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HomeMy WebLinkAboutDOE2_D_Shoreline_Management_Permit_210414DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin Report_Rogolo_210414_v5_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: April 14, 2021 Project File Number: PR20-000209 Project Name: Rogolo Townhomes Land Use File Number: LUA20-000180, ECF, SA-A, SSDP, MOD Project Manager: Alex Morganroth, Senior Planner Owner/Applicant/Contact: Joe Bernasconi / PO Box 1343, Renton WA 98057 / JoeB@Windermere.com Project Location: 82 Williams Ave S Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, a Shoreline Substantial Development Permit, and a Modification in order to construct an 11,096 sq. ft., three-story residential structure with six attached dwellings (flats) and structured parking. The subject site is located at 82 Williams Ave S (APN 0007200147) and is in the Center Downtown (CD) zone and Urban Design District A overlay. The site is designated Commercial Mixed Use (CMU) in the Comprehensive Plan Land Use Map. The site is 6,000 sq. ft. (0.14 acres) in size. An existing single-family home and associated detached garage is proposed for removal. The ground floor of the proposed structure would consist of vehicle parking, storage, and mechanical equipment. The two floors above would include six (6) attached residential units and would yield a net density of approximately 42 du/ac. Access to the site would be via a single driveway off of Williams Ave S. Critical areas mapped on the site include a High Seismic Area, Wellhead Protection Area Zone 1 and the Cedar River Reach B Regulated Shoreline - High Intensity area. No trees are proposed for removal as a result of the project. The applicant is requesting a street modification to retain the existing ROW width and improvements. The applicant submitted a SEPA Checklist, Drainage Report, Geotechnical Report, and Shoreline Impacts Memo with the application. Site Area: 0.14 ac DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 2 of 45 D_Admin Report_Rogolo_210414_v5_FINAL B. EXHIBITS: Exhibits 1-12: As shown in the ERC Report Exhibit 13: Administrative Staff Report Exhibit 14: SEPA Determination Exhibit 15: Utility Plan C. GENERAL INFORMATION: 1. Owner(s) of Record: Joe Bernasconi, PO Box 1343, Renton WA 98057 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 house and associated detached garage 5. Critical Areas: High Seismic Hazard, Wellhead Protection Area Zone 1, Cedar River Reach B Regulated Shoreline - High Intensity Overlay 6. Neighborhood Characteristics: a. North: Multi-family Residential; Center Downtown (CD) Zone b. East: Single-family Residential; Center Downtown (CD) Zone c. South: Single-family Residential; Center Downtown (CD) Zone d. West: Single-family Residential; Center Downtown (CD) Zone 7. Site Area: 0.14 ac D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Incorporation N/A 0 09/06/1901 Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton There is an existing 12-inch water main in Williams Ave S that can deliver a maximum flow rate of 4,600 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 on the east side of the parcel within an existing public utility easement c. Surface/Storm Water: An existing 8-inch stormwater main is located in Williams Ave N. No stormwater conveyance systems are located on the site. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 3 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 2. Streets: The proposed development fronts Williams Ave S along the West property line. Williams 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 5 ft wide) and planting strip (approximately 5 ft 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 Zoning Designations c. Section 4-2-110B: Development Standards for Commercial Zoning Designations 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations b. Section 4-3-090: Shoreline Master Program Regulations c. 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 8 Permits – General and Appeals 6. 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 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Shoreline Management Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on July 29, 2020 and determined the application complete on the same day. The project was placed on hold on August 17, 2020 and taken off hold on October 23, 2020. On December 12, 2020, the project was re- noticed due a clerifcal error on the original Notice of Application. 2. The project site is located 82 Williams Ave S. 3. The project site is currently occupied by a single-family home and associated detached garage. 4. Vehicle access to the site would be provided via a single driveway off Williams Ave S. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 4 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 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. 7. There are no trees located on-site. One street tree within the Williams Ave S ROW adjacent to the site would be retained as part of the project. 8. The site is mapped with a High Seismic Hazard Area and Wellhead Protection Area Zone 1. The northeastern portion of the site is located in the Cedar River Reach B Regulated Shoreline - High Intensity overlay. 9. Approximately one cubic yard of material would be cut on-site and approximately 88 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in summer of 2021 and end in the spring of 2022. 11. Staff received no public comment letters. 12. Staff received one agency comment from the Duwamish Tribe related to the potential discovery of Native American cultural artifacts. 13. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on November 23, 2020, the Enviornmental Review Committee issued a Determination of Non- Significance – Mitigated (DNS-M) for the Rogolo Townhomes project (Exhibit 14). A 14-day appeal period commenced on November 24, 2020 and ended on December 8, 2020. 14. Based on analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated: a. The applicant shall submit an updated geotechnical report by Associated Earth Sciences, Inc. that is consistent with applicable codes in effect at the time of building permit application. The applicant shall comply with the recommendations of the updated geotechnical report or future addenda. b. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington State Department of Archeology 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. 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: 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. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 5 of 45 D_Admin Report_Rogolo_210414_v5_FINAL ✓ 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 single-family neighborhoods on large tracts of land outside the City Center, • 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. ✓ Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction. ✓ 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-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. ✓ Policy L-51: Respond to specific site conditions such as topography, natural features, and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings. ✓ Policy L-53: Orient buildings in developments toward the street or a common area, rather than toward parking lots. ✓ Policy L-55: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River. 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 4-2-120B, if all conditions of approval are met: Compliance CD Zone Develop Standards and Analysis Compliant if condition of approval is met Use: Attached Dwellings - Flats Staff Comment: The applicant proposes to construct six (6) new attached flats. RMC 4-2-060 Zoning Use Table allows Attached Dwellings - Flats in the CD zone subject to RMC 4-2-080A.6 (Condition #6) which states: Standalone residential buildings are permitted in the CD Zone outside of the Downtown Business District 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. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 6 of 45 D_Admin Report_Rogolo_210414_v5_FINAL The applicant’s proposal includes a common mail collection room along a portion of the front (west) façade with a total size of 60 sq. ft. The room spans approximately one-third of the front façade and does not provide any interior access to the rest of the building. Although functional for the purposes of delivering and picking up mail, the room has limited usability as an amenity due to its small size and does not provide any meaningful space for other activities, as required by condition #6 of RMC. In order to meet the intent of the code, to provide an active amenity space that encourages ground-level activity along the street frontage, the proposed lobby/amenity space needs to be enlarged. In addition, the space should be architecturally integrated into the larger building by incorporating a pitched or shed. Therefore, staff recommends as a condition of approval that the applicant redesign the lobby/amenity space to increase the size and allow space for an additional amenity such as a sitting area, coffee bar, or similar. The width of the lobby/amenity space shall be at least 2/3 of the total width of the front façade. In addition, the space shall incorporate a pitched or shed-style roof that matches the primary roof forms used on the rest of the building. The final design of the amenity/lobby space shall be reviewed and approved by the Current Planning Project Manager at the time of formal building permit application review. ✓ Density: The density range permitted in the CD zone is a minimum of 75.0 up to a maximum of 150.0 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: At the time of application acceptance for the Shoreline Substantial Development Permit (SSDP), the density range permitted in the CD zone was a minimum of 25 dwelling units per net acres up to a maximum of 100 dwelling units per acre. Due to the acceptance of a SSDP, the project is vested to the code in effect at the time of application. The net area of the property is 6,000 square feet or 0.14 acres. The proposed project would include six (6) new dwelling units yielding a net density of 42.9 du/ac. Therefore, the project complies with the density requirements for the CD zone in effect at the time of formal complete application. N/A Lot Dimensions: There are no minimum lot size, width, or depth requirements in the CD zone. Staff Comment: Not applicable. ✓ 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: The proposed building will have a 1.1-foot front yard (west) setback. The rear yard (east) would have a 7.1-foot setback. Side yards include a 5-foot setback DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 7 of 45 D_Admin Report_Rogolo_210414_v5_FINAL on the south side and 19-foot setback on the north side. No residential zones are abutting the subject property to require a landscape strip or barrier along the common boundary. ✓ 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: No residential zones abut the subject property. The tallest point of the proposed building is 37.45-feet measured at the top of the shed roof, however most of the building’s roofline is at 35.5-feet (Exhibit 4). 