privacy of site occupants and surrounding properties, and for screening of storage,
mechanical or other appropriate areas, and for the reduction of noise. Windows are
placed at such a height or location or screened to provide sufficient privacy. Sufficient
light and air are provided to each dwelling unit.
Staff Comment: Each unit would contain a private yard and porch on the ground floor.
Their location on the building facades would vary with corner units entering on the
sides of the buildings and middle units entering from the front and back resulting in a
greater sense of privacy than if all entries were clustered on the same façade. The
second-floor balconies for each unit alternate from front to back also creating
additional privacy. The common wall separating the townhomes would provide fire
and acoustical separation. The assembly is proposed to be comprised of two separate
stud walls insulated with acoustic batts and separated by an airspace.
Building Orientation: Provides buildings oriented to enhance views from within the
site by taking advantage of topography, building location and style.
Staff Comment: The townhome units would have views of green space. The spacing
and changes in the orientation between the buildings would avoid conditions where
residents have views into other units. Views out over the RHA site (Lot 1) to the west
are preserved both for Willowcrest and Glennwood Townhomes residents.
Parking Area Design: Provides parking areas that are complemented by landscaping
and not designed in long rows. The size of parking areas is minimized in comparison to
typical designs, and each area related to the group of buildings served. The design
provides for efficient use of parking, and shared parking facilities where appropriate.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 22 of 45
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Staff Comment: Each unit would have a private single car garage. Eight (8) surface
parking spaces would be provided parallel to the access drive with one (1) compact
space perpendicular to the drive. The spaces would have trees planted along their side
for screening and shade.
Phasing: Each phase of the proposed development contains the required parking
spaces, open space, recreation spaces, landscaping and utilities necessary for creating
and sustaining a desirable and stable environment, so that each phase, together with
previous phases, can stand alone.
Staff Comment: The Edmonds site would be developed in two phases first with the
Willowcrest Townhomes and then with a future Phase 2 multifamily building on the
west side of the site (Lot 1). The Willowcrest Townhomes site would be developed to
contain all required parking, common open space, utilities, access, etc. The future
Phase 2 would be permitted separately and is anticipated at a minimum to require
environmental review (or consistency with the planned action) and site plan review
and would be required to meet the codes in place at the time of application and
construct the street frontage improvements along Edmonds Ave NE. Pursuant to RMC
4-1-045 Vesting, Binding Site Plans do not vest projects to development standards, a
building permit would be required to gain vesting rights.
24.Infrastructure and Services: Provides utility services, emergency services, and other improvements,
existing and proposed, which are sufficient to serve the development. The proposal is compliant with the
following development standards if all conditions of approval are met and advisory note comments (Exhibit
18) are implemented:
Compliance Infrastructure and Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees including but not limited to
approved fire sprinkler and fire alarm systems throughout the buildings in lieu of
providing secondary emergency vehicle access with the Willowcrest portion (Phase 1)
of the development. The 2019 Fire Impact Fees are $964.53 per new multifamily
residence. 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.
Parks: A Park Impact Fee would be required for the future townhomes. The 2019 Park
Impact Fee is $2,676.89 per new multifamily residence. 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.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, McKnight Middle School, and Hazen High School. With the exception of
McKnight Middle School, any new students from the proposed development would be
bussed to their schools. The stop is located approximately 0.11 miles from the project
site at Harrington Ave NE and NE 12th St. Students would walk along a sidewalk on
Glennwood Ave NE to Harrington Ave NE and turn north to NE 12th St. McKnight Middle
School is located approximately 900 feet north from the Harrington Ave NE and NE 12th
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 23 of 45
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St intersection and students would walk to school along the sidewalk on Harrington Ave
NE.
A School Impact Fee would be required in order to mitigate the proposal’s potential
impacts to the Renton School District. The 2019 School Impact Fee is $2,455.00 per new
multifamily residence. 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.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant submitted a Technical Information Report (TIR)
prepared by Corterra Engineering dated March 14, 2019 (Exhibit 12) and utility plan
(Exhibit 14). The site is located within the Peak Rate Flow Control Standard are
matching existing conditions and is within the East Lake Washington Drainage Basin.
The proposal is subject to full drainage review in accordance with the 2017 Renton
Surface Water Design Manual (RSWDM). All nine (9) core requirements and six (6)
special requirements are discussed in the TIR.
The applicant proposes to provide a detention vault located within the access driveway
and parallel parking spaces west of Building B to comply with the peak rate flow
control standard. Perforated roof drains would be routed to the detention vault. The
applicant has proposed a filter cartridge system located upstream of the detention
vault to provide water quality treatment of pollution generating impervious surfaces
such as the access driveway. Flows from the vault would be discharged into the City
storm system located in Edmonds Ave NE.
The applicant would be required to submit a final TIR with the construction permit
application that complies with the RSWDM and civil plan review comments provided in
the Advisory Notes (Exhibit 18).
Water:
Staff Comment: The development is within the City’s water service area. Water service
for fire protection and for domestic use will be provided through an extension of the
existing 12-inch water main at the abutting Glennwood Townhomes site. The
preliminary fire flow demand for Phase 1 of the Willowcrest Townhomes is 2,000 gpm
including the use of an automatic fire sprinkler system. The applicant would be required
to submit a final utility plan with the construction permit application that complies with
the civil plan review comments provided in the Advisory Notes (Exhibit 18).
Sanitary Sewer:
Staff Comment: The development is within the City’s sewer service area. The applicant
has proposed a six-inch diameter gravity sewer line that would connect to the City’s
system in Edmonds Ave NE. Additional sewer system improvements would be required.
The applicant would be required to submit a final utility plan with the construction
permit application that complies with the civil plan review comments provided in the
Advisory Notes (Exhibit 18).
25.PUD Development Standards: Pursuant to RMC 4-9-150D.4, each planned urban development shall
demonstrate compliance with the development standards for the Planned Urban Development
regulations. The following table contains project elements intended to comply with the development
standards of the Planned Urban Development regulations, as outlined in RMC 4-9-150E:
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 24 of 45
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Compliance PUD Development Standard Analysis
1. COMMON OPEN SPACE STANDARD: Open space shall be concentrated in large usable areas and
may be designed to provide either active or passive recreation. Requirements for residential, mixed
use, commercial, and industrial developments are described below.
