HomeMy WebLinkAboutJ_Statement_of_Code_Compliance_190917_V1.pdf
August 22, 2019
Canopy Preliminary Plat and PPUD
Senior Planner
City of Renton
1055 South Grady Way
Renton, WA 98057
Re: Canopy – Statement Addressing Project’s Compliance with Decision Criteria
CORE Project No. 18054
Dear Canopy Preliminary Plat and PPUD:
In support of the Canopy Preliminary Planned Unit Development and Preliminary Plat we are providing this
statement addressing the provisions of the City Code that are intended to be modified. In addition, we are
providing justification for the modifications and demonstrating enhanced public benefit and quality of design
that is expected as part of this project.
1. Demonstration of Compliance and Superiority Required:
Superiority in layout and design will be achieved by providing ample space between the proposed Canopy
homes and adjacent properties to the north and south as well as providing ample space between the
homes and both Lincoln Ave NE and NE 40th Street. The space between the properties to the east and north
is accomplished by clustering the homes centrally within the site to create more open space resulting in a
large open space on the east and north for passive recreation and preservation of critical areas. The site
has worked with the topography to incorporate grade through buildings. This allows for a more compact
design than that of a traditional development. Due to the clustering and topography, these lots are on the
small side and the homes will take most of the lot. The advantage is that we have more open space left
over on-site. The use of storm vaults allows for recreation space to be added over each vault and again this
will all be connected with pedestrian paths. The topography of the site is challenging, but the use of double
tuck and double daylight building technology will allow for the clustering. The proposed Canopy
development sits back from Lincoln Ave Ne and Ne 40th St to provide more green space and ample
screening, privacy and green space far superior to what may be developed without the PUD. The PUD
allows Canopy to achieve a strong sense of community and personal safety while encouraging active and
passive recreation in the large green spaces that surround the buildings.
2. Public Benefit Required:
a. Critical Areas: The site has critical areas. There is a stream, 4 wetlands and a steep slope area.
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b. Natural Features: The site plan has been created to adjust to the sloping topography of the site. The
buildings are either tuck-under (garage tucked under the upper floors) or daylight (lower floor below
the garage level) designs so that the foundations of the buildings conform to the slope of the
topography. Some of the homes are considered double tuck or double daylight, meaning that it will
take up more of the grade on-site. Existing trees are preserved where possible on the site. Using the
natural grade through the site, a trail system is proposed and will provide multiple viewing stations
along it’s path. These viewing stations will provide a vast view of the surrounding natural features,
including nearby natural landscape and Lake Washington views.
c. Public Facilities: A public Roadway connection is proposed through the site as well as public utilities
for the new homes which include extensions for further development of neighboring properties. A
public passive trail system is provided throughout the plat which connects Lincoln Ave NE to the
unopened public ROW that runs along the east side of the project site. This public passive trail system
will include 2 viewing stations that will provide vast views of the surrounding landscape and Lake
Washington. Large green spaces are located throughout the plat and recreation areas will be provided
atop the stormwater vaults. Although these are private areas on the property it will be a benefit to
the surrounding community by providing an attractive street frontage and keeping natural open space.
i. In addition to the onsite public facilities and spaces, an additional offsite parcel is
proposed to be dedicated to the city. The project is proposing the purchase of parcel
334330-0861 for dedication to the city and public and would allow for open space,
tree retention and extensive natural feature preservation. This is a vast benefit to
the public.
d. Use of Sustainable Development Techniques: The development will utilize the Built Green sustainable
rating system to minimize the environmental impact of the development. Site infrastructure, such as
storm drainage, will be designed in accordance with Washington Department of Ecology standards. In
addition, the site is incorporating the existing grades into the lots and homes to the extent feasible.
e. Overall Design:
i. Open Space / Recreation: Large green spaces provide active and passive recreational
opportunities throughout the Canopy development. These green spaces are achievable only
through the PUD process and clustering the homes as close together as possible. The largest
green space is located at the east and north boundaries of the site and will provide a backdrop
to the project as you look up the hill as well as a divider to any future development to the east.
