HomeMy WebLinkAboutD_Admin_Report_Exhibits_Penney_Lofts_FINALDEPARTMENT OF COMMUNITY
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A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 14, 2019
Project File Number: PR19-000206
Project Name: Penney Lofts
Land Use File Number: LUA19-000109, SA-A, ECF, MOD
Project Manager: Jill Ding, Senior Planner
Owner: Penney Lofts, LLC, 700 S 3rd St, Renton, WA 98057
Applicant/Contact: Michael Smith, Ryah Rhodes Designs, Inc., 303 Nickerson St, Seattle, WA 98109
Project Location: 700 S 3rd St, Renton, WA 98057
Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA)
Review, and a Street Standards Modification for tenant improvements to the former
JC Penney building into a mixed-use retail and multi-family building. The project site
totals 11,500 square feet and is located within the Center Downtown (CD) zone. The
existing building totals 32,732 square feet and is two stories high, with a basement
level. The applicant is proposing an 11,538 butterfly roof extension that would
increase the building height to 36 feet. Proposed renovations would result in 24
residential apartment units (14 studios and 10 loft units) and 5,860 square feet of
mixed use retail/restaurant space. Parking is proposed to be accommodated off-site
within the City parking garage. A modification to the street standards has been
requested to retain the existing frontage improvements around the building. A
seismic hazard area and Wellhead Protection Area, zone 1 are mapped on the project
site.
Site Area: 11,500 sq. ft. (0.26 ac)
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 2 of 31
D_Admin_Report_Penney_Lofts_FINAL
B. EXHIBITS:
Exhibits 1-3: As shown in the Environmental Review Committee (ERC) Report
Exhibit 4: Administrative Report
Exhibit 5: Public Comment and City Response
Exhibit 6: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record: Penney Lofts, LLC
700 S 3rd St
Renton, WA 98057
2. Zoning Classification: Center Downtown (CD)
Urban Design District A
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Existing 32,732 square foot building formerly utilized
by American Drapery.
5. Critical Areas: A seismic hazard area and Wellhead Protection Area,
zone 1 are mapped on the project site.
6. Neighborhood Characteristics:
a. North: Multi-family apartments, CD zone
b. East: Retail, CD zone
c. South: Bank, CD zone
d. West: Piazza Park, CD zone
7. Site Area: 11,500 sq. ft. (0.26 ac)
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 0 09/06/1901
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. The site is in the Valley service area in the
196’ hydraulic pressure zone. The approximate static water pressure is 68 psi at a ground elevation
of 39’. There is an existing 12” water main south of the site in S. 3rd Street. There is an existing 8”and
24” water main west of the site in Burnett Ave S.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 3 of 31
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b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8” sewer main in Burnett
Ave S.
c. Surface/Storm Water: Runoff along the Burnett Ave S and S 3rd St frontages are conveyed via a
conveyance system that flows to the north.
2. Streets: The proposed development fronts Burnett Ave S along the west property line and S 3rd St along
the south property line. Burnett Ave S is classified as a Collector Arterial with an existing right-of-way
(ROW) width of approximately 90 feet. S 3rd St is classified as a Collector Arterial with and existing right-
of-way width of approximately 63 feet.
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 Zoning Designations
c. Section 4-2-120: Commercial Development Standards
d. Section 4-3-100: Urban Design Regulations
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Permits - Specific
a. Section 4-9-200: Master Plan and Site Plan Review
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May 9,
2019 and determined the application complete on May 14, 2019. The project complies with the 120-day
review period.
2. The project site is located at 700 S 3rd St, Renton, WA 98057.
3. The project site is currently developed with an existing 32,732 square foot building formerly utilized by
American Drapery. The existing building occupies the entire project site.
4. Access to the site would be provided via Burnett Ave S, S 3rd St, and a public alley to the east of the project
site.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Center Downtown (CD) zoning classification.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 4 of 31
D_Admin_Report_Penney_Lofts_FINAL
7. There are no trees existing on-site.
8. A seismic hazard area and Wellhead Protection Area, zone 1 are mapped on the project site.
9. No grading or site work is proposed. All work would be interior to the existing building footprint.
10. The applicant is proposing to begin construction in Fall 2019 and end in Fall 2020.
11. Staff received one public comment letter regarding historic preservation. Staff provided a resposonse to
the public comment letter. The public comment and City response are included in Exhibit 5. No agency
comments were recieved.
12. 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.
13. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. 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 Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
14. Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to provide
a mixed-use urban commercial center serving a regional market as well as high-density residential
development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and
recreation and entertainment uses. The proposal is compliant with the following development standards,
as outlined in RMC 4-2-120.B, if all conditions of approval are met:
Compliance CD Zone Develop Standards and Analysis
Use: The proposed uses would consist of 24 residential apartment units, as well as
5,860 square feet of ground floor retail and restaurant uses.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 5 of 31
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Staff Comment: The proposed mixed-use retail and residential development is an
outright permitted use within the CD zone.
Density: The density range permitted in the CD zone is a minimum of 25.0 up to a
maximum of 100.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements. The minimum density requirements shall not apply to the subdivision
and/or development of a legal lot 1/2 acre or less in size as of March 1, 1995. Density
may be increased to 150 dwelling units per net acre subject to Administrative
Conditional Use approval. An assisted living bonus of 1.5 times the maximum density
may be allowed subject to conditions of RMC 4-9-065.
Staff Comment: There are no areas required to be deducted from the gross site area for
the purpose of calculating net density. Based on a site area of 11,500 sq. ft. (0.26 ac),
the proposal for 24 units on the 0.26 acre site would result in a net density of 92.3 du/ac
(24 / 0.26 = 92.3 du/ac), which is within the permitted range for the CD zone.
Lot Dimensions: There are no minimum lot size, width, or depth requirements in the
CD zone.
Staff Comment: The existing lot has a width of 115 feet, a depth of 100 feet and a total
area of 11,500 sq. ft.
Setbacks: There is no minimum front yard setback. The maximum front yard setback is
15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum secondary front yard setback. The maximum secondary front yard setback is
15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum rear yard setback, unless the lot abuts a lot zoned residential, then there
shall be a 15-foot landscaped strip or a 5-foot wide sight-obscuring landscaped strip
and a solid 6-foot high barrier used along the common boundary. There is no minimum
side yard setback.
Staff Comment: The existing building maintains a 0-foot setback from all property lines,
which is in compliance with the setback requirements for the CD zone.
Building Standards: There is no maximum building coverage requirement in the CD
zone. The maximum building height permitted is 95 ft., except when abutting a
residential zone, then the maximum height is 20 feet more than the maximum height
allowed in the abutting residential zone.
Staff Comment: The existing building has a 100 percent building coverage on the 11,500
sq. ft. lot. After the construction of the roof extension, the existing building would have
a maximum height of 36 feet, which is less than the 95-foot maximum permitted height.
Residential Mixed Use Development Standards: Where allowed, townhouses or
carriage houses shall be subject to the standards of RMC 4-2-115, Residential Design
and Open Space Standards, applicable to the R-10 and R-14 Zones, in lieu of the Design
District Overlay standards of RMC 4-3-100.
For vertically mixed use buildings, the façade necessary for interior entrances, lobbies,
and areas/facilities developed for the exclusive use of the building’s residents, or their
guests, is limited to twenty five percent (25%) of the overall façade along any street
frontage or the primary façade.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 6 of 31
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Within a vertically mixed use building with at least two (2) residential stories above
ground floor commercial is required:
a. Along any street frontage in the CA Zone;
b. The CD Zone within the Downtown Business District; and
c. Along NE Sunset Blvd. for properties in the CV Zone abutting NE Sunset Blvd. east of
Harrington Avenue NE.
A vertically mixed use building with ground floor commercial is required in:
a. The CN Zone; and
b. The UC Zone along pedestrian-oriented streets.
Except in the CD Zone outside of the Downtown Business District, and CV zoned
properties not abutting NE Sunset Blvd. east of Harrington Avenue NE, any
development wherein dwelling units are proposed shall provide gross commercial
square footage equivalent to fifty percent (50%) of the gross ground floor area of all
buildings on site.
At a minimum, the development shall include ground floor commercial space along any
street frontage or, in the absence of street frontage, along the primary façade of the
building in conformance with the following standards:
a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at
any given point;
b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height
of fifteen feet (15') unless a lesser clear height is approved by the Administrator;
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Staff Comment: The proposal includes ground floor commercial retail/restaurant space.
The minimum depth of the commercial tenant space proposed is approximately 36 feet.
The existing first floor commercial ceiling height is 15 feet; no changes to the existing
ceiling height are proposed.
Not
Applicable
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 7 of 31
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a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: The landscaping regulations are not applicable to existing or new
development within the CD zone except for street trees and landscaping required within
the Right-of-Way. There are two existing street trees within the Burnett Ave S frontage.
The proposed improvements would consist of tenant improvements to an existing
building. The existing building is built to the property lines, which does not leave area
available for on-site landscaping.
Not
Applicable
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 commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: There are no existing trees on the site, therefore the tree retention
requirements are not applicable.
Screening: All on-site 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.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 8 of 31
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Staff Comment: The applicant is proposing a 4-foot high extended parapet, which would
screen any roof top mechanical equipment from public view.