Standard: For residential developments open space must equal at least ten percent
(10%) of the development site’s gross land area.
i. Open space may include, but is not limited to, the following:
(a) A trail that allows opportunity for passive recreation within a critical area buffer
(only the square footage of the trail shall be included in the open space area
calculation), or
(b) A sidewalk and its associated landscape strip, when abutting the edge of a critical
area buffer and when a part of a new public or private road, or
(c) A similar proposal as approved by the Hearing Examiner.
ii. Additionally, a minimum area equal to fifty (50) square feet per unit of common
space or recreation area shall be provided in a concentrated space.
iii. Stormwater facilities may be incorporated with the open space, common space or
recreation area on a case-by-case basis if the Hearing Examiner finds:
(a) The stormwater facility utilizes the techniques and landscape requirements set
forth in The Integrated Pond, King County Water and Land Resources Division, or an
equivalent manual, or
(b) The surface water feature serves areas outside of the planned urban development
and is appropriate in size and creates a benefit.
Staff Comment: The Willowcrest Townhomes PUD site is 31,187 square feet resulting in
a common open space requirement of 3,119 square feet that would be required to be
provided onsite. The architectural site plan (Exhibit 26) identifies 3,571 square feet of
total common open space provided on the Willowcrest Townhomes site. Common open
space is provided in areas east of Building A, between Buildings A and B, west of
Building B, and west of Building C.
Approximately 3,000 square feet of common open space is provided in a concentrated
space on the Willowcrest Townhomes site between and around Buildings A and B
thereby exceeding the 50 square foot per unit minimum. This space is shown on the
conceptual landscape plan (Exhibit 4) with central walkway connecting to the
Glennwood Townhome amenity and planted with trees, shrubs, and grass.
Standard: Required landscaping, driveways, parking, or other vehicular use areas shall
not be counted toward the common space requirement or be located in dedicated
outdoor recreation or common use areas.
Staff Comment: Open space areas are not shown in vehicular use areas. No required
landscaping (street frontage landscaping, parking lot landscaping, street trees) would
be necessary with Phase 1 Willowcrest Townhomes. See FOF 21 Zoning and Development
Standard Compliance: Landscaping
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 25 of 45
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Standard: Required yard setback areas shall not count toward outdoor recreation and
common space unless such areas are developed as private or semi-private (from
abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all
residents of the development.
Staff Comment: Required yard and landscaping screen requirements have been
requested to be modified in order to integrate the Willowcrest Townhome site into the
Glennwood Townhome site. Areas are open and available for passive uses or for
neighbors to congregate.
Standard: Private decks, balconies, and private ground floor open space shall not
count toward the common space/recreation area requirement.
Staff Comment: Fenced private yards are not included in the common open space.
Standard: Other required landscaping, and sensitive area buffers without common
access links, such as pedestrian trails, shall not be included toward the required
recreation and common space requirement.
Staff Comment: No required landscaping or sensitive area buffers are onsite.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space according to the following formula:
1% of the lot area + 1% of the building area = Minimum amount of pedestrian-oriented
space.
Staff Comment: No nonresidential uses are proposed.
Standard: The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro-climatic conditions.
Staff Comment: The open space would receive morning and afternoon sun exposure as
the buildings are limited to three stories and step down to the west
Standard: Common space areas in mixed use residential and attached residential
projects should be centrally located so they are near a majority of dwelling units,
accessible and usable to residents, and visible from surrounding units.
Staff Comment: A majority of the open space is located in and around Buildings A and B
or eight (8) of the twelve (12) units. The space is accessible via a centralized walkway
and shared space along the woonerf access drive.
Standard: Common space areas should be located to take advantage of surrounding
features such as building entrances, significant landscaping, unique topography or
architecture, and solar exposure.
Staff Comment: The open space area is a central component of the Willowcrest
Townhome site and accessible from Buildings A and B private yards and porches. The
conceptual landscape plan details new trees, shrubs, and groundcover and connection
to the Glennwood Townhome site.
Standard: In mixed use residential and attached residential projects children’s play
space should be centrally located, visible from the dwellings, and away from hazardous
areas like garbage dumpsters, drainage facilities, streets, and parking areas.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 26 of 45
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Staff Comment: No children’s play space is proposed on the Willowcrest Townhomes site,
however the neighboring Glennwood Townhomes site contains a children’s play area
that will be accessible to Willowcrest homeowners (see FOF 26 Design Standards:
Standards for Common Open Space). Buildings A and B will have visibility to the play area
providing additional eyes in this existing common open space currently enjoyed by the
Glennwood Townhome residents.
b. Private Open Space: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use
of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have
private open space which is contiguous to the unit.
Standard: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the
exclusive use of the occupants of that unit.
Staff Comment: Each unit contains a private yard and porch spaces on the ground floor.
Compliant if
condition of
approval is
met
Modified
per the PUD
Regulations
Standard: The private open space shall be well demarcated and at least fifteen feet
(15') in every dimension (decks on upper floors can substitute for the required private
open space). The minimum dimensional standards of this Section may be modified
through the planned urban development review process; provided, that the minimum
area requirement is maintained
Staff Comment: The conceptual landscape plan (Exhibit 4) identifies landscaping and
rockeries along the outside of the yards abutting common open spaces and abutting
properties, however no delineation is provided within the interior yard spaces
separating private yards from each other. Therefore staff recommends as a condition
of approval, the applicant submit a final landscape plan with the civil construction
permit that provides demarcation surrounding each private yard consisting of
landscaping, fencing, wall, rockery, or some other delineation method approved by the
Current Planning Project Manager. The final landscape plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
The private open space provided on all but four (4) lots contains at least a 15-foot by
15-foot dimension. The end units on Buildings A and B contain between 10 and 12 feet
from the exterior wall to the end of the private wall, but contain between 22 and 25
feet in width with additional side yard and patio space. While the dimension is short of
the 15-foot standard measured from the exterior wall to the back of the yard, private
open space exceeding the 15-foot by 15-foot dimension (225 square feet) is provided.
Including porch spaces, private open space for these four (4) units range from 451
square feet to 906 square feet. Staff supports this modification to the PUD private open
space dimensional requirements.
N/A
Standard: For dwelling units which are exclusively upper story units, there shall be deck
areas totaling at least sixty (60) square feet in size with no dimension less than five feet
(5').
Staff Comment: Not applicable. No upper story units are proposed however each unit
would contain a second floor exterior balcony. Dimensions of the balconies would be 70
square feet (5’x14’) for the two (2) interior units and 98 square feet (7’x14’) for the end
units.
c. Installation and Maintenance of Common Open Space:
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 27 of 45
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Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or by
the property owners’ association, or the agent(s) thereof. In the event that such facilities
are not maintained in a responsible manner, as determined by the City, the City shall
have the right to provide for the maintenance thereof and bill the owner or property
owners’ association accordingly. Such bill, if unpaid, shall become a lien against each
individual property.
