HomeMy WebLinkAboutSR_HEX_2nd_&_Main_Apartments/The_Lofts_@_2nd_&_Main_080422�~ rJ
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Denis Law, Mayor
22. ''008
Fred Kaufman
HP.Frlrc Examiner
City of Renton
1055 South Grady Way
Rento.�. 'v'" asmngton 98057
Subject: 2nd & Main Mixed Use Apartments
LUA07-139, SA -H, CU -H, ECF
Dear Mr. Kaufman:
CITY*)F RENTON
Department of Community and
Economic Development
Alex Pietsch, Administrator
A nearing on the above -captioned project was held before you on April 15, 2008, Questions
regarding the justification for granting a substantial increase in density arose at that hearing. The
Preliminary Report to the Hearing Examiner erroneously cited out of date Comprehensive Plan
policies which did not provide adequate justification for such a density increase. In order to clarify
the record and to provide more precise justification for a density increase for this project Please
refer to the attached sheets which are copies of pages from the Preliminary Report to the Hearing
Examiner and which indicate deletions, additions and substitutions of Comprehensive Plan
objectives and policies.
The following Comprehensive Plan policies are additions to the text of the Preliminary Report to
11;r. IiFar ng Examiner for this project:
• Policy LU -124 Promote the timely and logical progression of residential development.
P!-ierity for ,higher density development s,hn[;l!+r n , . _ t- 'r .,t , � 1
infrastructure capacity and land located closer to the City s Lnba:i !
The proposed project would provide the initial catalyst for higher density development in
the downtown core area. (See page 9)
Policy LU -219 Projects in the Urban Center— downtown should achieve an urban
density and intensity of development that is greater than suburban neighborhoods.
Characteristics of urban intensity include no or little setbacks, taller structures, mixed
uses. structured parking, urban plazas and amenities within buildings.
The proposed project would built very close to the property line at all elevations,
incorporate mixed uses, provide passive and active amenities, and provide structured
parking. (See page 9)
Policy LU -227 Density bonuses up to 150 duiac may be granted within designated
areas for the provision of, or contribution to, a public amenity (e.g. passive recreation,
public art) or provision of additional structured public parking.
The project site, which is located at one of the gateways to the Urban Center —
Downtown area, lends itself to the placement of a prominent example of public art. It is
intended that such public art would be placed in the public right-of-way in front of the
chamfered corner of the proposed building (at the corner of South 2nd Street and Main
A', enUC- rc,,'h) The Renton Muricipal Arts Com! 1'Ss,r„ n, 1•
attends to Invest 11/o For Art Funds to leverage deveiupei
of art piece will be approved by both parties at later time (See pages a! d 0)
• Policy LU -235 Parking should be structured whenever feasible. Accessory surface
parking is discouraged. (See page 10)
1055 South Grady Way - Renton, Washington 98057
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Additionally, comments received from the City of Renton Parks Department request that the
landscape plan for this project be revised to show:
4 feet x 8 feet tree grates to match the remainder of the downtown area (tree grate "SP
Olympic Foundry with "Cl" tree grate frame — finished size 4 feet x 8 feet with length
parallel to street).
• Elimination of oat grass.
• Substitution of "Cumulus" Serviceberry, 2 inch caliper single stet i tor plawing Lilo y
Main Avenue South instead of Armstrong Maples
• Substitution of "Princeton" Sentry Gingko, 2 inch caliper for plantings along South 2"d
Street instead of Armstrong Maples.
Staff supports these proposed revisions to the landscape plans and recommends an additional
condition of approval:
Applicant shall revise the proposed landscape plans to eliminate oat grass; substitute "Cumulus"
Serviceberry (minimum 2 inch caliper single stem) for planting along Main Avenue South and
substitute "Princeton" Sentry Gingko (minimum 2 inch caliper) for planting along South 2r`Street.
In addition the applicant shall revise the landscape plan to indicate that 4 feet x 8 feet tree grates
will be installed to match the remainder of the downtown area (tree grate "SP" Olympic Foundry
with "Cl" tree grate frame —finished size 4 feet x 8 feet with length paral#el to street).
Please contact me at (425) 430-7382 if you have any questions.
Sinc�k �
i
Gerald C. Wasser
Associate Planner
Attachments
City of Renton Department of Com*y & Economic Development 9"I"inary Report to the Nearing Examiner
e" & MAIN MIXED USE APARTMENTS LUA07-739, SA -H, CU -H, ECF
PUBLIC HEARING DATE: APRIL 15, 2008 Page 5 of 13
2. Erosion Control shall be installed and maintained during construction in accordance with
the State Department of Ecology Erosion and Sediment Control Requirements as
delineated in the 2005 Storm Water Management Manual.
