HomeMy WebLinkAbout9 - HEX_Report_SunsetEdge_Final_v1.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
HEX_Report_SunsetEdge
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: April 11, 2017
Project Name: Sunset’s Edge Townhomes
Owner: Tottenham, LLC, 50 116th Ave SE, Ste 111, Bellevue, WA 98004
Applicant/Contact: Jacob Young, Citizen Design Collaborative, 46 Etruria Street, Suite 201, Seattle, WA
98109
File Number: LUA16-000864, ECF, PP, PPUD
Project Manager: Clark H. Close, Senior Planner
Project Summary: The applicant is requesting Preliminary Planned Urban Development and Preliminary
Plat approvals for the construction of a 15 townhomes. The vacant 0.9 acre site is
located in the Residential Multi-Family (RMF) zoning classification and the Residential
High Density (RHD) land use designation. The subject site consists of three separate
adjacent tax parcels located at 701-707 Sunset Blvd NE at the intersection of NE 7th St
and Sunset Blvd N. The development would be comprised of 15 lots and 1 tract
resulting in a net density of 17.5 du/ac. The proposed lots would range in size from
737 sf to 909 sf with an average lot size of 816 sf. Access to the site is proposed via
single road at the midpoint of the development from Sunset Blvd NE. The PPUD would
be used to vary development standards (such as lot size, building setbacks, impervious
surface area, and building coverage), street standards, parking requirements, and
refuse and recycling. The applicant has proposed enhanced open space, superior
pedestrian and vehicular circulation, pedestrian amenities, guest parking, and
landscaping as a public benefit. The eastern two-thirds of the site are relatively level.
The western third of the site consists of a moderate to steep slopes. High erosion and
high landslide hazards are also mapped in the area. The applicant has proposed to
retain five (5) of the 16 significant trees onsite.
Project Location: 701-707 Sunset Blvd NE, Renton, WA 98056
Site Area: 0.90 acres
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET’S EDGE TOWNHOMES LUA16-000864, ECF, PP, PUD
Report of April 11, 2017 Page 2 of 40
HEX_Report_SunsetEdge
B. EXHIBITS:
Exhibits 1-16: As shown in the SEPA Environmental Review Report
Exhibit 17 Staff Report to the Hearing Examiner
Exhibit 18 Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 19 Updated – Architectural Site Plan (A1.1)
Exhibit 20 Landscape Colored Display Map
Exhibit 21 Updated – Generalized Utilities and Drainage Plan, Profiles and Site Section (C1-C2)
Exhibit 22 Exterior Renderings (A1.11 and A1.12)
Exhibit 23 Construction Phasing Plan
Exhibit 24 Transportation Concurrency Memorandum: Bannwarth
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Tottenham, LLC, 50116th Ave SE, Ste 111, Bellevue, WA
98004
2. Zoning Classification: Residential Multi-Family (RMF)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Vacant
5. Critical Areas: Geologically Hazardous Areas – High Erosion and High
Landslide
6. Neighborhood Characteristics:
a. North: Single-family residential and multifamily residential uses zoned Residential Multi-
family (RMF)
b. East: Single-family residential uses zoned Residential-8 (R-8)
c. South: Utility – Puget Sound Energy zoned Residential-8 (R-8)
d. West: Utility – Puget Sound Energy zoned Residential-1 (R-1)
7. Site Area: 0.90 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation (Dobson) A-008-59 1795 10/07/1959
E. PUBLIC SERVICES:
1. Existing Utilities
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET’S EDGE TOWNHOMES LUA16-000864, ECF, PP, PUD
Report of April 11, 2017 Page 3 of 40
HEX_Report_SunsetEdge
a. Water: Water service is provided by the City of Renton. The site is in the City of Renton service area
in the 435 hydraulic pressure zone. There is an existing 12-inch water main located in Sunset Blvd
NE. The site is located outside of an Aquifer Protection Area.
b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC
gravity wastewater main located on the west side of parcel 311990-0011.
c. Surface/Storm Water: The existing property does not contain storm water facilities. There is an
existing storm drainage system in opposite side of Sunset Blvd NE.
2. Streets: The subject property is abutting Sunset Blvd NE, a minor arterial with an existing right-of-way
width of approximately 60-feet. The street contains no curb, gutter, planter strip, or sidewalk along the
subject property frontage.
3. Fire Protection: Renton Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
6. Chapter 9 Permits – Specific
a. Section 4-9-150 Planned Urban Development Regulations
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The applicant is requesting Preliminary Planned Urban Development (PPUD) and Preliminary Plat
decisions for the subdivision of a 0.90 acre site into 15-lots and one (1) tract for the future construction
of 15 townhomes.
2. The Planning Division of the City of Renton accepted the above master application for review on
November 9, 2016 and determined the application complete on November 15, 2016. The application
was placed on hold December 13, 2016 pending further information and corrections related to fire
department access, site distance, access, and utilities. The applicant resubmitted documents and the
application was taken off hold on February 2, 2017. The project complies with the 120-day review
period.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET’S EDGE TOWNHOMES LUA16-000864, ECF, PP, PUD
Report of April 11, 2017 Page 4 of 40
HEX_Report_SunsetEdge
3. The project site is three (3) parcels (APN’s 311990-0005, 311990-0010 and 311990-0011) located at 701
Sunset Blvd NE.
4. The project site is currently vacant.
5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
6. The site is located within the Residential Multi-Family (RMF) zoning classification and within Design
District B.
7. There are 16 significant trees located on site of which the applicant is proposing to retain a total of five
(5) significant trees.
8. The site is mapped with High Erosion and High Landslide Hazards.
9. Approximately 900 cubic yards of material would be cut on site and approximately 3,400 cubic yards of
fill is proposed to be brought into the site.
10. The applicant is proposing to begin construction following permit approval and be completed by
spring/summer 2018.
11. Access to the site is proposed via a private alley/woonerf style street with a single curb cut along Sunset
Blvd NE.
12. The 15 proposed townhomes would be provided in four (4) buildings.
13. The townhome buildings are proposed as 3-story structures. The proposed building materials would be
Hardie panel and vertical lap siding, stained cedar, aluminum panels, and blackened steel awnings.
14. The applicant proposes to provide active common open space on the northwest portion of the property
consisting of children’s play structure, picnic area, lawn area, and pedestrian pathway.
15. Vehicle parking is provided in private garages and one (1) surface parking space. Garage parking would
be provided for 30 vehicles (two vehicles for each unit).
16. The following modifications to eligble development regulations have been requested by the applicant
via the PPUD application:
RMC Code Citation Required Standard Requested Modification
RMC 4-2-110A Development
Standards for Residential Zoning
Designations – Minimum Lot
Width
The minimum lot width of 25-
feet for internal lots and 30-
feet for corner lots is required
for townhouse development in
the RMF zone.
14 of the proposed lots contain
widths of 16 feet and 20 feet.
RMC 4-2-110A Development
Standards for Residential Zoning
Designations – Minimum Lot
Depth
The minimum lot depth of 50-
feet is required for townhouse
development in the RMF zone
Lot depths range from 24 feet to
48 feet.
RMC 4-2-110A Development
Standards for Residential Zoning
Designation – Maximum
Building Coverage
70 percent Each individual lot would exceed
maximum building coverage,
while the site as a whole would
contain approximately 31 percent
building coverage.
RMC 4-2-110A Development
Standards for Residential Zoning
75 percent Each individual lot would exceed
maximum building coverage,
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET’S EDGE TOWNHOMES LUA16-000864, ECF, PP, PUD
Report of April 11, 2017 Page 5 of 40
HEX_Report_SunsetEdge
Designation – Maximum
Impervious Surface Area
while the site as a whole would
contain approximately 57 percent
impervious surface area.
RMC 4-2-110A Development
Standards for Residential Zoning
Designations – Minimum Yards
(Setbacks)
10-foot minimum front, 10-foot
minimum rear, and 5-foot
minimum unattached side
yard. 15-foot minimum side
and rear yards for lots abutting
single-family residential zones.
Individual lots do not contain the
required minimum setbacks.
Instead the development as a
whole (except for small portion of
the front and rear yard) meets the
minimum front, rear and sideyard
setbacks.
RMC 4-4-080F.8. Parking Stall
Types, Sizes, and Percentage
Allowed/Required
Standard parking stall size of
9’x20’. Compact parking stalls
of 8.5’x16’ not to exceed 30-
percent of the total number of
spaces.
All parking provided onsite
proposed at compact stall
dimension.
RMC 4-4-080F.10. Number of
Parking Spaces Required
A minimum and maximum of
1.6 per 3 bedroom or larger
dwelling unit.
Applicant proposes to provide
two (2) spaces per dwelling unit
and one (1) surface parking space.
RMC 4-4-090D. Refuse and
Recycling: Multi-family
Developments – Additional
Requirements for Deposit and
Collection Areas.
A minimum of one (1)
centralized refuse and
recyclables deposit area for
every 30 dwelling units.
Individual collection area in each
private garage.
RMC 4-6-060F.2 Minimum
Design Standards for Public
Streets and Alleys.
Public Limited Residential
Access street with 45-feet ROW
width and Residential alleys
with 16-feet ROW width.
Internal street as private alley
within tract. Private alley
designed as woonerf or living
street with shared vehicle and
pedestrian space. Woonerf
includes pavers, plaza area, and
planters.
17. As of the date of this report, no public or agency comments have been received regarding the
application.
18. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on February 27, 2017 the Environmental Review Committee issued a Determination of Non-Significance
- Mitigated (DNS-M) for the Sunset’s Edge Townhome proposal (Exhibit 18). The DNS-M included two
(2) mitigation measures. A 14-day appeal period commenced on March 3, 2017 and ended on March
17, 2017. No appeals of the threshold determination were filed.
19. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
(ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. Project construction shall be required to comply with the recommendation found in the
Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or updated report
submitted at later date.
2. The applicant shall apply for a Critical Areas Variance, from RMC 4-3-050 Critical Areas Regulations,
in order to encroach into the protected critical slope or apply for a modification to alter the
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET’S EDGE TOWNHOMES LUA16-000864, ECF, PP, PUD
Report of April 11, 2017 Page 6 of 40
HEX_Report_SunsetEdge
geologically hazardous critical area in accordance with RMC 4-3-050J, prior to civil construction
permit approval.
20. 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.
21. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. RHD unit types are designed to incorporate features from both single-family
and multi-family developments, support cost-efficient housing, facilitate infill development, have close
access to transit service, and efficiently use urban services and infrastructure. Lands designated RHD is
where projects will be compatible with existing uses and where infrastructure is adequate to handle
impacts from higher density uses. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-51: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-52: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-53: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
Policy L-57: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
22. Zoning Development Standard Compliance: The RMF Zone provides suitable environments for multi-
family dwellings. It is further intended to conditionally allow uses that are compatible with and support
a multi-family environment. The RMF allows for the development of both infill parcels in existing multi-
family districts with compatible projects and other multi-family development. Densities range from ten
(10) to twenty (20) du/acre with opportunities for bonuses up to twenty five (25) dwelling units per net
acre. The proposal is compliant with the following development standards if all conditions of approval
are met:
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET’S EDGE TOWNHOMES LUA16-000864, ECF, PP, PUD
Report of April 11, 2017 Page 7 of 40
HEX_Report_SunsetEdge
Compliance RMF Zone Develop Standards and Analysis
Density: There is no minimum density requirement for townhouse development in the
RMF zone. The minimum density required for other attached dwelling units is 10
dwelling units per net acre. The maximum density permitted is 20 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.
Staff Comment: Following the deduction of frontage dedication along Sunset Blvd. NE,
the 15 proposed dwelling units will result in a density calculation of 17.5 dwelling units
per net acre. The proposed townhome project complies with the density requirements
of the RMF zone.
Requested
to be
Modified via
the PUD
Lot Dimensions: There is no minimum lot size required in the RMF zone. A minimum
lot width of 25 feet is required (30 feet for corner lots) for townhouse development. A
minimum lot width of 50 feet is required (60 feet for corner lots) for other attached
dwellings. A minimum lot depth of 50 feet is required for townhouse development. A
minimum lot depth of 66 feet is required for other attached dwellings.
The following table identifies the proposed approximate dimensions for Lots 1-15:
Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
Lot 1 N/A 16 46
Lot 2 N/A 16 46
Lot 3 N/A 20 40
Lot 4 N/A 20 40
Lot 5 N/A 16 46
Lot 6 N/A 16 48
Lot 7 N/A 16 46
Lot 8 N/A 20 40
Lot 9 N/A 38 24
Lot 10 N/A 20 43
Lot 11 N/A 20 43
Lot 12 N/A 20 43
Lot 13 N/A 20 43
Lot 14 N/A 20 43
Lot 15 N/A 20 43
Staff Comment: The applicant has proposed to modify the minimum lot width and
depth requirements via the PUD process. The reduction in dimensional standards
allows the applicant to achieve a density consistent with the zone and with minimal
footprint while providing amenities which serve to enhance the quality of the
development and meet the PUD decision criteria. Therefore, staff is in support of the
requested modification if all conditions of approval are met.
Requested Lot Coverage: The maximum building coverage is 70 percent for townhome
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET’S EDGE TOWNHOMES LUA16-000864, ECF, PP, PUD
Report of April 11, 2017 Page 8 of 40
HEX_Report_SunsetEdge
to be
Modified via
the PUD
developments. The maximum impervious surface area is 75 percent.
Staff Comment: Similar to the lot dimension modification, the reduction in dimensional
standards for each lot results in the building and impervious surface areas to exceed
the maximum for each individual lot. However the site as a whole is well below the
maximum building and impervious coverages. The building lot coverage for the site as
whole is approximately 31 percent (31%). The impervious surface area for the site as a
whole is approximately 57 percent (57%). As the coverages for the development site as
a whole are below the maximum standards, staff is in support of the requested
modification if all conditions of approval are met.
Requested
to be
Modified via
the PUD
Setbacks: The required setbacks for townhouse development in the RMF zone are as
follows: front yard is 10 feet, the side yard is 0 feet for the attached sides and 5 feet
for the unattached sides, side yard along the street 20 feet, and the rear yard is 10
feet. The required setbacks for other attached dwellings in the RMF zone are as
follows: front yard is 20 feet, the side yard is 0 feet for the attached sides and 5 feet
for the unattached sides, side yard along the street is 20 feet, and rear yard is 15 feet.
Staff Comment: As part of the PUD, the applicant is proposing to modify the front, rear
and unattached side yard setbacks for each of the individual lots. Instead, the
applicant proposes to comply with required setbacks holistically for the entire site, with
the exception of the rear yard which requires a 15-foot setback as it is zoned R-1 (see
RMC 4-2-110D.13) and a small portion of the shared walls that extend up to 3.25-feet
into the front yard on Building 2.
Staff is in support of a reduction in the setbacks as the site as a whole meets the
setback requirements, with the exception of small portions of the front yard for Unit
Type B and small portions of the rear yard for Unit Type C and Unit Type D (Exhibit 19).
The rear yard abuts an R-1 zoned property currently used by Puget Sound Energy for
utility purposes. Improvements on lots 9 and 10 appear to encroach on the 15-foot
setback (Exhibit 4). The property contains relatively steep topography, is adjacent to I-
405, and is unlikely to be developed due to overhead transmission lines, utility
easements, and current PSE ownership. In the front yard on Building 2, a shared wall
extends approximately 2 to 3.5 feet into the setback, which exceed the 2-foot
maximum projection allowance for appurtenances in the front yard. The projection is
nominal and provides architectural interest to the building. Staff is in support of the
requested modification if all conditions of approval are met.
Compliant if
condition of
approval is
met
Building Standards: The RMF zone has a maximum building coverage of 70% for
townhouse development and 35% for other attached dwellings. The maximum
building coverage may be increased to 45% through the Hearing Examiner site plan
review process. The RMF zone has a maximum impervious surface coverage of 75%. In
the RMF zone, a maximum building height of 3 stories with a wall plate height of 32
feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an
additional six (6) vertical feet from the maximum wall plate height. If the height of
wall plates on a building are less than the states maximum the roof may project higher
to account for the difference, yet the combined height of both features shall not
exceed the combined maximums. Common rooftop features, such as chimneys, may
project an additional four (4) vertical feet from the roof surface. Non-exempt vertical
projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to
six (6) vertical feet above the maximum wall plate height if the projection is stepped
back one-and-a-half (1.5) horizontal feet from each minimum building setback line for
each one (1) vertical foot above the maximum wall plate height.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET’S EDGE TOWNHOMES LUA16-000864, ECF, PP, PUD
Report of April 11, 2017 Page 9 of 40
HEX_Report_SunsetEdge
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is
equal or less than the maximum wall plate height allowed.
An additional ten feet (10') of maximum wall plate height and an additional story for a
residential dwelling structure may be obtained through the provision of additional
amenities such as additional recreation facilities, underground parking, and additional
landscaped open space areas; as determined through the site development plan
review process and depending on the compatibility of the proposed buildings with
adjacent or abutting existing residential development. The maximum wall plate height
of a residential structure shall not exceed forty-two feet (42’).
Staff Comment: See lot coverage analysis for building coverage analysis. The
applicant’s elevation plans (Exhibit 7) do not provide a wall plate height but instead
provide the height at the top of the shed roof. While the overall heights shown exceed
the maximum height allowed, the wall plate height is likely below the wall plate height
of 32 feet, but without an accurate calculation it is not possible to verify compliance.
Therefore staff recommends as a condition of approval, that the applicant submit
revised elevation plans with the building permit application that verifies compliance
with the 32-foot maximum wall plate height. The revised elevation plans shall be
reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover, are to be located in this area when present. Spacing standards shall be
as stipulated by the Department of Community and Economic Development, provided
there shall be a minimum of one street tree planted per address. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise determined by
the Administrator.
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 a minimum width of 5 feet.
Staff Comment: The applicant has submitted a conceptual landscape plan (Exhibit 8)
and landscape colored display map (Exhibit 20) with the land use application. The
plans identify a 10-foot wide landscape strip along Sunset Blvd NE consisting of trees
(one tree per frontage lot), shrubs, and groundcover. The plan identifies the required 8-
foot planter strip with street trees between the curb and sidewalk within the Sunset
Blvd NE right-of-way. The subject property abuts single-family residential properties to
the south and west and therefore requires a 15-foot wide partially sight-obscuring
visual barrier or 10-foot wide fully sight obscuring landscaped visual barrier. The plan
identifies a 10-foot wide fully sight obscuring visual barrier along the southern
boundary and 15-foot wide partially sight obscuring visual barrier along the western
boundary. The conceptual plan identifies widths that are compliant with perimeter
landscaping requirements.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET’S EDGE TOWNHOMES LUA16-000864, ECF, PP, PUD
Report of April 11, 2017 Page 10 of 40
HEX_Report_SunsetEdge
The remaining areas pervious areas contain landscaped lawns, new tree plantings, and
existing trees. Additionally, planters are provided in the woonerf that enhance the
appearance of the private alley.
