HomeMy WebLinkAboutHEX_Report_SR_Logan_Place_Development_200811_v1DEPARTMENT OF COMMUNITY
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SR_Logan_Place_Development_HEX_Report_200811_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: August 11, 2020
Project File Number: PR20-000150
Project Name: Logan Place Development
Land Use File Number: LUA20-000111, ECF, SA-H, MOD
Project Manager: Clark H. Close, Senior Planner
Owner: June Lu, 5050 240th Pl SE, Sammamish, WA 98029
Applicant/Contact: David Wu, dwudesign, 14632 14th Ave SE, Mill Creek, WA 98012
Project Location: 129 Logan Ave S, Renton, WA 98057 (APN 569600-0150)
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
'SEPA' Review and one (1) street modification for the construction of a three (3)
story apartment building with six (6) attached multi-family residential units. The
structure would have an overall building height of 31’-6”. The 5,000 sf parcel is
located within the Center Downtown (CD) zoning classification and Commercial &
Mixed Use (CMU) land use designation at 129 Logan Ave S. Access to the site
would be provided from Logan Ave S. A total of six (6) ground floor parking spaces
would be provided. Levels 2 and 3 would include three (3) two-bedroom units each
for a proposed density of 55 du/ac. The existing single family house and detached
accessory structures would be demolished and two (2) significant trees would be
removed. A street modification, from RMC 4-6-060, is being requested to reduce
the amount of required right-of-way dedication width from roughly 15’-6” to 4'-6"
to provide a 12-foot wide sidewalk width behind the vertical curb. The site is
located within the Wellhead Protection Area Zone 1 and a High Seismic Hazard
Area. There appears to be no other critical areas located on site. The applicant is
proposing to start construction in March of 2021 and the estimated completion
date is October of 2021.
Site Area: 0.11 acres
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 2 of 37
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B. EXHIBITS:
Exhibits 1-17: As shown in the Environmental Review Committee (ERC) Report
Exhibit 18: Staff Report to the Hearing Examiner
Exhibit 19: On Hold Letter, dated June 15, 2020
Exhibit 20: Off Hold Letter, dated July 7, 2020
Exhibit 21: Renton School District Response Letter
Exhibit 22: Determination of Non-Significance – Mitigated
C. GENERAL INFORMATION:
1. Owner(s) of Record: June Lu, 5050 240th Pl SE, Sammamish, WA 98029
2. Zoning Classification: Center Downtown (CD)
Urban Design District A
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Single Family
5. Critical Areas: Wellhead Protection Area Zone 1 and a High Seismic
Hazard Area
6. Neighborhood Characteristics:
a. North: Single-family – Center Downtown (CD) Zone and Commercial & Mixed Use
Comprehensive Plan Land Use Designation
b. East: Office(Chase Bank, Musicians Hall) – Center Downtown (CD) Zone and Commercial &
Mixed Use Comprehensive Plan Land Use Designation
c. South: Retail (Restaurant – El Kiosko) – Center Downtown (CD) Zone and Commercial & Mixed
Use Comprehensive Plan Land Use Designation
d. West: Educational Institution (Renton High School) – Center Downtown (CD) Zone and
Commercial & Mixed Use Comprehensive Plan Land Use Designation
7. Site Area: 0.11 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Incorporation Annexation A-00-000 0 09/06/1901
E. PUBLIC SERVICES:
1. Existing Utilities
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 3 of 37
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a. Water: Water service will be provided by the City of Renton. There is an existing 10-inch water main
in Logan Ave S that can deliver a maximum flow rate of 3,200 gallons per minute (GPM).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch gravity wastewater
main flowing south to north in Logan Ave S.
c. Surface/Storm Water: There is an existing 24-inch stormwater main conveying south to north on the
west side of Logan Ave S. There is no existing on site stormwater conveyance system.
2. Streets: Logan Ave S is classified as a Minor Arterial street. Existing right-of-way (ROW) width, according
to the King County Assessor Map, is 60 feet. There is an existing sidewalk (approximately five feet (5’)
wide) and planting strip (approximately two feet (2’) wide) along the property frontage.
3. Fire Protection: Renton Regional Fire Authority (RRFA).
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120B: Development Standards for Commercial Zoning Designations
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May 11,
2020 and determined the application complete on May 21, 2020. The project was placed on hold on June
15, 2020 (Exhibit 19) and taken off hold on July 7, 2020 (Exhibit 20). The project complies with the 120-
day review period.
2. The project site is located at 129 Logan Ave S, Renton, WA 98057 in the City Center Community Planning
Area (Exhibit 3).
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 4 of 37
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3. The project site is currently developed with a single-family residence near the center of the property and
a detached garage near the northwest corner of the lot (Exhibit 2).
4. Access to the site would be provided via Logan Ave S.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Center Downtown (CD) zoning classification and within Urban Design District
‘A’.
7. There are approximately three (3) significant trees located on-site, of which the applicant is proposing to
retain a total of one (1) tree.
8. The site is mapped within Wellhead Protection Area Zone 1 and the area contains High Seismic Hazards.
9. Approximately 150 cubic yards of material would be cut on-site and approximately 50 cubic yards of fill is
proposed to be brought into the site (Exhibit 12).
10. The applicant is proposing to begin construction in March of 2021 and end in October of the same year.
11. Staff received no public comment letters.
12. Staff received three (3) agency comments from Puget Sound Clean Air Agency Comments (Exhibit 14),
State of Washington Department of Ecology (Exhibit 15) and Duwamish Tribe (Exhibit 16). To address
agency comments the following report contains analysis related to clean air regulations, surrounding
Model Toxics Control Act (MTCA) confirmed and suspected contaminated sites, and planting three trees
or more on the project site.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
July 13, 2020 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Logan Place Development (Exhibit 22). The DNS-M included two (2) mitigation
measures. When the DNS-M becomes appealable, the appeal period will be 14 days. No appeals of the
threshold determination have been filed as of the date of this report.
14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Investigation, prepared by Cobalt Geosciences, dated February 27, 2020, and future
addenda.
2. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found,
all construction activity shall stop and the owner/developer shall immediately notify the City of
Renton planning department, concerned Tribes’ cultural committees, and the Washington State
Department of Archeological and Historic Preservation.
15. 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 (Exhibit 17).
16. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The proposal is
consistent with the following goals and policies if all conditions of approval are met:
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 5 of 37
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Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
17. Zoning Development Standard Compliance: The purpose of the Center Downtown Zone (CD) is to provide
a mixed-use urban commercial center serving a regional market as well as high-density residential
development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and
recreation and entertainment uses. The proposal is compliant with the following development standards,
as outlined in RMC 4-2-120.B, if all conditions of approval are met:
Compliance CD Zone Develop Standards and Analysis
Use: Attached dwellings – Flats.
Staff Comment: The applicant proposes to provide attached dwellings – flats
(apartments) as a new three (3) story building. RMC 4-2-060 Zoning Use Table allows
attached dwellings – flats in the CD zone subject to RMC 4-2-080.A.6 (Condition #6)
which states: Standalone residential buildings are permitted in the CD Zone outside of
the Downtown Business District, provided residential amenity space and/or lobby space
is provided on the ground floor along the street frontage;.
The applicant proposes one (1) apartment building with attached multi-family dwelling
units where residents live in private units that are attached to one or multiple dwelling
units by one or more common roof(s), wall(s), or floor(s) within a building (Exhibits 6-
8). The ground floor of the building would be used as an approximately 285 square foot
lobby with amenity space. An elevator and stairs would be located within the structure
and would be accessible after entering the building or from the lobby. The ground floor
includes a single stainless steel door with a metal canopy and a fire sprinkler riser room
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 6 of 37
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door facing Logan Ave S. See FOF 18 Ground-Level Details for recommended conditions
of approval related to pedestrian orientation features for the ground floor.
Density: The density range permitted in the CD zone is a minimum of 25.0 up to a
maximum of 100.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements. The minimum density requirements shall not apply to the subdivision
and/or development of a legal lot 1/2 acre or less in size as of March 1, 1995. Density
may be increased to 150 dwelling units per net acre subject to Administrative
Conditional Use approval. An assisted living bonus of 1.5 times the maximum density
may be allowed subject to conditions of RMC 4-9-065.
Staff Comment: The net area of the property is 4,775 square feet or 0.11 acres after 225
square feet of right-of-way dedications along Logan Ave S. The proposed addition would
replace the existing single family dwelling unit with six (6) apartment style units. The
proposed attached dwelling units on the subject property would result in net density of
55 dwellings units per net acre (6 units / 0.1096 acres = 54.7 du/ac rounded up to the
nearest whole number). Therefore, the proposal complies with the density range
permitted in the CD zone.
Lot Dimensions: There are no minimum lot size, width, or depth requirements in the
CD zone.
Staff Comment: The proposal does not propose to alter any lot lines beyond the required
right-of-way dedication along Logan Ave S.
Setbacks: There is no minimum front yard setback. The maximum front yard setback is
15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum secondary front yard setback. The maximum secondary front yard setback is
15 feet for that portion of the building that is 25 feet or less in height. There is no
minimum rear yard setback, unless the lot abuts a lot zoned residential, then there
shall be a 15-foot landscaped strip or a 5-foot wide sight-obscuring landscaped strip
and a solid 6-foot high barrier used along the common boundary. There is no minimum
side yard setback.
Staff Comment: With the required 4.5-foot frontage dedication along Logan Ave S to
accommodate the 12-foot wide sidewalk (see FOF 19 and FOF 21), the building will have
an 8-foot front yard setback. The rear yard would have a 15-foot setback. Side yards
include a modulated 6-inch to 6-foot setback on the south side and 6-foot setback on
the north side. No residential zones are abutting the subject property to require a
landscape strip or barrier along the common boundaries. The proposed structure
complies with all setbacks of the CD zone.
Building Standards: There is no maximum building coverage requirement in the CD
zone. The maximum building height permitted is 95 ft., except when abutting a
residential zone, then the maximum height is 20 feet more than the maximum height
allowed in the abutting residential zone.
Staff Comment: The proposed building would have a footprint of 3,067.35 square feet
on the 4,775 net square foot site resulting in a building lot coverage of approximately
64 percent (3,067.35 sf / 4,775 sf = 64.25 percent rounded down to the nearest whole
number).
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 7 of 37
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No residential zones abut the subject property. The tallest point of the proposed
building is 31’-6” measured at the first finished floor to the top of the parapet (Exhibit
6). The subject property is located within an Airport Influence Area and Traffic Pattern
Zone (Zone 6) for the Renton Municipal Airport. The nearest airport height restriction
contour is 162-feet. The ground elevation of the site is approximately 36-feet. The result
would be an airport height restriction of 126-feet. Based on the provided elevations the
proposed building would be well under the airport height restriction.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: The applicant’s submitted landscape plan (Exhibit 5) provides for the
preservation of one (1) existing tree and planting three (3) new street trees in 4x4 tree
grates abutting the sidewalk curb and three (3) new 2” caliper vine maple trees near
the northeast corner of the property. The conceptual landscape plan illustrates
materials that would be used to enhance the visual character of the building, including
an entry courtyard with a rectangular planter box for seasonal plants and flowers
between the building and the sidewalk, thereby improve the pedestrian experience
along the sidewalk. Although the parcel is located just outside of the City’s Downtown
Business District (50 feet), the applicant is requesting a street modification to reduce
the amount of right-of-way dedication in an effort to provide a wider sidewalk and tree
grates as required by the City’s Downtown Streetscape Design Standards and
Guidelines. For aesthetic consistency, staff recommends as a condition of approval, the
applicant submit revised landscape plans with sidewalk paving and street tree grate
details that are consistent with a mixed-use street in the City’s adopted Downtown
Streetscape Design Standards and Guidelines. The revised landscape plan shall be
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 8 of 37
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reviewed and approved by the Current Planning Project Manager prior to construction
permit issuance.
No parking is proposed between the street and the building. At-grade uncovered
parking (2 parking spaces) is proposed west of the building within the west property
line and the building located 15 feet from the west property line. The applicant proposes
foundation level landscaping (trees and mulch) along the building’s north elevation and
mulch along the building’s south and west elevations (not occupied by the building
footprint or uncovered paving area). In order to screen the uncovered parking area,
staff recommends as a condition of approval, the applicant provide vertical shrubs
between the uncovered paving area and the west property line in order to screen the
parking area. The revised landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to construction permit issuance.
The applicant would be required to submit a Detailed Landscape and Irrigation Plan
with the building permit submittal that provides location, size, quantity, planting
details, and other applicable items as set forth in the RMC 4-8-120 submittal
requirements.