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.
In retail developments, a minimum of five (5) square feet per every one thousand
(1,000) square feet of building gross floor area shall be provided for recyclables deposit
areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of
building gross floor area shall be provided for refuse deposit areas. A total minimum
area of one hundred (100) square feet shall be provided for recycling and refuse
deposit areas.
Staff Comment: Based on the proposal for 24 dwelling units, the residential portion of
this project would require a total of 36 square feet of recyclable deposit areas and 72
square feet of refuse deposit areas. Based on the proposal for 5,860 square feet of retail
space the proposed project would require 29 square feet of recyclable deposit areas and
59 square feet of refuse deposit areas. A total combined area of 196 square feet would
be required. According to the submitted floor plans, the existing building would provide
a 337 square foot room for trash and recycling adjacent to the alley, which would
exceed the 196 square feet required. As the refuse area is located fully enclosed within
the building no further screening elements would be necessary to screen the facility.
Compliant if
condition of
approval is
met
Parking: All parking shall be provided in the rear portion of the yard, with access taken
from an alley, when available. Parking shall not be located in the front yard, nor in a
side yard facing the street nor rear yard facing the street. Parking may be located off-
site or subject to a joint parking requirement. Parking regulations require that within
the CD zone, a minimum and a maximum of 1 space be provided per dwelling unit. For
commercial uses within the CD zone, there is no minimum parking requirement, there
is a maximum requirement of 1 space per 1,000 square feet of net floor area.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: Based on the proposal for 24 dwelling units and 5,860 square feet of
retail/restaurant uses, the proposed project would be required to provide 24 parking
spaces for the residential units and would be permitted a maximum of 30 parking
spaces for the residential and retail/restaurant uses. There are no parking spaces
available on the project site. The applicant has indicated that parking spaces would be
leased from the City’s parking garage to meet the minimum parking requirements for
the residential dwelling units. Staff recommends, as a condition of approval, that the
applicant provide a copy of the signed lease agreement with the City prior to the
issuance of a Temporary or Final Certificate of Occupancy demonstrating that the
minimum required 24 parking spaces have been leased and are available for the
residential units.
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 9 of 31
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Staff Comment: Based on the requirement for 24 spaces, the applicant would be
required to provide 2 spaces for bicycle parking. The applicant has provided a storage
area on the first floor of the building that would contain 20 bicycle parking spaces. This
would exceed the minimum bicycle parking requirements.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or retaining walls are proposed.
15. Design District Review: The project site is located within Design District ‘A’. The following table contains
project elements intended to comply with the standards of the Design District ‘A’ standards and
guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The proposal includes the tenant improvements of an existing
building in downtown Renton. The proposal includes a 10-foot roof extension for the
loft units, however it is not anticipated that the proposed roof extension would impact
light exposure to neighboring buildings and open space.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The existing building is oriented towards S 3rd St and Burnett Ave S
within clear connections to the existing sidewalk.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 10 of 31
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Staff Comment: The proposed tenant improvements would include ground floor retail
tenant spaces with entries facing S 3rd St and Burnett Ave S.
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: The ground floor façades fronting on Burnett Ave S and S 3rd St would
include retain and/or restaurant tenant spaces.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the façade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The ground floor retail spaces would include entries facing S 3rd St and
Burnett Ave S. The entries would be prominent and connected to the public sidewalk.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a façade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: The existing building included a second story façade overhang, in
addition large entry doors are proposed for the retail/restaurant tenant spaces
making the entries prominent.
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: Weather protection is proposed over the building entries facing Burnett
Ave S, the entries facing S 3rd Street include a second story façade overhang.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: There is no parking lot on the project site.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 11 of 31
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Staff Comment: Ground floor retail tenant spaces include retail window and entries that
would be oriented to Burnett Ave S and S 3rd St.
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: There is one building on the project site.
Meets the
intent of the
standard
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: There is one ground floor studio apartment unit, which would include
direct access off of the alley to the east of the project site. This ground floor unit is not
located along a public street rather an alley, which is expected to have much less traffic
then a typical primary road. Therefore, the access off the alley meets the intent of
standard.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The proposal includes tenant improvements to an existing building. The
proposed improvements include the addition of new windows on the second floor, the
addition of weather protection along the Burnett Ave S façade, a butterfly roof
extension, and changes in building materials. All proposed changes would break up the
larger architectural elements into smaller increments and provide variety in roof form.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
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and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: See previous discussion above under FOF 14 Refuse and Recycling.
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: See previous discussion above under FOF 14 Refuse and Recycling.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: See previous discussion above under FOF 14 Refuse and Recycling.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: See previous discussion above under FOF 14 Refuse and Recycling.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building façades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
N/A
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: No parking is proposed.