Staff recommends as a condition of approval, the applicant submit a detailed
landscape plan that provides the species, quantity, planting notes, and plant spacing
that meets the intent of the required visual barriers identified in the landscape code.
The plan shall be reviewed and approved by the Current Planning Project Manager
prior to building and/or construction permit approval.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
require the retention of 20 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and Other significant non-
native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
For multi-family development, the minimum tree density is four (4) significant trees
for every five thousand (5,000) square feet. The tree density may consist of existing
trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage
Landscaping Required, or a combination.
Staff Comment: An Arborist Report was prepared by Arborists NW, LLC (dated October
30, 2016; Exhibit 12) and was submitted with the land use application. The subject
property contains 16 significant trees, with the predominant species being
cottonwood. Other tree species identified by the report included Big Leaf Maple, Black
Locust, Pine, and Sweet Gum with a Diameter Standard Height (DBH) ranging from 8
to 55 inches.
The applicant is required to retain 20 percent (20%) of the trees located onsite that are
not located within the proposed rights-of-way or access easements. Of the 16
significant trees within the project area, the applicant is proposing to retain 5 trees to
meet the 20% tree retention requirement (Exhibits 8, 9 and 12). As a result, the
applicant has demonstrated compliance with the Tree Retention requirements of the
code.
During construction, trees required to be retained (i.e., protected trees), would be
required to comply with the tree protection measures during construction per RMC 4-
4-130H.9. The eight central components of tree protection include defining and
protecting the drip line, erecting and maintaining a temporary six-foot-high chain link
construction fence with placards around the tree to be retained, protecting the tree
from grade changes, keeping the area clear of impervious surface material, restricting
grading within the drip line, providing three inches (3”) of bark mulch within the
required fencing, retaining a certified arborist to ensure trees are protected from
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET’S EDGE TOWNHOMES LUA16-000864, ECF, PP, PUD
Report of April 11, 2017 Page 11 of 40
HEX_Report_SunsetEdge
development activities, and alternate protection/safeguards as necessary.
Requested
to be
Modified via
the PUD
-
Compliant if
condition of
approval is
met
Parking: Parking regulations require that a minimum and maximum of 1.6 spaces be
provided per 3 bedroom or large dwelling unit; 1.4 spaces per 2 bedroom dwelling
unit; and 1.0 space per 1 bedroom or studio dwelling unit.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Attached dwelling units shall provide 0.5 bicycle parking space per dwelling unit.
Staff Comment: As part of the PUD, the applicant has proposed to provide each unit
two (2) compact parking spaces in the unit’s ground floor garage and provide the site
one (1) compact surface parking space on the northern portion of the property. The
proposed parking exceed the maximum quantity allowed for three (3) bedroom or
larger dwelling units and exceeds the amount of compact spaces allowed per
development.
Concerns from attendees of the applicant’s neighborhood meeting included the need
for sufficient quantities of parking for the development. The applicant has provided all
parking with the exception of one space within garages to eliminate the adverse
aesthetic effects of surface parking lots. The use of compact spaces within some of the
garages would require future residents to own vehicles that would fit inside the
garages. Staff is in support of the requested modification if all conditions of approval
are met.
No bicycle parking is referenced on the site plan or the unit floor plan. Therefore, staff
recommends as a condition of approval, that the applicant submit revised plans with
the building permit application that identifies the location of code compliant bicycle
parking. The revised plans shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
Requested
to be
Modified via
the PUD
-
Compliant if
condition of
approval is
met
Refuse and Recyclables: Per RMC 4-4-090 for multi-family developments a minimum
of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a
minimum of 3 square feet per dwelling unit is required for refuse deposit areas. A
total minimum area of eighty (80) square feet shall be provided for refuse and
recyclables deposit areas.
Staff Comment: As part of the PUD, the applicant has proposed to provide individual
refuse and recycling deposit areas within each unit’s garage as an alternative to
providing the required centralized enclosure that would require a total minimum area
of 80 square feet. By individualizing the refuse and recycling areas to each unit, more
space is provided onsite for landscaping and active spaces. Staff is in support of the
requested modification if the following condition of approval is met: the applicant shall
submit a revised floor plan with the building permit application that identifies
adequate space within the garage for the refuse and recycling bins that meet the
requirements of the City’s contracted garbage and recycling hauler. The floor plan
shall be reviewed and approved by the Current Planning Project Manager prior to
building and permit approval.
In addition, staff is also recommending as a condition of approval that the applicant
provide a revised architectural site plan identifying the location of the designated
refuse and recycling area or pad(s) where trash cans can be safely and efficiently
placed on trash collection day. The architectural site plan shall be reviewed and
approved by the Current Planning Project Manager prior to building and permit
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approval.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The Utilities and Drainage Plan (Exhibits 13 and 21) identifies retaining
walls located near the children’s play area on the northern portion of the site and the
southern portion of the private alley. Staff recommends as a condition of approval, the
applicant submit revised grading plan that identifies the top of wall and bottom of wall
elevations verifying walls comply with the 6-foot height limitation. Additionally, the
plans shall contain a cut-sheet of wall materials that are to be composed of brick, rock,
textured or patterned concrete, or other material that aesthetically compliments the
development approved by the Current Planning Project Manager. The revised grading
plan shall be submitted with the construction permit application to be reviewed and
approved by the Current Planning Project Manager prior to construction permit
approval.
The landscape plan (Exhibit 8) identifies a 6-high solid fence along the south, west, and
north property line. Fence height meets the height limitations for residential uses.
23. PUD Applicability Standards: Pursuant to RMC 4-9-150B, any applicant seeking to permit development
which is not limited by the strict application of the City’s zoning, parking, street, and subdivision
regulations in a comprehensive manner shall be subject to applicability standards. The following table
contains project elements intended to comply with applicability standards, as outlined in RMC 4-9-
150B:
Compliance PUD Applicability Criteria and Analysis
In approving a planned urban development, the City may modify any of the standards
of RMC 4-2, RMC 4-3-100, RMC 4-4, RMC 4-6-060, and RMC 4-7. All modifications
shall be considered simultaneously as part of the planned urban development.
Staff Comment: All standards requested to be modified are contained within the
Chapters listed above. Specific modifications are noted in FOF 16.
Compliant if
conditions of
approval are
met
An applicant may request additional modifications from the requirements of the
Renton Municipal Code. Approval for modifications other than those specifically
described in subsection RMC 4-9-150B.2.a shall be approved prior to submittal of a
preliminary planned urban development plan.
Staff Comment: All requested modifications are outlined above under FOF 16:
Requested Modifications from RMC through the PUD. Staff is in support of all
requested modifications if all conditions of approval are met.
A planned urban development may not authorize uses that are inconsistent with
those uses allowed by the underlying zone, or overlay district, or other location
restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080, 4-3-
010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010.
Staff Comment: Townhouses are a permitted use in the RMF zone.
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The number of dwelling units shall not exceed the density allowances of the
applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC; however,
averaging density across a site with multiple zoning classifications may be allowed if
approved by the Community and Economic Development Administrator.
Staff Comment: The proposed density does not exceed the maximum 20 dwelling units
per acre allowed in the RMF zone. See FOF 22: Density for analysis.
24. PUD Decision Criteria Analysis: Pursuant to RMC 4-9-150D, each planned urban development shall
demonstrate compliance with the Planned Urban Development decision criteria. The following table
contains project elements intended to comply with the Planned Urban Development decision criteria,
as outlined in RMC 4-9-150D:
Compliance PUD Decision Criteria and Analysis
Demonstration of Compliance and Superiority Required: Applicants must
demonstrate that a proposed development is in compliance with the purposes of this
Section and with the Comprehensive Plan, that the proposed development will be
superior to that which would result without a planned urban development, and that
the development will not be unduly detrimental to surrounding properties.
Staff Comment: The development of this site as a PUD results in a superior design than
what would result by the strict application of the Development Standards by
developing the three (3) contiguous properties simultaneously into one (1) unified
development that incorporates enhanced open space and recreation opportunities,
unique alley design, and street presence that would not otherwise be possible if each
property were developed individually or in phases.
The site is designated Residential High Density (RHD) on the Comprehensive Plan Land
Use Map. See analysis under FOF 21: Comprehensive Plan Compliance.
Public Benefit Required: Applicants shall demonstrate that a proposed development will provide
specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the
proposed planned urban development, particularly those adverse and undesirable impacts to
surrounding properties, and that the proposed development will provide one or more of the following
benefits than would result from the development of the subject site without the proposed planned
urban development:
N/A a. Critical Areas: Protects critical areas that would not be protected otherwise to the
same degree as without a planned urban development.
N/A
b. Natural Features: Preserves, enhances, or rehabilitates natural features of the
subject property, such as significant woodlands, native vegetation, topography,
or noncritical area wildlife habitats, not otherwise required by other City
regulations.
N/A c. Public Facilities: Provides public facilities that could not be required by the City for
development of the subject property without a planned urban development.
Use of Sustainable Development Techniques: Design which results in a sustainable
development; such as LEED certification, energy efficiency, use of alternative energy
resources, low impact development techniques, etc.