The applicant’s utility plan (Exhibit 10) proposes a new fire hydrant at the southeast
corner of the property within 50 feet of the building’s fire sprinkler system fire
department connection.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant proposes to remove two (2) non-significant trees and
other onsite landscaping located on the parcel. The existing landscaping would be
replaced with the proposed building, there (3) new trees and mulch ground cover. The
subject property contains one (1) significant deciduous tree in fair condition (Tree #3)
at the northwest corner of the lot that would be retained as part of the current proposal.
This results in tree retention that exceeds the minimum 10 percent tree retention
requirement.
Compliant if
Condition of
Approval is
Met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 9 of 37
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building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The applicant did not provide sufficient details of roof or surface
mounted equipment and/or screening identified for such equipment with the land use
application. Therefore staff recommends as a condition of approval, the applicant
submit a separate detailed plan set identifying the location and screening provided for
all surface and roof top utility/mechanical equipment with the building permit
application. The plan set shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
In addition, if the electrical vault is located between the building and street, staff is
recommending that the electrical vault be placed underground and be subject to the
City’s adopted Downtown Streetscape Design Standards and Guidelines.
Compliant if
Condition of
Approval is
Met
Refuse and Recycling: In multi-family developments a minimum of 1 ½ square feet per
dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet
per dwelling unit is required for refuse deposit areas. A total minimum area of eighty
(80) square feet shall be provided for refuse and recyclables deposit areas. There shall
be a minimum of one refuse and recyclables deposit area/collection point for each
project. There shall be at least one deposit area/collection point for every thirty (30)
dwelling units.
Staff Comment: Based on the proposal for a total six (6) residential units, 27 square feet
of refuse and recycle area is required. The proposal includes a 75 square foot area
dedicated to refuse and recycle which is less than the required minimum area of eighty
(80) square feet for refuse and recyclables deposit areas in a multi-family development.
Therefore staff recommends as a condition of approval, the applicant submit a revised
floor plan that provides a minimum trash collection area of eighty (80) square feet or
formally request a modification from refuse and recyclables deposit area requirements.
The updated floor plan or modification shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
Compliant if
Condition of
Approval is
Met
Parking: All parking shall be provided in the rear portion of the yard, with access taken
from an alley, when available. Parking shall not be located in the front yard, nor in a
side yard facing the street nor rear yard facing the street. Parking may be located off-
site or subject to a joint parking requirement. Parking regulations in the center
downtown zone require a minimum and maximum of 1 per unit.
Standard structured parking stall dimensions are 8’-4” feet by 15 feet, compact stall
dimensions are 8 ½ feet by 16 feet for surface stalls and 7 ½ feet by 12 feet.
Staff Comment: The following ratios would be applicable to the site:
Use # of residential
units
Ratio Required Spaces
Attached dwellings 6 Min/Max: 1 space
/ residential unit
Min/Max: 6
Based on the proposed uses, a minimum and maximum of 6 parking spaces would be
required in order to meet code. The applicant proposed a total of six (6) parking spaces
onsite (3 standard stalls, 2 compact stalls and 1 ADA stalls). The project site is in very
close proximity to the Renton Transit Center (approximately 170 feet) and a wide range
of shopping options are within easy walking distance of the site which is ideal for
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 10 of 37
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tenants without vehicles. The proposal complies with the parking ratios of the code and
dimensional standards for the parking stalls located within the structured parking
garage.
Bicycle Parking: The number of bicycle parking spaces shall be equal to one-half (0.5)
bicycle parking space per one dwelling unit.
Bicycle parking shall be provided for secure extended use and shall protect the entire
bicycle and its components and accessories from theft and weather.
Staff Comment: The applicant is proposing a 5-stall bicycle rack on the ground floor
within the paved parking garage. The proposed site plan complies with the minimum
number of bicycle parking spaces required for the six (6) unit apartment building.
Compliant if
Condition of
Approval is
Met
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No retaining walls are proposed. The applicant’s landscape plan and
color rendering (Exhibits 5 and 7) identify a two foot (2’) tall brick wall located in front
of the buildings’ entry. The two walls and planter boxes create an entry courtyard
between the front door and Logan Ave S. The brick wall provides safety and privacy for
residents of the development. Staff recommends as a condition of approval, the
applicant submit a courtyard wall detail with the building permit application. Wall
material shall be made of high quality material that complements the architecture of
the building. Wall details shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
18. Design District Review: The project site is located within Design District ‘A’. The following table contains
project elements intended to comply with the standards of the Design District ‘A’ standards and guidelines,
as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 11 of 37
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Compliant if
Condition of
Approval is
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 over half of the site with larger
setbacks in the front and rear yards. The proposed building massing would be
rectangular shape with a courtyard in the front and an uncovered parking area behind
the building. A vehicle access driveway would be located on the northeast corner of
the site. The proposed design includes the availability of natural light into the building
as well as natural sunlight to both the outdoor common spaces and the residential
units above. However, the absence of natural light is limited for the building’s ground
floor. The proposed indoor areas along the east elevations would benefit from the
availability of additional natural light. This objective could be met with an increase in
height of the ground level and the addition of windows in the staircase.
Therefore, staff recommends a condition of approval requiring the applicant submit
revised building elevations which incorporate an additional building height of no less
than eleven feet (11’) for opportunities of additional ground-level glazing along the
ground floor. The revised elevations shall be submitted to, and approved by, the
Current Planning Project Manager prior to building permit approval. In addition, see
FOF 19, Site Plan Review.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The building addition is oriented to Logan Ave S and contains an entry
and weather protection windows.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: See comment above.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: No residential uses are proposed at the street level.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
Condition of
Standard: A primary entrance of each building shall be located on the façade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements.
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 12 of 37
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Approval is
Met
Staff Comment: The primary entrance to the building would be from Logan Ave S
frontage. As shown on the building elevations (Exhibit 6), the entrance is located
between the fire sprinkler riser room and the parking garage entrance. A metal canopy
sits above the stainless steel entry door. The entrance is visible from the street and abuts
the courtyard in front of the building. The courtyard is connected to the sidewalk and
includes planter boxes with seasonal plants and flowers (Exhibit 5). A small rectangular
window is located along the side or south of the entry door. The primary entrance door
is no bigger than a typical door found on a multi-family unit. A larger front
entrance/door with large amounts of glazing and ornamental lighting would increase
the prominence of the entrance and provide human-scale elements along the
pedestrian frontage. Therefore, staff recommends a condition of approval, requiring the
applicant submit a revised east elevation which includes a wider and taller primary
entry. The revised east elevation shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
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 comments above and See FOF 18 Ground-Level Details for
recommended conditions of approval.