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 182-feet. The ground elevation of the site is approximately 39-feet. The result would be an airport height restriction of 143-feet. Based on the provided elevations the proposed building would be well under the airport height restriction. ✓ Landscaping: New and existing development in the CD zone is subject to the following landscaping code subsections: Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; Parking Lots; and Maintenance. The applicant would be required to provide street trees and landscaping within the right-of-way established according to the street development standards of RMC 4-6-060. Staff Comment: The applicant’s submitted landscape plan (Exhibit 5) provides for the planting of four (4) new trees/shrubs in the front yard including two small flowering shrubs and two 6-foot tall White Pines. The applicant’s utility plan (Exhibit 15) proposes to retain the existing deciduous street located in the planter strip. The applicant proposes foundation level landscaping along the building’s street side frontage and a planter integrated into the facade located adjacent to the entry. Both features improve the aesthetic of the front building façade and adds visual interest at eye level. Additional at-grade planting including a mix of shrubs and flowers is located around the perimeter of the site that provides minor screening and creates potential for stormwater infiltration in an area that would otherwise be paved with asphalt. All parking would be located within the building; therefore no parking related landscaping would be required. 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. N/A 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. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 8 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 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: No existing trees are located on the site. Compliance not yet demonstrated 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 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: According to the applicant, no surface or rooftop mounted equipment is proposed. If equipment is proposed, the applicant would be required to 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, which would be reviewed and approved by the Current Planning Project Manager prior to building permit approval. Compliant if Condition of Approval is Met Refuse and Recycling: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighteen (18) square feet shall be provided for refuse and recyclables deposit areas. Staff Comment: The applicant has proposed to utilize individual refuse and recycling cans to be stored within the individual parking areas. However, details of the individual parking garages potential capacity for additional usage was not provided with the land use application. Therefore, staff recommends as a condition of approval, the applicant submit detailed specifications of the areas within the individual garages for refuse and recycling area to confirm compliance with the code. The specifications shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. ✓ 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 require that a minimum of one (1) space per residential unit. Staff Comment: The applicant has proposed the provision of six (6) structured parking spaces on the ground floor of the proposed building. Each unit would have access to one parking space. The parking area would face towards the south side yard and would be mostly screened from the street by a combination of landscaping, architectural DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 9 of 45 D_Admin Report_Rogolo_210414_v5_FINAL features, and individual garage doors with glazing. Therefore, the proposal complies with the parking requirements for attached units in the CD zone. ✓ 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 new fences or retaining walls are proposed as part of the project. If fencing or retaining walls are proposed at a later date, they would be reviewed for compliance with the standards by the Current Planning Project Manager at the time of building permit application review. 18. Design Standards: 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. ✓ 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 separation from abutting properties and relatively low maximum height of the proposed new building (approximately 38 feet) would allow light to reach adjacent properties to the north, south, and west. Due to the larger size of the building, some shading impacts are expected, but impacts are not expected to go beyond those typically created by mixed use or standalone residential projects in the CD zone. Compliance not yet demonstrated Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment: The proposed building is oriented to Williams Ave S and contains an entry, weather protection, and large windows to help provide a visual connection to the public realm. Although the connection between the public sidewalk and entryway DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 10 of 45 D_Admin Report_Rogolo_210414_v5_FINAL to the lobby space is clear, the proposed entry faces south towards the drive aisle instead of towards the street. See comment and condition below. Compliant if condition of approval is met Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Staff Comment: The proposed front entry faces south toward the drive aisle and does not orient towards the street. Therefore, staff recommends as a condition of approval that the applicant redesign the front entry to be oriented towards the street. Compliance with the front entry orientation requirement would be reviewed and approved by the Current Planning Project Manager at the time of building permit application review. 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 approval is met Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Staff Comment: As proposed, the entrance faces to the south towards the proposed drive aisle. See comment and condition of approval above under ‘Building Location and Orientation”. Compliance not yet demonstrated 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: The proposed entryway is highlighted through the use of a brick façade, metal awning for weather protection, and wall scone accent lights. As discussed above, staff recommends the applicant be required to redesign the front entry way so as to face Williams Ave S. If the same architectural features are utilized as part of the redesigned entry way, the proposal would comply with the primary entrance standard. Compliant if condition of approval is met Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 11 of 45 D_Admin Report_Rogolo_210414_v5_FINAL thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Staff Comment: The building entry to the lobby area clearly marked as it is protrudes from the street façade. A metal canopy provides weather protection and is approximately 10-feet above the ground elevation. Wall light sconces are provided on sides of the protruding entrance. Planters and foundational landscaping are provided around the west and north perimeter of the entryway. Further details are needed to ensure weather protection meets the design intent, therefore staff recommends as a condition of approval that the applicant be required to provide specifications for the metal canopy that confirms the weather protection extends at least 4.5-feet from the building’s façade. The specifications shall be provided with the building permit application for review and approval by the Current Planning Project Manager prior to approval. N/A Standard: Building entries from a parking lot shall be subordinate to those related to the street. Staff Comment: Not applicable. No parking lot is proposed with the building. Compliance not yet demonstrated 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 comment and condition above regarding entry orientation. 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. The project will result in a single building on the subject property. 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 DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 12 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 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 proposed building includes a substantial number of façade modulations and articulating elements that help reduce the perceived bulk of the 11,000 sq. ft. building. In addition, the variety of roof forms proposed help reduce the scale of the building as well as increase solar exposure to the abutting neighbors and provide a high level of visual interest. While taller than the surrounding buildings, the approximately 38-foot tall building is significantly shorter than the maximum height allowed in the CD zone that other, future developments may utilize. d. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition to or as part of service enclosures. ✓ Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Staff Comment: Service elements will be located in the building’s parking garage and accessed via the abutting on-site driveway thereby minimizing impacts to the pedestrian environment and adjacent uses. N/A Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Staff Comment: No exterior enclosures are proposed as the refuse and recycling bins would be located in the individual parking garages. N/A Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Staff Comment: Not applicable. See comment above N/A Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. Staff Comment: Not applicable. See comment above 2. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 13 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 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. N/A Standard: Parking shall be located so that no surface parking is located between: (a) A building and the front property line; and/or (b) A building and the side property line (when on a corner lot). Staff Comment: No surface parking is proposed. N/A Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 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. N/A Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Staff Comment: Not applicable. Ground floor commercial uses proposed. ✓ Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Staff Comment: The individual garage entries do not face the front façade. The proposed front façade is pedestrian oriented. N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 14 of 45 D_Admin Report_Rogolo_210414_v5_FINAL Staff Comment: Not applicable. ✓ 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 entries to the individual garages are oriented towards the south side yard. ✓ 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 proposed individual parking garages are oriented south away from the street and are recessed under the building. In addition, garage doors with glazing area proposed to provide additional screening of the parking area. N/A Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); (b) Decorative artwork; (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or (h)Other treatments that meet the intent of this standard... Staff Comment: Not applicable. c. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. ✓ Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. Staff Comment: The proposed individual garages would be accessed via a main driveway off of Williams Ave S. No alleys are available for access. ✓ 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. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 15 of 45 D_Admin Report_Rogolo_210414_v5_FINAL Staff Comment: A single main driveway would access Williams Ave S via an existing curb cut. A single curb cut utilized by all six (6) units will minimize impacts to pedestrian circulation on the adjacent sidewalk. 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. a. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Compliant if condition of approval is met Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. (a) Pathways shall be located so that there are clear sight lines, to increase safety. (b) Pathways shall be an all-weather or 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 lines of the subject site. Pedestrian connectivity would occur within the building’s interior. The entry to the common lobby/amenity area is less than five (5) feet from the sidewalk, providing adequate pedestrian access. The individual units would be accessed by entering the associated main doors located on both north and south sides of the building. The plans submitted by the applicant did not indicate the type of material or dimensions of the pedestrian pathway that would be utilized for accessing the rear (north) main doors that lead into the garage. In order to ensure an adequate connection is provided, staff recommends as a condition of approval that the applicant be required to provide a paved pedestrian pathway with a minimum width of four (4) feet that connects the public sidewalk to the entrances on the north side of the building. The specifications shall be provided with the building permit application for review and approval by the Current Planning Project Manager. N/A Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Staff Comment: Not applicable. No surface parking is proposed. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 16 of 45 D_Admin Report_Rogolo_210414_v5_FINAL Compliance not yet demonstrated 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'). Staff Comment: See comment and condition above. N/A Standard: Mid-block connections between buildings shall be provided. Staff Comment: Not applicable. 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 N/A 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; DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 17 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 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 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 six (6) new attached units and is therefore not required to provide common open space. 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. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 18 of 45 D_Admin Report_Rogolo_210414_v5_FINAL ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. (d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Staff Comment: No commercial space proposed. Not applicable. 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. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 19 of 45 D_Admin Report_Rogolo_210414_v5_FINAL Staff Comment: Not applicable. 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. 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 facades shall include modulation or articulation at intervals of no more than forty feet (40'). Staff Comment: Modulations occur on the north and south facades at intervals of approximately 20-feet. The modulations, including four (4) on the south façade and three (3) on the north façade, range between 9.5-feet and 22.5-feet wide. A single modulation with a width of approximately 22-feet is provided on each of the narrower east and west facades which have a total façade width of approximately 44 feet. Articulation is provided on all four façades at intervals of less than 40-feet via glazing, metal railings, trim band, color change, and roof overhang. ✓ Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Staff Comment: Modulations exceed minimum standards. 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. The proposed building measures 45-feet along the Williams Ave S frontage and 110-feet along the east/west façade of the proposed building. b. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 20 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 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 such as a planter box, large windows, sconce lighting, and a metal weather protection awning. The base of the building is comprised of brick and hardiplank siding in both lap and panel configurations with varying colors. Architectural elements including a metal overhang for weather protection, decorative light sconces next to all exterior doors, and floor-to-ceiling glazing on the lobby area facades bring the proposal into compliance with the standard intended to create human-scale character in the pedestrian environment. ✓ Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Staff Comment: The south and west facades will be visible to the public. The applicant has proposed windows on the west front façade and south side facade that exceeds the 50-percent minimum requirement along the ground floor between four (4) and eight (8) feet. ✓ Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. 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. ✓ Standard: Where windows or storefronts occur, they must principally contain clear glazing. Staff Comment: Ground level windows are proposed to contain clear glazing. ✓ Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Staff Comment: No tinted or reflective glazing is proposed. ✓ Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 21 of 45 D_Admin Report_Rogolo_210414_v5_FINAL (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: The elevation plan provided by the applicant indicates that the proposed design does not include any large, untreated blank walls. A combination of glazing, material variation, and significant façade modulation were utilized to provide visual interest to all facades. N/A Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Staff Comment: Not applicable. 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. Complies with Intent and Guidelines Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff Comment: The proposed addition contains a roof profile that provides significant visual interest in order to meet the intent and guidelines of the roof line design criteria. As shown on the color renderings and elevations (Exhibit 4), the proposed structure utilizes both pitched and sloped roof forms to provide a distinctive, modern roof form. In addition to providing visual interest, the use of multiple roof forms decreases the perceived mass of the building when viewed from the public realm. d. Building Materials: DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 22 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 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 Condition of Approval is 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 brick, large windows, and fiber cement lap siding, panels and trim.. Colors of the brick and fiber cement siding shown on the submitted elevations (Exhibit 4) appear to vary without consistency across the various renderings. In order to maintain consistency and ensure a high level of material variation for the large building, 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 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 comments 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: Fiber cement siding, storefront windows, and brick are durable consistent with urban development. 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: The building contains material variations such as the use of masonry and fiber cement siding. Window trim that extends past the window openings onto the face is provided along street facing façade and provides additional visual interest to the fiber DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 23 of 45 D_Admin Report_Rogolo_210414_v5_FINAL cement lap siding. A significant number of color changes are also incorporate into the design on all facades. 6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F, Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required. Compliance not yet demonstrated Standard: Signage shall be an integral part of the design approach to the building. Staff Comment: A sign package was not submitted with the application materials and it is likely minimal or no signage would be located on this frontage of the due to the size of the building and proposed use. Any potential future signage will require a separate sign permit. Signage will require compliance with the Signage standards outlined in the City Center Sign Regulation Area overlay. Compliance not yet demonstrated Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Staff Comment: See comment above. Compliance not yet demonstrated Standard: Corporate logos and signs shall be sized appropriately for their location. Staff Comment: See comment above. Compliance not yet demonstrated Standard: Entry signs shall be limited to the name of the larger development. Staff Comment: See comment above. Compliance not yet demonstrated Standard: Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Staff Comment: See comment above. Compliance not yet demonstrated Standard: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Staff Comment: See comment above. Compliance not yet demonstrated Standard: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Staff Comment: See comment above. Compliance not yet demonstrated Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection G8 of this Section). Staff Comment: See comment above. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 24 of 45 D_Admin Report_Rogolo_210414_v5_FINAL Compliance not yet demonstrated Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet (5') above finished grade, including support structure. Staff Comment: See comment above. Compliance not yet demonstrated Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Staff Comment: See comment 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. ✓ 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: Sconces are provided at the building’s entrance and on the first floor of the north façade near the back doors of the individual units. Compliant if condition of approval is met Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Staff Comment: Sconces are provided on either side of the lobby entrance along the Williams Ave S frontage, however no lighting is provided along the southern façade to light the drive aisle and front door areas. Extending the lighting along the southern façade would provide a consistent ground level detail and provide lighting within the driveway aisle under the cantilevered portion of the building. Therefore, staff recommends as a condition of approval, the applicant submit revised elevations with the building permit application that provides additional sconce lighting, or an alternative lighting method, along the south façade at intervals that provide adequate lighting for the drive aisle and unit front entries. The additional scone lighting or alternative light source shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. ✓ Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4- 075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.). Staff Comment: Lighting will be limited to pedestrian level sconces and necessary public street lighting standards as the building addition will encompass nearly the entire remaining property and no surface parking is proposed. Off-site glare is not anticipated with the style of lighting proposed or needed for the building addition. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 25 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 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 both the Master and 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. ✓ e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The proposed building is consistent with the scale of the type of higher density development intended for the CD zone. The building is pedestrian scale at the ground level facing the street through the use of floor-to-ceiling glazing and a brick base, ornamental lighting, foundation landscaping, and architecturally interesting weather protection. The building design includes a significant number of modulations on all facades and various roof forms in order to break up the scale of the building and provide significant visual interest. See also 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 will retain the existing 5-foot wide sidewalk along Williams Ave S. The entrance to the lobby area will be connected to the public sidewalk via a short concrete pathway. 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. Staff Comment: Loading and storage activities would occur within the individual structured parking garages accessed via a single driveway off of Williams Ave S, DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 26 of 45 D_Admin Report_Rogolo_210414_v5_FINAL resulting in limited view impacts to neighbors and passersby. See also FOF 17, Zoning Development Standard: Screening. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: Due to the relatively flat topography of the surrounding neighborhood, no significant views are available to the existing residents or uses. Therefore, no obstruction of other existing views of natural features are anticipated. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: The applicant proposes new landscaping along the building base on the Williams Ave S frontage in addition to retention of an existing mature street tree. Additional planting would be provided along the perimeter of the building on the south, east, and north sides of the site. The installation of small to medium shrubs and trees is proposed for installation at the rear (east) of the site in order to provide ground-level screening between the future building and the existing uses to the east. See also 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: Exterior lighting would be provided via sconces on the building installed near the front entry way to the common area and the rear entrances of the individual units. Excessive brightness or glare offsite is not anticipated with the sconce-style fixtures. ✓ f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The building will provide privacy and noise reduction for the future residents, as the majority of the units are located away from the street and all living spaces are located on the second and third floors of the building. 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 total height of the building above grade, approximately 38 feet, is significantly shorter than the 95-foot maximum height allowed in the zone. Although taller than the surrounding single-family and multifamily buildings that currently exist, the proposed building is not tall enough to significantly impact any of the limited views in the immediate area and will not significantly impact solar access due to the east- west orientation of building and use of various roof forms that allow sunlight to pass through. Glazing along the front façade, weather protection for the future residents, and pedestrian-scale landscaping will provide an improved pedestrian environment over the current conditions on the vacant site. 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. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 27 of 45 D_Admin Report_Rogolo_210414_v5_FINAL Staff Comment: Limited cutting and filling is proposed on the site as it is mostly flat. Existing grass on the subject property will be removed during construction of the site, however the development will result in the retention of the existing mature street tree, new foundation landscaping along the building Williams Ave S frontage, and new perimeter landscaping around the entire site with rhododendrons, evergreen azaleas, various fruit trees, as well as numerous shrubs and groundcover plantings. 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. Staff Comment: No surface parking is proposed or would be provided with the proposed building. New planting would occur along the building’s Williams Ave S frontage and along the perimeter of the site. See also FOF 17, Zoning Development Standard: Landscaping. Compliant if Condition of Approval is met g. Access Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: Vehicle access to the six (6) new units would be provided via a new driveway off of Williams Ave S. 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 proposed building would be constructed abutting the public sidewalk and therefore internal circulation to the site is limited. Future residents would access their unit through either the front door via the proposed driveway or the rear doors along the north façade. Based on the site plan and elevations provided by the applicant, it is unclear whether the rear entryways are connected to the public sidewalk on Williams Ave S via a pedestrian pathway. See FOF 18 ‘Pedestrian Circulation’ for additional analysis and a recommended condition related to the lack of connection. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: No commercial uses are proposed and therefore no separate loading or delivery areas are required. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Access to the transit center located approximately one (1) block south and one (1) block west at the corner of S. 2nd and Burnett Ave S is provided via public sidewalks. Ride-sharing service availability is plentiful in the downtown Renton area and pick up in front of the site would be available to future residents. In addition, the downtown nature of the development will allow residents to walk to the various services and amenities in the area. Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of required off-street parking spaces. No new bicycle parking meeting off-street standards is proposed according to the project documents submitted by the applicant. Therefore DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 28 of 45 D_Admin Report_Rogolo_210414_v5_FINAL staff recommends as a condition of approval the applicant provide details of proposed off-street bicycle parking for review and approval by the Current Planning Project Manager prior to building permit approval or request a formal modification from the minimum bicycle parking requirements per RMC 4-9-250D2 prior to building permit approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: The applicant would retain the existing 5-foot wide sidewalk and mature street tree along the property’s Williams Ave S frontage. ✓ 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 patios for each unit would provide adequate open space for residents of the new building. In addition, the landscaped setback on the north side of the structure will provide an outdoor area for residents to congregate and passively recreate. ✓ 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. Views to Lake Washington and the Cedar River may be possible from the new units depending on the tree canopy between the site and the natural features. The public access requirement is not applicable to this proposal. ✓ j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: The property currently consists primarily of unmanicured grass, therefore, no existing natural systems occur on the subject property. Compliant if Condition of Approval under FOF 21 is met k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. The 2021 Fire Impact Fees would be $964.63 per attached dwelling unit. Parks: A Park Impact Fee would be required for the assisted living units. The 2018 Multi-Family Park Impact Fee is $1,977.62 The fee is payable at the time of building permit issuance. Water and Sewer. Staff Comment: The Utility Plan (Exhibit 15) identifies a 1.5-inch domestic water meter in a vault for the new addition. The domestic water service line will be connected to the existing 12-inch water main in Williams Avenue S. near the south-west corner of the addition. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The service line and meter vault shall be designed and installed in accordance with COR Std. Plan 320.4. 3. Based on the review of project information submitted, Renton Regional Fire Authority (RFA) has determined that the fire flow demand for the DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 29 of 45 D_Admin Report_Rogolo_210414_v5_FINAL proposed development is 3,000 GPM. Projects with a fire flow demand in excess of 2,500 GPM are required to provide a looped water main around the building. As the proposed layout does not provide adequate space for a looped water main, the RFA recommends the applicant provide an alternative method of construction to reduce the required fire flow. In addition, based on the fire flow demand, the applicant is required to install one new hydrant. The utility plan identifies an existing side sewer extending off of Williams Ave S. The existing sewer stub shall be cut and capped at the property line. A new side sewer will be installed as part of the project. In addition, an oil/water separator is required for the connecting the structured parking area to sewer. The proposal indicates that the building would be located approximately two feet west of an existing sewer easement and that the existing sewer main is approximately 0-1 feet east of the existing easement edge. The applicant will need to demonstrate at the time of civil construction permit that construction of the building foundation will not compromise the existing sewer main. If, during construction, City determines that the sewer main may have been damaged, applicant shall provide CCTV video for City review and City may require repair up to and including replacement of line. Drainage. Staff Comment: A drainage plan and Technical Information Report (TIR) (Exhibits 6 and 7) prepared by D.R. Strong Consulting Engineers, Inc, dated July 14, 2020 were submitted with the land use application. The site is located in the City’s Peak Rate Flow Control Standard (Existing Site Conditions). The site is located in the Lower Cedar River drainage basin. The TIR was completed in accordance with the standards found in the 2017 Renton Surface Water Design Manual (RSWDM). The project qualifies for full drainage review. All nine core and six special requirements were addressed. The project proposes a net impervious area reduction of approximately 500 square feet. The TIR claims exemptions from offsite analysis, flow control, and water quality. The applicant will need to demonstrate in the final TIR that the project complies with the five items listed in the direct discharge exemption. In addition, the Final TIR will need to provide a review of the downstream water quality problems in accordance with section 1.2.2.1.2 and provide mitigation as required per section 1.2.2.3 of the RSWDM. The project is within the City’s Aquifer Protection Area Zone 1 and therefore infiltrative style BMP’s are not allowed. The applicant has indicated the project would result in approximately 257 sq. ft. of replaced impervious area and 5,052 sq. ft. of new impervious surface area. Transportation. Staff Comment: Access to the site would be taken via an existing curb cut on the southern portion of the subject property. The applicant submitted a street modification request (see FOF 21) with the land use application. The street modification request would allow the applicant to maintain the existing Williams Ave S ROW width at 60 feet instead of 91 feet as required for Minor Arterial streets per RMC 4-6-060. In addition, the modification request would allow the applicant to retain the existing improvements including a 5-foot sidewalk, 5-foot planter strip, and 0.5-foot curb. As discussed in FOF 21, staff supports the modification request if the condition of approval requiring the existing sidewalk and driveway approach to comply with ADA and City standards. The utility plan identifies the proposed modified street section. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 30 of 45 D_Admin Report_Rogolo_210414_v5_FINAL A Traffic Study was waived by staff as the six (6) unit project is anticipated to generate less than 20 net new AM or PM trips. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 17), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees. Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $4,717.10 per apartment (unit). This fee increases each year and the applicable fee is paid at the time of building permit issuance. N/A l. Phasing: The applicant is not requesting any additional phasing. N/A 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: Due to the location of the site within the Wellhead Protection Area Zone 1, infiltrative BMPs are not permitted. 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 (delete those critical areas that are not located on or near the site): Compliance Critical Areas Analysis Compliant if conditions of approval are 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. Staff Comment: According to the City of Renton (COR) Critical Areas Maps, the project site is located in a seismic hazard area. The submitted geotechnical report concluded that the project site is subject to three (3) potential hazards as a result of a seismic event: 1) surficial ground rupture, 2) liquefaction, and 3) ground motion. Due to the long recurrence interval between seismic events and distance of the site from the nearest fault system, the risk of surficial ground rupture is low according to the report. A liquefaction hazard analysis completed for the site by the consultant using LiquefyPro computer software concluded that the potential for liquefaction on the site is moderate and can be mitigated for with a specific foundation design. According to the consultant, ground motion during a seismic event should be expected and can be mitigated for by ensuring the 2015 IBC guidelines for seismic design are met. The applicant’s geotechnical engineer included a number of recommendations related to site preparation, subgrade protection, site drainage and surface water control, and foundations. The installation of rock-filled trenches under the foundation is recommended in order to mitigate for the likely post-construction consolidation and settlement on the site. The trenches would extend to a depth of between 8 and 9 feet and have minimum width of four feet. The consultant specifically recommends that a geotechnical engineer or engineering geologist be present at the site on a full-time basis DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 31 of 45 D_Admin Report_Rogolo_210414_v5_FINAL during the trench excavation and backfill in order to ensure proper rock placement and trench depth. 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. The SEPA mitigation measure is included as recommended condition of approval. ✓ Wellhead Protection Areas: Staff Comment: The COR mapping system has identified that the site is located in the 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 16-17 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. Shoreline Master Program Regulations: The subject site is located in the Cedar River Reach B Regulated Shoreline area (High Intensity Overlay) is therefore subject the shoreline regulations RMC 4-3-090 and requires a Shoreline Substantial Development Permit. SHORELINE MASTER PROGRAM CRITERA: A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY, SHORELINE ELEMENT: The site is located in the Shoreline High-Intensity Overlay District. The objective of the High Intensity Overlay is to provide opportunities for large-scale office and commercial employment centers as well as multi-family residential use and public services. This district provides opportunities for water- dependent and water-oriented uses while protecting existing ecological functions and restoring ecological functions in areas that have been previously degraded. Development may also provide for public use and/or community use, especially access to and along the water's edge. The proposal is compliant with the following Shoreline policies: ✓ Policy SH-14. Shoreline use and development should be carried out in a manner that prevents or mitigates adverse impacts so that the resulting ecological condition does not become worse than the current condition. This means ensuring no net loss of ecological functions and processes in all development and use. Permitted uses should be designed and conducted to minimize, in so far as practical, any resultant damage to the ecology and environment (RCW 90.58.020). Shoreline ecological functions that should be protected include, but are not limited to, fish and wildlife habitat, food chain support, and water temperature maintenance. Shoreline processes that shall be protected include, but are not limited to, water flow; littoral drift; erosion and accretion; infiltration; ground water recharge and discharge; sediment delivery, transport, and storage; large woody debris recruitment; organic matter input; nutrient and pathogen removal; and stream channel formation/maintenance. ✓ Objective SH-E. Existing economic uses and activities on the shorelines should be recognized and economic uses or activities that are water-oriented should be encouraged and supported. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 32 of 45 D_Admin Report_Rogolo_210414_v5_FINAL ✓ Policy SH-18. All economic activities on the shoreline shall provide for no net loss of ecological functions during construction and operation. B. DEVELOPMENT STANDARDS: The subject site is classified as Shoreline High Intensity on the City of Renton Shoreline Overlay Map. The following development standards are applicable to the proposal: 1. No Net Loss Required ✓ Shoreline use and development shall be carried out in a manner that prevents or mitigates adverse impacts to ensure no net loss of ecological functions and processes in all development and use. Permitted uses are designed and conducted to minimize, in so far as practical, any resultant damage to the ecology and environment (RCW 90.58.020). Shoreline ecological functions that shall be protected include, but are not limited to, fish and wildlife habitat, food chain support, and water temperature maintenance. Shoreline processes that shall be protected include, but are not limited to, water flow; erosion and accretion; infiltration; groundwater recharge and discharge; sediment delivery, transport, and storage; large woody debris recruitment; organic matter input; nutrient and pathogen removal; and stream channel formation/maintenance. Staff Comment: The applicant submitted a Shoreline Critical Area Review, prepared by Re-Align Environmental and dated July 7, 2020 (Exhibit 11). Per the report, approximately 930 sq. ft. of the property (or 16%) is located in the shoreline overlay. The proposed building would be sited at a distance of approximately 170 feet from the Cedar River at its nearest point. Existing development including a paved road (S Riverside Dr), multiple commercial buildings with associated surface parking, and a single-family home is located between the project site and the river. Due to several factors including the developed nature of the surrounding area, a drainage conveyance design in which runoff from all impervious surfaces are captured and conveyed to City infrastructure, and the fact that only a small portion of the site that is located within the actual shoreline buffer area, the report concludes that the project would result in no net loss of ecological function for the Cedar River. 2. View Obstruction and Visual Quality ✓ View Corridors Required: Where commercial, industrial, multiple use, multi-family and/or multi-lot developments are proposed, primary structures shall provide for view corridors between buildings where views of the shoreline are available from public right- of-way or trails. Staff Comment: The proposed structure would be located within a highly developed, dense neighborhood and would not impact the limited views of the river at the project site. Views are limited for any properties not directly adjacent to the river due the elevation of the river compared to the surrounding upland area. Furthermore, multiple legally established structures including commercial structures, single-family residential structures, and a road are located between the project site and the OHWM of the Cedar River. No views from public rights-of-way or trails would be impacted by the proposed addition. N/A Minimum Setbacks for Commercial Development Adjacent to Residential or Park Uses: All new or expanded commercial development adjacent to residential use and public DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 33 of 45 D_Admin Report_Rogolo_210414_v5_FINAL parks shall provide fifteen feet (15') setbacks from adjacent properties to attenuate proximity impacts such as noise, light and glare, and may address scale and aesthetic impacts. Fencing or landscape areas may be required to provide a visual screen. ✓ Lighting Requirements: Display and other exterior lighting shall be designed and operated so as to prevent glare, to avoid illuminating nearby properties used for noncommercial purposes, and to prevent hazards for public traffic. Methods of controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Staff Comment: The proposed wall sconces on the structure will not create excess light or glare and will be similar in design to other lights found in the predominantly residential neighborhood. After construction of the building, the distance between the lights and the OHWM of the Cedar River would be approximately 200 feet. Due to the various lawfully established structures between the project site and the Cedar River, the proposed lighting would not reach the Cedar River and a change in light levels off-site would be almost imperceptible due to the large number of street lights and other lights on private property already present. Therefore, the project will not result in light impingement on the adjacent properties, public rights-of-way, or the Cedar River. ✓ Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall employ materials that limit reflected light. Staff Comment: The proposed addition is not adjacent to the Cedar River and would not reflect any light towards the water. See analysis above under ‘Lighting Requirements’. N/A Integration and Screening of Mechanical Equipment: Building mechanical equipment shall be incorporated into building architectural features, such as pitched roofs, to the maximum extent feasible. Where mechanical equipment cannot be incorporated into architectural features, a visual screen shall be provided consistent with building exterior materials that obstructs views of such equipment. Staff Comment: No new mechanical equipment is proposed on the roof of the addition. If mechanical equipment is added to the proposal, compliance with the screening requirements would be verified at the time of formal building permit application review. N/A Visual Prominence of Freestanding Structures to Be Minimized: Facilities not incorporated into buildings including fences, piers, poles, wires, lights, and other freestanding structures shall be designed to minimize visual prominence. Staff Comment: No new freestanding structures are proposed as part of the project. N/A Maximum Stair and Walkway Width: Stairs and walkways located within shoreline vegetated buffers shall not exceed four feet (4') in width; provided, that where ADA requirements apply, such facilities may be increased to six feet (6') in width. Stairways shall conform to the existing topography to the extent feasible. 