Staff Comment: The applicant is proposing to utilize the BuiltGreen sustainable rating
system to minimize the environmental impact of the development. Site infrastructure,
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such as storm drainage, would be designed in accordance with Low Impact
Development principles.
Applicant
has provided
superior
open
space/recrea
tion and
circulation
design
-
Compliant if
conditions of
approval are
met
d. Overall Design: Provides a planned urban development design that is superior to
the design that would result from development of the subject property without a
planned urban development. A superior design may include the following:
i. Open Space/Recreation:
(a) Provides increased open space or recreational facilities beyond standard code
requirements and considered equivalent to features that would offset park mitigation
fees in Resolution 3082; and
(b) Provides a quality environment through either passive or active recreation facilities
and attractive common areas, including accessibility to buildings from parking areas
and public walkways; or
Staff Comment: The applicant has provided a variety of recreation opportunities and
open spaces throughout the development. The largest recreation space is located on
the northwestern portion of the property. Active spaces include a play structure
(dependent of future demographic of residents), picnic area, and walking path. Also
provided are several lawn areas, plaza between Buildings 3 and 4, and vegetated
passive open space. Without the use of the proposed PUD, no shared open space
would be required by the code and if each of the three (3) parcels were developed
separately, there would likely have been no additional land area to provide any active
recreation areas and open spaces would have been limited to required perimeter
landscaping.
Common open spaces are accessed via the development’s private alley/woonerf, which
also provides an area for residents to meet and gather. The modified alley is intended
to be a shared space for vehicles and pedestrians. See Circulation/Screening for
additional information.
Staff recommends, as a condition of approval, the applicant submit cut sheets with the
landscape plan of the proposed play structure (or other active recreation structure
approved by the Current Planning Project Manager), picnic table, and bench. These
amenities shall be durable and appropriate for northwest climate. The cut sheets shall
be submitted with the construction permit application to be reviewed and approved be
the Current Planning Project Manager.
Staff also recommends as a condition of approval, the programmed recreation areas
(lawn, play area, seating, and pathways) shall be constructed prior to Certificate of
Occupancy of the first building.
ii. Circulation/Screening: Provides superior circulation patterns or location or
screening of parking facilities; or
Staff Comment: The proposed internal street system includes a private alley that is
referred to as a woonerf or “living street.” Woonerfs are a common street treatment
that is used in European cities that are intended to provide an equally shared space
between pedestrians and vehicles. These streets are narrower than the typical street
section and often contain planter landscaping, pedestrian lighting, and alternative
paving materials. Also typical with woonerfs is the absence of curbs as to further
solidify the mixing of pedestrian space and vehicle space.
The applicant’s proposed private alley woonerf provides a single 25-foot driveway and
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5-foot pedestrian pathway from Sunset Blvd NE. Within the development, the alley
ranges in width between approximately 23 and 33 feet. Along the periphery of the
alley abutting each of the buildings, pavers are provided to contrast with asphalt and
planters are placed adjacent to garage entries. Also, a pedestrian plaza is provided
between buildings 3 and 4 with paver surface and planter box landscaping. No
extruded curbs will be installed within the internal drive (Exhibit 21).
Staff recommends as a condition of approval, the applicant submit a sample for the
paver material within the private alley with the construction permit application. The
paver material shall have a contrasting color compared with the asphalt surface and
shall be reviewed and approved by the Current Planning Project Manager prior to
construction permit approval. Staff also recommends, as a condition of approval, that
the applicant submit cut sheets with the construction permit application for the
planter boxes in the private alley. Additional planter boxes, benches, and/or specific
lighting may be required depending on space constraints within the alley in order to
more fully activate the plaza area. The cut sheets shall be a component of the detailed
landscape plan submitted with the construction permit application to be reviewed and
approved by the Current Planning Project Manager.
Vehicle parking would be located within garages for each unit with one (1) surface
parking space located on the north portion of the property that would be shielded
from view with the site’s topography and building placement. Building’s 1 and 2 will
have rear loaded vehicle garages with pedestrian oriented buildings abutting Sunset
Blvd. NE.
The proposed private alley/woonerf provides residents an attractive and unique
amenity that also doubles as an active recreation and gathering area. Opportunities
for neighbors to interact on the street can assist in creating a pride of ownership in
their community. Without the use of a PUD, the street would have likely been designed
as a public limited residential access street with a 45-foot ROW width. Required public
street improvements would have resulted in fewer opportunities for common open
spaces and the loss of a unique design aesthetic.
Staff recommends as a condition of approval a sign package component with the
private alley/woonerf that compliments the overall development with addresses,
building numbers and wayfinding. The sign package shall be submitted with the
construction permit application to be reviewed and approved by the Current Planning
Project Manager.
iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or
around the proposed planned urban development; or
Staff Comment: N/A
iv. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
Staff Comment: N/A
v. Alleys: Provides alleys for proposed detached or attached units with individual,
private ground related entries.
Staff Comment: The applicant is proposing to provide a private alley/woonerf. The
townhomes abutting Sunset Blvd NE would be pedestrian oriented along the public
street and alley loaded garages at the rear of the buildings.
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Compliant if
conditions of
approval are
met
Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the planned
urban development perimeter provide a suitable transition to adjacent or abutting
lower density/intensity zones. Materials shall reduce the potential for light and glare.
Staff Comment: The subject property abuts the RMF zone to the north and single-
family residential to the south and west. Single family residential zoning is also across
Sunset Blvd NE to the east. Buildings are setback appropriately from abutting
developed properties. To the north a multifamily development and single-family
residential home are buffered by the developments open space and recreation area
and landscaped building setback area. The south and west properties are zoned single-
family residential however they are owned and operated by Puget Sound Energy and
contain overhead power lines and utility easements reducing the likelihood the
properties would be developed in the future.
The proposed landscaping throughout the site along the perimeter of the development
provides a screen and enhances the development and the neighborhood. Staff is
recommending, as a condition of approval, that the applicant provide a materials
board to the satisfaction of the Current Planning Project Manager (see discussion in
FOF 28: Design District ‘B’ Review). The materials board would also be used to confirm
that siding materials are non-reflective which would reduce glare. Each unit would
have windows, which could slightly reflect light from the building but not to an extent
beyond any typical multi-family development.
A lighting plan was not submitted with the application package; therefore, staff
recommends a condition of approval, the applicant to provide a lighting plan that
includes a photometric calculation of average footcandles that adequately provides for
public safety without casting excessive glare on adjacent properties. Pedestrian scale
and downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement. The lighting plan shall be submitted with the construction permit
application to be reviewed and approved by the Current Planning Project Manager
prior to construction permit approval.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in
groups should be related by coordinated materials and roof styles, but contrast should
be provided throughout a site by the use of varied materials, architectural detailing,
building orientation or housing type; e.g., single family, townhouses, flats, etc.
Staff Comment: The proposed buildings appear to have been designed to be built in a
coordinated fashion, utilizing a consistent set of materials. The similar exterior
components and roof profiles across all buildings helps to establish a cohesive
development design. Differentiation throughout the design is provided with the use of
different materials and colors. The applicant is proposing the use of fiber cement
board, stained cedar, aluminum, and steel.
Buildings along Sunset Blvd NE are oriented to the street and contain pedestrian only
amenities as the buildings are rear vehicle loaded. Stoops and landscaped front yards
are provided along the street. Buildings along the private alley/woonerf are oriented
to the alley and take advantage of the pedestrian friendly space.
Circulation:
i. Provides sufficient streets and pedestrian facilities. The planned urban development
shall have sufficient pedestrian and vehicle access commensurate with the location,
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size and density of the proposed development. All public and private streets shall
accommodate emergency vehicle access and the traffic demand created by the
development as documented in a traffic and circulation report approved by the City.
Vehicle access shall not be unduly detrimental to adjacent areas.
ii. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns,
and minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreational areas,
transit, public walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
Staff Comment: The development abuts Sunset Blvd NE, a Minor Arterial Street with an
existing right of way (ROW) width of 60 feet with no curb, gutter, or sidewalk along
the frontage.
A residential project consisting of 15 dwelling units would generate less 20 peak hour
trips (as per the ITE Trip Generation Manual), therefore no traffic impact study was
required for the proposal.
In order to mitigate transportation impacts the applicant would be required to pay the
appropriate Transportation Impact Fee. The fee, as determined by the Renton
Municipal Code at the time of building permit issuance shall be payable to the City.
Access - Access to the site would be provided a single curb cut extended from Sunset
Blvd NE. The vehicular circulation design would utilize a private alley/woonerf that
enters at the curb cut near the center of the subject property frontage and extends
north and south between the four (4) proposed buildings. The alley dead-ends at or
near the north and south perimeters.
Street Improvements – The applicant is requesting to modify the street standard
requirements for the internal road via the PUD application. Frontage improvements
would be provided per code requirements.
Sunset Blvd NE – There are currently no frontage improvements along the public street
frontage. The required street section for this portion of Sunset Blvd NE includes a 22
foot wide half street paved width from the centerline of the ROW (including 5-foot
wide bike lane, 11-foot wide thru travel lane, and 6-foot wide half width for the center
turn/left turn lane), 0.5-foot wide curb, 8-foot wide landscaped planter, 8-foot wide
sidewalk, and 1-foot wide clear width back of the sidewalk. The ROW width dedication
required is approximately 9.5 feet (subject to final survey). A center two-way left turn
lane is also required to be provided on Sunset Blvd NE frontage from the end of the
existing left turn lane on Sunset Blvd NE frontage to the north property line of parcel
311990-0011.