Compliant if
Condition of
Approval is
Met
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: The main entrance is centrally located along the eastern (Logan Ave S)
façade of the structure and proposed to be marked with signage and a 6-foot wide
canopy providing overhead weather protection.
Currently the height of the bottom of the canopy is shown between 8’-6” and 9’-0”
above grade. Increasing the height of the ground floor and entry canopy would serve to
emphasize the project’s taller ground floor base, as well as ensure added clearance for
pedestrians passing under it from tenants in the courtyard. Therefore, staff
recommends a condition of approval requiring the building’s canopy along the eastern
façade to be increased to a height of no less than nine (9) feet at the bottom of the
canopy. Depending upon the final design, the canopy width may need to be enlarged to
help emphasize a taller ground floor height at the entrance. The revised building
elevations shall be submitted to, and approved by, the Current Planning Project
Manager prior to building permit approval.
Staff has recommended the applicant submit revised elevations with additional building
height (an increase of 1’-6”) for opportunities of additional ground level glazing along
the ground floor which would serve to enhance the natural light to the ground floor (see
discussion above). The recommended condition would also serve to amplify the entry.
In addition, see FOF 18 Ground-Level Details.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: The building entry from the parking garage is subordinate to the
primary entry from the street.
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 13 of 37
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Standard: Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: See discussion above.
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.
Staff Comment: Not Applicable. There is only one building proposed at this location.
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.
Staff Comment: Not applicable. No ground floor residential units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The building addition includes modulation and step-backs on the south
elevation of the building that provides a separation from future development on the
abutting parcel to the south and reduces the overall bulk and scale. The separations and
proposed setbacks allow solar exposure to the abutting neighbors and provides some
visual interest.
The applicant is proposing 12” wide decorative trim between each floor and a 30” wide
parapet along the roof line to divide the building into smaller increments and further
reduce apparent bulk and scale.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 14 of 37
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Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
Compliance
not yet
demonstrated
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant
use.
Staff Comment: Service element locations were not provided in the submitted plans.
The applicant would be required to design and locate all service elements to minimize
the impacts on the pedestrian environment and adjacent uses and where they are
accessible to service vehicles and convenient for tenant use.
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: Garbage and recycling collection area would be located within the
parking garage (near the back half of the lot) and enclosed on all sides.
Compliance
not yet
demonstrated
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
some combination of the three (3).
Staff Comment: The applicant would be required to use masonry, ornamental metal or
wood, or some combination of the three (3) for all service enclosures.
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: Not applicable. See comment above.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
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.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 15 of 37
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b. A building and the side property line (when on a corner lot).
Staff Comment: All parking would be located either within or behind the building on the
ground floor. No surface parking would be located between the building and the front
property line. The subject parcel is not a corner lot. Building parking would be obscured
from public view from Logan Ave S by the proposed new building overtop of the paved
surface parking area.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: See comment above.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: At grade parking, below the residential units, is located behind the
lobby on the first floor and would provide space for other uses along the street frontage
of Logan Ave S.
Standard: The entire façade must feature a pedestrian-oriented façade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: The building and parking is setback approximately eight feet (8’) from
the sidewalk and the front setback area features a courtyard with landscaping.
Standard: Public facing façades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: The building façade is articulated with trim and other architectural
elements. See FOF 18, Design District Review: Building Materials.
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: The entry to the parking is located to the side of the building at the
northeast corner.
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 16 of 37
SR_Logan_Place_Development_HEX_Report_200811_v1
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: The parking at grade is screening from view with landscape treatment
and the proposed building.
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: The proposed parking under the building complies with the setback
requirements of the CD zone.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: Access to the site would be from a parking garage entrance via Logan
Ave S. No alley access or side streets are available to access the interior lot.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: Only one parking garage entrance is proposed at the northeast corner
of the lot to reduce the number of pedestrian and vehicle interactions.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 17 of 37
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promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The proposed building would result in near full build out to the property.
Pedestrian connectivity would occur within the building’s interior. The building’s entry
is connected via a courtyard with brick paving, approximately 23 feet wide, to the public
sidewalk.
N/A
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building façade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: Not applicable. The size of the parking structure (6 stalls all located in
a line) is not large enough to warrant pathways within the parking area.
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').
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 18 of 37
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Staff Comment: In order to comply with the City’s street standards (see FOF 19 and FOF
21), the applicant would dedicate frontage to accommodate a public 12-foot wide
sidewalk along the property’s Logan Ave S frontage.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Not applicable.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual.
Such facilities shall be counted towards no more than fifty percent (50%) of the
required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
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Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 19 of 37
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v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away
from hazardous areas such as garbage dumpsters, drainage facilities, and
parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas
or passive use areas containing landscaping and fencing sufficient to create
a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: The applicant proposes 6 dwelling units which is less than the required
10 units to require common open space. However, the applicant has proposed to
provide common open space in excess of 50 sf per unit. The landscape and floor plans
(Exhibits 5 and 8) detail open space and recreation areas of approximately 184 square
feet within the outdoor courtyard and approximately 285 square feet within the interior
ground floor lobby area. The ground floor amenity areas include a table and chairs. The
proposed common open spaces exceed minimum quantity requirements if they were
required.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 20 of 37
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d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
Staff Comment: Not applicable. The building does not provide over thirty thousand
(30,000) square feet of nonresidential uses.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: Not applicable.
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 21 of 37
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N/A
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: Not applicable.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
Staff Comment: Not applicable.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building 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 façades shall include modulation or articulation at intervals of no
more than forty feet (40').
Staff Comment: The general building dimensions are 43 feet wide by 84’-6” long. The
south facing building façade includes up to 6 feet (6’) of building modulation and upper
stories include covered decks/balconies. Articulation is provided on each façade at
intervals of less than 40 feet via glazing, metal railings, trim band, and a heavy roof cap
as an architectural element.
Compliant if
Condition of
Approval is
Met
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: The modulation provided along the south elevation is restricted in
height by the 9’-6”height of the ground floor. Staff has recommended the applicant
submit revised elevations with additional building height for building variety
opportunities along the ground floor. To improve the building character and massing,
staff is recommending that the applicant provide at least one (1) building modulation
at a minimum of two feet (2') in depth and eight feet (8') in width along the eastern and
northern façades.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (illustration in District B, below); or provide an additional special feature such
as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: Not applicable.
b. Ground-Level Details:
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 22 of 37
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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.