3. Community Disturbances: ✓ Noise, odors, night lighting, water and land traffic, and other structures and activities shall be considered in the design plans and their impacts avoided or mitigated. 4. Public Access DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 34 of 45 D_Admin Report_Rogolo_210414_v5_FINAL Physical or visual access to shorelines shall be incorporated in all new development when the development would either generate a demand for one or more forms of such access, would impair existing legal access opportunities or rights, or is required to meet the specific policies and regulations of the Shoreline Master Program. ✓ Cedar River Reach B: Public access should generally be provided within the corridor of public lands adjacent to the river; however, adjacent private parcels not separated by public streets should provide active open space and other facilities to provide gathering places to enjoy the shoreline environment, together with water-oriented uses. Revisions to the existing trail to relocate further from the water’s edge to allow revegetation should be considered in the future as part of public park and river maintenance plans. Staff Comment: Only a small portion of the project site is located within 200 feet of the Cedar River OHMW. In addition, the parcel is separated by a public street and multiple other properties; therefore water-oriented uses or amenities on the project site are not practical. Residents of the new building may have limited views of the river when viewed from the second or third floors of the units. Public access to the shoreline would not be changed as a result of the project. 5. Building and Development Location – Shoreline Orientation Shoreline developments shall locate the water-dependent, water-related, and water-enjoyment portions of their developments along the shoreline. Development and use shall be designed in a manner that directs land alteration to the least sensitive portions of the site to maximize vegetation conservation; minimize impervious surfaces and runoff; protect riparian, nearshore and wetland habitats; protect wildlife and habitats; protect archaeological, historic and cultural resources; and preserve aesthetic values. ✓ Location of Development: Development and use shall be designed in a manner that directs land alteration to the least sensitive portions of the site. Staff Comment: All work is proposed in previously developed areas of the site. In addition, only a small portion of the site is located within the shoreline area and a significant amount of lawfully established structures are located between the project site and shoreline. Approximately 5,700 sq. ft. of land disturbance would be required for the development. The majority of the land disturbance, or approximately 5,000 sq. ft., would occur outside of the 200-foot regulated shoreline area, or the most sensitive portion of the site. ✓ Minimization of Site Alteration: Development shall minimize site alteration in sites with substantial unaltered natural features by applying the following criteria: (a) Vehicle and pedestrian circulation systems shall be designed to limit clearing, grading, and alteration of topography and natural features. (b) Impervious surfacing for parking lot/space areas shall be limited through the use of under-building parking or permeable surfaces where feasible. (c) Utilities shall share roadway and driveway corridors and rights-of-way wherever feasible. (d) Development shall be located and designed to avoid the need for structural shoreline stabilization over the life of the development. Exceptions may be made for the limited DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 35 of 45 D_Admin Report_Rogolo_210414_v5_FINAL instances where stabilization is necessary to protect allowed uses, particularly water- dependent uses, where no alternative locations are available and no net loss of ecological functions will result. Staff Comment: The proposed structure will require minimal grading. In addition, the proposed structure will not alter existing natural features as the work area is located in a fully developed neighborhood with a wide range of uses and structures located within 200 feet of the Cedar River OHMW. The use of a structured parking area will help limit the total amount of impervious surface on site. N/A Location for Accessory Development: Accessory development or use that does not require a shoreline location shall be located outside of shoreline jurisdiction unless such development is required to serve approved water-oriented uses and/or developments or unless otherwise allowed in a High Intensity designation. When sited within shoreline jurisdiction, uses and/or developments such as parking, service buildings or areas, access roads, utilities, signs and storage of materials shall be located inland away from the land/water interface and landward of water-oriented developments and/or other approved uses unless a location closer to the water is reasonably necessary. N/A Navigation and Recreation to Be Preserved: Shoreline uses shall not deprive other uses of reasonable access to navigable waters. Existing water-related recreation shall be preserved. 6. Standards for Density, Setbacks, and Height ✓ Setbacks and buffers from the OHWM: For non-water oriented uses a 100 foot setback is required from the OHWM. Staff Comment: The proposed structure would be located approximately 180 feet from the Cedar River OHWM and therefore would be located outside of the 100-foot setback. No other structures are proposed as part of the project. N/A Vegetation Conservation Buffer: 100 feet. Cedar River Reach B Standard: Enhancement of native riparian vegetation shall be implemented as part of flood control management programs that may be integrated with opportunities to provide public visual and physical access to the shoreline. Vegetation management and public access should be addressed in a comprehensive management plan prior to issuance of shoreline permits for additional flood management activities. This developed single family area shall implement vegetation management based on the standards related to lot depth together with replacement of shoreline armoring with soft shoreline protection incorporating vegetation as provided for alteration of nonconforming uses, structures, and sites. Staff Comment: As no portion of the project site lies within 100 feet of the Cedar River, the vegetation conservation buffer requirement is not applicable to the project. ✓ Building Height – Maximum: In water – 35 ft. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 36 of 45 D_Admin Report_Rogolo_210414_v5_FINAL Within 100 feet of OHWM – 35 ft. More than 100 feet from the OHWM – 35 ft. Height up to that established in chapter 4-2 RMC, Zoning Districts – Uses and Standards, may be allowed for non-water-dependent uses in the following reaches: Lake Washington Reaches C, H, I, and J; Cedar River Reaches A, B, and C; Black River Reach A; May Creek Reach B; and Springbrook Creek Reaches B, C, and D: For buildings landward of one hundred feet (100') from OHWM, the maximum building height shall be defined by a maximum allowable building height envelope that shall: i. Begin along a line laying parallel to and one hundred feet (100') from OHWM at a height of either thirty five feet (35') or one half (1/2) the maximum height allowed in the underlying zone, whichever is greater; and ii. Have an upward, landward transition at a slope of one vertical to one horizontal from the beginning height either (a) until the line at which the maximum height allowed in the underlying zoning in chapter 4-2 RMC is reached (from which line the height envelope shall extend landward at the maximum height allowed in the underlying zoning), or (b) to the end of shoreline jurisdiction, whichever comes first. Staff Comment: The proposed structure is located approximately 180 feet landward of the Cedar River OHWM. The CD zone allows a maximum height of 95 feet. Therefore based on the maximum height limit allowed in the zone, the project complies with the height maximum within Reach B of the Cedar River regulated shoreline area. ✓ Impervious area within the Buffer/Setback: 5% Staff Comment: No portion of the project site is located within the vegetative buffer or setback area. Therefore, the project would not result in any new impervious surface within buffer or setback area. ✓ Impervious area within 100 feet of the OHWM: 50% Staff Comment: No portion of the project site is located within 100 feet of the Cedar River OHWM. 7. Use Regulations: a. Residential Development: Land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in High Intensity overlay district, subject to the preference for water-oriented uses. Single family residences are a priority on the shoreline under the Shoreline Management Act (RCW 90.58.020). All other residential uses are subject to the preference for water-oriented use and must provide for meeting the requirements for ecological restoration and/or public access. To the maximum extent feasible the following standards shall be applied to all residential projects: ✓ General Criteria: Residential developments shall be allowed only when: i. Density and other characteristics of the development are consistent with the Renton Comprehensive Plan and Zoning Code. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 37 of 45 D_Admin Report_Rogolo_210414_v5_FINAL ii. Residential structures shall provide setbacks and buffers as provided in subsection D7a of this Section, Shoreline Bulk Standards, or as modified under subsection F1 of this Section, Vegetation Conservation. Staff Comment: As discussed above, only a small portion (approximately 900 sq. ft.) of the project site is located within Cedar River regulated shoreline area. The site is outside of all shoreline setbacks and vegetation buffers. The characteristics and density of the development is consistent with the City of Renton Comprehensive Plan objectives and goals, as well as the Zoning Code. See FOF 16 and 17. N/A Public Access Required: Unless deemed inappropriate due to health, safety, or environmental concerns, new single family residential developments, including subdivision of land for ten (10) or more parcels, shall provide public access in accordance with subsection D4 of this Section, Public Access. Unless deemed inappropriate due to health, safety or environmental concerns, new multi-family developments shall provide a significant public benefit such as providing public access and/or ecological restoration along the water’s edge. For such proposed development, a community access plan may be used to satisfy the public access requirement if the following written findings are made by the Administrator: i. The community access plan allows for a substantial number of people to enjoy the shoreline; and ii. The balance of the waterfront not devoted to public and/or community access shall be devoted to ecological restoration. Staff Comment: The proposed project does not include any single-family residential development. N/A Shoreline Stabilization Prohibited: New residential development shall not require new shoreline stabilization. Developable portions of lots shall not be subject to flooding or require structural flood hazard reduction measures within a channel migration zone or floodway to support intended development during the life of the development or use. Prior to approval, geotechnical analysis of the site and shoreline characteristics shall demonstrate that new shoreline stabilization is unlikely to be necessary for each new lot to support intended development during the life of the development or use. Staff Comment: The proposed project would not require shoreline armoring. ✓ Critical Areas: New residential development shall include provisions for critical areas including avoidance, setbacks from steep slopes, bluffs, landslide hazard areas, seismic hazard areas, riparian and marine shoreline erosion areas, and shall meet all applicable development standards. Setbacks from hazards shall be sufficient to protect structures during the life of the structure (one hundred (100) years). Staff Comment: The proposed project is in a High Seismic Hazard area and Wellhead Protection Area Zone 1. Compliance with the critical area regulations have been evaluated through the SEPA review process. N/A Vegetation Conservation: All new residential lots shall meet vegetation conservation provisions in subsection F1 of this Section, Vegetation Conservation, including the full required buffer area together with replanting and control of invasive species within buffers to ensure establishment and continuation of a vegetation community characteristic of a native climax community. Each lot must be able to support intended DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 38 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 22. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to modify the minor arterial street section classification for Williams Ave S. The code required minimum width for minor arterials streets is 91-feet consisting of four (4) 11-foot vehicle lanes, two (2) 5-foot bike lanes with curb, gutter, and two (2) 12-foot wide sidewalks with street trees. The current right-of-way width for Williams Ave S is 60-feet with approximately 39-feet of paved roadway and 10-foot sidewalks. The applicant has proposed a modified minor arterial street standard containing a right of way width of approximately 60-feet instead of the required 91-feet and retention of the existing planter and sidewalk. This modification would allow the existing curb line to remain in its current alignment. City staff from the transportation and planning divisions have reviewed the portion of Williams Avenue S. adjacent to the site and support the modified minor arterial street section reduction from 91-feet to 60- feet to allow for maintaining the existing curb-to-curb pavement width and improvements. However, within the City Center Community Planning Area, 12-foot sidewalks and tree grates are required behind the curb per RMC 4-6-060. Therefore, staff supports the proposed modification request to retain the existing curb line (a roadway width of approximately 40 feet), but does not support the request to retain the existing planter and sidewalk width. Recent nearby developments, staff concluded that an alternative street profile with a 40-foot paved road, a 0.5 foot curb, at twelve (12) foot sidewalk with tree grates, street trees, and storm drainage improvements would be appropriate. Two (2) ft of dedication would be required for the above described street section. Therefore, staff is recommending a partial approval of the requested modification. The proposal is compliant the following modification criteria, pursuant to RMC 4-9-250: Compliance Modification Criteria and Analysis Partially Compliant 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: Maintaining the existing roadway width, as proposed in the modification request, encourages the type of walkable, pedestrian oriented environment consistent with multiple goals in the Comprehensive Plan including both Goal L-H and L-I. Maintaining the existing roadway section of two (2) parking lanes and two (2) travel lanes instead of the minor arterial standard of four (4) travel lanes reduces the transportation-related impact of growth, which is consistent with Goal L-B. Therefore staff concurs with the applicants assessment that the portion of the proposed modification request related to the curb-to-curb width is consistent with the policy and development without encroachment on vegetation conservation areas, except for public trains and other uses allowed within such areas. Areas within vegetation conservation areas shall be placed in common or public ownership when feasible. N/A New Private Docks Restricted: All new subdivisions shall record a prohibition on new private docks on the face of the plat. An area reserved for shared moorage may be designated if it meets all requirements of the Shoreline Master Program including demonstration that public and private marinas and other boating facilities are not sufficient to meet the moorage needs of the subdivision. N/A Floating Residences Prohibited: Floating residences are prohibited. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 39 of 45 D_Admin Report_Rogolo_210414_v5_FINAL objectives of the Comprehensive Plan Land Use element and is the minimum adjustment necessary. However, staff does not concur with the justification for retaining the existing sidewalk width of five (5) feet. Increasing the width of the sidewalk to 12 feet and removing the landscape strip would provide a compact, pedestrian oriented streetscape consistent with Goal L-B and would encourage a walkable environment. In addition, 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. The site is less than one block from the Downtown Business District where the subject standards apply. Providing the full twelve (12) foot sidewalk in front of the site would provide a better transition between the two streetscape standards and would more appropriately accommodate the zero foot setback request. 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 partially consistent with these policy guidelines. After installation of a full twelve (12) foot sidewalk, the proposed modification maintains the street’s vehicle capacity while improving the sidewalk to meet current width, design, and street tree standards. Therefore, staff determined that the proposed modification implements the policy direction of the Comprehensive Plan and is the minimum adjustment necessary if a twelve (12) foot sidewalk is constructed in lieu of retaining the existing improvements. Partially Compliant 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 existing improvements including a 5-foot sidewalk, 5-foot planter, and 0.5-foot curb meets the objects and intent of the code by providing a safe pedestrian environment while minimizing potentially unsafe improvement transitions that could occur on the narrow lot. In addition, the applicant contends that approval of the modification would create a lesser environmental impact by allowing the retention of the existing mature street tree in planter strip. Staff concurs the proposed modification to the curb-to-curb width would meet the objectives of function and maintainability intended by the code requirements. Staff has reviewed the portion of Williams Avenue S adjacent to the site and determined that a modified minor arterial street section is more suitable due to the fact that the right of way required to construct a minor arterial street per the standards found in RMC 4-6- 060 would conflict with other existing structures along this portion of Williams Avenue S. Modification to the established curb line for this block has the potential to create a significant safety hazard to motorists along this portion of Williams Avenue S. Staff does not concur the proposed modification related to the retaining the existing street improvements would meet the objectives of function and maintainability intended by the code requirements. Staff considered the proximity to City’s Downtown Business District (500 feet) and found the location an appropriate location to tie into future projects in the City’s Downtown Business District by, for example, complying with sidewalk paving and street tree grate standards of the City’s adopted Downtown Streetscape Design Standards and Guidelines. An additional benefit of constructing a twelve (12) foot wide sidewalk in front of the site is that the lobby/amenity space front DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 40 of 45 D_Admin Report_Rogolo_210414_v5_FINAL door would not encroach into the ADA clearance area, as it might with a 0 foot setback and the existing 5 foot wide sidewalk. The existing street tree is located in a planter strip and therefore does not have a tree grate. For aesthetic consistency, staff recommends as a condition of approval, the applicant install a grate around the existing tree that is consistent with the type of grate required by the Downtown Streetscape Design Standards and Guidelines. The new grate shall be shown on the final landscape plan submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: The applicant contends that maintaining the existing roadway width will prevent the creation of potentially unsafe pedestrian movement in front of the project site, where the frontage improvements associated with the development of the narrow lot would have to transition back to the existing improvements on Williams Ave S. In addition, the significant ROW dedication required for Williams Ave S to meet Minor Arterial standards would significantly impact the properties with frontage on Williams Ave S. Staff finds the modification would not create adverse impacts to other properties in the vicinity. See comments under criteria ‘b’ and ‘c’. Partially Compliant 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 retention of the curb-to-curb to width meets the intent and purposes of the Code, as the existing character of Williams Ave S in the vicinity of the project is much more of a neighborhood street, with primarily existing single-family residences on both sides of the street. Therefore, it would be inappropriate to provide the standard Minor Arterial section in this area. However, staff does not concur with applicants justification for retaining the existing frontage improvements (five (5) foot sidewalk and five (5) foot landscape strip), as it would not meet the objectives of function and maintainability intended by the code requirements. Due to the proximity to the Downtown Business District, a twelve (12) foot sidewalk is appropriate for the site and will greatly improve the pedestrian environment in the front of the site. See also comments under criterion ‘b’. Therefore, staff determined that the proposed modification partially conforms to the intent and purpose of the code. Staff concurs the proposed modification meets the intent and purposes of the Code. See also comments under criterion ‘b’. Partially Compliant e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: Because the proposed development falls below the 20-trip peak hour, a traffic impact analysis was not required as part of the land use application. The traffic impact of six (6) new units is anticipated to be negligible and the proposed development will not increase traffic to level that would justify doubling the number of travel lanes from 2 to 4. 