Internal Road – In-lieu of providing a 45-foot wide limited residential access street, the
applicant is proposing a private alley/woonerf designed street section with varying
widths of 26 to 32 ½ feet that would comingle pedestrian and vehicle space. A
delineated pedestrian path extends along the driveway to Sunset Blvd NE to connect to
the public sidewalk that would be constructed by the applicant. This PUD modification
would provide a unique street for residents to gather and for recreation. The proposed
street also preserves additional space on the property to incorporate common open
space on the north and west portions of the site.
Structures are located at least 25 feet from the intersection with Sunset Blvd NE
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providing adequate site distance and clear vision area. The turning radius within the
development contains a 45-foot outside and 25-foot inside radii with hammerhead
turnaround for fire apparatus accessibility.
Concurrency – The proposed development would generate approximately 87 net new
average weekday daily trips. During the weekday AM peak hour, the project would
generate approximately 7 net new trips (1 inbound and 6 outbound). During the
weekday PM peak hour, the project would generate approximately 8 net new trips (5
inbound and 3 outbound). The proposed project passes the City of Renton Traffic
Concurrency Test per RMC 4-6-070.D (Exhibit 24).
25. Infrastructure and Services: Provides utility services, emergency services, and other improvements,
existing and proposed, which are sufficient to serve the development. The proposal is compliant with
the following development standards if all conditions of approval are met:
Compliance Infrastructure and Services Analysis
Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code
required improvements and fees.
The preliminary fire flow requirements for this project is 3,750 gpm. A minimum of four
(4) fire hydrants are required for the development. One (1) within 150-feet and three
(3) 300-feet of the proposed buildings. Existing hydrant can be counted toward the
requirement if they meet current code, including but not limited to 5-inch storz fittings.
A Fire Impact Fee, based on new multi-family units is required in order to mitigate the
proposal’s potential impacts to City emergency services. The applicant would be
required to pay an appropriate Fire Impact Fee. The fee is payable to the City as
specified by the Renton Municipal Code at the time of building permit application. The
2017 fee was assessed at $718.56 per unit.
Parks and Recreation: The proposed development is anticipated to impact the Parks
and Recreation system. The applicant would be required to pay an appropriate Parks
Impact Fee. The fee would be used to mitigate the proposal’s potential impact to City’s
Park and Recreation system and is payable to the City as specified by the Renton
Municipal Code. The fee is payable to the City as specified by the Renton Municipal
Code at the time of building permit application. The 2017 fee was assessed at
$1,858.95 per dwelling.
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Kennydale
Elementary, Dimmitt Middle School, and Renton High School. RCW 58.17.110(2)
provides that no subdivision be approved without making a written finding of
adequate provision made for safe walking conditions for students who walk to and
from school and/or bus stops.
All students would bus to school. The bus stop for elementary, middle and high school
is located at 821 Sunset Blvd NE. New frontage improvements along the subject
property, dedicated shoulder along the northern property’s frontage, and frontage
improvements at the bus stop provide a safe walking route for students.
A School Impact Fee, based on new multi-family units, would be required in order to
mitigate the proposal’s potential impacts to Renton School District. The fee is payable
to the City as specified by the Renton Municipal Code at the time of building permit
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application. The 2017 fee was assessed at $1,448.00 per unit.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant submitted a Preliminary Drainage Plan and Technical
Information Report (TIR), dated October 26, 2016 (revised January 27, 2017; Exhibit
11), prepared by Duncanson Company Inc. with the Land Use Application. Based on the
City of Renton’s flow control map, the site falls within the Peak Rate existing site
conditions flow control standard area and is within the East Lake Washington
Drainage Basin. The development is subject to Full Drainage Review in accordance
with the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City
of Renton Amendments to the KCSWDM. All core requirements and the six special
requirements are required in the Technical Information Report.
A stormwater flow control facility is required for the site and the project proposes the
use of detention tanks to meet this requirement. A water quality facility is required for
the site and the project proposes the reduction from Enhanced basic water quality to
basic water quality requirement by providing a covenant to prevent the use of
leachable materials. The project proposes to provide basic water quality by the use of
a storm filter. Water quality is also required for the frontage portion on Sunset Blvd NE
and shall be included in the plans and TIR provided with the civil construction
submittal. Stormwater BMPs are also required for the project. The TIR submitted with
the civil construction permit should consistently refer the stormwater BMP proposed
for the site in the relevant portions of the TIR.
The TIR submitted with the civil construction permit shall include all the required
information based on the 2010 City of Renton Amendments. The final drainage plan
and drainage report must be submitted with the utility construction permit application
and shall contain information that shows that the conveyance system, the flow control
facility, water quality, and stormwater flow control BMPs are designed in accordance
with the 2010 City of Renton Amendments.
An updated geotechnical report shall be submitted with the civil construction permit
that includes information whether the site is suitable for infiltration and include
recommendations regarding the suitability of the proposed storm water BMP for the
site. Geotechnical recommendations regarding construction, soil, and erosion control,
shall be followed in the project plans and during construction.
Water and Sanitary Sewer: This site is served by the City of Renton for water and
sewer service.
Staff Comment: A conceptual utility plan was provided with the application. A 12-inch
diameter looped water main extension from the existing 12-inch diameter water main
north of parcel 3119900011 to connect with the existing 12-inch diameter water main
on Sunset Blvd NE is required. Extension of 12-inch diameter water main to the south
property line of parcel 3119900005 is also required. A public water easement is
required for the water main located outside right of way. The water main
improvements and easements are required to be shown in the engineering plans
submitted with the civil construction permit. Renton Fire Authority has determined
that the preliminary fire flow demand for the proposed development is 3,750 gpm.
A conceptual sewer plan has been submitted. The plan shows the extension of 8-inch
diameter public sewer main through the site to connect with the existing sewer
manhole to serve the project. The new sewer manhole proposed between lots 13 and
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14 to the west, shall connect directly to the existing sewer manhole ID GM04704 S-
0240) to the west. Each lot shall be served by an individual side sewer.
Clusters or Building Groups and Open Space: An appearance of openness created by
clustering, separation of building groups, and through the use of well-designed open
space and landscaping, or a reduction in amount of impervious surfaces not otherwise
required.
Staff Comment: The proposed development separates the 15 dwelling units into four
(4) separate buildings that are linked together by the private alley/woonerf internal
street. This unique street and its narrow width provides an ability to maximize space
on the property and accommodate active and passive common open space. The
reduced street width, permeable pavers, and abundant open space limit the amount of
impervious surfaces that would otherwise be utilized if the site were developed to code
standards.
Privacy and Building Separation: Provides internal privacy between dwelling units,
and external privacy for adjacent and abutting dwelling units. Each residential or
mixed use development shall provide visual and acoustical privacy for dwelling units
and surrounding properties. Fences, insulation, walks, barriers, and landscaping are
used, as appropriate, for the protection and aesthetic enhancement of the property,
the privacy of site occupants and surrounding properties, and for screening of storage,
mechanical or other appropriate areas, and for the reduction of noise. Windows are
placed at such a height or location or screened to provide sufficient privacy. Sufficient
light and air are provided to each dwelling unit.
Staff Comment: Perimeter planting provides a buffer and privacy screen between the
proposed project and existing development surrounding the site. Internal to the site,
where structures face each other, windows would not align to ensure privacy. The
proposed development would be designed to building code standards for multi-family
construction. Each residential unit would have a separate exterior entrance with
insulated walls separating the units. All residential units and would have access to light
and air, as each structure contains windows. The placement of the buildings, oriented
to open space, provides separation and privacy for the residents while maintaining a
communal atmosphere.
Building Orientation: Provides buildings oriented to enhance views from within the
site by taking advantage of topography, building location and style.
Staff Comment: The topography of the site steps down from east to west with
territorial views of the west. The applicant has oriented the buildings east/west to take
advantage of the topography and providing direct views to the west.
Parking Area Design: Provides parking areas that are complemented by landscaping
and not designed in long rows. The size of parking areas is minimized in comparison to
typical designs, and each area related to the group of buildings served. The design
provides for efficient use of parking, and shared parking facilities where appropriate.
Staff Comment: Nearly all the parking will be located within individual garages for
each unit. One surface parking space would be provided on the north portion of the
property for guest parking. The parking space would be surfaced with the woonerf
paver material and hidden from view by topography and the location of the buildings.
N/A Phasing: Each phase of the proposed development contains the required parking
spaces, open space, recreation spaces, landscaping and utilities necessary for creating
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and sustaining a desirable and stable environment, so that each phase, together with
previous phases, can stand alone.
Staff Comment: The applicant intends to construct the project in a 12-14 month time
period (Exhibit 23).
26. PUD Development Standards: Pursuant to RMC 4-9-150D.4, each planned urban development shall
demonstrate compliance with the development standards for the Planned Urban Development
regulations. The following table contains project elements intended to comply with the development
standards of the Planned Urban Development regulations, as outlined in RMC 4-9-150E:
Compliance PUD Development Standard Analysis
1. COMMON OPEN SPACE STANDARD: Open space shall be concentrated in large usable areas and
may be designed to provide either active or passive recreation. Requirements for residential, mixed
use, commercial, and industrial developments are described below.