Throughout the site there will be walking trails, viewing stations and plazas along with the
recreation activities and a sport court on top of the storm vault.
ii. Circulation / Screening: Circulation within the site is achieved via a public street located down
the middle of the site with alleys branching off it to serve garage side access to over 75 percent
of the homes. The Canopy site utilizes these alleys to help minimize the interaction between
vehicles and pedestrians in turn helping to create a safe friendly environment. Private walks
throughout the site help to further separate the vehicle and pedestrian interaction by allowing
access to the front doors of all the townhomes with all townhomes either opening to a private
park like space or courtyard all of which help to enforce a sense of community and provide a
greater level of safety. While 24% of the homes will access directly onto the public street, shared
driveways have been implemented to reduce driveways and increase green space.
iii. Landscape / Screening: Landscaping and screening is achieved using large open park-like areas,
native retained areas and properly placed decorative plantings. Plantings will be properly
spaced and native or drought tolerant requiring minimum resources. Sight distance triangles
will be maintained where appropriate. Walls visible from the public ROW will be screened with
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plantings or designed as a Green Flex MSE wall or approved equivalent. All other remaining
walls will be designed of natural rock, blending in with the pacific northwest natural landscape.
iv. Site and Building Design: Our proposed development has a similar zoning designation to that of
the surrounding residences, with our homes consisting of 2 story townhomes with a garage
story. Visual impact to the neighboring sites will be that of a new development and will have no
more impact on adjacent homes as would any development. The buildings are generally
oriented to the east and west. This allows for access to either side of the homes as they climb
the hill. Within the development, we shall coordinate overall design in a fashion as to use the
same tectonic language and similar roof profiles across all homes to create a cohesive overall
development design. At the same time, we plan to treat each home as its own distinct piece
within the development, and as such realize the importance of allowing each building type to
stand out as its own unique building. We will accomplish this using different materials (siding
types) and colors in buildings arranged across the site. The homes will create a regular rhythm
with enough variation to maintain interest across the site creating a sense of unity. While our
design will incorporate a more modern style than that of the surrounding developments, we will
be sure to incorporate a materials pallet that will help tie our project into the general aesthetic
already present in the greater neighborhood area. We propose the use of materials such as fiber
cement products with colors to give our development a sense of quality and warmth. We
propose varying windows sizes and styles and incorporating a color scheme that uses
complementary building colors adding more variation to the site. We propose using rich colors
that will complement the site and provide visual appeal to the overall design. We will also
incorporate high quality dark roofing materials that will provide a visual quality and reduce any
glare to the neighboring properties. The proposed development will eliminate two older
residences and undesirable storage buildings and invasive vegetation and hazardous trees that
could fall potentially effecting neighboring properties. Full architectural plans are included and
clearly show the superiority and thoughtful design used to create an exceptional home and
neighborhood.
v. Alleys: Canopy utilizes a public street and alleys throughout the site. These alleys are intended
to minimize the interaction between vehicles and pedestrians in turn helping to create a safe
pedestrian friendly environment. Over 75% of the homes will access the garage of the home via
an alley. The remaining 24% will utilize shared driveways to further reduce the interaction
between vehicles and pedestrians.
3. Additional Review Criteria:
a. Building and Site Design:
i. Perimeter: The proposed access road will be designed in such a way as to accommodate the
need of any emergency vehicle entering and/or leaving the development and to meet the traffic
needs of our new development. Vehicle access will be designed to not have a negative effect on
the surrounding areas. Entry and exit conditions will have appropriate sight distances for a safe
vehicle flow under current posted speed limits. Visual impact to the neighboring sites will be
reduced by adding open spaces where feasible to the perimeter of the site. Large areas of green
space have been located at the east and north edges of the property and at the west side on
top of the vaults along Lincoln Ave. NE. These spaces will provide a visual buffer by providing
tree lined street frontage with attractive plantings and a park-like appearance.