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: The applicant has proposed human scale elements including landscape
features, storefront entry doors, windows, and façade overhang at the primary
entrance. According to the building elevations, the siding for the exterior of the building
would consist of typical panel siding. Architectural elements including entrance weather
protection and contrasting trim materials between building stories.
Compliance
not yet
demonstrated
Standard: On any façade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The applicant is proposing only about nine percent (9%) transparency
along the front façade and the same amount of transparency between 4 feet and 8 feet
above ground. Staff has recommended the applicant submit revised elevations with
additional building height (an increase of 1’-6”) for opportunities of additional ground
level glazing between 4 feet and 8 feet on the front facing façade.
Standard: Upper portions of building façades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be 50
percent.
Staff Comment: Upper level windows are proposed to contain clear gazing.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Staff Comment: Not applicable.
N/A
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Not applicable.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted or reflective glazing is proposed.
Compliant if
Condition of
Approval is
Met
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building façades and retaining
walls) is considered a blank wall if:
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a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on the north elevation (Exhibit 6), a blank wall is located
along the ground floor. The landscape plan indicates the applicant is proposing mulch
ground cover and two (2) trees along the east third of the north building elevation. In
order to treat the untreated blank wall visible from Logan Ave S, staff is recommending
that the application include a metal green screen or similar to be located in this area.
The revised landscape plan shall be reviewed and approved by the Current Planning
Project Manager prior to building permit issuance.
As shown in the east elevation (Exhibit 6), building signage is proposed along the ground
floor as a treatment to the wall visible from Logan Ave S. A high quality sign or artwork,
such as bas-relief sculpture, mural, or similar would improve the other architectural
detailing and design of the building.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: The applicant is proposing a seating area with special paving and
seasonal planting at the building entrance along Logan Ave S. Staff recommended that
the applicant provide a metal green screen or similar across the ground floor of the
north elevation. If the applicant finds that landscaping would not be suitable due to
limited natural light the climbing plants would receive, equivalent treatment would
include artwork clerestory glazing, or other architectural detailing approved by the
Current Planning Project Manager.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Compliant if
Condition of
Approval is
Met
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;
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Logan Place Development
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c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The proposed addition contains a roof profile with an extended heavy
parapet that reflects the urban nature of the CD zone, compliments the architecture of
the building, and provides visual interest that meets the intent of the roof line design
criteria. In order to comply with building roof line guidelines, staff is recommending that
the applicant provide one (1) additional roof element that breaks up the massiveness of
uninterrupted roof line. The revised building elevations shall be reviewed and approved
by the Current Planning Project Manager prior to construction permit issuance.
Compliant if
Condition of
Approval is
Met
Standard: Roof mounted mechanical equipment shall not be visible to pedestrians.
Staff Comment: Staff recommended the applicant submit a separate detailed plan set
identifying the location and screening provided for all surface and roof top
utility/mechanical equipment with the building permit application.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of 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.
Staff Comment: All materials continue on all sides and include consistent detailing.
Compliant if
Conditions of
Approval are
Met
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The building contains a combination of durable panel siding, decorative
trim banding, doors, windows, and deck railing. The applicant is proposing architectural
wood panels with a 1” metal inset 7” apart. The color proposed is dark gray for 2” metal
trim and wood fine grain for back panel (Exhibit 7). To provide a level of material
variation that is commensurate with the size and scale of the building, staff
recommends as a condition of approval, the applicant submit revised elevation sheets
with the building permit application that incorporates at least one (1) additional high
quality cladding material. The revised elevations shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval. To ensure the
exterior cladding is made from quality materials, staff recommends as a condition of
approval, the applicant submit a materials board providing sample materials and colors
for the building exterior cladding. The materials board shall be submitted with the
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building permit application for review and approval by the Current Planning Project
Manager prior to permit approval.
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: See comment above.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: See comment above.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: Not applicable.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: Not applicable.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See comments above.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
Condition of
Approval is
Met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-lighting
and decorative street lighting.
Staff Comment: No lighting was provided at the time of land use submittal. Therefore,
staff recommends as a condition of approval, the applicant submit a pedestrian-scale
lighting plan that provides adequate lighting levels in pedestrian areas and also creates
visual interest of the building. The lighting plan shall be reviewed and approved by the
Current Planning Project Manager prior to construction permit issuance.
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 comments above.
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-
City of Renton Department of Community & Economic Development
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075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or
decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See comments above.
19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CD
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications
compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing
would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance
with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements
intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
Condition of
Approval is
Met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 18, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The applicant is proposing to access the ground level parking via a
single curb cut from Logan Ave S. Site improvements include a new 12-foot wide
sidewalk along Logan Ave S and an at grade entrance point at the center of the lot.
Storefront door and weather protection result in an enhanced pedestrian experience.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: The proposed refuse and recycle area is located within the structure
along the northern portion (top) of the site to avoid having the trash room highly visible
from the public, resulting in limited view impacts to neighbors and passersby. See FOF
17, Zoning Development Standard: Screening.
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Logan Place Development
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Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: There are no territorial views for which to maintain visual accessibility
with the exception of potential views. Staff received no comments from adjacent
properties regarding views.
The proposed structure would establish new territorial views to the north as well as
potential visual access to Mt. Rainier to the south.
Landscaping: Using landscaping to provide transitions between developments and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: The applicant proposes new landscaping along the building base on the
Logan Ave S frontage in addition to new street trees. See discussion under FOF 17,
Zoning Development Standard: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore staff
recommended that a lighting plan be provided at the time of building permit review
(See Lighting discussion under FOF 18, Design District Review: Lighting).
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The building addition provides privacy and noise reduction as it is
stepped back from Logan Ave S. The exterior common spaces are located adjacent to
the public right-of-ways. There are also no occupied roof decks above the ground level
that could project noise over the adjacent buildings to the larger area. All noise from
exterior common spaces at ground level would be limited and contained by hardscape
and landscape features such as planter boxes, trees and a canopy.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The proposed building massing would be rectangular shaped with an
outdoor courtyard and a vehicle access driveway located on the northeast corner of the
site. This design would provide the maximum amount of natural sunlight to both the
outdoor common spaces and the residential units above.
Revisions to the entrance canopy, exterior lighting elements, and the provision of
certain streetscape elements along Logan Ave S are recommended to be used to
reinforce the pedestrian scale and orientation of the ground floor frontage (see FOF 18:
Design District Review). If all recommended conditions of approval are met the
building's ground floor street frontage would be visually distinct from the upper floors
of the building to create a well-defined, pedestrian-scaled base.