Standard: Mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide a minimum area of common space or recreation area
equal to fifty (50) square feet per unit. The common space area shall be aggregated to
provide usable area(s) for residents. The location, layout, and proposed type of
common space or recreation area shall be subject to approval by the Hearing
Examiner. The required common open space shall be satisfied with one or more of the
elements listed below. The Hearing Examiner may require more than one of the
following elements for developments having more than one hundred (100) units.
(a) Courtyards, plazas, or multipurpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the site
and provided as an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
(d) Recreation facilities including, but not limited to: tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
(e) Children’s play spaces.
Staff Comment: Usable common open space areas are an important amenity within
higher density residential developments. The intent of the common open space
requirements is to provide a usable common open space area for residents of the
development. The placement of retaining walls and finished grade within common
open space areas adversely impacts the residents’ ability to utilize these areas for
passive or active recreational activities. The applicant proposes approximately 5,881
square feet of common open space located on the northern portion of the
development. The area includes children’s play area, picnic space and seating area,
pedestrian pathway, and large lawn area. The amount of open space exceeds the
required 750 square feet the development would be required to provide per the PUD
development standard. Common open space areas must have a maximum slope of five
percent (5%) in order to provide usable common open space (CI-99). Final grading of
the play structure area, lawn, lower dog run area or terraced lawn, identified in Exhibit
20, would be verified upon submittal of the revised grading and detailed landscaping
plans.
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Standard: Required landscaping, driveways, parking, or other vehicular use areas shall
not be counted toward the common space requirement or be located in dedicated
outdoor recreation or common use areas.
Staff Comment: The proposed private alley/woonerf internal street was not added in
the calculation for common open space. However, the woonerf is intended to augment
community space. Opportunities for gathering, recreation, and everyday interaction is
enhanced with this unique private street.
Standard: Required yard setback areas shall not count toward outdoor recreation and
common space unless such areas are developed as private or semi-private (from
abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all
residents of the development.
Standard: Private decks, balconies, and private ground floor open space shall not
count toward the common space/recreation area requirement.
Standard: Other required landscaping, and sensitive area buffers without common
access links, such as pedestrian trails, shall not be included toward the required
recreation and common space requirement.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space according to the following formula:
1% of the lot area + 1% of the building area = Minimum amount of pedestrian-oriented
space.
Standard: The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro-climatic conditions.
Standard: Common space areas in mixed use residential and attached residential
projects should be centrally located so they are near a majority of dwelling units,
accessible and usable to residents, and visible from surrounding units.
Standard: Common space areas should be located to take advantage of surrounding
features such as building entrances, significant landscaping, unique topography or
architecture, and solar exposure.
Standard: In mixed use residential and attached residential projects children’s play
space should be centrally located, visible from the dwellings, and away from hazardous
areas like garbage dumpsters, drainage facilities, streets, and parking areas.
b. Private Open Space: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use
of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have
private open space which is contiguous to the unit.
Compliant if
condition of
approval is
met
Standard: Each ground floor unit, whether attached or detached, shall have private
open space which is contiguous to the unit.
Staff Comment: Each residential unit appears to have private open space. However, it is
difficult to determine whether the space meets the minimum requirements for the
Urban Design District B requirement. Under FOF 28 Design District Review, Recreation
Areas and Common Open Space staff has recommended a condition of approval for the
applicant to submit revised floor plans and site plans that provide adequate private
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open space that is contiguous to the unit and more accurately reflect compliance with
the minimum area requirement for private open space.
Compliant if
condition of
approval is
met
Standard: The private open space shall be well demarcated and at least fifteen feet
(15') in every dimension (decks on upper floors can substitute for the required private
open space).
Staff Comment: See comment above.
N/A
Standard: For dwelling units which are exclusively upper story units, there shall be
deck areas totaling at least sixty (60) square feet in size with no dimension less than
five feet (5').
c. Installation and Maintenance of Common Open Space:
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or
by the property owners’ association, or the agent(s) thereof. In the event that such
facilities are not maintained in a responsible manner, as determined by the City, the
City shall have the right to provide for the maintenance thereof and bill the owner or
property owners’ association accordingly. Such bill, if unpaid, shall become a lien
against each individual property.
Staff Comment: Prior to the issuance of any occupancy permit, the developer shall
furnish a security device to the City in an amount equal to the provisions of RMC 4-9-
060. Landscaping shall be planted within one year of the date of final approval of the
planned urban development, and maintained for a period of 2 years thereafter prior to
the release of the security device. A security device for providing maintenance of
landscaping may be waived if a landscaping maintenance contract with a reputable
landscaping firm licensed to do business in the City of Renton is executed and kept
active for a 2 year period. A copy of such contract shall be kept on file with the Planning
Division. If either of these provisions are met the proposal would satisfy this standard.
d. Installation and Maintenance of Common Facilities:
Standard: Prior to the issuance of any occupancy permits, all common facilities,
including but not limited to utilities, storm drainage, streets, recreation facilities, etc.,
shall be completed by the developer or, if deferred by the Administrator, assured
through a security device to the City equal to the provisions of RMC 4-9-060, except for
such common facilities that are intended to serve only future phases of a planned
urban development. Any common facilities that are intended to serve both the present
and future phases of a planned urban development shall be installed or secured with a
security instrument as specified above before occupancy of the earliest phase that will
be served. At the time of such security and deferral, the City shall determine what
portion of the costs of improvements is attributable to each phase of a planned urban
development.
Compliant if
condition of
approval is
met
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or
by the property owners’ association, or the agent(s) thereof. In the event that such
facilities are not maintained in a responsible manner, as determined by the City, the
City shall have the right to provide for the maintenance thereof and bill the owner or
property owners’ association accordingly. Such bill, if unpaid, shall become a lien
against each individual property.
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Staff Comment: Based on the proposed application the only area to be dedicated to the
City is the required right-of-way frontage. As such all other facilities shall be
permanently maintained by a homeowners association (HOA). Staff recommends as a
condition of approval, the applicant be required to establish a HOA for the
development, which would be responsible for any common improvements. All common
facilities, not dedicated to the City, shall be permanently maintained by the PUD HOA.
The CC&Rs shall provide that if the HOA fails to properly maintain the common facilities
and integral elements of the City may do so at the expense of the association. The
CC&Rs shall also provide that the provisions pertaining to the obligation to maintain
common areas shall not be amended without approval of the City of Renton. The
applicant shall provide draft CC&Rs and HOA incorporation documents for review and
approval by the Current Planning Project Manager prior to issuance of any occupancy
permit.
27. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are met:
Compliance Subdivision Regulations and Analysis
Requested
to be
modified via
the PUD
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: As mentioned previously, the applicant has requested to modify the
public street and access requirement internal to the development. As an alternative to
constructing a public limited access residential street, the applicant proposes to
construct a private alley/woonerf to serve the development. The private alley is
narrower than the required street section, but maintains the required turning radii for
fire apparatus and provides adequate site distance at the intersection with Sunset Blvd
NE. Access to the public street system is limited to a single curb cut located near the
center of the subject’s property frontage.
N/A
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: The width of the subject property limits the ability to meet this
requirement.
Requested
to be
modified via
the PUD
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of
the RMF zone and allow for reasonable infill of developable land. All of the proposed
lots meet the requirements for minimum lot size, depth, and width. Width between
side lot lines at their foremost points (i.e., the points where the side lot lines intersect
with the street right-of-way line) shall not be less than eighty percent (80%) of the
required lot width except in the cases of (1) pipestem lots, which shall have a minimum
width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-
sac (radial lots), which shall be a minimum of thirty five feet (35').
Staff Comment: Lots are rectangular in shape, however they do not meet the
dimensional requirements of the zone. The applicant has requested to modify the
dimensional requirements as referenced earlier in the report, which staff is supportive
of. Orientation and arrangement of the lots maximize the ability to accommodate
common open space. Lots along Sunset Blvd NE are pedestrian oriented to the public
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street with vehicle loading from the rear of the units.
Requested
to be
modified via
the PUD
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: As mentioned previously, the applicant has proposed to construct a
private alley/woonerf extending from the abutting Sunset Blvd NE. Staff has
recommended approval of this modification via the PUD application. The applicant
would be required to construct frontage improvements along the subject property for
Sunset Blvd NE. Those improvements include, but are not limited to, curb, gutter, 8-foot
wide planter strip with street trees, and 8-foot wide sidewalk.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed townhome development abuts existing multi-family
development to the north and provides perimeter landscaping along the abutting
residential zoned properties to the south and east. The south and east properties are
owned by Puget Sound Energy with overhead power lines and utility easement that
cloud future development potential of the lots. The proposed new construction and
frontage improvements would be compatible with the existing surrounding uses.
28. Design District Review: The project site is located within Design District ‘B’. The following table
contains project elements intended to comply with the standards of the Design District ‘B’ 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 proposed buildings are placed along the north/south axis of the
property allowing for morning light exposure for the east buildings and evening
exposure for the west. The entire site should have direct exposure midday with
enhanced exposure post vernal equinox.
Standard: Buildings shall be oriented to the street with clear connections to the
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sidewalk.
Staff Comment: Buildings 1 and 2 are oriented to Sunset Blvd NE each with a direct
pathway to the future sidewalk to be constructed by the applicant. Buildings 3 and 4
are oriented to the private alley/woonerf street which contains a delineated pathway
to the public sidewalk on Sunset Blvd NE.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: Front entries of Buildings 1 and 2 are oriented to Sunset Blvd NE with
stoop features, landscaping, and walkway. Buildings 3 and 4 entries are oriented to the
private alley/woonerf street which contains planter boxes and a shared pedestrian and
vehicle space as described previously in this report.