ii. Interior Design: The proposed site design incorporates 55 homes in a clustered community and
utilizes pedestrian access and open spaces that promote community, social interaction and
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safety. The homes have individual front yards with associated ornamental landscaping. All the
front yards open onto pedestrian paths.
b. Circulation: Providing the public street and alleys, made possible by PUD approval, will create a calmer
traffic environment within the development. This access road will create a safer environment for
residents pulling out of their garages and eliminate the need for as much vehicle and pedestrian
contact in a standard development. By providing the alley access to over 75% of the homes we will
also be able to create pedestrian circulation throughout that isn’t always oriented to a public road,
eliminating potential conflicts between pedestrian and vehicular traffic that traditionally share the
same route. The parks throughout the site will be connected with pedestrian paths to provide an
added benefit to the Canopy residents by providing a connection that isn’t always on the main road.
This proposed development is designed in such a way as to accommodate all required emergency
vehicles and allow easy entry, exit and navigation on all proposed turn radii. Slopes of roadways and
alleys have been designed to follow existing topography to the extent feasible while still meeting all
requirements for health and human safety and emergency access.
c. Infrastructure and Services: The project will be providing the necessary water and sewer main
upgrades and extensions necessary for the development of 55 new homes. Additionally, the water
mains will be extended from both Coal Creek Utility district to the eastern portion of the site and City
of Renton will extend up from Lincoln for the western half of the site to ensure the water system has
sufficient pressure. These upgrades will be a benefit to the Canopy project as well as the surrounding
neighborhood. Road frontage improvements on both Lincoln Ave NE and NE 40th Street are proposed.
These improvements will ensure that the street fronts meet current city standards and provide for
safe pedestrian passage and vehicular travel.
Street lights and street trees will be provided as required along all public roadways.
d. Clusters or Building Groups and Open Space: The homes in Canopy are clustered down and away from
the east boundary. By having the homes clustered it allows for larger open spaces throughout the
project providing active and passive recreation. This remaining open space will be cleaned up by
removing invasive species along with adding this natural area around the east and north portions of
the site for passive recreation. Critical areas will be protected by fencing and signage. There are open
spaces throughout the entire plan for the benefit of the residents. Buildings within this project will be
separated from their immediate neighbors by providing generous open green spaces or plantings at
the sides of the development.
e. Privacy and Building Separation: Building openings will be designed in a way, to provide light and air
to all major living spaces and be in such a way as to not infringe on the privacy of neighboring and
adjacent buildings. Openings in the sides of buildings will be handled such that interest is maintained
on the side elevations and opportunities for daylighting are taken advantage of but be of discreet size
and located in areas where building occupants will not feel their privacy is impeded upon by
neighboring buildings. Internal site privacy for our proposed development is in part provided using
the green spaces as well as the physical height between rows of homes due to the topography.
f. Building Orientation: The building orientation for Canopy is generally east to west. Due the nature of
the site sloping down from east to west this allows for front door and garages to be on a road or alley
while taking grade in the house. This also will allow for sunsets and views to the west. The siting and
orientation of the Canopy homes will also reduce the impact to residential properties around the site
as they are all set back from the property boundaries.
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g. Parking Area Design:
i. Design: Parking across the site will be handled in such a way as to have no large surface area
parking lots. Instead we are proposing locating parallel parking stalls along the main road
through the development. Each unit will accommodate a two-car garage for building occupants.
In total, the proposed development provides approximately one hundred thirty-nine (139)
parking spaces; one hundred twenty (110) in garages and twenty nine (29) parallel street parking
stalls. This meets the following requirements for the townhome units:
ii. Adequacy:
1. Parking: 3 Bedrooms Units 1.6 = 89.6 Spaces Required (139 Provided)
h. Phasing: The project anticipates being developed in a single phase.