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.
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Staff Comment: Limited cutting and filling is proposed on the site as it is virtually flat
(Exhibit 4). Most of the existing vegetation on this portion of the subject property will
be removed, however, the development would result in additional street trees and new
ground level landscaping. Landscaping on the existing Merrill Gardens property that
includes seasonal plants and flowers and three (3) vine maple trees.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: The applicant is proposing to place most of the parking at grade below
the first and second floors. The site is located in Wellhead Protection Zone 1. Areas
within the Zone 1 designation are lands situated between a well or wellfield owned by
the City and the 365-day groundwater travel time contour. Given that the project is with
the City’s Aquifer Protection Zone 1, infiltration devices are not allowed.
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. Landscaping should be consistent with
RMC 4-4-070.
Staff Comment: See FOF 17, Zoning Development Standard: Landscaping.
Compliant if
Conditions of
Approval are
Met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: Access to the site is proposed via a single entry to the structured parking
via Logan Ave S. The proposal promotes safe and efficient circulation through a single
access point.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The existing building and proposed addition is built out to the public
sidewalk and therefore internal circulation to the site is limited.
Due to the heavy foot and vehicle traffic in the area of the proposed building, it is
expected that the covered garage could be an attractive target to auto thieves and
prowlers. Therefore, staff recommends as a condition of approval, the applicant provide
a lighting/safety plan which includes the following: lighting within the covered garage
during all hours to help deter incidents of crime and suspicious activity. The
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lighting/safety plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit approval.
See Location and Consolidation discussion above and Pedestrian discussion below.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Loading and delivery would be available from Logan Ave S. Onsite
loading and delivery access would be provided in the parking garage from Logan Ave S.
A potential area for loading and delivery could be behind the building in the uncovered
paved area. No information or stripping was designated for loading and delivery onsite.
If a separate loading and delivery area from parking and pedestrian areas is proposed
onsite, the applicant may include the loading and delivery area details with the civil
construction plan for review.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Access to the transit center located approximately one (1) block south
at 219 Burnett Ave S is provided via public sidewalk.
Per RMC 4-4-080.F.11.a bicycle parking spaces are required at one-half (0.5) bicycle
parking space per one dwelling unit. The proposal contains six (6) units; therefore, a
minimum of three (3) bicycle parking stalls shall be required for the residential units.
The applicant is proposing to provide a bicycle rack within the parking garage with the
capacity for five (5) bicycle parking spaces to comply with bicycle parking requirements.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The applicant would provide new 12-foot wide sidewalks and street
trees in grates along the property’s Logan Ave S frontage. In addition, see FOF 18,
Design District Review Compliance.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: Elevated open spaces would be provided in exterior along the south
elevation. Interior common spaces would include a lobby. See FOF 18, Design District
Review: Recreation Areas and Common Open Space.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: Existing view corridors should not be impacted. New views may be
possible from the upper story of the building. The public access requirement is not
applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: There are no natural systems located on site with the exception of
drainage flows. See Drainage discussion below.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
City of Renton Department of Community & Economic Development
Logan Place Development
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Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. A Fire Impact Fee, based on $964.53 per unit would be
applicable to the proposal. This fee is paid at time of building permit issuance. Fees may
increase in 2021.
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 (Exhibit 21). Except for the
high school students, any new students from the proposed development would be
bussed to their schools. The elementary bus stop is located approximately 0.12 miles
from the project site at Logan Ave S at Renton High School [NW]. The middle school bus
stop is located approximately 0.17 miles from the project site at Logan Ave S at S Tobin
St [SE]. The proposed project includes the installation of frontage improvements along
Logan Ave S frontage, including sidewalks. All students would walk north along Logan
Ave S either the high school or the bus stops located on Logan Ave S. There are existing
sidewalks along Logan Ave S.
A School Impact Fee, based on new multi-family dwelling units, will be required in order
to mitigate the proposal’s potential impacts to the Renton School District. The fee is
payable to the City as specified by the Renton Municipal Code. Currently the fee is
assessed at $2,455.00 per multi-family unit.
Parks: A Park Impact Fee would be required for the future dwelling units. The current
Park Impact Fee is $2,676.89 (Multi-family: 5 or more units). The fee in effect at the
time of building permit application is applicable to this project and is payable at the
time of building permit issuance.
Water and Sewer.
Staff Comment: 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
2,000 gpm. There is an existing 10-inch water main in Logan Ave S that can deliver a
maximum flow rate of 3,200 gallons per minute (GPM) (Exhibit 17).
Installation of a new domestic water meter is required for the building. The sizing of the
meter and of the private service line to the building shall be in accordance with the most
recent edition of the Uniform Plumbing Code.
A sewer stub from the sewer main and an individual side sewer is required to service
the property. The proposal indicates a sewer connection to the stub servicing parcel
5696000155 which is not acceptable. The existing sewer stub for parcel 5696000150 is
located approximately on the south property line according to as-built documents. The
side sewer shall either connect to a new sewer stub installed for the project or may
connect to the existing stub if found acceptable upon CCTV inspection. The development
is subject to a wastewater system development charge (SDC) fee.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report (TIR) and
Preliminary Storm, & Utility Plan, prepared by Patrick Harron & Associates, LLC (dated
City of Renton Department of Community & Economic Development
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April 28, 2020; revised July 1, 2020; Exhibits 9 and 10) with the application. The report
analyzes existing conditions and proposed surface water collection and distribution.
According to the TIR Report, the project site is located within the Peak Rate Flow Control
Standard Area, but is exempt from Flow Control based on a Peak Flow Rate increase of
less than 0.15 cfs from the developed condition vs existing site conditions. Direct
connection to the existing storm main in Logan Ave S is proposed via underground pipes
and catch basins. Additionally, the project proposes more than 2,000 sf of new plus
replaced impervious surfaces, and so requires flow control BMPs taken from the Small
Lot BMP Requirements (core requirement #9). Small Lot BMPs would be utilized to
manage onsite runoff. The storm drainage system proposed involves collection of
stormwater runoff and direct connection to the Logan Ave S storm system via
underground pipes and catch basins.
The development would be subject to surface water system development charge (SDC)
fees. It is anticipated that the requirements set forth by the 2017 City of Renton Surface
Water Design Manual (2017 RSWDM) would be sufficient to mitigate stormwater
impacts generated by the proposed development.
Transportation.