N/A
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: No parking is proposed.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: There is no structured parking.
N/A
Standard: The entire façade must feature a pedestrian-oriented façade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: There is no structured parking.
N/A
Standard: Public facing façades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: There is no structured parking.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: There is no structured parking.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: There is no structured parking.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: There is no structured parking.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
N/A
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: There is no parking.
N/A
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: There are no curb cuts on the project site.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
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Staff Comment: The proposed development would front on the existing sidewalks along
S 3rd St and Burnett Ave S.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building façade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable, there are no parking areas.
Standard: Sidewalks and pathways along the façades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the façades of mixed use and retail buildings
100 or more feet in width (measured along the façade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: The existing sidewalk along S 3rd St is approximately 10 feet in width
and the sidewalk along Burnett Ave S is approximately 12 feet in width. Both sidewalks
are of adequate width to accommodate the anticipated number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable, no new pedestrian circulation features are proposed.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Compliant if
condition of
approval is
met
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
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c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: The proposed renovations do not include common open space or
recreation area for the residents of the proposed development. Based on a proposal for
24 units a minimum of 1,200 square feet of common open space would be required.
There appears to be opportunities for private open space on the roof area outside of
the loft units, which could be accessed from each individual loft unit. If the applicant
provided private open space equivalent to the required square footage of the common
open space the intent of this standard would be meet.
Alternatively, RMC 4-1-240 allows a fee-in-lieu as a substitute to common open space
requirements; provided, that an off-site public park is within one-quarter (1/4) mile of
the site proposed for development, safe and easy pedestrian access is provided to such
public park, and the public park shall be an integral part of the design approach of the
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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Penney Lofts
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LUA19-000109, SA-A, ECF, MOD
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development. The Piazza Park is located across Burnett Ave S which would qualify the
project for a fee-in-lieu option.
To comply with the intent of this requirement, staff recommends as a condition of
approval, that unless determined infeasible by the Community and Economic
Development department, the applicant shall either revise the proposal to provide the
required common open space, pay a fee in lieu at the applicable rate to the Community
Services Department, or that private open space be provided in an equivalent amount
required for common open space prior to the approval of a Building Permit.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: The building does not include more than 30,000 square feet of non-
residential uses.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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Guidelines: Building façades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Standard: All building façades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: The proposed tenant improvements would include additional glazing
on the ground and upper floors, providing enhanced modulation and interest, meeting
the minimum articulation intervals. New street level entries added to Burnett Ave S will
break-up the previously long blank façade, additionally, new siding and parapet height
along portion of Burnett Ave S will provide tactile modulation, additional interest and
reduce perceived mass. Existing material changes from first to second level provide
human scale and the proposed entry awnings will further enhance the pedestrian
environment.
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: See previous discussion above; proposed tenant improvements would
provide additional modulation and interest on the existing building façades.
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
façade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: See previous discussion above.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a façade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the façade’s ground floor.
Staff Comment: New street level entries added to Burnett Ave S will break-up previously
long blank façade, additionally, new siding and parapet height is proposed along a
portion of Burnett Ave S that would provide tactile modulation, additional interest and
reduce perceived mass. The material changes from the first to second story provide
human scale and the proposed entry awnings would further enhance this. The proposed
resident entry to second level along Burnett Ave S would be located within the existing
entry niche and receive a new awning. Three of four retail entries proposed along S 3rd
St are also located within an entry niche. All frontage entries would be storefront,
providing an abundance of natural light as well as visual connections from both inside-
out and outside-in.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
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The existing public street contains street trees, trash receptacles, pedestrian lighting,
and hanging flower baskets in the summer. These elements create a pedestrian friendly
urban environment expected in the Center Downtown.
Standard: On any façade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor façade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The applicant is proposing approximately 75 percent of glazing along
the ground floor façades facing S 3rd St and Burnett Ave S.
Standard: Upper portions of building façades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Clerestory windows are proposed to be added on the upper floors of
the proposed building.
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays. Display racks and fixtures may not obscure more than
fifty percent (50%) of the window space.
Staff Comment: Proposed storefronts would include clear glazing and appear to be
design to allow for changes of merchandise.
Standard: Window coverings, such as blinds and curtains, must be functional, they may
not be affixed so that they cannot be open and/or closed.
Staff Comment: The submitted materials do not indicate that window coverings are
proposed.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Proposed storefronts would include clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: Tinted windows are not proposed.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building façades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: The proposed tenant improvements would include the addition of new
glazing along the ground floor façade, breaking up existing blank walls.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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Penney Lofts
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LUA19-000109, SA-A, ECF, MOD
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Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: The proposed tenant improvements would break up existing blank
walls, no new blank walls are proposed.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposal included extended parapets above the roof as well as a
butterfly roof extension for the loft units.