3, A Parks Mitigation Fee of $354.50 for each multi -family unit and shall be paid prior to
issuance of building permits. The project includes 101 multi -family units and the fee is
estimated to $35,804.50.
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.
5. A Transportation Mitigation Fee of $75.00 for each new trip attributed to the development
shall be paid prior to issuance of building permits. The project is expected to generate
1,042 new daily trips and the fee is estimated to be $75,150.
6_ A Fire Mitigation Fee of $388.00 for each multi -family unit and $0.52 per square foot of
commercial space shall be paid prior to issuance of building permits. The project
includes 101 multi -family units and 9,344 square feet of commercial area and the fee is
estimated to be $44,047.88.
7_ An avigation easement shall be provided and notification shall be provided to each tenant
through individual lease agreements.
4. STAFF REVIEW COMMENTS
Representatives from various city departments have reviewed the application materials to
identify and address site plan issues from the proposed development. These comments are
contained in the official file, and the essence of the comments have been incorporated into
the appropriate sections of this report and the Departmental Recommendation at the end of
the report.
CONSISTENCY WITH CONDITIONAL USE CRITERIA:
Section 4-9-030.G lists 11 criteria that the Hearing Examiner is asked to consider, along with
all other relevant information, in making a decision on a Conditional Use application. These
include the following:
(1)
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((� yy �-7O ��G k47139 Hexreport
CONSISTENCY WITH THE COMPREHENSIVE PLAN, ZONING CODE & OTHER
ORDINANCES:
The proposed use shall be compatible with the general purpose, goals, objectives
and standards of the Comprehensive Plan, the Zoning Ordinance and any other
plan, program, map or ordinance of the City of Renton.
(a) Comprehensive Plan Land Use Element
The subject site is designated Center Downtown (CD) on the City's Comprehensive
Plan Land Use Map. The intent of the "Center" designation is to create a balance of
land uses which contribute to the revitalization of downtown Renton and to reinforce
downtown Renton as the regional commercial district in the City. (Objectives -GT -.A -
and -E -T -ST
As such, the proposal to increase the residential density to 148.5 du/ac is consistent
with the policies established by the City's Comprehensive Plan.
City of Renton Department of Com*Y & Economic Development0-I'minary Report to the Hearing Examiner
2ND & MAIN MIXED USE APARTMENTS LUA07-139, SA -H, CU -H, ECF
PUBLIC HFA RWG DATE: APRIL 15, 2008 Page 6 of 13
,,'�-�L� Development and redevelopment of Center Downtown should strive
LU^
f for urban density and intensity of uses.
I�I �c- t"'The higher residential density of the proposal addresses the policy for intensity of
uses in the downtown area. The proposed density is 148.5 du/ac.
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(b) Zoning Code
The proposed use is located within the Center Downtown (CD) zoning designation.
The proposed building is an outright permitted use in the CD zone. However, the
proposed density of the residential component of the development would exceed the
outright permitted maximum density of 100 dulac of the zone. The density may be
increased up to 150 du/ac if the conditional use permit is approved. The applicant is
requesting approval of a Hearing Examiner Conditional Use Permit to increase the
density to 148.5 du/ac (101 units / 0.68 acres = 148.5 du/ac).
(c) Development Standards
The proposed multi family residential development has been designed to meet the
development standards established in the CD zone except for the permitted density.
However, The CD zone does allow a density increase up to 150 du/ ac subject to
approval of a Conditional Use Permit. To meet the maximum allowed density, 68
dwelling units would be permitted. This would be a reduction of 33 units. The
additional 33 units for a total of 101 units on the 0.68 acre site results in a net
density of 148.5 du/ac which is below the maximum permitted with a Conditional Use
Permit. The maximum of 150 du/ac on this site would allow up to 102 dwelling units,
The CD zone does not require setbacks and the proposed mixed use building would
be built close to the property line on all sides. While landscaping is not required in
the Downtown Core Area, landscaping will be included in the project to provide visual
interest and to screen parking garage walls. The proposed project is 69 feet, 10
inches in height which is well within the maximum 95 feet height limit for the CD
zone.
(2) COMMUNITY NEED:
There shall be a community need for the proposed use at the proposed location. In
the determination of community need, the Hearing Examiner shall consider the
following factors, among all other relevant information:
(a) The proposed location shall not result in either the detrimental over
concentration of a particular use within the City or within the immediate area of the
proposed use.
The proposed mixed use (multi family residential and commercial) development is
intended to 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 may be increased with
approval of this requested Conditional Use Permit. Located at one of the major
gateways to the City of Renton, this site lends itself particularly well to the proposed
use.