Staff Comment: Prior to the issuance of any occupancy permit, the developer shall furnish
a security device to the City in an amount equal to the provisions of RMC 4-9-060.
Landscaping shall be planted within one year of the date of final approval of the planned
urban development, and maintained for a period of 5 years thereafter prior to the release
of the security device.
d. Installation and Maintenance of Common Facilities:
Standard: Prior to the issuance of any occupancy permits, all common facilities,
including but not limited to utilities, storm drainage, streets, recreation facilities, etc.,
shall be completed by the developer or, if deferred by the Administrator, assured
through a security device to the City equal to the provisions of RMC 4-9-060, except for
such common facilities that are intended to serve only future phases of a planned urban
development. Any common facilities that are intended to serve both the present and
future phases of a planned urban development shall be installed or secured with a
security instrument as specified above before occupancy of the earliest phase that will
be served. At the time of such security and deferral, the City shall determine what
portion of the costs of improvements is attributable to each phase of a planned urban
development.
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or by
the property owners’ association, or the agent(s) thereof. In the event that such facilities
are not maintained in a responsible manner, as determined by the City, the City shall
have the right to provide for the maintenance thereof and bill the owner or property
owners’ association accordingly. Such bill, if unpaid, shall become a lien against each
individual property.
Staff Comment: No dedication of common facilities is proposed. All common facilities will
be maintained by the property owner within the Willowcrest Townhomes parent lot.
26.Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) as applied to the R-10 and
R-14 zones are applicable in the CV zone for townhomes per RMC 4-2-060 Zoning Use Table for
Townhouses located in the CV zone, RMC 4-2-080A.6, and RMC 4-4-150B..Design:1. The Standards
implement policies established in the Land Use Element of the Comprehensive Plan. The standards of the
Site Design subsection are required to be addressed at the time of subdivision application. The standards
of the Residential Design subsection are required to be addressed at the time of application for building
permits. The standards of Residential Design are required to be addressed for the building for which the
building permit is being issued. The proposal is consistent with the following design standards, unless noted
otherwise:
Compliance Design Standards R-10 and R-14 Zones and Analysis
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 28 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
and
Modified with
the PUD
regulations
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The proposal consists of three (3) structures containing a total of 12
townhome units. Side yards of the end units abut the access drive, parking, or common
open space.
Staff supports the proposed modification to access the townhome lots via easement.
The proposed easement would be designed as a woonerf instead of a typical driveway
and would connect to Glennwood Ave NE via the abutting Glennwood Townhome
development. By providing this enhanced easement, the Willowcrest Townhome and
existing Glennwood Townhome development are able to integrate into a larger
community and share common spaces. This street treatment also invites a multi-modal
user instead of being designed for vehicle preference. A typical 53-foot wide residential
street would not be practical to construct through the existing Glennwood Townhome
development or link to the proposed Willowcrest Townhomes. The private woonerf
drive is an appropriate access for the development of the proposal.
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 applicant proposes limited BMPs with the use of perforated roof
drains. The applicant’s geotechnical report (Exhibit 17) has indicated the majority of the
soils across the site contain significant fines, which limits the infiltration capacity.
Modified with
the PUD
Regulations
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:
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 29 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
1. Each unit has garage space assigned to it, and
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 townhome garages are attached and each individual unit is
provided their own garage. The front porch does not project in front of the garage,
however other porches are prominent components on the other three (3) sides of the
façade. Additionally, the visual impact of the garage is reduced by the single load width,
glazing, and the consistency in design with the other attributes of the townhomes. Staff
supports the garage modification.
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: The subject property is less than 10 acres and the applicant has not
proposed a park.
Modified with
the PUD
Regulations
and Compliant
if Condition of
Approval is
met
Standards for Common Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty feet
(20') wide.
5. A pedestrian entry easement can be used to meet the access requirements if it
has a minimum width of twenty feet (20') with a minimum five feet (5') of
sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
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LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 30 of 45
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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: The Willowcrest Townhomes proposal would include 12-units of
housing and therefore would be required to provide 4,200 square of common open
space. The PUD Development Standards (FOF 25) require open space in the amount of
10-pecent of the development’s gross land area. The PUD standards would require the
proposal to provide 3,119 square feet of common open space as the Willowcrest
Townhome PUD site is 31,187 square feet. As analyzed in FOF 25 PUD Development
Standards: Common Open Space Standard, the applicant proposes 3,571 square feet of
total common open space with approximately 3,000 square feet located in a
concentrated space between and around Buildings A and B. The proposal would result
in a common open space deficiency of 629 square feet.
The proposed Willowcrest Townhomes onsite open space would consist primarily of a
common green space with approximately 20-feet wide at its narrowest sections
between and around Buildings A and B. A smaller area of open space would be provided
east of Building C. The applicant proposes to exceed the square footage deficit and
include active recreation amenities by integrating the open space with the existing
Glennwood Townhomes development abutting along the eastern boundary. A portion
of the Glennwood Townhomes open space amenity provides a children’s play area,
seating, and pedestrian areas. The Renton Housing Authority has agreed in principle
(Exhibit 27) to place approximately 2,600 square feet of the existing Glennwood
Townhomes open space amenity, which includes the children’s play area, in an
easement for the use of the Willowcrest Townhome residents.
The Glennwood Townhomes development contains eight (8) housing units thereby
requiring a minimum of 2,800 square feet of common open space. The Glennwood
Townhomes site provides 6,744 square feet of common open space. By providing
Willowcrest Townhomes a 2,576 square foot easement to utilize the children’s play area
and surrounding space, the Glennwood Townhome development would result in 4,168
square feet of open space exclusive to the Glennwood Townhomes residents, which
exceeds the 2,800 square foot minimum.
Staff would support the modification to allow common open space to be provided
offsite as the easement would not cause the existing Glennwood Townhomes to fall
below their required open space requirement and the integration of the two
developments would enhance the neighborhood by bookending the open space and
creating additional opportunities for neighbor interaction. The integrated open space
would contain a common green, pedestrian walkways, children’s play area, seating,
would be located in a highly visible area and accessible to the two developments,
contiguous to the majority of the dwellings, contain a maximum slope of 5-percent, and
would not be obstructed by retaining walls or fences.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 31 of 45
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Therefore staff recommends as a condition of approval, the applicant provide a
reciprocal easement for the Willowcrest Townhomes residents to utilize the existing
open space amenity area on the Glennwood Townhomes site identified on the
architectural site plan (Exhibit 26) and for the Glennwood Townhomes residents to
utilize the abutting open space on the Willowcrest Townhomes site. The easement shall
be referenced on the final Binding Site Plan and irrevocable for the life of the
Willowcrest Townhomes project. The easement shall be reviewed and approved by the
Current Planning Project Manager prior to recording and shall be recorded prior to or
concurrently with the final Binding Site Plan.