Staff Comment: Access to the site is proposed via Logan Ave S. Increased traffic created
by the development would be mitigated by payment of transportation impact fees.
Currently this fee is assessed at $4,836.31 per dwelling unit. This fee increases each year
and the applicable fee is paid at the time of building permit issuance.
N/A
l. Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects. Each phase must be able to stand on its
own without reliance upon development of subsequent phases in order to meet all
development standards.
Staff Comment: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: The landscape plan (Exhibit 7) identifies an approximately 837 square
feet of landscaped area onsite.
20. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with (please delete those critical areas that are not located on or near the project
site):
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
City of Renton Department of Community & Economic Development
Logan Place Development
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Staff Comment: The City’s COR maps has identified the site is within a High Seismic
Hazard Area. The applicant’s geotechnical engineer, Cobalt Geosciences, completed a
geotechnical Investigation on February 27, 2020 (Exhibit 11). The geotechnical engineer
anticipates that the structure would be wood framed and may be supported on a
foundation system bearing on auger-cast piles (with grade beams), compacted rock
columns (ground improvements), or on a shallow mat/raft foundation system. In
addition, the geotechnical engineer anticipates that building loads would be light to
moderate and that site grading would include cuts of three feet (3’) or less.
The applicant’s geotechnical engineer found that soil erosion potential at this project
site can be reduced through landscaping and surface water runoff control. Normal
erosion control measures include such items as fences, hay bales, mulching, control
ditched and diversion trenches.
The applicant’s geotechnical engineer recommends supporting the building on a deep
foundation system, rock columns, or a mat/raft grade beam system due to the presence
of liquefiable soils to variable depths below the property. Foundation options include
auger-cast piles with grade beams, compacted rock columns/aggregate pies extended
between 25 and 35 feet below current site elevations, or grade beam raft/mat system
at a depth of at least 3 feet below grade and on native soils. Cobalt Geosciences
recommends that their firm be retained during construction and final design phase of
the project.
A SEPA mitigation measure was included with the environmental threshold
determination that the project comply with the recommendations of the geotechnical
report and any updated reports and that the geotechnical engineer reviews the
construction and building plans to verify the recommendations and specifications are
consistent with the geotechnical report. The SEPA mitigation measures are included as
recommended conditions of approval.
Compliance
not yet
demonstrated
Wellhead Protection Areas:
Staff Comment: The COR mapping system has identified the property to be located in
Wellhead Protection Zone 1 due to its proximity to the City’s source of drinking water.
The site’s proposed residential use is not indicative of a type of use that would
potentially harm the City’s groundwater. Further, site excavations are relatively shallow
and likely would not encounter groundwater as it was found to be 14 feet below grade.
However, any offsite fill materials shall be from a verifiable source in order to ensure it
is clear of contaminants. The City’s grading and excavation regulations require
imported fill in excess of 50 cubic yards within a Zone protection have a source
statement certified by a qualified professional or confirm the fill was obtained from a
WDOT approved source.
21. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to modify the
minor arterial street section classification for Logan Ave S (Exhibit 13). The code required minimum width
for minor arterials streets is 91 feet consisting of a minimum 54-foot paved road (27 feet each side), a 0.5-
foot curb, an 8-foot planter strip, an 8-foot sidewalk and storm drainage improvements. The current right-
of-way width for Logan Ave S is approximately 60 feet.
The applicant has proposed a modified minor arterial street standard containing a right of way width of
approximately 64.5 feet. The modified street would contain an existing curb-to-curb width of
approximately 44 feet (22 feet on each side), 0.5-foot curbs with street trees in tree grates on both sides
of the street, and a 12-foot sidewalks on the west side of Logan Ave S. A right-of-way dedication of four
City of Renton Department of Community & Economic Development
Logan Place Development
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Report of August 11, 2020 Page 33 of 37
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and one-half feet (4.5’) is proposed to accommodate the full width of the 12-foot sidewalk. The existing
curb line would remain in its current alignment with the modification.
City staff from transportation and planning divisions have reviewed the portion of Logan Ave S adjacent
to the site and support the modified minor arterial street section as maintaining the existing curb to curb
pavement width is more suitable for this location of Logan Ave S. Therefore, staff is recommending
approval of the requested modification. The proposal is compliant the following modification criteria,
pursuant to RMC 4-9-250.:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The applicant contends that the Comprehensive Plan’s Land Use
Element Goal L-B is to “Continue to build Renton’s Regional Growth Center consistent
with VISION 2040 to provide compact, pedestrian-oriented, mixed-use development
to meet the demands of population and employment growth, while reducing the
transportation-related and environmental impacts of growth.”
Keeping the existing roadway width and widening the sidewalk, as proposed in the
modification request, provides a compact, pedestrian oriented streetscape consistent
with Goal L-B. Maintaining the existing roadway section of 44-foot paved road
instead of the minor arterial standard of 54-foot paved, thereby reducing the
transportation-related impact of growth, also consistent with Goal L-B.
The sidewalk and streetscape improvements would be more consistent with the City’s
Downtown Streetscape Design Standards and Guidelines, complying with the
Community Design Element of the Comprehensive Plan.
Staff concurs the proposed modification implements the policy direction of the
Comprehensive Plan and is the minimum adjustment necessary. Community design
aspects of the Comprehensive Plan address walkable neighborhoods, safety, and
shared uses. The intent of the policies are to promote new development with walkable
places that support grid and flexible grid street and pathway patterns, and are
visually attractive, safe, and healthy environments. The requested street modification
is consistent with these policy guidelines. The proposed modification maintains the
street’s vehicle capacity while improving the sidewalk to meet current width, design,
and street tree standards.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the modification achieves these
standards by widening the existing six-foot (6’) sidewalk to a 12-foot (12’) wide
sidewalk behind the curb with tree grates. The applicant further contends that the
proposed frontage improvements are a substantial improvement to the existing
frontage improvements and they would meet the objectives intended by Code
requirements based upon sound engineering judgment.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. City staff has reviewed Logan Ave
S and the surrounding area and have determined that a modified minor arterial street
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 34 of 37
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section is more suitable for the portion of Logan Ave S adjacent to the site. The
determination was based on the fact that the right-of-way required to build a minor
arterial street per the standards found in RMC 4-6-060 would conflict with other
existing structures along this portion of Logan Ave S. In addition, this portion of Logan
Ave S has an established curb line. Modification to this curb line for this property
frontage without modifying the curb line for the entire block would create a
significant safety hazard to motorists along this portion of Logan Ave S.