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 living areas for Buildings 1 and 2 are setback at least 10 feet from
the future sidewalk along Sunset Blvd NE. Portions of the structure such as eaves and
shared walls project into the 10 foot setback; however, these areas are not habitable.
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: Buildings 1 and 2 primary entries are located on the Sunset Blvd NE
façade. All buildings facing Sunset Blvd NE would be configured to have large glass
entry doors on raised stoops. Entries are prominent and visible from the street with
their accommodating stoops, awnings, raised planters, and are connected via
individual walkways to the future sidewalk. Buildings 3 and 4 primary entries face the
private alley/woonerf and are prominent and visible with deep overhang roofs,
blackened steel awning, enhanced metal detailing, sconce lighting, and recessed
entries connected to the street via delineated pathway(s). In order to more fully
activate the plaza area between Buildings 3 and 4, staff would encourage the applicant
to front the ground level primary entrances towards the plaza space, specifically Lots
13 and 14.
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.
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Staff Comment: See comment above.
Compliant if
condition of
approval is
met
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. 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: Entries are marked with canopies, ornamental lighting, and
landscaping however it is unclear from renderings and elevations if weather protection
meets the 4.5 foot minimum width (Exhibit 22). Therefore, staff recommends as a
condition of approval, that the applicant submit revised elevations with the building
permit application that clearly identifies compliance with the minimum 4-1/2-foot wide
dimension of the required weather protection. The revised plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
N/A
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Parking is located in individual garages in each unit.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: See discussion above.
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: Buildings are connected via the private alley/woonerf that includes
delineated paver pathways to connect each unit and the common open space.
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: Buildings 1 and 2 entries contain a landscaped front yard that provides
a transition from Sunset Blvd NE. Buildings 3 and 4 entries are adjacent to the private
alley/woonerf street with direct access to Sunset Blvd NE.
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;
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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: Buildings incorporate variegated pitched roofs and buildings adjacent
to the north property line contain sloped shed roofs that open into the development in
an effort to reduce building massing along the property’s edge. Additionally, façades
along the Sunset Blvd NE frontage are divided into smaller increments utilizing
balconies, modulation, and canopies.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not
adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative
screening in addition to or as part of service enclosures.
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: Each individual unit will be responsible for refuse and recycling within
their garages. See FOF 22, Zoning Development Standard Compliance: Refuse and
Recyclables.
N/A
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: Not applicable. No refuse and recycling enclosure will be provided. See
comment above.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: Not applicable. See comment above.
N/A
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: Not applicable. See comment above.
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
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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.
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: Parking is provided within individual garages and a single surface
parking space interior to the development. The space between the buildings and front
property line are pedestrian oriented with no parking.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See comment above. The single surface parking space is shielded from
via a combination of topography, landscaping and buildings.
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: Not applicable.
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: Not applicable.
N/A Standard: Public facing façades shall be articulated by arches, lintels, masonry trim, or
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other architectural elements and/or materials.
Staff Comment: Not applicable.
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: Not applicable.
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: Not applicable.
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;
(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: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Access to each unit’s private garage and the single surface parking
stall would be from a private alley/woonerf. Buildings 1 and 2 are rear or alley loaded
thereby providing a pedestrian focused front yard for the Sunset Blvd NE frontage.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: The development contains one (1) curb cut for the private
alley/woonerf.
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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: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Permeable pavement is provided along the edges of the alley, the plaza
area between Building 3, Building 4, and the surface parking space.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
activities, at all times of the year, and under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
Compliant if
condition of
approval is
met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at façades along streets, shall be provided.
Staff Comment: Buildings 1 and 2 incorporate planters and landscaping in front yards
between the building and street. Additionally, planters are provided in the private
alley/woonerf between garages. However, there is a lack of planting at entrances for
Buildings 3 and 4. Planters near entrances and/or garages for these buildings would
enhance the aesthetic for their entries and the private alley/woonerf as a whole.
Therefore, staff recommends as a condition of approval, the applicant submit a revised
landscape plan with the construction permit application that provides additional
planters where adequate space is available along Buildings 3 and 4. The revised
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to construction permit approval.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over an
extended period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
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public spaces or building entrances.
Staff Comment: The applicant has provided a bench and picnic table in the common
open space area to enhance community awareness and promote interaction among
residents and the surrounding neighborhood. These features do not impede or block
pedestrian access to active spaces or building entrances. See FOF 24 for condition of
approval regarding durability and weather resistance.
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 attached housing developments shall provide at least one hundred fifty
(150) square feet of private usable space per unit.
1. At least one hundred (100) square feet of the private space shall abut each
unit.
2. Private space may include porches, balconies, yards, and decks.
Staff Comment: All units appear to contain balconies and units in Buildings 1 and 2
contain porches and front yards; however, compliance for the minimum 100 square
feet could not be determined with the current plans. Therefore, staff recommends as a
condition of approval, that the applicant submit revised floor plans and site plans the
provide specific calculations and dimensions of the requirement private usable abutting
open space that is compliant with the 100 square foot minimum area per lot. The
revised plans shall be submitted with the building permit application to be reviewed
and approved by the Current Planning Project Manager prior to building permit
approval.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building 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.
Compliant if
condition of
approval is
Standard: All building façades shall include modulation or articulation at intervals of no
more than twenty feet (20').
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met Staff Comment: Units A and B within Buildings 1 and 2 provide a number of
articulations and modulations along the Sunset Blvd NE frontage. Glazing, steel
awnings, contrasting Hardie panels, aluminum panels, stained cedar, concrete stoops,
and glazed entry doors create visual interest and assist in reducing the bulk and
apparent size of the 3-story structures. However the unattached side elevations of both
Units A and B contain blank walls without articulation or material variation for more
than 20 feet. Therefore, staff recommends as a condition of approval, that the
applicant submit revised elevation plans for the unattached elevations for Unit Types A
and B that provide additional articulation and/or modulation that comply with the 20-
foot maximum interval requirement. The revised elevation plans shall be submitted
with the building permit application to be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
Standard: Modulations shall be a minimum of two feet (2') in depth and four feet (4')
in width.
Staff Comment: All buildings contain modulations meeting the minimum requirements.
Buildings 1 and 2 along the Sunset Blvd NE frontage contain the majority of the
modulations with the exterior wall, planter, balconies, and shared wall extensions.
Building 3 and 4 along the private alley/woonerf provide modulations as the entries,
balconies, and Unit D’s planter box.
N/A
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; or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
Staff Comment: Not applicable. Building 4 contains the longest façade at
approximately 118-feet.
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.
Compliant if
condition of
approval is
met
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: The applicant has provided ornamental lighting fixtures for each unit
and landscape features such as planters and living walls to promote vertical plants and
vines. See FOF 28, Design District Review: Pedestrian Amenities for conditions of
approval regarding additional planters and FOF 24, PUD Decision Criteria Analysis:
Building and Site Design for conditions of approval regarding lighting plan submittal.
Compliant
with
guidelines
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 ground floor for each unit along Sunset Blvd NE is mainly utilized
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for private garages. The front entry for these units is elevated via stoops up to 10-feet
above ground. Ground level articulation includes some glazing, planters, and material
variation that provide visual interest and front entry prominence. The front doors are
glazed on all units and windows on the first and second floor on Unit A and the second
floor on Unit B would exceed the 50 percent minimum.
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: Upper portions contain clear windows.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Staff Comments: Not applicable.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Windows contain clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted, dark or reflective glazing is proposed.
Compliant if
condition of
approval is
met
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
(e) 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: See FOF 28, Design District Review: Building Character and Massing for
recommended condition of approval related to the treatment of blank walls.
Compliant if
condition of
approval is
met
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: See comment above.
c. Building Materials:
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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.
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 elevation plans detail consistent use and scheme of high quality
Hardie panel, aluminum panel, stained cedar, and blackened steel.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See comment above.
Compliant if
condition of
approval is
met
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: In order to ensure that quality materials are used staff recommends
the applicant submit a materials board with the building permit application for review
and approval by the Current Planning Project Manager prior to building permit
approval. See discussion in FOF 28: Design District ‘B’ Review.
Compliant if
condition of
approval is
met
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: The applicant proposed concrete planters along the Sunset Blvd NE
façade of Buildings 1 and 2. The planters appear to be cast in place concrete however
no enhancement is identified. Therefore staff recommends as a condition of approval
the applicant submit revised elevation plans with the building permit application that
provide detail of proposed enhancement techniques for the cast-in-place planters on
Buildings 1 and 2. The revised plans shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: Not applicable.
29. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, provided all
conditions of approval are met.
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers. A standard 15-foot building setback is required
for all structures from Protected Slope areas.
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A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The subject property has been identified as an Erosion Hazard and
Landslide Area by City of Renton GIS, based on the much of the site slopes exceeding
15%. A protected slope exists along the western margin of the site. According to the
geotechnical report and the results of the soil exploratory test pits, past fill activity
spans much of the site, typically extending to 4 ½ feet below existing grade.