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: Private yards are provided for each unit. Yards contain dimensions in
excess of 8-feet and 250 square feet. Yards range in dimensions of 10-feet to 25-feet
and square footages of approximately 275 square feet to 900 square feet.
Compliance
partially met
with the
guidelines and
modified with
the PUD
Regulations
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.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 32 of 45
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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: The proposed sidewalk and pathway system would create connections
from the public sidewalk system on Glennwood Ave NE with the Willowcrest
Townhomes proposal and Edmonds Ave NE with the future Phase 2 development. The
woonerf access drive would provide a pedestrian link from the public sidewalk and loop
through the development connecting to townhome entries and the common open
space. As mentioned previously, the woonerf would be a shared multi-modal access
arrangement with 20-feet of width and varied surface materials and color. As each unit
contains activated facades and front doors on each elevation, the woonerf acts as a
centralized pedestrian connector. The pathway through common open space is located
on the north edge allowing a larger usable green space. The walkway and woonerf
would be lined with trees. Staff finds that items 1-4 are met with the guidelines and the
intent of the open space section with regard to those items is satisfied.
As discussed previously, the proposed townhomes would be accessed via a private drive
extending from Glennwood Ave NE. Each townhome building would be activated on all
facades. Homes would appear to front on the woonerf side, the open space side, and
private yard side. Staff supports this modification as the four (4) sided activation is a
unique architectural element and provides visibility throughout the Willowcrest and
Glennwood development.
Modified with
the PUD
Regulations
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: Entries to the townhomes would be accessed from the woonerf, open
space, and private yard side as referenced previously and each entry would contain a
stoop varied in height based on the location. Staff recommends this modification as this
activation provides for opportunity for social interaction, minimizes bulk, and provides
architectural interest to the buildings. The height of porches would be commensurate
to the façade and abutting feature. Higher entries for abutting the woonerf and lower
porches abutting the private yards and open spaces.
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.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 33 of 45
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Staff Comment: The buildings contain modulations in excess of two feet along all four
(4) sides of each building. Porches and seating walls connect the units to public spaces.
and
Modified with
the PUD
Regulations
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: Primary windows are all proportioned vertically. Secondary windows
on the third floor provide several clerestory openings for bedrooms. See Architectural
Detailing modification for door trim requirement.
Staff supports a modification to the orientation of the primary entry door as part of the
PUD regulations as the townhome buildings contain a unique orientation on all four
sides of the building. Each building façade contains a porch and door thereby providing
a 360-degree face that orients to the existing Glennwood Townhomes, future Phase 2,
common open space amenity, and woonerf access drive. While each porch facing the
common open space on Buildings A and B is not officially a primary entry, the porches
and doors all mimic front entries with windows, standard doorways, seat walls, and
sconce lighting. Building C mimics it’s porch along the rear private yard portion and
provides additional entry features on the access drive and sides of the building. This
innovative orientation provides an active façade surrounding the entire development.
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 dominant with porches, exposed beams,
wide fascia and trim, and roof overhang subordinate to the overall design. All porch
plates are one story. Exterior color change is provided on the wood composite siding in
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 34 of 45
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the middle and ends of the building. Color and style contrast would be most noticeable
between the Willowcrest Townhomes development and existing Glennwood
Townhomes.
Compliant if
condition of
approval is
met
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 submitted architectural elevations do not provide the level of detail
to determine whether a variety of roofing colors and fire retardant material is used.
Therefore staff recommends as a condition of approval the applicant submit roof plans
with the building permit application that provide a variety of roofing colors and verify
the material is fire retardant. The roof plans shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
Compliance
met via
Guidelines
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: The applicant roof profile is contemporary and while the standard is
met on the upper ridge of the shed roof, a similar eave on the low side would not be
consistent with this style of roof. The wide exposed fascia board provides architectural
interest and articulation. Staff finds the eaves comply with guidelines which state:
“Eaves should be detailed and proportioned to complement the architectural style of
the home.”
Modified per
the PUD
Regulations
and Compliant
if Conditions
of Approval
are 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
4.If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches
(4" x 4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: The applicant has requested to modify the trim standards surrounding
all windows and doors and instead incorporate trimless detailing to provide a more
contemporary aesthetic. Staff supports this modification in part, per the following. The
fiber cement lap siding provided on the ground floor is of a typical cladding style for
townhome housing in the region and therefore the trim standards for doors and
windows should along this ground level should contain the minimum 3.5-inch trim. Staff
would support the modification for trimless windows and doors on the second and third
story where fiber panels are the prevailing exterior material and is a contemporary
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 35 of 45
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exterior surface for townhomes in the region. Therefore staff recommends as a
condition of approval, the applicant submit revised architectural elevations with the
building permit application that provides the 3.5-inch minimum trim surrounding all
windows and doors on the buildings first story. The revised plans shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
Siding corner clips or corner boards are not readily visible on the architectural elevations
(Exhibit 7). Therefore staff recommends as a condition of approval the applicant submit
revised architectural elevations with the building permit application and provide either
painted metal corner clips or corner boards on the buildings. The revised elevations shall
be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
The applicant has indicated columns would be used to satisfy the architectural detail
requirement. It appears from the architectural elevations (Exhibit 7) and renderings
(Exhibit 6) that six-inch posts would be utilized. No chamfer or banding detail is provided
on any of the submitted materials. Therefore staff recommends as a condition of
approval, the applicant submit revised architectural elevations with the building permit
application that clearly identify the required column details of a chamfer, band, or
similar detail or provide another detailing standard option as approved by the Current
Planning Project Manager. The revised elevations shall be reviewed and approved by
the Current Planning Project Manager prior to permit issuance.
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: The three (3) townhome buildings are proposed to be cladded with fiber
cement and wood composite siding. Lap siding would provide the ground floor base
with the panel fiber cement providing the majority of the upper story exterior with some
wood composite lap providing transitions in the middle and ends of the buildings. Colors
consist of shades of blue lap, panel, and fascia along with the brown wood composite
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 36 of 45
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lap and exposed wood beams. Downspouts are a dark gray aligned with the dark blue
color of the fascia and trim.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1.Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2.Mailboxes shall be lockable consistent with USPS standard;
3.Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4.Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance for this standard would be verified at the time of 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: The applicant does not intend to provide hot tubs or pools.
See FOF 21
Zoning and
Development
Standard
Compliance:
Screening
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Surface mounted utilities are not shown the utility plan (Exhibit 14).
Discussion and recommend condition of approval is noted in FOF 21 Screening.