Finally, staff considered the proximity to City’s Downtown Business District (50 feet)
and found the location an appropriate location to tie into future projects in the City’s
Downtown Business District. For example, by complying with sidewalk paving and
street tree grate standards of the City’s adopted Downtown Streetscape Design
Standards and Guidelines.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties from the
requested modification and in fact requiring the improvements along the property’s
frontage would cause potential hazards, see comments under criterion ‘b’.
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that the proposed improvements would
provide a safe condition for pedestrians along the property frontage and would meet
the objectives intended by code requirements.
Staff concurs the proposed modification meets the intent and purposes of the Code.
Frontage improvements are being installed by the applicant at a rate that is practical
and safe for users. See also comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: The applicant contends that the proposed improvements
complement the intended use of the project.
Staff concurs the modification is justified as it is impractical to widen the existing
paved roadway for this particular frontage of property. It is however, justifiable to
improve the sidewalk and provide street trees thereby necessitating the dedication of
4.5 feet of frontage to construct the improvements.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the proposed improvement would create
adverse impact to other properties in the vicinity. In addition, the applicant maintains
that the proposed modification would appear to better suit integration with the
existing improvements of the neighboring properties as well as serve to better suit
potential future buildout of those properties.
Staff finds the modification would not create adverse impacts to other properties in
the vicinity. See comments under criteria ‘b’ and ‘c’.
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 35 of 37
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I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 5 and FOF 16.
2. The subject site is located in the Center Downtown (CD) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 6 and FOF 17.
3. The proposed site plan complies with Design District ‘A’ overlay standards and guidelines provided the
applicant complies with City Code and conditions of approval, see FOF 18.
4. The proposed site plan complies with the Site Plan Review approval criteria provided the applicant
complies with City Code and conditions of approval, see FOF 19.
5. The proposed site plan complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 20.
6. The proposed site plan complies with the street frontage improvements pursuant to RMC 4-9-250
complies with all six (6) modification criteria as identified in FOF 21 and if all conditions are met.
7. There are safe walking routes to Renton High School and the school bus stops, see FOF 19.
8. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 19.
9. Key features, which are integral to this project include a pedestrian oriented courtyard between the
building and the sidewalk with a storefront door and exterior weather protection; modulation and
balconies along the south elevation that reduces the structures bulk and scale; trim boards and a heavy
duty parapet.
J. RECOMMENDATION:
Staff recommends approval of the Logan Place Development, File No. LUA20-000111, ECF, SA-H, MOD, as
depicted in the Preliminary Site Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated July 13, 2020.
a. The project construction shall comply with the recommendations found in the submitted
Geotechnical Investigation, prepared by Cobalt Geosciences, dated February 27, 2020, and future
addenda.
b. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found,
all construction activity shall stop and the owner/developer shall immediately notify the City of
Renton planning department, concerned Tribes’ cultural committees, and the Washington State
Department of Archeological and Historic Preservation.
2. The applicant shall submit revised landscape plans with sidewalk paving and street tree grate details that
are consistent with a mixed-use street in the City’s adopted Downtown Streetscape Design Standards and
Guidelines. The revised landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to construction permit issuance.
3. The applicant shall provide vertical shrubs between the uncovered paving area and the west property line
in order to screen the parking area. The revised landscape plan shall be reviewed and approved by the
Current Planning Project Manager prior to construction permit issuance.
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 36 of 37
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4. The applicant shall submit a separate detailed plan set identifying the location and screening provided for
all surface and roof top utility/mechanical equipment with the building permit application. The plan set
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
approval.
5. If the electrical vault is located between the building and street, the electrical vault shall be placed
underground. Vault covers in this area would be subject to the City’s adopted Downtown Streetscape
Design Standards and Guidelines.
6. The applicant shall submit a revised floor plan that provides a minimum trash collection area of eighty
(80) square feet or a modification from refuse and recyclables deposit area requirements shall be applied
for and approved. The updated floor plan or modification shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
7. The applicant shall submit a courtyard wall detail with the building permit application. Wall material shall
be made of high quality material that complements the architecture of the building. Wall details shall be
reviewed and approved by the Current Planning Project Manager prior to building permit approval.
8. The applicant shall submit revised building elevations which incorporate an additional building height of
no less than eleven feet (11’) for opportunities of additional ground-level glazing along the ground floor.
The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior
to building permit approval.
9. The applicant shall submit a revised east elevation which includes a wider and taller primary entry. The
revised east elevation shall be submitted to, and approved by, the Current Planning Project Manager prior
to building permit approval.
10. The building’s canopy along the eastern façade shall be increased to a height of no less than nine (9) feet
at the bottom of the canopy. Depending upon the final design, the canopy width may need to be enlarged
to help emphasize a taller ground floor height at the entrance. The revised building elevations shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit approval.
11. The applicant shall provide at least one (1) building modulation at a minimum of two feet (2') in depth
and eight feet (8') in width along the eastern and northern façades.
12. The application shall include a metal green screen or similar to be located along the ground floor of the
north elevation. If the applicant finds that landscaping would not be suitable due to limited natural light
the climbing plants would receive, equivalent treatment would include artwork clerestory glazing, or other
architectural detailing approved by the Current Planning Project Manager. The revised landscape plan or
equivalent treatment shall be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
13. The applicant shall provide one (1) additional roof element that breaks up the massiveness of
uninterrupted roof line. The revised building elevations shall be reviewed and approved by the Current
Planning Project Manager prior to construction permit issuance.
14. The applicant shall submit revised elevation sheets with the building permit application that incorporates
at least one (1) additional high quality cladding material. The revised elevations shall be reviewed and
approved by the Current Planning Project Manager prior to building permit approval.
15. The applicant shall submit a materials board providing sample materials and colors for the building
exterior cladding. The materials board shall be submitted with the building permit application for review
and approval by the Current Planning Project Manager prior to permit approval.
16. The applicant shall submit a pedestrian-scale lighting plan that provides adequate lighting levels in
pedestrian areas and also creates visual interest of the building. The lighting plan shall be reviewed and
approved by the Current Planning Project Manager prior to construction permit issuance.
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Hearing Examiner
LUA20-000111, ECF, SA-H, MOD
Report of August 11, 2020 Page 37 of 37
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17. The applicant shall provide a lighting/safety plan which includes the following: lighting within the covered
garage during all hours to help deter incidents of crime and suspicious activity. The lighting/safety plan
shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.