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4. Compliance with Development Standards:
a. The following section shows what modifications we are asking for.
REQUESTED DEVIATIONS, VARIANCES, AND MODIFICATIONS:
D1. 4-2-110A Minimum Lot Size Minimum lot size per RMC 4-2-11A is 5,000 sf. Our lots range
from 2,050 sf to 3,932 sf. Design of the PUD clusters the lots to
keep as much of the native areas as natural as they are today and
add open space areas common to the plat.
D2. 4-2-110A Minimum Lot Width. Minimum interior lot widths are required to be 50 feet. As
keeping with the PUD and clustered design and due to excessive
existing on-site grades, we have reduced the widths of the lots.
We request a deviation from this code requirement.
D3. 4-2-110A Minimum Lot Depth Minimum lot depth for lots are required to be 80 feet. In keeping
with the PUD and clustering lots and due to excessive existing on-
site grades, we have reduced the lot depths to as little as 65’,
while keeping the average at 70’. We request a deviation from
this code requirement.
D4. 4-2-110A Minimum Front Yard The minimum front yard is required to be 15’/20’, we are asking
to reduce this to 5’.
Because the site shall be platted and due to the site constraints
and design with over 75% of the vehicle access via private alleys
we are unable to meet these requirements. We request a
deviation from this code.
D5. 4-2-110A Minimum Rear and
Yard
The minimum rear yard is required to be 20’-0”, we are asking to
reduce this to 5’.
Because the site shall be platted and due to the site constraints
and design with over 75% of the vehicle access via private alleys
we are unable to meet these requirements. We request a
deviation from this code.
D6. 4-2-110A Minimum Secondary
Front Yard
The minimum secondary front yard is required to be 15’, we are
asking to reduce this to 5’.
Because the site shall be platted and due to the site constraints
and design with over 75% of the vehicle access via private alleys
we are unable to meet these requirements. We request a
deviation from this code.
D7. 4-9-150 Private Open Space Required Standard: Provide an open space with a minimum
dimension of 15 ’x 15’ in every direction for private usable open
space contiguous to each unit which also equates to 225 square
feet of usable open space per unit.
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Currently Provided: The current PPUD submittal shows units
with front yards provided for individual usable open space having
dimensions from 5’ to 35’ wide and depths 5’ to 10’ or greater
measured to the inside face of front facades, porches and decks.
These dimensions provided usable private open space well over
the 225 square feet required per lot, but the project does not
provide the 15’ minimum dimension in all directions.
Requested Modification: We ask that a modification to the
minimum 15-foot dimension required by section 4-9-150 E be
reduced to a minimum of 5 feet.
D8. 4-2-110A Maximum Building
Coverage.
Maximum Building Coverage for this development is 50%. Our
site would be platted creating individual lots that are for sale. Lot
coverage for the entire development will be less than 50%, which
is lower than for each individual lot. We ask to have this building
coverage requirement based off the entire project and not
individual lots.
D9. 4-2-110A Maximum Impervious
Surface Area
Maximum impervious surface for this development is 65%. Our
site will be platted creating individual lots that are for sale. Lot
impervious surface area for the entire development is going to be
less than 65%. We ask to have this impervious surface area
requirement based off the entire project and not individual lots.
D.10 4-1-110 Maximum wall plate
height
The maximum wall plate height is 24’-0” with section 18a. stating
that roofs with a 4:12 pitch or greater may project an additional
6’-0” above the plate height for a total building height of 30’-0”.
Currently Provided: The current PPUD submittal shows units
with building plate heights ranging from 24’ to just under 30’. This
height variance is due to the site sloping in multiple directions on
site compounded with the depth of the proposed buildings.
Currently the units are designed with parking below the living
space and have unit depths that cause the roof slope to be a little
taller than 6’ simply due to the depth of the building unit. The
width of many of the buildings along with the slope of the site
cause the average grade to be lower causing the building plate
height to be slightly higher than required.