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1.Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2.A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: The proposed location of the enclosure is between Building B and the
access driveway. The gate opening faces away from private yards and common amenity
spaces and would be wrapped with landscaping. The location would be obscured from
view to the general public. The 100 square foot enclosure contains adequate space for
trash and recycling containers.
27.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 met.
Compliance Critical Areas Analysis
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 37 of 45
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Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The City’s COR mapping system has indicated potential slopes greater
than 40-percent with high and moderate landslide hazards located on western portion
of the property abutting the Edmonds Ave NE frontage. An approximately six (6) foot
high rockery is located along the Edmonds Ave NE street frontage and as shown on the
submitted topographic survey (Exhibit 9), localized areas near the southwest corner of
the Edmonds Site contain slopes in excess of 40-percent. The rockery and localized
slopes are likely the result of the Edmonds Ave NE street improvements that were
installed as the area is in and around a slope, sidewalk, and rockery easement as shown
on the survey. It is unclear if any of the localized areas of 40-percent slopes meet the
definition of protected slope status, however these areas are located in Lot 1 and the
proposed improvements, with the exception of utility installation, for Willowcrest
Townhomes are greater than 15-feet from the areas identified in COR maps and sloped
areas shown on the topographic survey. Unless modified via RMC 4-3-050J.1.a or a
variance is granted per RMC 4-9-250B.9, protected slopes and their associated buffers
are required to be placed in native growth protection tracts when land is subdivided.
Utility installation for the proposed Phase 1 Willowcrest Townhomes would traverse the
southern portion of Lot 1 and within areas near potential slopes and landslide hazards
identified on COR maps. Therefore staff recommends as a condition of approval, the
applicant submit a revised geotechnical report with the civil construction permit
application for the areas impacted by utility installation along the southern boundary
of Lot 1 and determine whether these areas would be considered sensitive and/or
protected slopes or High Landslide Hazard Areas. Should these geologically hazardous
areas be identified and confirmed, the applicant shall submit the appropriate critical
areas exemption or modification request for construction of new utilities per RMC 4-3-
050C.3.e or RMC 4-3-050J.1and identify appropriate mitigation for the encroachment
in the updated report. The updated geotechnical report shall be reviewed and approved
by the Current Planning Project Manager prior to permit issuance. The critical areas
exemption or modification, if needed, shall be submitted and issued prior to permit
issuance.
As provided in the geotechnical report prepared by GeoEngineers dated November 15,
2018 (Exhibit 17), no geologically hazardous areas were identified on the Willowcrest
Townhome site and the area that would be developed with housing, access, and
amenities is relatively flat. The report concluded that the townhome buildings could be
supported on conventional spread footings and the proposed woonerf access drive
could be supported on existing fill soils provided the upper two (2) feet of the fill is
compacted as structural fill.
28.Binding Site Plan: An optional process for the division of land classified for industrial, commercial, or mixed
use zones CN, CV, CA, CD, CO, COR, UC, IL, IM, and IH through a binding site plan as authorized in chapters
58.17 and 64.34 RCW. This method may be employed as an alternative to the subdivision procedures. The
applicant has applied for a combined Preliminary Planned Urban Development and Final Planned Urban
Development with Binding Site Plan per RMC 4-7-230B.1.c. A Binding Site Plan merged with a planned
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 38 of 45
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urban development allows for greater flexibility in the lot and infrastructure layout and development of
the binding site plan provided planned urban development criteria are met including provision of a public
benefit. The proposal is compliant with the binding site plan standards or as modified via the planned urban
development if all conditions of approval are met.
Compliance Binding Site Plan Regulations and Analysis
Modified
per the PUD
Regulations
Legal Lots: The site that is subject to the binding site plan shall consist of one or more
contiguous, legally created lots. Lots, parcels, or tracts created through the binding site
plan procedure shall be legal lots of record. The number of lots, tracts, parcels, sites, or
divisions shall not exceed the number of lots allowed in the applicable zoning district.
New nonconforming lots shall not be created through the binding site plan process.
If minimum lot dimensions and building setbacks for each newly created lot cannot be
met, the binding site plan shall be processed as a commercial condominium site per
subsection D of this Section or merged with a planned urban development application
per RMC 4-9-150.
Staff Comment: The subject property consists of one (1) legally created lot. The proposed
13 lots and two (2) tracts would be legal lots of record following the recording of the
Binding Site Plan (Exhibit 5) which would occur following substantial completion of the
Willowcrest Townhome portion of the development. The number of lots and tracts
would not exceed the number of lots allowed in the CV zone. Lot size and setbacks for
the townhome lots would not meet the underlying CV standards, however these
standards are proposed to be modified via the PUD regulations thereby avoiding the
creation of new nonconforming lots. Newly created Lot 1 would be approximately
41,000 square feet meet the underlying CV zone dimensional standards. See FOF 21
Zoning Development Standard Compliance: Lot Dimensions and Setbacks
Commercial or Industrial Property: The site is located within a commercial, industrial,
or mixed-use zone.
Staff Comment: The subject property is located in the Center Village (CV) zone. Center
Village is a commercial zone that implements the Commercial and Mixed Use
Comprehensive Plan designation.
Modified per
the PUD
Regulations
Zoning Code Requirements: Individual lots created through the binding site plan shall
comply with all of the zoning code requirements and development standards of the
underlying zoning district.
Staff Comment: As permitted by RMC 4-7-230B.1.c and RMC 4-9-150B.2, a Binding Site
Plan may be merged with a PUD in order to modify zoning code and development
standards provided the PUD criteria are met including the provision of a public benefit.
See FOF 18 PUD modifications and FOF 23 PUD Decision Criteria Analysis.
Compliance
not yet
demonstrated
Building Code Requirements: All building code requirements have been met per RMC
4-5-010.
Staff Comment: Building permits would be submitted following the approval of the
Binding Site Plan and combined preliminary/final PUD application. Compliance for this
standard would be verified at the time of building permit review.
Infrastructure Provisions: Adequate provisions, either on the face of the binding site
plan or in a supporting document, have been made for drainage ways, alleys, streets,
other public ways, water supplies, open space, solid waste, and sanitary wastes, for the
entire property covered by the binding site plan.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 39 of 45
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Staff Comment: The applicant would be required to provide infrastructure improvements
with the Willowcrest Townhome (Phase 1) that includes stormwater conveyance, flow
control, and water quality, sewer and water extensions and connections, open space,
and private vehicle driveway access connection through the abutting Glennwood
Townhomes and Glennwood Ave NE. See FOF 24 Infrastructure and Services, FOF 25 PUD
Development Standards: Common Open Space, and FOF 26 Design Standards: Standards
for Common Open Space.
