HomeMy WebLinkAboutSR_HEX_Report_Heritage ApartmentsDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
Heritage Apartments HEX Final
REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST
HEARING DATE: September 9, 2014
Project Name: Renton Heritage Apartments
Owner: Renton Heritage LLC; 11747 NE 1st St #300; Bellevue, WA 98005
Applicant: Oscar Del Moro, Cosmos Development Co. ; 11747 NE 1st St #300; Bellevue, WA
98005
Contact: Raymond Gamo, Stricker Cato Murphy Arch; 311 1st Ave S #300; Seattle, WA 98104
File Number: LUA14-000933, CU-H, SA-H, MOD
Project Manager: Rocale Timmons; Senior Planner
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Hearing Examiner
Conditional Use Permit and a refuse and recycle modification for the construction of
a 5-story mixed-use building containing 101 residential units and 3,553 square feet
of commercial space. In 2008 the applicant received Hearing Examiner Site Plan,
Conditional Use Permit, and parking modification approvals along with
Environmental Review for the construction of a similar 101 unit mixed use building.
However, the Hearing Examiner Site Plan, Conditional Use Permit expired in 2010.
The applicant is now proposing to maintain much of the original proposal in order to
eliminate the need for additional Environmental Review. The mixed-use structure
would have an average height of 64 feet. The vacant 29,500 square foot site is
located within the Center Downtown (CD) zoning classification on the southwest
corner of S 2nd St and Main Ave S. Primary vehicular access to the site would be
provided via two entry points from an existing alley, along the western side of the
property, which is proposed to be widened. A total of 101 parking spaces would be
provided within the structure. A refuse and recycle modification, from RMC 4-4-090,
is being requested in order to reduce the number of required deposit and collection
points. The site is located on Zone 1 of the Aquifer Protection Area and within a
Seismic Hazard Area. There appears to be no other critical areas located on site.
Project Location: 207-219 Main Ave S
Site Area: 29,500 square feet
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 2 of 31
Heritage Apartments HEX Final
B. EXHIBITS:
Exhibit 1: Hearing Examiner Recommendation, Staff Report
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Floor plan
Exhibit 5: Elevations
Exhibit 6: Elevation Perspectives
Exhibit 7: Determination of Non-Significance – Mitigated (March 17, 2008)
Exhibit 8: Proof of Notice of Application Mailing
Exhibit 9: Aerial Photograph
Exhibit 10: Geotechnical Report (July 8, 2007)
Exhibit 11: Drainage Report
Exhibit 12: SEPA Addendum (August 18, 2014)
Exhibit 13: Neighborhood Detail Map
Exhibit 14: Traffic Study (June 17, 2014)
Exhibit 15: LUA07-139 HEX Decision (May 1, 2008)
Exhibit 16: Alley Exhibit
Exhibit 17: Conceptual Main Ave S and S 2nd St Improvement Plan
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Renton Heritage LLC
11747 NE 1st St #300
Bellevue, WA 98005
2. Zoning Classification: Center Downtown (CD)
3. Comprehensive Plan Land Use Designation: Urban Center Downtown (UC-D)
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
a. North: Commercial Retail (CD zone)
b. East: Commercial Retail (CD zone)
c. South: Commercial Retail (CD zone)
d. West: Commercial Retail (CD zone)
6. Site Area: 29,530 square feet
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5099 11/01/2004
Zoning N/A 5100 11/01/2004
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 3 of 31
Heritage Apartments HEX Final
Original City of Renton Plat N/A N/A 1901
2nd & Main Apartments Site
Plan, Conditional Use, and
Environmental Review and
Approval
LUA07-139 N/A 05/01/2008
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The proposed development is within the City of Renton’s 196 pressure zone water service
area. There is an existing 8-inch water main in Main Ave S and an existing 8-inch water main in S
2nd St (refer to City water project plan no. W-1156) which can deliver a maximum total flow
capacity of 2,400 gallons per minute (gpm). The static water pressure is about 65 psi at ground
elevation of 44 feet.
b. Sewer: Sewer service is provided by the City of Renton. There is an 8-inch sewer main in an
easement on the site.
c. Surface/Storm Water: There is a private storm drainage conveyance system and water quality
treatment on site.
2. Streets: There are partial street improvements along the frontage of S 2nd St and Main Ave S.
3. Fire Protection: City of Renton Fire Department
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Procedures and Review Criteria
a. Section 4-9-030: Conditional Use Permits
a. Section 4-9-200: Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 4 of 31
Heritage Apartments HEX Final
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Community Design Element
H. FINDINGS OF FACT:
1. The applicant is requesting Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use
Permit and a refuse and recycle modification for the construction of a 5-story mixed-use building
containing 101 residential units and 3,553 square feet of commercial space.
2. In 2008 the applicant received Hearing Examiner Site Plan, Conditional Use Permit, and parking
modification approvals along with Environmental Review for the construction of a 101 unit mixed use
building (Exhibit 15). However, the Hearing Examiner Site Plan, Conditional Use Permit expired in 2010.
3. The applicant has indicated that the revised proposal includes the same number of units, height, access,
public art commitment and orientation as the expired proposal. The differences between the proposed
and expired site plans include a reduction in parking stalls and different architectural detailing.
Additionally, vehicular access is now proposed to be limited to the alley with no vehicular access from
Main Ave S.
4. The property is located within the Urban Center Downtown (UCD) Comprehensive Plan land use
designation, the Center Downtown (CD) zoning classification, and Design District ‘A’.
5. All vehicular access to parking areas would be at the rear of the building along the alley to the west.
6. The subject site is bordered by Main Ave S to the east and the S 2nd St to the north. Existing retail uses
abut the site to the south and west.
7. The site is currently vacant however was formerly occupied by a gas station with a service building on
the north half. The south half of the site was formerly a parking lot. All above grade improvements
have been removed.
8. The proposal would have an approximate density of 150 du/ac.
9. The Center Downtown (CD) zoning classification permits a residential density of 100 dwelling units per
acre and up to 150 units per acre with an approved Hearing Examiner Conditional Use Permit. The
proposed project has a residential density of 148.5 units per acre and, therefore, requires the approval
of a Hearing Examiner Conditional Use Permit.
10. The proposed structure would be 72 feet and 8 ½ -inches from the existing (and proposed) grade plane,
at the tallest point of the shed roof elements (Exhibit 5).
11. The building’s primary (residential) entrance is proposed to be located in the center of the eastern
façade facing Main Ave S. Secondary (retail) entrances are also proposed along Main Ave S and at that
northeast corner of the structure (southwest corner of Main Ave S and S 2nd St).
12. The applicant has proposed brick masonry siding as a base material to ground the first and portions of
the second story along Main Ave S and S 2nd St.
13. Cement board paneling of various colors and horizontal and vertical metal siding is proposed for use in
order to create visual interest and provide breaks in exterior walls (Exhibit 5).
14. The site is located in a seismic hazards area and Zone 1 of the Aquifer Protection Area.
15. The approximate volume of cut would be 2,768 cubic yards, in order to construct below grade parking.
Excavated material would be hauled off site.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 5 of 31
Heritage Apartments HEX Final
16. The proposal includes a total of 101 structured parking stalls and 51 bicycle parking stalls.
17. The Planning Division of the City of Renton accepted the above master application for review on July
16, 2014 and determined complete on July 22, 2014. The project complies with the 120 -day review
period.
18. No public or agency comments were received.
19. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended)
on March 17, 2008 the Environmental Review Committee (ERC) issued a Determination of Non -
Significance – Mitigated (DNS-M) for the project. The DNS-M included seven mitigation (Exhibit 7). A 14
day appeal period commenced on March 24, 2008 and ended on April 7, 2008. No appeals of the
threshold determination were filed.