A protected slope is defined as a hillside, or portion thereof, with an average slope, as
identified in the City of Renton Steep Slope Atlas or in a method approved by the City,
of forty percent (40%) or greater grade and having a minimum vertical rise of fifteen
feet (15'). The engineer identified a 5,485 square foot area of the subject property as
protected slopes. The applicant is proposing to encroach into approximately 2,025
square feet of the protected slope necessitating an alteration to the critical areas
created as a result of the private gravel U-shaped road installation created over the
past several decades. The applicant is proposing to remove the existing fill comprised
of silty sand, logs, woody debris and general refuse up to 4 ½ feet below grade from
the top of the protected slope and re-graded to less than 15 feet in vertical rise so that
relief of the protected slope would be less than 15 feet high (Exhibit 13). Therefore,
staff is recommending a mitigation measure that would require the applicant to
formally apply for a Critical Area Variance, from RMC 4-3-050, Critical Areas
Regulations in order to encroach into the protected critical slope or apply for a
modification to alter the geologically hazardous critical area in accordance with RMC
4-3-050J, prior to civil construction permit approval.
The Geotechnical Report, recommends that no permanent slopes be steeper than
2H:1V and all permanent cut slopes and fill slopes should be adequately inclined to
reduce long-term raveling, sloughing, and erosion. The use of flatter slopes (such as
2½H:1V) would further reduce long-term erosion and facilitate revegetation.
The 2015 geotechnical report included specific recommendations for: site preparation,
spread footings, slab-on-grade floors, asphalt pavement, and structural fill. The
Environmental Review Committee (ERC) issued a DNS-M that included a mitigation
measure that the applicant must comply with the recommendations found in the
Geotechnical Engineering Report completed by E3RA, Inc. (dated April 16, 2015) or
updated report submitted at a later date. The ERC also included a mitigation measure
requiring the applicant to apply for a Critical Area Variance, from RMC 4-3-050,
Critical Areas Regulations, in order to encroach into the protected critical slope or
apply for a modification to alter the geologically hazardous critical area in accordance
with RMC 4-3-050J, prior to civil construction permit approval. Staff has added these
mitigation measures to the recommended conditions of approval.
N/A
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: No streams are located onsite or within 200 feet of the subject site.
N/A
Wellhead Protection Areas:
Staff Comment: The site is located outside of the Wellhead Protection Areas.
N/A Wetlands: The following buffer requirements are applicable to wetlands in
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accordance with RMC 4-3-050G.2:
Wetland Category Buffer Width Structure
Setback
beyond
buffer
High
Habitat
Function
(8-9
points)
Moderate
Habitat
Function
(5-7
points)
Low
Habitat
Function
(3-4
points)
All Other
Scores
15 ft.
Category I – Bogs
& Natural
Heritage
Wetlands
200 ft.
Category I – All
Others
200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: No wetlands are located onsite or within 200 feet of the subject site.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 5 and FOF 21.
2. The subject site is located in the Residential Multi-Family (RMF) 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 6 and FOF 22.
3. The proposed Planned Urban Development (PUD) and Preliminary Plat comply with the PUD
applicability standards provided the applicant complies with City Code and conditions of approval, see
FOF 23.
4. The proposed PUD and Preliminary Plat comply with the PUD decision criteria provided the applicant
complies with City Code and conditions of approval, see FOF 24.
5. There are adequate infrastructure, public services and facilities to accommodate the proposed plat, see
FOF 25.
6. The proposed PUD and Preliminary Plat comply with PUD development standards provided the
applicant complies with City Code and conditions of approval, see FOF 26.
7. The proposed Preliminary Plat complies with the subdivision regulations as established by City Code
and state law provided all advisory notes and conditions of approval are met, see FOF 27.
8. The proposed PUD and Preliminary Plat comply with Urban Design District ‘B’ overlay regulations
provided the applicant complies with City Code and conditions of approval, see FOF 28.
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9. The proposed PUD and Preliminary Plat comply with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 29.
10. The proposed plat 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 24.
11. There are safe walking routes to the school bus stop, see FOF 25.
12. Key features, which are integral to this project, include the use of a woonerf style private alley to serve
the subdivision. The woonerf is intended to be a shared pedestrian and vehicle space that is
differentiated from a typical alley or street with aesthetic enhancements such as paving variations,
planters, decorative lighting, and signage. Additionally, the common open space area on the northwest
portion of the property provides active and passive recreation opportunities for future residents and
shall be completed prior to any occupancy permit for the development.
J. RECOMMENDATION:
Staff recommends approval of the Sunset’s Edge Townhomes Planned Urban Development and Preliminary
Plat, File No. LUA16-000864, as depicted in Exhibit 19, subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated February 27, 2017.
2. The applicant shall submit revised elevation plans with the building permit application that verifies
compliance with the 32-foot maximum wall plate height for each building. The revised elevation plans
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
approval.
3. The applicant shall submit a detailed landscape plan that provides the species, quantity, planting notes,
and plant spacing that meets the intent of the required visual barriers identified in the landscape code.
The plan shall be reviewed and approved by the Current Planning Project Manager prior to building
and/or construction permit approval.
4. The applicant shall submit revised plans with the building permit application that identifies the location
of bicycle parking meeting the standards of RMC 4-4-080F.11. The revised plans shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
5. The applicant shall submit a revised floor plan with the building permit application that identifies
adequate space within the garage for refuse and recycling bins that meet the requirements of the City’s
contracted garbage and recycling hauler. The floor plan shall be reviewed and approved by the Current
Planning Project Manager prior to building and permit approval.
6. The applicant shall provide a revised architectural site plan identifying the location of the designated
refuse and recycling area or pad(s) where trash cans can be safely and efficiently placed on trash
collection day. The architectural site plan shall be reviewed and approved by the Current Planning
Project Manager prior to building and permit approval.
7. The applicant shall submit revised grading plan that identifies the top of wall and bottom of wall
elevations verifying walls comply with the 6-foot height limitation. Additionally, the plans shall contain
a cut-sheet of wall materials that are to be composed of brick, rock, textured or patterned concrete, or
other material approved by the Current Planning Project Manager. The revised grading plan shall be
submitted with the construction permit application to be reviewed and approved by the Current
Planning Project Manager prior to construction permit approval.
8. The applicant shall submit cut sheets with the landscape plan for the proposed play structure (or other
active recreation structure approved by the Current Planning Project Manager), picnic table, and bench.
These amenities shall be durable and appropriate for northwest climate. The cut sheets shall be
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submitted with the construction permit application to be reviewed and approved be the Current
Planning Project Manager.
9. The programmed recreation areas (lawn, play area, seating, and pathways) shall be constructed prior to
Certificate of Occupancy of the first building.
10. The applicant shall submit a sample of the paver material to be used within the private alley with the
construction permit application. The paver material shall have a contrasting color compared with the
asphalt surface and be comprised of brick or stone (or similar material as approved by the Current
Planning Project Manager), and shall be reviewed and approved by the Current Planning Project
Manager prior to construction permit approval.
11. The applicant shall submit cut sheets with the construction permit application for the planter boxes in
the private alley. Additional planter boxes, benches, and/or specific lighting may be required depending
on space constraints within the alley in order to more fully activate the plaza area. The cut sheets shall
be a component of the detailed landscape plan submitted with the construction permit application to
be reviewed and approved by the Current Planning Project Manager.
12. The applicant shall submit a sign package as a component of the private alley/woonerf that
compliments the overall development with addresses, building numbers, and wayfinding. The sign
package shall be submitted with the construction permit application to be reviewed and approved by
the Current Planning Project Manager prior to construction permit approval.
13. The applicant shall submit a materials board with the building permit application for review and
approval by the Current Planning Project Manager prior to building permit approval.
14. The applicant shall submit a lighting plan that includes a photometric calculation of average footcandles
that adequately provides for public safety without casting excessive glare on adjacent properties.
Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement. Cut sheets of decorative sconces and other pedestrian level lighting shall be provided with
the plan that compliments to woonerf, common open space, and new residences. The lighting plan
shall be submitted with the construction permit application to be reviewed and approved by the
Current Planning Project Manager prior to construction permit approval.
15. The applicant shall establish a Homeowners Association (HOA) for the development that would be
responsible for all common improvements within Tract A. All common facilities, not dedicated to the
City, shall be permanently maintained by the PUD HOA. The Covenants, Conditions, and Restrictions
(CC&Rs) shall provide that if the HOA fails to properly maintain the common facilities and integral
elements of the City may do so at the expense of the association. The CC&Rs shall also provide that the
provisions pertaining to the obligation to maintain common areas shall not be amended without
approval of the City of Renton. The applicant shall provide draft CC&Rs and HOA incorporation
documents for review and approval by the Current Planning Project Manager prior to issuance of any
occupancy permit.
16. The applicant shall submit revised elevations with the building permit application that clearly identifies
compliance with the minimum 4-1/2-foot wide dimension of the required weather protection. The
revised plan shall be reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
17. The applicant shall submit a revised landscape plan with the construction permit application that
provides additional planters where adequate space is available along Buildings 3 and 4. The revised
landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to
construction permit approval.
18. The applicant shall submit revised floor plans and site plans the provide specific calculations and
dimensions of the requirement private usable abutting open space that is compliant with the 100
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square foot minimum area per lot. The revised plans shall be submitted with the building permit
application to be reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
19. The applicant shall submit revised elevation plans for the unattached elevations for Unit Types A and B
that provide additional articulation and/or modulation that comply with the 20-foot maximum interval
requirement. The revised elevation plans shall be submitted with the building permit application to be
reviewed and approved by the Current Planning Project Manager prior to building permit approval.
20. The applicant shall submit revised elevation plans with the building permit application that provide
detail of proposed enhancement techniques for the cast-in-place planters on Buildings 1 and 2. The
revised plans shall be reviewed and approved by the Current Planning Project Manager prior to building
permit approval.