The applicant has requested to defer street frontage improvements along Edmonds Ave
NE to the construction of the Phase 2 multifamily building. See FOF 28 Binding Site Plan:
Required Improvements for staff recommended conditions to defer design and
installation.
Compliant if
condition of
approval is
met
Access to Public Rights-of-Way and Utilities: Each parcel created by the binding site
plan shall have access to a public street, water supply, sanitary sewer, and utilities by
means of direct access or access easement approved by the City.
Staff Comment: The Phase 1 Willowcrest Townhome portion of the Binding Site Plan
would have access via an easement through the abutting Glennwood Townhome
development to Glennwood Ave NE, however a formal access easement has not yet been
established. Therefore staff recommends as a condition of approval, the applicant
prepare and record an irrevocable access easement for the benefit of the Willowcrest
Townhome owners along the modified driveway through the Glennwood Townhome
development. Recording of the access easement shall occur prior to or concurrently with
the Binding Site Plan, noted on the Binding Site Plan document, and shall be reviewed
and approved by the Current Planning Project Manager prior to recording. Water, sewer,
stormwater, and future access to Edmonds Ave NE are noted as easements on the
Binding Site Plan (Exhibit 5) and would be further reviewed for accuracy and compliance
with the civil construction permit application.
Access to Lot 1 (Phase 2) would be from Edmonds Ave NE. The driveway and public street
frontage improvements would be installed at the time of construction of Phase 2 per the
conditions noted in FOF 28 Binding Site Plan: Required Improvements.
Compliant if
condition of
approval is
met
Shared Conditions: The Administrator may authorize sharing of open space, parking,
access, signage and other improvements among contiguous properties subject to the
binding site plan and the provisions of RMC 4-4-080E3, 4-4-080I7, and 4-4-100E5.
Conditions of use, maintenance, and restrictions on redevelopment of shared open
space, parking, access, signage and other improvements shall be identified on the
binding site plan and enforced by covenants, easements or other similar properly
recorded mechanism.
Staff Comment: As provided in FOF 25 PUD Development Standards: Common Open
Space and FOF 26 Design Standards: Standards for Common Open Space, the
Willowcrest Townhomes would share common open space with the abutting Glennwood
Townhomes as agreed to in principle by the Renton Housing Authority (Exhibit 27). The
Willowcrest Townhomes proposal would provide all required parking onsite as part of
Phase 1 development, however access to Glennwood Ave NE would be shared via a
driveway through the abutting Glennwood Townhome site. See FOF 28 Access to Public
Rights-of-Way and Utilities above.
At a minimum, during build out of Phase 2 the emergency vehicle access and pedestrian
connection from Edmonds Ave NE through the Willowcrest and Glennwood Townhomes
sites to Glennwood Ave NE would be provided.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 40 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
Additionally Phase 2 would be limited in density as the Willowcrest Townhomes site
would debit 12 units of housing from the 68 units that are currently allocated to the
Edmonds site in the Renton Sunset Redevelopment Master Plan (Exhibit 21 and 22)
Compliant if
condition of
approval is
met
Future Development: The binding site plan shall contain a provision requiring that any
subsequent development of the site shall be in conformance with the approved and
recorded binding site plan.
Staff Comment: Staff recommends as a condition of approval, the applicant submit a
final Binding Site Plan document that clearly states that future development on Lot 1 of
the Binding Site Plan shall be in conformance with the approved and recorded Binding
Site Plan, unless altered. The final Binding Site Plan shall be reviewed and approved by
the Current Planning Project Manager prior to recording.
Dedication Statement: Where lands are required or proposed for dedication, the
applicant shall provide a dedication statement and acknowledgement on the binding
site plan
Staff Comment: The applicant would be required to dedicate 11.5 feet of right of way
(subject to final survey) along Edmonds Ave NE. The applicant has provided this
dedication on the Binding Site Plan map and as a dedication statement on the cover
page of the document. Any adjustments to the width of the dedication would occur
during civil construction permit review and provided on the final Binding Site Plan
document for recording.
N/A
Suitable Physical Characteristics: A proposed binding site plan may be denied because
of flood, inundation, or wetland conditions, or construction of protective improvements
may be required as condition of approval.
Staff Comment: The subject property does not contain flood, inundation, or wetland
conditions.
Compliant if
condition of
approval is
met
REQUIRED IMPROVEMENTS:
1. Improvements: The following tangible improvements shall be provided for, either
by actual construction or a construction schedule approved by the City and bonded by
the applicant, before a binding site plan may be recorded: grading and paving of
streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and
storm sewers, street lights, water mains and street name signs, together with all
appurtenances thereto to specifications and standards of this Code, approved by the
Department and in accordance with other standards of the City. A separate
construction permit will be required for any such improvements, along with
associated engineering plans prepared per the City Drafting Standards.
2. Phasing of Improvements: To satisfy these requirements, the Administrator is
authorized to impose conditions and limitations on the binding site plan. If the
Administrator determines that any delay in satisfying requirements will not adversely
impact the public health, safety or welfare, the Administrator may allow requirements
to be satisfied prior to issuing the first building permit for the site, or prior to issuing
the first building permit for any phase, or prior to issuing a specific building’s
certificate of occupancy, or in accordance with an approved phasing plan, or in
accordance with plans established by a development agreement or as otherwise
permitted or required under City Code.
Staff Comment: The applicant would be required to construct stormwater, sewer, water,
and access improvements for Phase 1 Willowcrest Townhome Lots A1-A4, B1-B4, C1-C4,
and Tracts A and B as indicated in the applicant’s Advisory Notes (Exhibit 18), FOF 24
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 41 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
Infrastructure and Services, FOF 23 PUD Decision and Criteria Analysis, and FOF 28
Binding Site Plan: Access to Public Rights of Way and Utilities.
The applicant has requested an alternative construction schedule to construct the
required frontage improvements along Edmonds Ave NE abutting Lot 1 per RMC 4-6-
060C. The applicant would be required to construct half-street improvements to
Edmonds Ave NE, which is a designated minor arterial street. The frontage
improvements include those identified in the Sunset Area Green Connection Plan
consisting of a minimum half street right of way width of 41.5-feet. Specific
improvements include a street pavement width of 24-feet from the centerline of the
right-of-way, 0.5-foot curb, 9-foot bio-swale, 8-foot sidewalk, street lights, and storm
drainage improvements.