20. On August 18, 2014 the Environmental Review Committee (ERC) issued an Addendum to the
Determination of Non-Significance – Mitigated (DNS-M) for the project (Exhibit 12). The Addendum
eliminated Mitigation Measures #2, 3, 5, and 6 as they were no longer applicable to the proposal and
retained Mitigation Measures #1, 4 and 7.
a. Mitigation Measure #1: The applicant shall comply with the recommendations delineated in the
Geotechnical Engineering Study, dated July 18, 2007, prepared by Geotech Consultants.
b. Mitigation Measure #4: Work shall immediately cease and the Washington State Department of
Archaeology and Historic Preservation shall be contacted should any archaeological artifacts be
discovered during earthwork activities
c. Mitigation Measure #7: An avigation easement shall be provided and notification shall be
provided to each tenant through individual lease agreements
21. 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.
22. The proposal requires Site Plan Review. The following table contains project elements intended to
comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E:
SITE PLAN REVIEW CRITERIA:
a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY:
The site is designated Urban Center Downtown (UC-D) on the Comprehensive Plan Land Use Map. The
purpose of CD is to The purpose of the UC-D is to provide an opportunity for redevelopment as a
destination shopping area with neighborhood, citywide, and sub‐regional services and mixed‐use
residential development. The proposal is compliant with the following Comprehensive Plan policies:
Policy LU‐201. Uses in the Urban Center ‐ Downtown should include a dynamic mix of uses,
including retail, entertainment, restaurant, office, and residential, that contribute to a
vibrant city core.
Policy LU‐202. Development and redevelopment of Urban Center ‐ Downtown should
strive for urban density and intensity of uses.
Policy LU‐204. Projects in the Urban Center ‐ Downtown should achieve an urban density
and intensity of development that is greater than typical suburban neighborhoods.
Characteristics of urban intensity include no or little setbacks, taller structures, mixed‐uses,
structured parking, urban plazas and amenities within buildings.
Policy LU‐205. Development should not exceed mid‐rise heights within the Urban Center ‐
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 6 of 31
Heritage Apartments HEX Final
Downtown.
Objective LU‐QQ: Encourage the evolution of downtown Renton as a regional commercial
district that complements the redevelopment expected to occur in the Urban Center ‐
North.
Policy CD-36. Developments within Commercial and Centers land use designations should
have a combination of internal and external site design features, such as:
1) Public plazas;
2) Prominent architectural features;
3) Public access to natural features or views;
4) Distinctive focal features;
5) Indication of the function as a gateway, if appropriate;
6) Structured parking; and
7) Other features meeting the spirit and intent of the land use designation.
Policy CD-39. Ensure quality development by supporting site plans and plats that
incorporate quality building, development, and landscaping standards that reflect unity of
design and create a distinct sense of place.
b. ZONING COMPLIANCE AND CONISTENCY:
The subject site is classified Center Downtown (CD) on the City of Renton Zoning Map. The purpose of
the CD zone is to provide a mixed-use urban commercial center serving a regional market as well as high-
density residential development. Uses include a wide variety of retail sales, services, multi-family
residential dwellings, and recreation and entertainment uses. RMC 4-2-120B provides development
standards for development within the CD zoning classification. The following development standards are
applicable to the proposal:
Density: Per RMC 4-2-120B the allowed density range in the CD zoning classification is a minimum of
25 dwelling units per net acre (du/ac) up to a maximum of 100 du/ac. Density may be increased to
150 dwelling units per net acre subject to Administrative Conditional Use approval. Net density is
calculated after public rights-of-way, private access easements, and critical areas are deducted from
the gross acreage of the site.
There would be no deductions from the 29,530 gross square foot (0.678 acres) site for critical areas,
right-of-way dedications, or access easements. Pursuant to RMC 4-11-040, public and private alleys
shall not be subtracted from gross acres for the purpose of net density calculations. The 101 unit
proposal would arrive at a net density of 148.97 dwelling units per acre (101 units / 0.678 acres =
148.97 du/ac). Therefore the proposal requires an Administrative Conditional Use Permit.
Pursuant to RMC 4-8-080C.2 where required permits are subject to different types of permit review
procedures, then all the applications are subject to the highest-number procedure. Pursuant to RMC
4-9-200D.2 a public hearing before the Hearing Examiner is required for Site Plan Review when the
project contains more than 100 residential units. Therefore, the requested Conditional Use Permit is
also required to be reviewed by the Hearing Examiner.
See Conditional Use Permit analysis under Finding 23.
Lot Dimensions: Per RMC 4-2-120B there is no minimum lot size, width or depth in the CD zone.
The proposal does not propose to alter any lot lines.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 7 of 31
Heritage Apartments HEX Final
Lot Coverage: Per RMC 4-2-120B there is no maximum lot coverage for buildings within the CD zone.
The footprint for the building will cover the majority of the site. The proposed building would have a
footprint of 26,242 square feet on the 29,530 square foot site resulting in a building lot coverage of
approximately 89 percent.
Setbacks: Per RMC 4-2-120B the CD zoning classification has a minimum front yard and side yard
along-a-street setback of 0-feet and a maximum setback of 15 feet for portions of the structure that
are below 25 feet in height. There is no maximum front yard, or side yard along-a-street setback for
those portions of the structure that exceed 25 feet in height. There are no other setback requirements
within this zone.
The following table contains setbacks, at the closest point, for the proposed structure:
West Setback
(Alley)
East Setback
(Main Ave S)
North Setback
(S 2nd St)
South Setback
5 feet 0 feet 4 feet and 7-inches 6 feet and 10-inches
The proposed structure complies with all setbacks of the CD zone.
The project is however proposed to be built across a portion of the common boundary between
existing property lines of the underlying short plat. Therefore, staff recommends as a condition of
approval the applicant be required to record a Lot Line Adjustment, formal Lot Combination or
Binding Site Plan in order to ensure the proposed mixed use building is not built across property
lines. The instrument shall be recorded prior to building permit approval.
Landscaping: Per RMC 4-4-070 all development in the CD zone is exempt from all but the
maintenance of any existing landscaping and street tree requirements of this Section.
While there are no landscape requirements in the CD zone a conceptual landscape plan was
submitted with the project application (Exhibit 3). The conceptual landscape plan illustrates materials
that would be used to enhance the visual character of the building.
The proposed street level landscaping utilizes street trees in 4-foot x 8-foot tree grates used to
highlight architectural features and create visual interest along the streetscape. The proposed street
trees, Princeton sentry, along S 2nd St and Main Ave S are appropriate to downtown development.
The Level 2 courtyard garden would use a variety of tree and shrub planter boxes placed to create
varied residential gathering spaces and screening would be used to provide privacy for adjacent
residential units. Plaza pavers would also be used to further define courtyard gathering spots. A fire
pit and movable site furniture are also proposed.
The landscape plan includes a planting plan which contains different tree (vine maple, Japanese
stewartia) and shrub species (fire redtwig dogwood, pacific rhododendron, red flowering current,
and evergreen huckleberry) but does not provide specific detail for the screening and furniture for
the Level 2 plaza. Additionally, the proposal would benefit from the placement of another street tree
along Main Ave S at the southern portion of the site as well as landscape planters to denote
pedestrian entry points. Therefore staff recommends, as a condition of approval, the applicant be
required to submit a revised landscape plan to the Current Planning Project Manager prior to
building permit approval. The revised landscape plan shall depict the following: specific detail for
courtyard screening and furniture; an additional street tree along Main Ave S at the southern portion
of the site; and landscape planters to denote pedestrian entry points.
Building Height: Per RMC 4-2-120B building height is restricted to 95 feet.
The applicant has provided a varied roofline consisting primarily of shed roofs at a low angle that
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 8 of 31
Heritage Apartments HEX Final
have been articulated for visual interest (Exhibit 5). The height of the proposed structure would be
72 feet and 8 ½ -inches at the tallest point of the shed roof elements. The proposal complies with
the height requirement of the zone. The Airport overlay, Part 77 horizontal surface height limit is 179
feet above mean sea level in this area and the proposal would be below the maximum height
permitted in the overlay.
Screening: All mechanical units and refuse and recyclable areas are proposed to be located within
the building and would not be visible from the public.