(b) That the proposed location is suited for the proposed use
LUA07-139 Hexreport
City of Renton Department of Com*Y & Economic Development *mioary Report to the Nearing Examiner
2"!° & MAIN MIXED USE APARTMENTS LUA07-939, SA -H, CU -H, ECF
PUBLIC HEARING DATE: APRIL 15, 2448 Page 9 of 93
with any one or more particular criterion may not be necessary or reasonable. These criteria also
provide a frame of reference for the applicant in developing a site, but are not intended to be
inflexible standards or to discourage creativity and innovation. The site plan review criteria include,
but are not limited to, the following".
(A) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES
``_C, a t \
The Comprehensive Plan Land Use Map designation for the project property is Center
Downtown (CD). The intent of the "Center" designation is to create a balance of land uses
which contribute to the revitalization of downtown Renton and to reinforce downtown Renton
as the regional commercial district in the City. (Objectives DT -A and DT -B)
The following Comprehensive Plan policies are applicable to the proposal:
Poficy OT -4. There .9h
The 2"" and Main Mixed Use Apartments is proposed as a combined multi -family residential
and commercial development. Future occupants will generate a demand for goods and
services lending to the redevelopment of the Downtown Core.
Peftcy Development and redevelopment of Center Downtown should strive for urban
density and intensity of uses.
The higher density of the proposal addresses the policy for intensity of uses in the downtown
area.
The at! &ite`and_
1 449-4owntown
u r ust s4rng-of-a ..sLary
-
Promote high quality residential living environments in all types of
neighborhoods.
The proposed multi -family component of the development is designed as an urban scale
project located within the Downtown Core of Renton. The proposal would include five stories
of stacked flats with two levels of structured parking-, the at -grade level includes structured
parking and retail commercial space).
LUA07-139 Hexreport
City of Renton Department of ComnRlllfty & Economic Development 0iminary Report to the Hearing Examiner
2N0 & MAIN MIXED USE APARTMENTS LUA07-139, SA-H, CU-H, ECF
PUBLIC HEARING DATE. APRIL. 15, 2008 Page 10 of 13
The subject site has adequate infrastructure in place and has been an area of redevelopment
focus for the City.
Policy EIV-1. Prevent development on lands where development would create hazards to
life, property or environmental quality.
The subject site is within a seismic hazard area but, when developed using appropriate
construction methods, would not create or suffer any significant adverse environmental
impacts.
1291joy 1211 -it '92- 44pin2LZa cent e of lan -eigeodAgging—
p k<=� LV y The project would provide 125 structured parking stalls located within the lower two levels of
the structure.
(B) CONFORMANCE WITH LAND USE REGULATIONS
The subject site is zoned Center Downtown (CD). The CD zone is established to provide for
a wide variety of uses including commercial, residential, entertainment and
personal/professional services.
The CD zone allows multi -family residential uses (at densities ranging between 25 and 100
dwelling units per net acre) and commercial retail as outright permitted. The proposed
project includes 101 multi family dwelling units on an 23,560 square foot (0.68 acre) site,
resulting in a net density of 148.5 dwelling units per net acre permitted with approval of a
Conditional Use Permit. It should also be noted that the proposed development promotes
the goals and policies of the City's Economic Development priorities for the City's Downtown
area.
Development Standards
The subject site is located in the "Downtown Core Area." Projects within the Downtown Core
Area are presently exempt from most development standards of the CD zone; including
parking requirements, setbacks, lot coverage and landscape requirements.
Lot Coverage — The footprint for the building will cover the majority of the site_ The total
building footprint is proposed to be 23,324 square feet. This generates a total building
coverage of 99 percent.
Setbacks /Landscaping — No minimum setbacks or landscape requirements are applied to
CD zoned properties in the Downtown Core Area. There is no maximum front yard setback
for buildings over 25 ft. in height. There is no required rear yard as the property abuts
commercially zoned property.
The proposed building is "U-shaped" to provide a common open area on the westerly (alley)
side. The easterly, northerly and southerly sides incorporate modulation to provide visual
interest. The easterly side incorporates recesses and bay windows to break up the building
massing. The northerly (South 2nd Street) and southerly facades have less undulation as
these are shorter spans.
The proposed street level landscaping utilizes street trees in four feet by six feet cut outs and
planted containers to highlight architectural features and create visual interest. The proposed
street trees, Armstrong Maples, along South 2'd Street and Main Avenue South are
appropriate to downtown development. Planted pots would be placed to denote pedestrian
entry points as well as vehicular entrance into the parking garage.
The level 2 courtyard garden would use a variety of tree and shrub planter boxes placed to
create varied residential gathering spaces and to provide privacy for adjacent residential
units. Plaza pavers would also be used to further define garden gathering spots. A group
barbecue, movable site furniture and a steel and fabric pavilion structure would also be used
to create flexible and comfortable outdoor spaces for residents and guests.
The preliminary landscape plan illustrates materials that would enhance the visual character
of the building.
LUA07-139 Hexreport