Standard: Roof mounted mechanical equipment shall not be visible to pedestrians.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of façades. This shall occur on all façades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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Penney Lofts
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LUA19-000109, SA-A, ECF, MOD
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Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The existing building was constructed of CMU and in-situ concrete. New
1x4 vertical cedar siding is proposed along a portion of the Burnett Ave façade. The
proposed rooftop addition is designed with cementitious panels. All exterior cladding
materials will receive new paint, stain, or other protective finish.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The addition of cedar siding would increase the material variation on
the existing building.
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible façades.
Staff Comment: The proposed addition of cedar siding would add texture to the existing
building. In addition, the proposal to paint the existing building would add texture and
pattern to the existing façades.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: See previous discussion above.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See previous discussion above.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building façades, awnings with down-lighting
and decorative street lighting.
Staff Comment: A lighting plan was not included with the submitted site plan
application materials. Staff recommends, as a condition of approval, that a lighting plan
be provided at the time of Building Permit review.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 23 of 31
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Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building façades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
Staff Comment: See previous condition above.
Compliant if
condition of
approval is
met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-4-
075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See previous condition above.
16. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting an Administrative Modification from RMC 4-6-060F.2 to maintain existing frontage
improvements along S 3rd St and Burnett Ave S and not install new frontage improvements. The proposal
is compliant with the following modification criteria, pursuant to 4-9-250D, if all conditions of approval
are met:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under
“Promoting a Safe, Healthy, and Attractive Community”. These policies address
walkable neighborhoods, safety, and shared uses. The intent of the policies are to
promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation section and Economic
Development section have reviewed S 3rd St and Burnett Ave S and the surrounding area
and are recommending that a modified street section is more suitable for the portions
of S 3rd St and Burnett Ave S adjacent to the project site. This recommendation is based
on the fact that the existing roadway width will meet the transportation needs of the
surrounding area while providing the required separation between the vehicular and
pedestrian travel ways.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The proposal to retain the existing modified street section would not be
injurious to other properties in the vicinity.
d. Conforms to the intent and purpose of the Code.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
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Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
17. Waiver Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250C, the applicant is
requesting a waiver of the installation of street improvements along S 3rd St and Burnett Ave S. Waiver
applications may be granted subject to the determination that there is reasonable justification for such
a waiver. In order to grant a waiver request the applicant shall show reasonable justification that the
following criteria are satisfied or are not applicable to the subject property. In no case shall a waiver be
granted that is detrimental to public health, safety, or welfare. The proposal is compliant with the
following waiver criteria, pursuant to 4-9-250C, if all conditions of approval are met:
Compliance Street Waiver Criteria and Analysis
N/A
a. Required street improvements will alter an existing wetlands or stream, or have a
negative impact on a shoreline’s area.
Staff Comment: There are no wetlands or streams on or near the project site.
N/A
b. Existing steep topography would make required street improvements infeasible.
Staff Analysis: There are no identified steep slopes along the property frontage.
c. Required street improvements would have a negative impact on other properties,
such as restricting available access.
Staff Analysis: Installation of frontage improvements along S 3rd St and Burnett Ave S
would require the applicant to remove existing sidewalks and install new sidewalks
along the frontage. At this time, the City of Renton has not finalized the final design for
the frontage improvements to be installed in this area. Based on the adopted
downtown street scape standards S 3rd street is classified as a collector arterial and
Burnette Ave S is classified as a collector arterial. The City has plans to fully reconstruct
S 3rd St and Burnett Ave S. as a part of a larger public works projects. The installation
of the frontage improvements in the City Center, in one larger planned cohesive
construction project, would limit the impacts to pedestrians, vehicular traffic, and
businesses in the City Center. Therefore, by waiving the improvements at this time
impacts to the properties, business, and residences in the downtown would be
minimized to the extent practical.
d. There are no similar improvements in the vicinity and there is little likelihood that
the improvements will be needed or required in the next ten (10) years.
Staff Analysis: There are existing sidewalks along both frontages. The City has plans to
improve S 3rd St and Burnett Ave S in one cohesive public project.
e. In no case shall a waiver be granted unless it is shown that there will be no
detrimental effect on the public health, safety or welfare if the improvements are
not installed, and that the improvements are not needed for current or future
development.