Refuse and garbage containers would be located within the proposed structure and accessed for
pickup via the alley to the west of the site. The proposal does not include rooftop mechanical
equipment.
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls
be provided based on the square footage of the use. Pursuant to RMC 4-2-120B all parking shall be
provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall
not be located in the front yard, nor in a side yard facing the street nor rear yard facing the street.
Parking may be located off-site or subject to a joint parking requirement.
The following ratios would be applicable to the site:
Use Square Footage of
Use or # of units
Ratio Required
Spaces
Attached
dwellings
101 Min: 1 space / residential unit
Max: 1 space / residential unit
Min: 101
Max: 101
Retail 3,553 Min: 0 spaces / 1,000 SF
Max: 1 spaces / 1,000 SF
Min: 0
Max: 3
Based on the proposed uses, a minimum of 101 parking spaces would be required in order to meet
code up to a maximum of 104 stalls. The applicant proposed a total of 101 spaces within structured
parking (84 standard stalls, 14 compact stalls, and 2 ADA stalls). The applicant is proposing 15
parking stalls which would be directly accessed from the alley that are under the proposed structure
at grade. The two levels of the parking garage, containing the remaining 86 parking stalls would be
connected inside the structure by ramps and would be accessible from two driveways at grade along
the alley.
Staff would like to note while the proposal complies with the parking ratios of the code and
dimensional standards, the proposed project is anticipated to not only create approximately 25 new
jobs but provide approximately 3,500 square feet of retail space for which no parking is proposed.
Given the proposed increases in density, pursuant to a Conditional Use Permit, and existing public
parking limitations in the immediate vicinity the proposal would benefit from additional parking stalls
for potential residential/restaurant employees and restaurant patrons. The applicant would be able
to provide parking off-site which could be subject to a joint parking requirement.
Additionally, the three northern most stalls located at grade along the alley would potentially conflict
with the alley entrance off of S 2nd St. The elimination of the northern most stall and/or use of back
in parking only would likely eliminate conflicts with the S 2nd St alley entrance. Finally, the proposal
does not appear to comply with the accessible parking requirements of the code. Pursuant to RMC 4-
4-080E.8.g the minimum number of accessible spaces required for 101 -150 parking spaces within a
garage is 5 accessible stalls.
Therefore, staff recommends the applicant be required to revise the parking plan to include the
following: relocation of the three northern most stalls located at grade along the alley and/or limit
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 9 of 31
Heritage Apartments HEX Final
the stalls to back in parking only; the provision of adequate ADA accessible parking stalls; and the
provision of additional on-site stalls for potential residential/restaurant employees and restaurant
patrons in the amount of 10-20 stalls. Alternatively, the applicant may provide parking off-site which
could be subject to a joint parking requirement. The revised parking plan shall be submitted to and
approved by the Current Planning Project Manager prior to building permit approval or construction
permit approval whichever comes first.
The applicant recently submitted a conceptual structured parking plan in order to address staff’s
concerns related to the inadequate number of parking spaces. The concept included the use of
tandem stalls. While the tandem stalls would assist in accommodating the larger 2-3 bedroom units
they would not assist in the need for direct access stalls for employees on site and potential patrons.
Therefore, staff is recommending the applicant to revise the concept to include additional direct
access stalls, in combination with proposed tandem spaces. The applicant is encouraged to consider
the reinstatement of three north/south stalls along the northern wall of the structured parking levels
as wells as find ways to increase the footprint north or south to accommodate a few more stalls
without necessitating another drive aisle.
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. In retail/restaurant developments, a minimum of 5
square feet per every one 1,000 square feet of building gross floor area shall be provided for
recyclables deposit areas and a minimum of ten 10 square feet per 1,000 square feet of building gross
floor area shall be provided for refuse deposit areas. Additionally, at least one deposit area/collection
point for every 30 dwelling units is required.
Based on the proposal for a total of 3,553 square feet of retail/restaurant space; a minimum area of
100 square feet of refuse and recycle area would be required for the commercial component of the
project. Another 455 square feet of refuse and recycle area is also required to be dedicated based on
the proposal for 101 residential units.
The applicant is proposing to locate a 559 square foot refuse and recycle enclosure under the
structure along the alley. The applicant is proposing only one collection point for the building as
opposed to the four that would be required pursuant to code.
Pursuant to RMC 4-9-250D the applicant is requesting Administrative Modifications from RMC 4-4-
090, Refuse and Recyclable Standards in order to reduce the number of collections points.
RMC 4-4-090F allows the Administrator to grant modifications from the Citywide Property
Development Standards for individual cases, provided the modifications meet the following criteria
(pursuant to RMC 4-9-250.D.2):
a. Substantially implements the policy direction of the policies and objectives of the Comprehensive
Plan Land Use Element and the Community Design Element and the proposed modification is the
minimum adjustment necessary to implement these policies and objectives.
Staff Comment:
The Comprehensive Plan does not specifically address refuse and recycle standards. Therefore this
criterion is not applicable.
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
and
Staff Comment: The applicant contends the required number of deposit and collection locations
would present a practical difficulty for creating a functional and efficient ground floor layout. If
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 10 of 31
Heritage Apartments HEX Final
approved, the size of the refuse deposit area would be located in a relatively centralized location at
the rear of the building. The location would be approximately 108 feet from the furthest entrance to
the residential component of the project to allow for easy access to residents. It’s location would
also serve to provide ease of access to hauling trucks.
Staff concurs the requested modification conforms to the intent and purpose of the refuse and
recyclable standards by providing adequate refuse deposit areas in the amount necessary for the
Renton Heritage Apartment project and sufficient locations as to not cause residents to travel very
far to drop refuse and recyclables.
c. Will not be injurious to other property(ies) in the vicinity; and
Staff Comment: The proposed refuse and recycle deposit areas are located within the proposed
structure and would therefore not have impacts on surrounding properties within the vicinity.
d. Conform to the intent and purpose of the Code; and
Staff Comment: See discussion under criterion “a”.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See discussion under criterion “b”.
f. Will not create adverse impacts to other property(ies) in the vicinity; and
Staff Comment: See discussion under criterion “c”.
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for both requested modifications if
all conditions of approval are met. Therefore, staff recommends approval of the requested refuse
and recycle modification.
Signs: The applicant would be required to comply with the signage requirements outlined in RMC 4-
4-100 at the time of sign application. The applicant did not submit a signage package for the
proposed mixed use structure and therefore could not be reviewed at this time. Given the location
of the subject site as a gateway into Downtown Renton a conceptual sign package which indicates
the approximate location of all exterior building signage would serve to ensure proposed signage is in
keeping with building’s architecture and exterior finishes.
Therefore staff recommends, as a condition of approval, the applicant be required to submit a
conceptual sign package which indicates the approximate location of all exterior building signage
(residential and commercial). Proposed signage shall be compatible with the building’s architecture
and exterior finishes. The conceptual sign package shall be submitted to, and approved by, the
Current Planning Project Manager prior to building permit approval.
Critical Areas: The site is located on Zone 1 of the Aquifer Protection Area and within a Seismic
Hazard Area.
The purpose of the Aquifer Protection Area regulations is to protect aquifers used as potable water
supply sources by the City from contamination by hazardous materials. RMC 4-3-050 outlines
prohibited activities with the Zone 1 of the Aquifer Protection area. The proposed uses are not
prohibited and the applicant is not proposing the use of fill on site. The proposal is not likely to
impact the long-term, short-term or cumulative quality of the aquifer.
Closure of a facility or termination of any or all facility activities in Zone 1 of the Aquifer Protection
Area shall be conducted in accordance with the closure requirements of RMC 4-9-015F, Closure
Permit. The Closure Permit demonstrates that no detectable unauthorized release has occurred or
that unauthorized releases have been cleaned up. It is unclear if the former use (gas station)
obtained necessary closure permits. Therefore staff recommends, as a condition of approval, the
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 11 of 31
Heritage Apartments HEX Final
applicant be required to submit verification the that a closure permit has been obtained and/or
demonstrates that no detectable unauthorized release has occurred or that unauthorized releases
have been cleaned up. This information shall be provided to the Current Planning Project Manager
prior to construction permit approval.