Requested Modification: We ask that a modification be granted
allowing an additional height increase of 6’-0” to the required
plate height of 24’-0” for a total of 30’-0” plate height with an
additional 6’-0” building height increase for roofs with slopes
equal to or greater than 4:12. The site slopes from east to west
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and the additional height would not affect any views or cast any
shadows to any properties that surround the site.
D. 11 4-4-040.D.1 - Retaining Wall
Height
Required Standard: City of Renton limits retaining walls in the
residential district to 6 feet in height including fences on top.
Currently Provided: Due to the generally steep nature of the site
and the desire to reduce impact on the site it requires us to have
walls that go above the allowed height of 6 feet. The site requires
walls to be built as tall as 10’. The proposed walls will be of a style
and design that will enhance and promote the overall feel of the
green spaces. Natural rockery walls and Green Flex MSE walls, or
approved equivalent, are proposed for the site, blending in with
the natural landscape of the pacific northwest.
Requested Departure: We request allowance for 4 additional
feet to the retaining wall standard, with allowance to have a
fence built on top of this as high as 6 feet tall.
D. 12 4-6-060.F.7.a- Horizontal
Curves:
Required Standard: Where a deflection angle of more than ten
degrees (10°) in the alignment of a street occurs, a curve of
reasonably long radius shall be introduced, subject to review and
approval of the Administrator.
Currently Provided: Due to the generally steep nature of the site
the main road going through the site must curve tighter than the
150’ requirement. We are using a normal crown section with a
90’ radius. We are near the maximum grade for the road as well.
Requested Departure: We request to have the design speed for
the development lowered to 20 mph and reduce the minimum
centerline radius requirement to 90 feet.
D. 12 4-6-060.F.7.c- Tangents for
Reverse Curves:
Required Standard: A tangent of at least one hundred feet (100')
for residential access streets is required.
Currently Provided: Due to the generally steep nature of the site
the main road going through the site must curve tightly. We are
using a normal crown section with a 90’ radius. We are near the
maximum grade for the road as well and we still need to reduce
the length of tangent between curves.
Requested Departure: We request to have the tangents for
reverse curve distance reduced to 35’.
D. 13 4-6-060.H.2- Dead End Street
turnaround:
Required Standard: A dead end street between 300’ -500’ in
length must have a cul-de-sac.
Currently Provided: Our easterly dead-end alley currently is 415’
long and is being shown with a hammerhead half way down this
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alley. Due to the generally steep nature of the site there is not a
plausible route to make this a through alley and the steep grade
makes it impossible to place a cul-de-sac at the end.
Requested Departure: We request the use of a hammerhead on
this alley that will sit approximately halfway to the dead end.
D. 14 4-3-050.J.1.a- ALTERATIONS
TO CRITICAL AREAS:
Required Standard: An applicant may request that the
Administrator grant a modification to allow: i. Regrading of any
slope which was created through previous …… through public or
private road installation…….
Currently Provided: As part of our clustering of homes and the
need to have roads and homes, we need to grade into a “steep
slope” area behind our south easterly lots. This area seems to
have been created when the cut into the hill for the existing
house.
Requested Departure: We request to have the ability to grade
and place walls in this steep slope with agreement from the
geotech. Please see slope stability analysis provided within the
geotechnical report in support of this request.
The proposed Canopy Single Family development demonstrates superiority over what would result
without a Planned Urban Development (PUD) and will result in an aesthetically pleasing, socially healthy
community and environmentally sensitive project with ample green space, trees, interior building clusters
and pedestrian garden plazas. The adjustments requested with this PUD proposal are greatly exceeded
by the immense public benefit provided throughout the site and offsite additional space, generously
dedicated to the city and public.
We look forward to working with you through the City’s review and approval process. Should you have
any questions, or require additional information, please contact me directly at 425-885-7877.
Sincerely,
CORE DESIGN, INC.
Holli Heavrin, P.E.
Associate Partner
Project Manager