Staff Analysis: Existing pavement width and existing pedestrian sidewalks provide for
safe vehicular and pedestrian travel. The waiver will therefore maintain a safe and
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
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Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 25 of 31
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healthy public environment and will not be detrimental to the public. See additional
comments above under criterion ‘c’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CD
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 13, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 14, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposal does not include the construction of new structures. See
previous discussion above under FOF 15 Design District Review: Building Architectural
Design.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The existing building includes frontage on the existing sidewalk along
S 3rd St and Burnett Ave S. No new streets or driveways are proposed.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: See FOF 14, Zoning Development Standard: Screening.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 26 of 31
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Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposal includes tenant improvements to an existing building; it
is not anticipated that views would be impacted as a result of the project proposal.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 14, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore staff
recommended that a lighting plan be provided at the time of Building Permit review
(See Lighting discussion under FOF 15, Design Review: Lighting).
N/A
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: Not applicable, no new structures are proposed.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: Not applicable no new structures are proposed.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: Not applicable no new structures are proposed.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: Not applicable, no onsite parking is proposed.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 27 of 31
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Staff Comment: See FOF 14, Zoning Development Standard: Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: There are no vehicular ingress or egress points to the project site.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: There is no internal vehicular circulation on the project site.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Any loading or delivery would occur via the alley to the east of the
project site.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: See FOF 14, Development Standard Compliance: Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The existing building has frontage on S 3rd St and Burnett Ave S, the
ground floor retail tenant spaces would have main entrances that connect to the public
sidewalk.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: See FOF 15, Design District Compliance: Recreation Areas and Common
Open Space.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: There are no new structures or project elements that would adversely
impact natural systems.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 28 of 31
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Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. The 2019 Fire Impact Fees are currently $829.77 per apartment
unit, $5.92 per square foot of restaurant, $0.26 per square foot of office space, and
$1.25 per square foot of retail would be applicable to the proposal. A credit of $1.25 per
square foot of retail space would be applicable to the proposal. This fee increases each
year and the applicable fee is paid at the time of Building Permit issuance.
Water and Sewer.
Staff Comment: Water service is provided by the City of Renton. The site is in the Valley
service area in the 196’ hydraulic pressure zone. The approximate static water pressure
is 68 psi at a ground elevation of 39’. There is an existing 12” water main south of the
site in S 3rd Street. There is an existing 8”and 24” water main west of the site in Burnett
Avenue S. There is also an existing 10” water that connects to the 24” water main in
Burnett Avenue S and dead ends along the eastern Burnett Avenue S frontage west of
the building. The water main serves a 6” fire service line for the building. The water
main also serves a 2” domestic water service line and meter for the building. There is
an existing 6” double detector check valve assembly (DDCVA) for the fire sprinkler
supply line. The DDCVA is located in an underground concrete vault within the
sidewalk. The existing domestic water service and fire service can be reused to serve
the renovated building.
A separate water meter is required for the retail/commercial portion of the building.
The applicant shall verify the size of the water meter(s) based on the Uniform
Plumbing Code meter sizing criteria. A backflow prevention assembly (RPBA) is
required downstream of the domestic water meter for the commercial/retail portion
of the building. A backflow prevention assembly (DCVA) is required downstream of
the domestic water meter to the residential portion of the building.
There is an existing 8” PVC sewer flowing from south to north west of the site in
Burnett Avenue S from a manhole. An existing 6” PVC side sewer serves the existing
building. The side sewer connects to the manhole along the Burnett Avenue S
frontage. This side sewer can be reused to serve the renovated building. Any food
establishments proposed as part of this use will be required to install grease traps or
other approved devices for grease control. The applicant needs to be aware that
given the existing building footprint, a traditional outside grease interceptor will not
be feasible, alternative devices, such as Trapzilla, may be required.
No sewer system development charges are applicable as the project is not proposing
to add a new water service or increase the size of the existing water meter.
Drainage.
Staff Comment: No new or replaced impervious surface is proposed, therefore the
proposal is exempt from drainage requirements.
Transportation.
Staff Comment: The project site has frontage along S 3rd St and Burnett Ave S, as well
as an alley along the eastern portion of the project site.
A transportation concurrence review (Exhibit 3) was conducted for this project. It was
determined that the new development will not cause additional trips exceeding 20
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 29 of 31
D_Admin_Report_Penney_Lofts_FINAL
vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods.
Therefore no traffic impact fee will be assessed as a part of this project and a Traffic
impact analysis is not required.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Bryn Mawr Elementary,
Dimmitt Middle School and Renton High School. Any new students from the proposed
development would be bussed to their respective schools elementary or middle school.
High school students would walk to school.
The bus stop for elementary students is located at the intersection of Whitworth Ave S
and S 3rd St, approximately 0.20 miles to the east. Elementary students would walk along
the existing sidewalk along S 3rd St to the east to the bus stop at Whitworth Ave S.