The applicant provided a geotechnical report, prepared by Geotech Consultants, Inc., on July 8, 2007
(Exhibit 10). The site is nearly level. The subsurface evaluation for the project identified the
predominant soil on site as medium dense alluvial sand and gravels, overlain by approximately 3 feet
of fill and 15 feet of fill where gas tanks were previously located. Groundwater was encountered at
depths of 20-26 feet and was not interpreted to be a shallow aquifer.
The soil conditions observed in the geotechnical explorations were found to be suitable for a mat
foundation. Additional recommendations, included in the geotechnical report, include specific
recommendations for: site preparation, structural fill, excavation, slab-on-grade floors, drainage, and
pavements. As such, staff recommended as a SEPA mitigation measure, that the applicant comply
with all of the design recommendations included within the “Geotechnical Engineering Study”,
prepared by Geotech Consultants, Inc. (Exhibit 7 and 12).
c. DESIGN REGULATION COMPLIANCE AND CONISTENCY: The site is located within Design District ‘A’.
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 throughout the district.
Staff Comment: As demonstrated in the table below it is our recommendation that the proposal meets
the intent of the Design Regulations on the basis of individual merit if all condi tions of approval are
met.
i. 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.
1. 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.
Compliant if
Condition of
Approval
are Met
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 structure is located on a majority of the site with little to no
setbacks from the proposed pedestrians easements along the Main Ave S and S 2nd St
street frontages. The proposed design includes the availability of natural light into the
building with the use of a two-story entrance for the residential component of the project.
However, with the absence of setbacks and a proposed 13-½ foot first story ceiling height,
natural light is limited for the building’s commercial component including the proposed
outdoor seating area. The proposed indoor, and outdoor, commercial space would benefit
from the availability of additional natural light. Additionally, the prominence of the
commercial entrance is subordiante to the proposed residential entrance. Both objectives
could be met if an increase in the first story height were incorporated into the building
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 12 of 31
Heritage Apartments HEX Final
design and the use of a two-story entrance at the corner.
Therefore, staff recommends as a condition of approval the applicant submit revised
elevations which incorporate additional height for the first story of the entire structure, to
no less than 15-feet, and the use of a two-story entrance for the commercial component at
the corner of Main Ave S and S 2nd St. The applicant may also submit an alternative
solution which would provide additional natural light to the commercial use (both indoor
and outdoor) and achieves a more prominent architectural entrance at the corner of Main
Ave S and S 2nd St. The revised elevations shall be submitted to, and approved by, the
Current Planning Project Manager prior to building permit approval.
Staff will also be recommending the use of floor to ceiling windows for the commercial
component of the project, as part of the glazing discussion below, which would also serve
to enhance the natural light availability for the commercial use.
The proposal is well beneath the maximum77 horizontal surface height limit of 179 feet
above mean sea level and therefore the recommended increases in height would not
impact the proposals ability to comply with the maximum height limit.
Standard: Buildings shall be oriented to the street with clear connections to the sidewalk.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
N/A
Standard: Buildings with residential uses located at the street level shall be set back from
the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the
sidewalk and the building or have the ground floor residential uses raised above street level
for residents privacy.
2. 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.
Compliant if
Conditions
of Approval
are Met
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
Staff Comment: The main retail entrances would be located at the northeast corner of the
structure while the main residential entrance would be located along Main Avenue S.
There are no primary pedestrian entry points along the alley west of the property. The
applicant has stated that canopies, architectural elements and ornamental lighting will be
employed at the retail and residential entrances to clearly identify them as the primary
pedestrian entry points into the building. However, the applicant did not provide awning
and lighting detail with the land use application. The perspectives (Exhibit 6) depict street
level awnings for the residential entry lobby and the outdoor seating/retail entrance. No
other street level awnings are shown. Therefore, staff recommends the applicant provide
awning detail which depict additional appropriately-sized awnings along the balance of the
Main Ave S and S 2nd St ground level facades in order to provide weather protection and
emphasize the commercial aspect of the ground level. Awnings are required to accentuate
the building architecture and placed so as to avoid blocking window glazing as much as
possible. The awning detail shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit approval.
The main retail entrances at the street corner are an integral architectural feature of the
building to achieve a visual character appropriate to a "gateway" landmark. However, the
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 13 of 31
Heritage Apartments HEX Final
commercial prominence of the entrance is subordiante to the propsoed residential
entrance which is currently a two-story high recess.
Staff has recommended the applicant submit revised elevations which would serve to
enhance the natural light to the commercial use. The recommended condiiton would also
serve to amplify the commercial entry at the corner of Main Ave S and S 2nd St.
Compliant if
Conditions
of Approval
are Met
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors,
and/or ornamental lighting.
Staff Comment: See discussion above.
Compliant if
Conditions
of Approval
are 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 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: See discussion above.
N/A Standard: Building entries from a parking lot shall be subordinate to those related to the
street.
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.
N/A
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.
N/A
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.
3. 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 considered to promote a
transition to surrounding uses:
(a) Building proportions, including step-backs on upper levels;
(b) Building articulation to divide a larger architectural element into smaller
increments; or
(c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator of the Department of Community and Economic
Development or designee 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.
4. 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.
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
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 14 of 31
Heritage Apartments HEX Final
located where they are accessible to service vehicles and convenient for tenant use.
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.
N/A Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
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.
ii. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various
modes of transportation, including public mass transit, in order to reduce traffic volumes and other
impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the
impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street
frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of
parking lots; and use access streets and parking to maintain an urban edge to the district.
1. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back
of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of surface parking shall also be designed to accommodate
future infill development.
N/A
Standard: Parking shall be located so that no surface parking is located between a building
and the front property line, or the building and side property line, on the street side of a
corner lot.
N/A Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
2. 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.
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.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. 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.
N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
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.
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
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 15 of 31
Heritage Apartments HEX Final
treatments.
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...
3. 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.
Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
iii. 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.
1. 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.
Compliant if
Condition of
Approval is
met
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development.
Staff Comment: Staff received comments from City Departments regarding safety concerns
for patrons using the outdoor seating area and the potential for vehicles using the busy
intersection to jump the curb. Therefore, staff recommends as a condition of approval the
applicant be required to provide bollards or a an alternative measure to reduce the
potential for vehicles to compromise the safety of patrons using the proposed outdoor
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 16 of 31
Heritage Apartments HEX Final
seating area. The revised site plan shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by material
or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving
materials. Permeable materials are encouraged. The pathways shall be perpendicular to
the applicable building facade and no greater than one hundred fifty feet (150') apart.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100
or more feet in width (measured along the facade) shall provide sidewalks at least
12 feet in width. The walkway shall include an 8 foot minimum unobstructed
walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
iv. 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
Standard: All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common opens space and/or recreation areas.
Standard: Amount of common space or recreation area to be provided: at minimum fifty
(50) square feet per unit.
Standard: The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator of the Department of Community and
Economic Development or designee.
Standard: At least one of the following shall be provided in each open space and/or
recreation area (the Administrator of the Department of Community and Economic
Development or designee may require more than one of the following elements for
developments having more than one hundred (100) units):
(a) Courtyards, plazas, or multi-purpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such
spaces above the street level must feature views or amenities that are unique
to the site and are provided as an asset to the development;
(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 that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 17 of 31
Heritage Apartments HEX Final
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
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.
N/A
Standard: The pedestrian-oriented space for buildings and developments with over thirty
thousand (30,000) square feet of nonresidential uses shall include all of the following:
(a) Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
(b) Paved walking surfaces of either concrete or approved unit paving; and
(c) On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
(d) At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual
seat per sixty (60) square feet of plaza area or open space.
N/A
Standard: The following areas shall not count as pedestrian-oriented space for buildings
and developments with over thirty thousand (30,000) square feet of nonresidential uses:
(a) The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator of the Department of Community and
Economic Development or designee determines such space meets the definition
of pedestrian-oriented space.