The applicant has requested to allow preparation of the construction plans and
construction of the Edmonds Ave NE frontage improvements to be completed with Phase
2 development of the Edmonds Site. Staff is supportive of this alternative construction
schedule as the applicant is providing affordable housing and the Willowcrest
Townhomes would be located on the eastern portion of the site with access provided at
Glennwood Ave NE. Support for the alternative construction schedule would require
right-of-way dedication to occur with construction of Phase 1 Willowcrest and the
applicant recording a covenant and providing language on the Binding Site Plan that
ensures the construction of the Edmonds Ave NE frontage with development of Lot 1.
Therefore staff recommends as a condition of approval, the applicant dedicate the
required right-of-way along the subject property’s Edmonds Ave NE frontage to
construct the minimum half street improvement with the Phase 1 Willowcrest
Townhome development. Dedication shall be shown on the final Binding Site Plan
document with a dedication statement and graphic representation. The final Binding
Site Plan shall be reviewed and approved by the Current Planning Project Manager prior
to recording.
Additionally, staff recommends as a condition of approval, in lieu of submitting
construction plans for frontage improvements along Edmonds Ave NE and constructing
the Edmonds Ave NE frontage improvements and site access driveway prior to
Temporary Certificate of Occupancy of the Phase 1 Willowcrest Townhome
development, the applicant shall record a covenant on Lot 1 of the Binding Site Plan and
provide a statement on the Binding Site Plan document that the development of Lot 1
shall include the submittal of construction plans and construction of the required
frontage improvements along Edmonds Ave NE. Recording of the covenant shall occur
prior to Temporary Certificate of Occupancy for the first building in Phase 1 Willowcrest
Townhomes. The covenant and final Binding Site Plan shall be reviewed and approved
by the Current Planning Project Manager prior to recording.
Compliant if
condition of
approval is
met
Access Requirements: Access requirements and street design and development
standards shall be provided in accordance with RMC 4-6-060, unless superseded by the
terms of a development agreement. New public roads shall be provided for lot access
where determined by the Administrator to be reasonably necessary as a result of the
proposed development or to make appropriate provisions for public roads.
Establishment of public roads may also be proposed by the applicant.
Staff Comment: As mentioned previously, access to the Phase 1 Willowcrest Townhomes
portion of the development would occur via a shared access drive designed as a woonerf.
This access would be permitted via PUD modification criteria. Future access and road
improvements along Edmonds Ave NE would occur in Phase 2 of the Edmonds Site
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 42 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
development. Construction of those improvements would occur during Phase 2 should
the applicant comply with the conditions of approval stated above.
I. CONCLUSIONS:
1. The subject site is located in the Commercial and Mixed Use Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 20.
2. The subject site is located in the Center Village (CV) zoning designation and complies with the zoning and
development standards, unless modified under the PUD, established with this designation provided the
applicant complies with City Code and conditions of approval, see FOF 21.
3. The proposed Binding Site Plan and Planned Urban Development comply with the PUD Applicability
Standards provided the applicant complies with City Code and conditions of approval, see FOF 22.
4. The proposed Binding Site Plan and Planned Urban Development comply with the PUD Decision Criteria
provided the applicant complies with City Code and conditions of approval, see FOF 23.
5. The proposed Binding Site Plan and Planned Urban Development comply with Infrastructure and Services
Standards provided the applicant complies with all advisory notes and conditions of approval contained
herein, see FOF 24.
6. The proposed Binding Site Plan and Planned Urban Development comply with PUD Development
Standards provided the applicant complies with City Code and conditions of approval, see FOF 25.
7. The proposed Binding Site Plan and Planned Urban Development complies with the Residential Design
and Open Space Standards provided the applicant complies with City Code and conditions of approval,
see FOF 26.
8. The proposed Binding Site Plan and Planned Urban Development complies with the Critical Areas
Regulations provided the applicant complies with City Code and conditions of approval, see FOF 27.
9. The proposed Binding Site Plan and Planned Urban Development complies with the subdivision
regulations as established by City Code and state law provided all advisory notes and conditions are
complied with, see FOF 28.
10. The proposed Binding Site Plan and Planned Urban Development complies with the street standards as
established by City Code, provided the project complies with all advisory notes and conditions of approval
contained herein, see FOF 28.
11. There are safe walking routes to the school bus stop, see FOF 24.
12. There are adequate public services and facilities to accommodate the proposed Binding Site Plan and
Planned Urban Development, see FOF 24.
13. Key features, which are integral to this project include the construction of a 12 unit affordable
homeownership townhome development that is integrated into the existing Glennwood Townhome
development and shares access and outdoor amenity spaces. Shared access to this community would be
designed as a woonerf that is designed with a mix of surface materials and color that identifies the space
as multi-modal and not vehicle dominated. Shared spaces would contain landscaping, passive open
spaces, walkways, and the existing playground. The proposed Willowcrest Townhomes would contain
contemporary architecture with a unique façade activation on all sides containing entry porches and
windows. Private spaces for the units would be provided in abutting yards that are appropriately
delineated and augmented with second floor balconies. A future Phase 2 multifamily development would
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 43 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
occur on the western portion of the site and at such time design and construction of the street frontage
improvements along Edmonds Ave NE would occur.
J. RECOMMENDATION:
Staff recommends approval of the Willowcrest Townhomes PUD Binding Site Plan and combined Preliminary
Planned Urban Development and Final Planned Urban Development, File No. LUA19-000061,BSP,PUD, as
depicted in the Site Plan (Exhibit 3) and Binding Site Plan (Exhibit 5), subject to the following conditions:
1. The applicant shall submit a final detailed landscape plan with the civil construction permit application
that provides a curb or other barrier approved by the Current Planning Project Manager between the
woonerf and abutting landscaping. The final plan shall also contain the submittal requirement items listed
in RMC 4-8-120D.12: Landscaping Plan, Detailed. The plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
2. The applicant shall submit a revised tree retention plan with the civil construction permit application that
provides the required tree protection fencing, mulching, and monitoring schedule to be performed by a
certified arborist. The revised tree retention plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
3. The applicant shall provide language in the Homeowners Association Conditions, Covenants, and
Restrictions (CC&Rs) that homeowners are required to use the garages for vehicle parking as the primary
use and only any surplus of space that is not needed for the vehicle may be used for storage. The CC&Rs
shall be submitted to the Current Planning Project Manager for review and approval prior to recording
the documents with King County. The documents shall be recorded prior to Temporary Certificate of
Occupancy for the first building.
4. The applicant shall submit a revised site plan with the civil construction permit application that replaces
the compact vehicle parking space with a full size 9’x20’ 90-degree parking space. The revised site plan
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
5. The applicant shall submit details of a minimum of six (6) designated bicycle parking spaces on the revised
site plan or floor plans with the building permit application. The designated parking spaces shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
6. The applicant shall submit a revised utility plan with the civil construction permit application and identify
all surface mounted utility equipment. Surface mounted equipment should not be located within the
common open space amenity areas. The screening of the equipment shall be shown on the detailed
landscape plan submitted with the civil construction permit application for review and approval by the
Current Planning Project Manager prior to permit issuance.