The bus stop for middle school students is located at the intersection of Morris Ave S and
S 2nd St, approximately 0.22 miles from the project site. Middle school students would
walk to the east along S 3rd St to Morris Ave S where they would turn north and walk to
the bus stop and Morris Ave S and S 2nd St.
High school students would walk to the east along S 3rd St to Morris Ave S where they
would turn north and walk to Renton High School.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. Currently the fee is assessed at $2,455.00
per apartment unit.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Center Downtown (CD) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 14.
3. The proposed Penney Lofts tenant improvements complies with the Urban Design Regulations provided
the applicant complies with City Code and conditions of approval, see FOF 15.
4. The proposed Penney Lofts tenant improvements complies with the modification criteria as established
by City Code provided all advisory notes and conditions are complied with, see FOF 16.
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 30 of 31
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5. The proposed Penney Lofts tenant improvements complies with the waiver criteria as established by City
Code provided all advisory notes and conditions are complied with, see FOF 17.
6. The proposed Penney Lofts tenant improvements complies with the site plan review criteria as established
by City Code provided all advisory notes and conditions are complied with, see FOF 18.
7. The proposed Penney Lofts tenant improvements complies with the street standards as established by
City Code, provided the project complies with all advisory notes and conditions of approval contained
herein, see FOF 18.
8. There are safe walking routes to the school bus stop, see FOF 19.
9. There are adequate public services and facilities to accommodate the proposed Penney Lofts tenant
improvements, see FOF 18.
J. DECISION:
The Penney Lofts Site Plan and Modification, File No. LUA19-000109, SA-A, ECF, MOD, as depicted in Exhibit 2,
is approved and is subject to the following conditions:
1. The applicant shall provide a copy of the signed lease agreement with the City prior to the issuance of a
Temporary or Final Certificate of Occupancy demonstrating that the minimum required 24 parking
spaces have been leased and are available for the residential units.
2. Unless determined infeasible by the Community and Economic Development department, the applicant
shall either revise the proposal to provide the required common open space, pay a fee in lieu at the
applicable rate to the Community Services Department, or that private open space be provided in an
equivalent amount required for common open space prior to the approval of a Building Permit.
3. A lighting plan shall be provided at the time of Building Permit review.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on June 14, 2019 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Penny Lofts, LLC
700 S 3rd St
Renton, WA 98057
Michael Smith
Ryan Rhodes Designs, Inc.
303 Nickerson St
Seattle, WA 98109
TRANSMITTED on June 14, 2019 to the Parties of Record:
Dan Palmer
16638 106th Ave SE
Renton, WA 98055
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6/14/2019 | 9:48 AM PDT
City of Renton Department of Community & Economic Development
Penney Lofts
Administrative Report & Decision
LUA19-000109, SA-A, ECF, MOD
Report of June 14, 2019 Page 31 of 31
D_Admin_Report_Penney_Lofts_FINAL
TRANSMITTED on June 14, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on June 28, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Penney Lofts
Land Use File Number:
LUA19-000109, SA-A, ECF, MOD
Date of Report
June 14, 2019
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Michael Smith
Ryah Rhodes Designs, Inc.
303 Nickerson St, Seattle, WA
98109
Project Location
700 S 3rd St, Renton, WA
98057
The following exhibits are included with the Administrative report:
Exhibit 1-3: ERC Report
Exhibit 4: Administrative Report
Exhibit 5: Public Comment and City Response
Exhibit 6: Advisory Notes to Applicant
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
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June 11, 2019
Dan Palmer
16638 106th
Renton, WA 98059
SUBJECT: Penney Lofts / LUA19-000109 SA-A, MOD
Dear Mr. Palmer:
Thank you for your comments regarding the Penney Lofts project. You have been added as a Party of
Record for this project and your comments have been added to the official file for consideration by the
decision maker.
In your letter you cited concerns regarding historic preservation. The City believes that the proposed
development achieves the desired balance between updating the existing building and retaining the
historical character of the building within the Context of Downtown Renton.
Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any questions.
Sincerely,
Jill Ding
Senior Planner
DocuSign Envelope ID: B9738762-E97F-45AE-8FE2-55B42B1A0DEC
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000109
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Jill Ding, 425-430-6598, jding@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
Development Engineering:
(Contact: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov)
1. See Attached Development Engineering Memo dated June 10, 2019
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Fire impact fees are applicable for the change of use from retail to residential and restaurant uses. The
fee is $829.77 per new residential unit, $5.92 per square foot of restaurant and office space is $0.26
per square foot, credit of $1.25 per square foot of retail space used up for the new residential units will
be granted towards the conversion of the space.