(b) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
N/A Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
v. 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.
1. 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 facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood.
Articulation, modulation, and their intervals should create a sense of scale important to residential
buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than forty feet (40').
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Compliant if
Condition of
Approval is
met
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
facade; or provide an additional special feature such as a clock tower, courtyard, fountain,
or public gathering area.
Staff Comment: The original approval included a commitment to public art on site.
However, the City has begun a CIP project at the intersection Main Ave S and 2nd St. The
CIP project includes the construction of large plaza, and a dedicated space for public art, on
the northwest corner of the intersection (Exhibit 17). The CIP plaza space would offer a
large area to accommodate a substantial public art installation. As an alternative to a
public art installation which might detract from planned improvements on the northwest
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 18 of 31
Heritage Apartments HEX Final
corner of the intersection the applicant is encouraged to provide additional streetscape
amenities which may include ornamental bicycle racks, public refuse recepticles, or use of
small raised landscape planters which could also serve to provide informal seating at the
ground level. The planter could also serve to be used as a public gathering space and
provide an informal separation of the public sidewalk and the proposed on-site outdoor
dining area.
Staff recommends as a condition of approval the applicant submit a final public art plan or
an approved streetscape public improvement plan. Additional streetscape amenities which
may include ornamental bicycle racks, public refuse recepticles, or use of small raised
landscape planters which could also serve to provide informal seating at the ground level.
The preferred plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
2. 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 facade 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 facade’s ground floor.
Staff Comment: While the applicant notes human-scaled elements such as lighting fixtures
or other landscape features along the majority of the building’s northern or eastern
façades are proposed the elements are not apparent on the provided elevations (Exhibit
4). A recommended condition above for additional vegetation in planters along the street
facade would partially meet the intent of this standard. However, additional human
scale elements are needed in order to reinforce a pedestrian oriented development and
enhance the commercial portion of the project at the street front.
The proposed aluminum store front windows for the retail space is limited to the retail
space portion that is tucked under the corner of the building. In order to reinforce the
pedestrian scale of the retail space, floor to ceiling window types should be considered for
extension to the west along S 2nd St and south along Main Ave S to the respective retail
space entrance from the sidewalk. The increase in glazing would not only work to attract
active retail/restaurant tenants, as well as provide sufficient visibility into and out of the
space and provide better visibility to the public plaza across S 2nd St.
Therefore, staff recommends as a condition of approval, the applicant submit revised
elevations depicting added floor to ceiling window types for the extension of the proposed
retail space to the west along S 2nd St and south along Main Ave S to the respective retail
space entrance from the sidewalk. The revised elevations shall be submitted to and
approved by the Current Planning Project Manager prior to building permit approval. If this
condition of approval is met the proposal would satisfy this standard.
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that is
between 4 feet and 8 feet above ground (as measured on the true elevation).
Standard: Upper portions of building facades 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.
Standard: Display windows shall be designed for frequent change of merchandise, rather
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 19 of 31
Heritage Apartments HEX Final
than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
N/A
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades 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.
N/A
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.
3. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
4. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and of high quality. Material variation shall be used to create visual appeal and
eliminate monotony of facades. This shall occur on all facades 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.
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 20 of 31
Heritage Apartments HEX Final
Compliant if
Condition of
Approval 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: The applicant has proposed a building exterior with varied colors, textures,
and profiles. Brick masonry of at least two tones is proposed to be used at the base which
provides contrast to storefront glazing at the street level. The facades contain cement
board paneling of various colors and horizontal and vertical metal siding with varied
profiles. The façade treatments create visual appeal and break up the monotony o f the
exterior walls. Standing seam metal sheets are proposed to be utilized on the shed roofs.
It isn’t clear if the proposal would use high quality building materials. In order to ensure
that quality materials are used staff recommends the applicant submit a materials board
subject to the approval of the Current Planning Project Manager prior to building permit
approval. Acceptable materials include a combination of brick, integrally colored concrete
masonry, pre-finished metal, stone, steel, glass, cast-in-place concrete, or other high
quality material. Full brick-sized material should be encouraged for at least the street level
façade to ensure durable materials are applied in high traffic pedestrian locations. Any
non-brick masonry finishes proposed at the ground level that may be accessible to humans
should be anti-graffiti coating applied to ensure easy removal of graffiti. If this condition of
approval is met the proposal would satisfy this standard.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other
masonry materials.
vi. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encourage signs that are both clear and of appropriate scale for the project; encourage quality signage
that contributes to the character of the Urban Center and the Center Village; and create color and
interest.
Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade
type signs, proportional to the building facade on which they are mounted, are encouraged on
pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Compliant if
Condition of
Approval Met
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: Signage has not yet been designed for the proposed project. The applicant
would be required to submit a comprehensive signage package which complies with the
standards of Design District ‘A’. The signage package shall be submitted to and approved
by the Current Planning Manager prior to sign permit approval.
Staff has recommended a conceptual sign package, which indicates approximate locations
of all exterior building signage to serve both the residential and commercial uses. Locations
and supports are required to be compatible with the building’s architecture and exterior
finishes (see Signage discussion under Finding above).
Compliant if
Condition of
Approval Met
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See condition above.
Compliant if
Condition of
Approval Met
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: See condition above.
Compliant if Standard: Freestanding ground-related monument signs, with the exception of primary
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 21 of 31
Heritage Apartments HEX Final
Condition of
Approval Met
entry signs, shall be limited to five feet (5') above finished grade, including support
structure.
Staff Comment: See condition above.
Compliant if
Condition of
Approval Met
Standard: Freestanding signs shall include decorative landscaping (ground cover and/or
shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage
may incorporate stone, brick, or other decorative materials as approved by the Director.
Staff Comment: See condition above.
Compliant if
Condition of
Approval
Met
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit (see illustration,
subsection G8 of this Section).
Staff Comment: See condition above.
G. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
Condition of
Approval is
Met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting and
decorative street lighting.
Staff Comment: The application narratives indicate that building lighting will be utilized to
complement the architecture of the building. However, a lighting plan was not provided
with the application. Therefore, staff recommends as a condition of approval that a
lighting plan be provided which complies with the Design District standards. The plan shall
indicate the location of exterior/ornamental lighting to be attached to the building,
including specifications and photo samples of the light fixtures. The lighting plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building
permit approval. If this condition of approval is met the proposal would satisfy this
standard.
N/A Standard: Corporate logos and signs shall be sized appropriately for their location.
Compliant if
Condition of
Approval is
Met
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees, other
significant landscaping, water features, and/or artwork.
Staff Comment: See condition above.
Compliant if
Condition of
Approval is
Met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement, unless alternative pedestrian scale lighting has been approved administratively
or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior
On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-
of-way-lighting, etc.).
Staff Comment: See condition above.
d. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPLIANCE AND CONISTENCY:
Not applicable
e. OFF SITE IMPACTS:
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 22 of 31
Heritage Apartments HEX Final
Structures: Restricting overscale structures and overconcentration of development on a particular
portion of the site.
While the proposed mixed-use structure is concentrated over the entire site. The building’s façade
would be articulated and modulated in order to divide larger architectural elements into small
increments. The buildings roof lines, pitches, and shapes would also be articulated and appear to be
designed to reduce apparent bulk. The proposal provides a visual continuation of the neighboring
pedestrian storefronts. The applicant is also proposing the use of storefront glazing, covering
canopies, enhanced landscaping and an on-site outdoor dining space, which would work to enhance
the pedestrian experience.
The corner element of the building will consist of a segmented curve to soften the corner of the
building mass. The element itself will be modulated and articulated to continue to principle of
breaking down the building volume.
Transparent windows will comprise a minimum of 75% of the linear frontage of the ground floor
facade.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent properties.
All vehicular access to parking areas would be at the rear of the building along the alley to the west.