7. The applicant shall submit a request for a minor modification of the Renton Sunset Terrace
Redevelopment Master Site Plan (LUA14-001475) to include the Willowcrest Townhomes and Binding Site
Plan into the master plan and update the allocated units remaining for the Edmonds Site. The minor
modification application shall be submitted and decision issued prior to the applicant recording the
Binding Site Plan with the King County Recorder’s Office.
8. The applicant shall submit a paving plan with the civil construction permit that identifies paving material
for the access driveway that provides changes in material, color, and pattern to indicate multi-modal use.
The paving plan shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
9. The applicant shall submit a final landscape plan that provides landscaping and other aesthetically
attractive barriers to discourage vehicle parking along the woonerf. Techniques such as trees in grates,
large above-ground planters, and bollard lighting along areas of the woonerf that do not hinder
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 44 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
emergency vehicle access would be acceptable. The final landscape plan shall be reviewed and approved
by the Current Planning Project Manager prior to permit issuance.
10. The applicant shall submit a detailed landscape plan with the civil construction permit that identifies no
net loss of internal parking lot landscaping would occur with the realignment of access drive through the
Glennwood Townhomes site. The detailed landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
11. The applicant shall submit a final landscape plan with the civil construction permit that provides
demarcation surrounding each private yard consisting of landscaping, fencing, wall, rockery, or some
other delineation method approved by the Current Planning Project Manager. The final landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
12. The applicant shall provide a reciprocal easement for the Willowcrest Townhomes residents to utilize the
existing open space amenity area on the Glennwood Townhomes site identified on the architectural site
plan (Exhibit 26) and for the Glennwood Townhomes residents to utilize the abutting open space on the
Willowcrest Townhomes site. The easement shall be referenced on the final Binding Site Plan and
irrevocable for the life of the Willowcrest project. The easement shall be reviewed and approved by the
Current Planning Project Manager prior to recording and shall be recorded prior to or concurrently with
the final Binding Site Plan.
13. The applicant shall submit roof plans with the building permit application that provide a variety of roofing
colors and verify the material is fire retardant. The roof plans shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
14. The applicant shall submit revised architectural elevations with the building permit application that
provides the 3.5-inch minimum trim surrounding all windows and doors on the first story. The revised
plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
15. The applicant shall submit revised architectural elevations with the building permit application and
provide either painted metal corner clips or corner boards on the buildings siding exterior. The revised
elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
16. The applicant shall submit revised architectural elevations with the building permit application that clearly
identify the required column details of a chamfer, band, or similar detail or provide another detailing
standard option as approved by the Current Planning Project Manager. The revised elevations shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
17. The applicant shall submit a revised geotechnical report with the civil construction permit application for
the areas impacted by utility installation along the southern boundary of Lot 1 and determine whether
these areas would be considered sensitive and/or protected slopes or Landslide Hazard Areas. Should
these geologically hazardous areas be identified and confirmed, the applicant shall submit the appropriate
critical areas exemption or modification request for construction of new utilities per RMC 4-3-050C.3.e or
RMC 4-3-050J.1 and identify appropriate mitigation for the encroachment in the updated report. The
updated geotechnical report shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance. The critical areas exemption or modification, if needed, shall be submitted and
issued prior to permit issuance.
18. The applicant shall prepare and record an irrevocable access easement for the benefit of the Willowcrest
Townhome owners along the modified driveway through the Glennwood Townhomes development.
Recording of the access easement shall occur prior to or concurrently with the Binding Site Plan, noted on
the Binding Site Plan document, and shall be reviewed and approved by the Current Planning Project
Manager prior to recording.
City of Renton Department of Community & Economic Development
Willowcrest Townhomes PUD
Staff Report to the Hearing Examiner
LUA19-000061,BSP,PUD
Report of May 14, 2019 Page 45 of 45
SR_HEX_Willowcrest_PUD_LUA19000061_190514
19. The applicant shall submit a final Binding Site Plan document that clearly states that future development
on Lot 1 of the Binding Site Plan shall be in conformance with the approved and recorded Binding Site
Plan, unless altered. The final Binding Site Plan shall be reviewed and approved by the Current Planning
Project Manager prior to recording.
20. The applicant shall dedicate the required right-of-way along the subject property’s Edmonds Ave NE
frontage to construct the minimum half street improvement with the Phase 1 Willowcrest Townhomes
development. Dedication shall be shown on the final Binding Site Plan document with a dedication
statement and graphic representation. The final Binding Site Plan shall be reviewed and approved by the
Current Planning Project Manager prior to recording.
21. In lieu of submitting construction plans for frontage improvements along Edmonds Ave NE and
constructing the Edmonds Ave NE frontage improvements and site access driveway prior to Temporary
Certificate of Occupancy of the Phase 1 Willowcrest Townhomes development, the applicant shall record
a covenant on Lot 1 of the Binding Site Plan and provide a statement on the Binding Site Plan document
that the development of Lot 1 shall include the submittal of construction plans and construction of
required frontage improvements along Edmonds Ave NE. Recording of the covenant shall occur prior to
Temporary Certificate of Occupancy for the first building in Phase 1 Willowcrest Townhomes. The
covenant and final Binding Site Plan shall be reviewed and approved by the Current Planning Project
Manager prior to recording.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Willowcrest Townhomes PUD
Land Use File Number:
LUA19-000061,BSP,PUD
Date of Hearing
May 14, 2019
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Suzanne Davis
Third Place Design
Cooperative
304 Alaskan Way S, Suite
301, Seattle, WA 98104
Project Location
1132 Edmonds Ave NE,
Renton, WA 98056
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-8:As shown in the Environmental Review Committee (ERC) Memorandum
Exhibit 19:Staff Report to the Hearing Examiner
Exhibit 20:Neighborhood Meeting and Public Outreach
Exhibit 21:Renton Sunset Redevelopment Master Site Plan
Exhibit 22:Minor Modification to Renton Sunset Redevelopment Master Site Plan
Exhibit 23:Sunset Area Planned Action Ordinance 5813
Exhibit 24:Sunset Area Final Environmental Impact Statement
Exhibit 25:Trash and Enclosure and Details
Exhibit 26:Architectural Site Plan
Exhibit 27:Open Space Easement Agreement in Principle (March 26, 2019 email correspondence with
Renton Housing Authority Executive Director Mark Gropper)