2. An approved fire alarm system is required to be extended throughout the entire existing building and
all new additional areas of the building including the existing tenant spaces. The existing fire sprinkler
system shall be modified and extended as necessary to accommodate the proposed tenant
improvements. Separate plans and permits are required to be submitted to the Renton Fire Authority
for review and permitting. Alarm systems are required to be fully automatic and manual systems and
fully addressable.
3. An annual place of assembly permit is required at the conclusion of the project.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No comments
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
EXHIBIT 7
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA**-000***
1. No Comments at this time.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 10, 2019
TO:Jill Ding, Senior Planner
FROM:Justin Johnson, Civil Engineer III, Plan Reviewer
SUBJECT:Penny Lofts Redevelopment
700 S 3rd St
LUA19-000109
I have completed a preliminary review of the application of the above-referenced proposal located at
parcel 7231502185 and have the following comments: The applicant is proposing to redevelop the
existing building at 700 S 3rd St.
EXISTING CONDITIONS
The Site is approximately 0.264 acres in size and is rectangular in shape. The existing site is developed
with a commercial building and frontage improvements throughout the parcel’s frontage.
Water Water service is provided by the City of Renton. The site is in the Valley service area in
the 196’ hydraulic pressure zone. The approximate static water pressure is 68 psi at a
ground elevation of 39’. There is an existing 12” water main south of the site in S. 3rd
Street. There is an existing 8”and 24” water main west of the site in Burnett Avenue S.
Reference Project File WTR2700367 in COR Maps for record drawings of all three mains.
There is also an existing 10” water that connects to the 24” water main in Burnett
Avenue S. and dead ends along the eastern Burnett Avenue S. frontage west of the
building. Reference Project File WTR27002756. The water main serves a 6” fire service
line for the building. The water main also serves a 2” domestic water service line and
meter for the building. There is an existing 6” double detector check valve assembly
(DDCVA) for the fire sprinkler supply line. The DDCVA is located in an underground
concrete vault within the sidewalk. The existing domestic water service and fire service
can be reused to serve the renovated building.
Sewer There is an existing 8” PVC sewer flowing from south to north west of the site in Burnett
Avenue S. from a manhole (COR Facility ID MH6473). Reference Project File
WWP2702756 in COR Maps for record drawings. An existing 6” PVC side sewer serves
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Penny Lofts Redevelopment – LUA19-000109
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June 10, 2019
the existing building. The side sewer connects to the manhole along the Burnett Avenue
S. frontage. This side sewer can be reused to serve the renovated building
Storm Runoff along the Burnett Ave S and S 3rd St frontages are conveyed via a conveyance
system that flows to the north.
Streets The proposed development fronts Burnett Ave S along the west property line and S 3rd
St from the south. Burnett Ave S is classified as a Collector Arterial with an existing right-
of-way (ROW) width of approximately 90 feet. S 3rd St is classified as a Collector Arterial
with and existing right-of-way width of approximately 63 feet.
CODE REQUIREMENTS
WATER
1. A separate water meter is required for the retail/commercial portion of the building.
2. The applicant shall verify the size of the water meter(s) based on the Uniform Plumbing Code
meter sizing criteria.
3. A backflow prevention assembly (RPBA) is required downstream of the domestic water meter
for the commercial/retail portion of the building.
4. A backflow prevention assembly (DCVA) is required downstream of the domestic water meter to
the residential portion of the building.
SEWER COMMENTS
1. Any food establishments proposed as part of this use will be required to install grease traps or
other approved devices for grease control. The applicant needs to be aware that given the
existing building footprint, a traditional outside grease interceptor will not be feasible,
alternative devices, such as Trapzilla, may be required.
2. No sewer system development charges are applicable as the project is not proposing to add a
new water service or increase the size of the existing water meter.
STORM DRAINAGE COMMENTS
1. No storm drainage improvements are required as no new and/or replaced impervious surface is
proposed.
TRANSPORTATION/STREET COMMENTS
1. A transportation concurrence review was conducted for this project. It was determined that the
new development will not cause additional trips exceeding 20 vehicles per hour in either the AM
(6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Therefore not traffic impact fee will be assessed
as a part of this project.
2. The project is required to install frontage improvements. However due to the City of Renton
currently having a partially funded project that encompass the frontage of the subject
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Penny Lofts Redevelopment – LUA19-000109
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June 10, 2019
property and currently does not have a design that could be implemented for the
improvements. This could result in the demolition and reconstruction in newly
constructed improvements which may cause hardship on surrounding business and the
public having to be subjected to additional construction of the public rights of way.
3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2019. The fees that are current at the time of the respective permit issuance
will be levied. Please see the City of Renton website for the current development fee schedule.
2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
5. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the City
to schedule a construction permit intake meeting.
6. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more
information.
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