There are no curb cuts proposed along Main Ave S or S 2nd St. The elimination of curb cuts along the
street would reduce conflict points between pedestrians and vehicles. The proposal promotes safe
and efficient circulation through the shared access points.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop
equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties.
See Screening discussion under Findings Section 22.b no rooftop mechanical equipment will be
installed.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive
natural features.
There are no territorial view for which to maintain visual accessibility. Staff received no comments
from adjacent properties regarding views.
Landscaping: Using landscaping to provide transitions between development and surrounding
properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the
project.
See Landscaping discussion under Findings Section 22.b.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness
or glare to adjacent properties and streets.
A lighting plan was not provided with the application; therefore staff recommended that a lighting
plan be provided at the time of building permit review (See Lighting discussion under Findings
Section 22.c).
f. ON-SITE IMPACTS:
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and
orientation.
The building has a primary orientation to the north and east for the commercial space. The main
residential entrance would be located along Main Ave S. The entry way would be a two story high
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 23 of 31
Heritage Apartments HEX Final
recess which creates prominence and is easily identifiable at the street level.
The corner serves as a focal point of the development with the use of the segmented curve.
However, the proposal would benefit enhancing the prominence at the corner. Staff has
recommended conditions of approval which would work to enhance the prominence of the strucutre
at the corner of S 2nd S and Main Ave S (See discussion under Findings Section 22.c).
It is anticipated that most of the noise impacts would occur during the construction phase of the
project. The applicant has submitted a Construction Mitigation Plan that provides measures to
reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the
project would be required to comply with the City’s noise ordinance regarding construction hours.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle
needs.
While the proposed mixed-use structure is concentrated over the entire site. The applicant is also
proposing storefront glazing, covering canopies, enhanced landscaping and street furniture which
enhance the pedestrian experience. The scale and bulk of the building is attempted to be reduced
through the use of differing materials on the building facades, building articulation and modulation
and differing roof profiles.
The pedestrian courtyards have been strategically placed on site in order take advantage of sun
exposure from the south and west most times of the year and would likely only be shaded at certain
times of the day during the winter months.
If all recommended conditions of approval are met the building's ground floor street frontage will be
visually distinct from the upper floors of the building to create a well-defined, pedestrian-scaled
base. Entrance canopies, exterior lighting elements, planted containers and outdoor dining furniture
at the street intersection is recommended to be used to reinforce the pedestrian scale and
orientation of the ground floor frontage.
Natural Features: Protection of the natural landscape by retaining existing vegetation and soils,
using topography to reduce undue cutting and filling, and limiting impervious surfaces.
The site does not contain any trees on site and therefore exempt from tree retention requirements
found in RMC 4-4-130. The applicant however is proposing to plant six additional trees within the
right-of-way. Staff has recommended a condition of approval requiring the applicant plant a seventh
tree along Main Ave S (See discussion under Findings Section 22.c, Design Regulations).
The applicant provided a geotechnical report, prepared by Geotech Consultants, Inc., on July 8, 2007
(Exhibit 10). The site is nearly level. The subsurface evaluation for the project identified the
predominant soil on site as medium dense alluvial sand and gravels, overlain by approximately 3 feet
of fill and 15 feet if fill where gas tanks were previously located. Groundwater was encountered at
depths of 20-26 feet.
The soil conditions observed in the geotechnical explorations were found to be suitable for mat
foundation. Additional recommendations, included in the geotechnical report, include specific
recommendations for: site preparation, structural fill, excavation, slab-on-grade floors, drainage, and
pavements. As such, staff recommended as a SEPA mitigation measure, that the applicant comply
with all of the design recommendations included within the “Geotechnical Engineering Study”,
prepared by Geotech Consultants, Inc. (Exhibit 7 and 12).
Following development, impervious surface coverage would be approximately 100%. On site soil
removal would be required to reach the bottom of excavation for the lower parking level. The
approximate volume of cut would be 2,678 cubic yards and hauled off site.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 24 of 31
Heritage Apartments HEX Final
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and
privacy where needed, to define and enhance open spaces, and generally to enhance the appearance
of the project. Landscaping also includes the design and protection of planting areas so that they are
less susceptible to damage from vehicles or pedestrian movements.
See discussion under Findings Section 22.b, Landscaping.
g. ACCESS:
Location and Consolidation: Providing access points on side streets or frontage streets rather than
directly onto arterial streets and consolidation of ingress and egress points on the site and, when
feasible, with adjacent properties.
All vehicular access to parking areas would be at the rear of the building along the alley to the west.
There are no curb cuts proposed along Main Ave S or S 2nd St. The eliminiation of curb cuts along the
street would serve to reduce conflict points between pedestians and vehicles. The proposal
promotes safe and efficient circulation through the shared access points.
Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the
location, design and dimensions of vehicular and pedestrian access points, drives, parking,
turnarounds, walkways, bikeways, and emergency access ways.
See Location and Consolidation discussion above.
The proposal includes a parking garage that would provide 101 parking stalls. For 101 dwelling units,
101 parking spaces would be required. Additionally, the commercial component of the project
comprises 3,553 and an additional 25 employees are anticipated for the proposal. However, the
proposal does not include any additional stalls for patrons or employees on site. Given the proposed
increases in density and existing public parking limitations in the immediate vicinity staff
recommended the provision of additional parking stalls for potential residential/restaurant
employees and restaurant patrons (see discussion under Findings Section 22.b, Parking).
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas.
There are no dedicated loading or delivery areas proposed on site.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Per RMC 4-4-080F.11.a 0.5 bicycle parking space is required per one dwelling unit and for all other
uses the number of bicycle parking spaces shall be 10% of the number of required off-street parking
spaces. The proposal contains 101 units therefore, 51 bicycle parking stalls shall be required for the
residential units. Based on the proposal which requires a minimum of 0 vehicle parking stalls for all
other uses on site, no additional bicycle parking stalls are required to be provided. The applicant has
proposed a total of 51 bicycle parking stalls within the structured parking area which complies with
the standards outlined in RMC 4-4-080F.11. For in-building bike parking fixed structures for locking
individual bikes, such as racks, must be provided within the facility.
It is unclear if the proposal provides fixed structures for locking individual bikes. Therefore staff
recommends the applicant submit bicycle parking detail demonstrating compliance with the bicycle
requirements outlined in RMC 4-4-080F.11.c for fixed structures. The bicycle parking detail shall be
submitted to and approved by the Current Planning Project Manager prior to building permit
approval. Please note staff has encouraged the applicant provide bicycle parking along the frontage
of the site as an alternative to the proposed public art commitment (see discussion under Findings
Section 22.c Design Regulations). Should the applicant utilize ornamental bicycle parking along the
streetscape those stalls shall be used to offset the required number bicycle parking stalls.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings,
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 25 of 31
Heritage Apartments HEX Final
public sidewalks and adjacent properties.
The applicant is proposing a pedestrian circulation system around the project site which provides
good access to the commercial spaces and proposed residential amenities. With the provision of a 4-
foot wide pedestrian easement along Main Ave S and S 2nd St the existing 8-foot wide sidewalks
would be widened to 12-feet. The increase in width would serve to reinforce the pedestrian network
linkages and promote pedestrian activity. The applicant has achieved safe and attractive pedestrian
connections throughout the site.
The applicant’s intent for pavement design for the replaced and new sidewalk areas, is unclear. In
order to ensure consistent pavement design with existing Downtown public sidewalk pavement
design staff recommends the applicant provide a pavement design for Main Ave S and S 2nd St. The
pavement design shall be submitted to, and approved by, the Current Planning Project Manager prior
to construction permit approval.
h. OPEN SPACE: Incorporating open spaces to serve as distinctive project focal points and to provide
adequate areas for passive and active recreation by the occupants/users of the site.
The applicant is proposing a total of 5,114 square feet of common open space which exceeds the 50
square/unit requirement. The 5,114 square feet is distributed between a 1,105 square foot residential
amenity space at grade and a 4,009 square foot roof deck patio on the second floor. The second floor
common deck/roof garden will be centrally located, with dwelling units surrounding it on three sides.
The second floor common deck/roof garden will be located on the west side of the property, and will
enjoy solar exposure from mid-afternoon to early evening in the summer. The ground floor residential
amenity space will be adjacent to the main residential lobby off of Main Ave S.
All units are also proposed to either have a ground floor patio or a private deck for the upper story units.
Staff has encouraged the applicant to consider pedestrian seating along the frontage of the site to serve
as an alternative to providing public art. If provided, in addition to the recommended condition for
landscape planters at the grade, the space streetscape could allow for passive recreation activities.
i. VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier, and
incorporating public access to shorelines.
The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access
requirement is not applicable as the site is not adjacent to a shoreline.
j. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable.
There are no natural systems located on site with the exception of drainage flows. See Drainage
discussion under Findings Section 22.k.
k. SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the
proposed use.
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. A Fire Impact Fee, based on new multi-family units and square foot of non-residential area 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.
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.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 26 of 31
Heritage Apartments HEX Final
Water and Sewer: The site is served by the City of Renton for all utilities. It has been determined
that the preliminary fire flow demand for the proposed development is 4,500 gpm which is greater
than that the available maximum fire flow capacity. In order to provide water service for domestic
and fire protection to the proposed project, the following water main improvements are required.
installation of about 600 feet of 12-inch water main in Main Ave S from the existing 12-inch water
main in S 3rd St to the existing 12-inch water main at the intersection of Bronson Ave S and S 2nd St.
There is an 8-inch sewer main in Main Street and an 8-inch sewer main in South 2nd St which is of
sufficient size to the support the proposed development. System development fee for sewer is based
on the size of the new domestic water to serve the proposed project. The current rate for 1 -inch
meter is $2,033.00.
Drainage: The project is located in the Lower Cedar River basin and is located within ½ mile of the
Cedar River. A series of catch basins along Main Ave S and catch basins at the northeast corner of
the site provide discharge locations for the stormwater runoff. Stormwater runoff generated on the
site currently appears to sheet flow toward the north and east section of the lot, where it is collected
in multiple catch basins and is piped to a 12-inch storm conveyance in Main Ave S.
A preliminary drainage plan and drainage report has been submitted with the site plan application,
prepared by DCI Engineers, dated July 15, 2014 (Exhibit 11). The report addresses compliance with
the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the
KCSWM, Chapters 1 and 2. Based on the City’s flow control map, this site falls within the Peak Rate
Flow Control Standard (Existing Site Conditions).
The proposed development would preserve the existing drainage pattern. The drainage report
provided indicates no flow control measures are required and the property is exempt from water
quality. However, the report does not include information on capacity for the existing conveyance
system. Additionally, while the report indicated there is no flow control required there is no
demonstration of meeting exemptions allowed in the KCSWDM. Flow control may be required in
accordance with Core Requirement # 3. In order to meet the exemption for flow control, the project
is required to meet one of the three criteria in Chapter 1.2.3.
Finally, water quality may also required in accordance with Core Requirement #8. The plans on file
appear to show the new plus replaced PGIS exceeds the threshold of 5,000 square feet. In order to
meet the surface area exemption for water quality, all three criteria are required to be met under
Chapter 1. Please note that approximately 90% of the existing PGIS will be replaced by the new
building. Please note all commercial development is required to provide Enhance water quality
treatment if not exempt.
A Final TIR is required to be submitted at the time of construction permit.
Transportation: A traffic study prepared by Heffron Transportation, dated June 17, 2014, was
submitted with the site plan application and has been reviewed (Exhibit 14). The subject site fronts
onto S 2nd St and Main Ave S. All vehicular access to parking areas would be at the rear of the building
along the alley to the west.
The existing right-of-way width in Main Ave S is 60 feet. The existing right-of-way width in S 2nd Street
is also 60 feet. Both streets are classified as a Principal Arterials. Street improvements fronting this
site would be required to include a new 12-foot sidewalk, street trees (4-foot x 8-foot grates) behind
the existing curb, and street lighting meeting City’s arterial street lighting levels. The northeast lot
corner would require a minimum radius of 25 feet. Existing pavement section from curb to curb for
both streets are acceptable. Up to four feet would be required to be placed in a pedestrian easement
along both streets, for improvements behind the existing curb including the radial corner, pending
the submittal of a survey.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 27 of 31
Heritage Apartments HEX Final
Therefore, staff recommends as a condition of approval, the applicant be required to submit a
recorded pedestrian easement in sufficient width (up to 4 feet) to construct street improvements
behind the existing curb. The easement shall be submitted to and approved by the Plan Reviewer
prior to construction permit approval.
Pursuant to RMC 4-6-060 alleys are required to be 16 feet in the commercial zones. Dedication of
right of way would be required in order to widen and improve the alley. Up to 11 feet of dedication
would be need for the two northern parcels and up to 6 feet would be required to be dedicated from
the two southern parcels.
Staff recommends as a condition of approval, the applicant be required to dedicate up to 11 feet in
order to construct alley improvements adjacent to the existing alley. The dedication shall be
submitted to and approved by the Plan Reviewer prior to construction permit approval.
Vehicle ingress and egress to the site will be from S 2nd St via a 16 foot alley located along the west
side of the site. The alley currently extends approximately 400 feet south from 2 nd St and terminates.
The City has plans to extend the existing alley from its current terminus south and east out to Main
Ave S (approximately 270 lineal feet). The extension would be completed by obtaining additional
easements/right-of-way from those property owners which abut the extended portions of the alley
(Exhibit 16). The City extension of the alley, along with alley improvements for the proposed
development would provide alley access to Main Ave S.
The proposal is estimated to generate 950 daily vehicle trips; 740 daily trips are associated with the
proposed apartment units and 210 daily trips from the proposed retail space. Weekday peak hour
AM will generate 58 vehicle trips and 92 trips occurring during the PM peak hour.
Currently all surrounding intersections operate at LOS A and would continue to operate at LOS A with
the project in 2016, with the exception of northbound traffic from the alley to S 2nd St and eastbound
traffic from the alley to Main Ave S. The level of service would change to LOS B which is acceptable to
the City. The increased traffic created by the development will be mitigated by payment of
transportation impact fees.
It is anticipated that the proposed project would result in short term and long term impacts to the
City’s street system. Traffic impact fees for the new use based on square footage of the new building
and use (not including parking garage) will apply. Credit will be given towards the previous use and
impact fees paid at that time. Impact fee (without a credit) is estimated to be $112, 378.00. Payment
of impact fee will be due at time of building permit issuance.
Schools:
It is anticipated that the Renton School District can accommodate any additional students generated
by this proposal at the following schools: Bryn Mawr Elementary, Dimmitt Middle School and Renton
High School. A School Impact Fee, based on new multifamily unit, will 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. Currently the fee is assessed at $1,339.00 per multi-family unit.
l. PHASING: The applicant is not requesting any additional phasing.
23. The proposal requires a Conditional Use Permit in order to establish a new public facility. The following
table contains project elements intended to comply with Conditional Use Permit decision criteria as
related to the request for a change of use, as outlined in RMC 4-9-030.D:
CONDITIONAL USE PERMIT CRITERIA:
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 28 of 31
Heritage Apartments HEX Final
A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY:
The site is designated Commercial Corridor (CC) on the Comprehensive Plan Land Use Map. The purpose
of the Commercial Corridor is to evolve from “strip commercial” linear business districts to business
areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated
access, amenities, and boulevard treatment. The proposal is compliant with the following
Comprehensive Plan policies:
Consistency with Plans and Regulations: The proposed use shall be compatible with the
general goals, objectives, policies and standards of the Comprehensive Plan, the zoning
regulations and any other plans, programs, maps or ordinances of the City of Renton.
Staff Comment: The proposal is consistent with Comprehensive Plan and Development
Regulations applicable to the site if all conditions of approval are complies with. See
discussion under Findings Section 22.a-b.
Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area of the
proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The proposed project would be located at the intersection of two Principal
Arterial roads (S 2nd St and Main Ave S) in the Downtown Core. The proposed mixed-use
development would serve the surrounding community by providing additional housing and
commercial opportunities. Attached units are an outright permitted use in the CD zone. The
subject request is for additional density, which can be increased with approval of this
requested Conditional Use Permit. Located at one of the major gateways to the City this site
lends itself particularly well to the proposed use. The proposed architecture and streetscape
amenities, if all conditions of approval are met, would reflect the gateway function of the
building and enhance the character of the Downtown Core.
Compliant
if all
Conditions
are Met
Effect on Adjacent Properties: The proposed use at the proposed location shall not result in
substantial or undue adverse effects on adjacent property.
Staff Comment: The proposed project’s increase in density is not anticipated to create
undue adverse effects on surrounding properties if all conditions of approval are met. The
project is expected to assist in revitalization efforts for the Downtown Core area.
Compatibility: The proposed use shall be compatible with the scale and character of the
neighborhood.
Staff Comment: Although the proposed building would be taller than surrounding buildings,
the immediate area is zoned CD and likely to change as incremental redevelopment occurs.
Comprehensive Plan policies encourage taller buildings and more intensive use of properties
in the downtown core. The CD zoning allows for a 95-foot height limit.
The subject property is located within a predominantly commercial area. However, there
are established single family and newer and proposed multi-family developments in close
proximity.
Based on existing uses within the surrounding area, staff considers the proposal to be
compatible with the neighborhood.
Compliant
if all
Conditions
are met
Parking: Adequate parking is, or will be made, available.
Staff Comment: See discussion under Findings Section 22.b.
Compliant
if all
Conditions
Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate
potential effects on the surrounding area.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 29 of 31
Heritage Apartments HEX Final
are met Staff Comment: See discussion under Findings Section 22.b,d.
Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall
be evaluated and mitigated.
Staff Comment: See discussion under Findings Section 22.b-d.
Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or
critical areas. Additional landscaping may be required to buffer adjacent properties from
potentially adverse effects of the proposed use.
Staff Comment: The proposal provides landscaping in all areas not occupied by buildings
and paving. See discussion under Findings Section 22.b,c.
I. RECOMMENDATIONS:
Staff recommends approval of the Site Plan, Conditional Use Permit, and Refuse and Recycle Modification for
the Renton Heritage Apartments, File No. LUA14-000933, SA-H, CUP, MOD as depicted in Exhibits 2 through
5, subject to the following conditions:
1. The applicant shall comply with the three mitigation measures issued as part of the Determination of
Non-Significance Mitigated, dated March 17, 2008 as modified by the SEPA Addendum issued on
August 18, 2014.
2. The applicant shall be required to record a Lot Line Adjustment, formal Lot Combination or Binding Site
Plan in order to ensure the proposed mixed use building is not built across property lines. The
instrument shall be recorded prior to building permit approval.
3. The applicant shall be required to submit a revised landscape plan to the Current Planning Project
Manager prior to building permit approval. The revised landscape plan shall depict the following:
specific detail for courtyard screening and furniture; an additional street tree along Main Ave S at the
southern portion of the site; and landscape planters to denote pedestrian entry points
4. The applicant shall be required to revise the parking plan to include the following: relocation of the
three northern most stalls located at grade along the alley and/or limit the stalls to back in parking only;
the provision of adequate ADA accessible parking stalls; and the provision of additional on-site stalls for
potential residential/restaurant employees and restaurant patrons in the amount of 10-20 stalls. The
plan shall include additional direct access stalls, in combination with tandem spaces (if utilized).
Alternatively, the applicant may provide parking off-site which could be subject to a joint parking
requirement. The revised parking plan shall be submitted to and approved by the Current Planning
Project Manager prior to building permit approval or construction permit approval whichever comes
first.
5. The applicant shall be required to submit a conceptual sign package which indicates the approximate
location of all exterior building signage (residential and commercial). Proposed signage shall be
compatible with the building’s architecture and exterior finishes. The conceptual sign package shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
6. The applicant shall be required to submit verification that a closure permit has been obtained and/or
demonstrates that no detectable unauthorized release has occurred or that unauthorized releases have
been cleaned up. This information shall be provided to the Current Planning Project Manager prior to
construction permit approval.
7. The applicant shall submit revised elevations which incorporate additional height for the first story of
the entire structure, to no less than 15-feet, and the use of a two-story entrance for the commercial
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 30 of 31
Heritage Apartments HEX Final
component at the corner of Main Ave S and S 2nd St. The applicant may also submit an alternative
solution which would provide additional natural light to the commercial use (both indoor and outdoor)
and achieves a more prominent architectural entrance at the corner of Main Ave S and S 2nd St. The
revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior
to building permit approval.
8. The applicant shall provide awning detail which depict additional appropriately-sized awnings along the
balance of the Main Ave S and S 2nd St ground level facades in order to provide weather protection and
emphasize the commercial aspect of the ground level. Awnings are required to accentuate the building
architecture and placed so as to avoid blocking window glazing as much as possible. The awning detail
shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
9. The applicant shall be required to provide bollards or a an alternative measure to reduce the potential
for vehicles to compromise the safety of patrons using the proposed outdoor seating area. The revised
site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval.
10. The applicant shall submit a final public art plan or an approved streetscape public improvement plan.
Additional streetscape amenities which may include ornamental bicycle racks, public refuse recepticles,
or use of small raised landscape planters which could also serve to provide informal seating at the
ground level. The preferred plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
11. The applicant shall submit revised elevations depicting added floor to ceiling window types for the
extension of the proposed retail space to the west along S 2nd St and south along Main Ave S to the
respective retail space entrance from the sidewalk. The revised elevations shall be submitted to and
approved by the Current Planning Project Manager prior to building permit approval.
12. The applicant shall submit a materials board subject to the approval of the Current Planning Project
Manager prior to building permit approval. Acceptable materials include a combination of brick,
integrally colored concrete masonry, pre-finished metal, stone, steel, glass, cast-in-place concrete, or
other high quality material. Full brick-sized material should be encouraged for at least the street level
façade to ensure durable materials are applied in high traffic pedestrian locations. Any non-brick
masonry finishes proposed at the ground level that may be accessible to humans should be anti-graffiti
coating applied to ensure easy removal of graffiti.
13. The applicant shall provde a lighting plan which complies with the Design District standards. The plan
shall indicate the location of exterior/ornamental lighting to be attached to the building, including
specifications and photo samples of the light fixtures. The lighting plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
14. The applicant shall submit bicycle parking detail demonstrating compliance with the bicycle
requirements outlined in RMC 4-4-080F.11.c for fixed structures. The bicycle parking detail shall be
submitted to and approved by the Current Planning Project Manager prior to building permit approval.
Should the applicant utilize ornamental bicycle parking along the streetscape those stalls shall be used
to offset the required number bicycle parking stalls.
15. The applicant shall provide a pavement design for Main Ave S and S 2nd St. The pavement design shall
be submitted to, and approved by, the Current Planning Project Manager prior to construction permit
approval.
16. The applicant shall be required to submit a recorded pedestrian easement in sufficient width (up to 4
feet) to construct street improvements behind the existing curb. The easement shall be submitted to
and approved by the Plan Reviewer prior to construction permit approval.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
RENTON HERITAGE APARTMENTS LUA14-000933, CU-H, SA-H, MOD
Report of September 9, 2014 Page 31 of 31
Heritage Apartments HEX Final
17. The applicant shall be required to dedicate up to 11 feet in order to construct alley improvements
adjacent to the existing alley. The dedication shall be submitted to and approved by the Plan Reviewer
prior to construction permit approval.
EXPIRATION PERIODS:
Site Plan Approval expires two (2) years from the date of approval. An extension may be requested pursuant to
RMC section 4-9-200.
Conditional Use Approval expires two (2) years from the date of approval. An extension may be requested
pursuant to RMC section 4-9-030.