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 two (2) feet of frontage to construct the improvements. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 41 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 23. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis ✓ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $964.53 per multi-family unit. This fee is paid at time of building permit issuance. ✓ Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Highlands Elementary, Dimmitt Middle School and Renton High School. Any new students from the proposed development would be bussed to their elementary and middle schools. The stop for the elementary school is located approximately 0.25 miles north of the project site at the intersection of N 3rd St and Williams Ave N. The interaction is a four-way stop with crosswalks on all four sides. Students would walk on the protected sidewalk in the Williams Ave N ROW to and from the bus stop. The stop for the middle school is located approximately 700 feet south of the project site at the intersection of S 2nd St and Williams Ave S. The traffic-controlled (i.e. stop light) intersection has crosswalks on all four sides. Students would walk on the protected sidewalk in the Williams Ave N ROW to and from bus stop. High school students would walk to and from Renton High School which is located approximately 0.5 miles to the west. Students would walk south on Williams Ave N on the protected sidewalks until the intersection of Williams Ave N and S 2nd St. Students would then proceed west on S 2nd St on the protected sidewalk until reaching Renton High School. All intersections between the project site and the high school have crosswalks for students to utilize. A School Impact Fee, based on new single-family lots, 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 $4,989.00 per multi-family unit. ✓ Parks: A Park Impact Fee would be required for the future units. The current Park Impact Fee is $1,977.62. The fee is payable at the time of building permit issuance. ✓ Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: See above under FOF 19 ‘Site Plan Review’. ✓ Water: See above under FOF 19 ‘Site Plan Review’. ✓ Sanitary Sewer: See above under FOF 19 ‘Site Plan Review’. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 42 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 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 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 17. 3. The proposed Site Plan and Shoreline Substantial Development Permit complies with the Urban Design District A standards provided the applicant complies with City Code and conditions of approval, see FOF 18. 4. The proposed Site Plan and Shoreline Substantial Development Permit complies with the site plan review criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 19. 5. The proposed Site Plan and Shoreline Substantial Development Permit 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 and Shoreline Substantial Development Permit complies with the street standards as established by City Code and the Modification request, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 19. 7. The proposed Site Plan and Shoreline Substantial Development Permit comply with the standards in the Shoreline Master Program Regulations, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 21. 8. The proposed modification request complies with the modification criteria provided the project complies with all advisory note and condition of approval herein, see FOF 22. 9. There are safe walking routes to the school bus stop, see FOF 23. 10. There are adequate public services and facilities to accommodate the proposed Site Plan and Shoreline Substantial Development Permit, see FOF 23. 11. Key features which are integral to this project include pedestrian scale elements on the front façade such as floor-to-ceiling windows, light sconces, weather protection, and planter box, as well as modulations and articulations on all facades that provide visual interest and the use of a variety of roof forms that reduce the structures bulk and scale. J. DECISION: The Rogolo Townhomes project, File No. LUA20-000180, ECF, SA-A, SSDP, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall comply with the following mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated November 23, 2020. a. The applicant shall submit an updated geotechnical report by Associated Earth Sciences, Inc. that is consistent with applicable codes in effect at the time of building permit application. The applicant shall comply with the recommendations of the updated geotechnical report or future addenda. b. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 43 of 45 D_Admin Report_Rogolo_210414_v5_FINAL owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington State Department of Archeology and Historic Preservation. 2. The applicant shall redesign the lobby/amenity space to increase the overall size and include an additional amenity such as a sitting area, coffee bar, or similar. The width of the lobby/amenity space shall extend a minimum of two-thirds (2/3) of the total width of the front façade. In addition, the space shall incorporate a pitched or shed-style roof that matches a primary roof forms utilized on the rest of the building. The final design of the amenity/lobby space shall be reviewed and approved by the Current Planning Project Manager at the time of formal building permit application review. 3. The applicant shall submit detailed specifications of the areas within the individual garages to be used for refuse and recycling area to confirm compliance with the code. The specifications shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 4. The applicant shall redesign the front entry to be oriented towards the Williams Ave S. Compliance with the front entry orientation requirement shall be reviewed and approved by the Current Planning Project Manager at the time of formal building permit application review. 5. The applicant shall provide specifications for the metal canopy that confirms the weather protection extends at least 4.5-feet from the building’s façade. The specifications shall be provided with the building permit application for review and approval by the Current Planning Project Manager. 6. The applicant shall provide a paved pathway connecting the public sidewalk to each individual door on the north side of the building. The specifications of the pathway shall be provided with the building permit application for review and approval by the Current Planning Project Manager. 7. The applicant shall submit a materials board with 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. 8. The applicant shall submit revised elevations with the building permit application that provides additional sconce lighting, or an alternative lighting method, along the south façade at intervals that provide adequate lighting for the drive aisle and unit front entries. The additional scone lighting or alternative light source shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 9. The applicant shall propose a pedestrian connection with a minimum width of four (4) feet between the rear entryways to the units on the north façade and the public sidewalk. The specifications of the proposed pathway shall be provided with the building permit application for review and approval by the Current Planning Project Manager prior to approval. 10. The applicant shall provide details of proposed off-street bicycle parking for review and approval by the Current Planning Project Manager prior to building permit approval or request a formal modification from the minimum bicycle parking requirements per RMC 4-9-250D2 prior to building permit approval. 11. The applicant shall install a grate around the existing street tree that is consistent with the type of grate required by the Downtown Streetscape Design Standards and Guidelines. The new grate shall be shown on the final landscape plan submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. This Shoreline Substantial Development Permit is granted pursuant to the Shoreline Management Action of 1971 and pursuant to the following: 1. The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from compliance with federal, state, and other permit requirements. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 44 of 45 D_Admin Report_Rogolo_210414_v5_FINAL 2. This permit may be rescinded pursuant to Section 14(7) of the Shoreline Management Act of 1971 in the event the permittee fails to comply with any condition(s) hereof. 3. Construction permits shall not be issued until twenty-one (21) days after approval by the Washington State Department of Ecology or until any review proceedings initiated within this twenty-one (21) day review period have been completed. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on April 14, 2021 to the Owner/Applicant/Contact: Owner/Applicant/Contact: Joe Bernasconi / PO Box 1343, Renton WA 98057 / JoeB@Windermere.com TRANSMITTED on April 14, 2021 to the Parties of Record: None TRANSMITTED on April 14, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matt Herrera, Interim Current Planning Manager Anjela Barton, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: Site Plan Review and Modification Process: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of filing the appeal in person. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E 4/14/2021 | 4:03 PM PDT City of Renton Department of Community & Economic Development Rogolo Townhomes Administrative Report & Decision LUA20-000180, ECF, SA-A, SSDP, MOD Report of April 14, 2021 Page 45 of 45 D_Admin Report_Rogolo_210414_v5_FINAL EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Shoreline Substantial Development Permit Process: APPEALS: Appeals of Shoreline Substantial Development Permit issuance must be made directly to the Shorelines Hearings Board. Appeals are made by filing a request in writing within the twenty-one (21) days of receipt of the final order and concurrently filing copies of such request with the Washington State Department of Ecology and the Attorney General’s office as provided in section 18(1) of the Shorelines Management Act of 1971. All copies of appeal notices shall also be filed with the City of Renton Planning Division and the City Clerk’s office. EXPIRATION: Unless a different time period is specified in the shoreline permit as authorized by RCW 90.58.143 and subsection J1 of RMC 4-9-190, construction activities, or a use or activity, for which a permit has been granted pursuant to this Master Program must be commenced within two (2) years of the effective date of a shoreline permit, or the shoreline permit shall terminate, and a new permit shall be necessary. However, the Planning Division may authorize a single extension for a period not to exceed one year based on reasonable factors, if a request for extension has been filed with the Planning Division before the expiration date, and notice of the proposed extension is given to parties of record and the Washington State Department of Ecology. DEFINITION OF COMMENCEMENT OF CONSTRUCTION ACTIVITIES: the construction applications must be submitted, permits must be issued, and foundation inspections must be completed before the end of the two (2) year period. DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Rogolo Townhomes Land Use File Number: LUA20-000180, ECF, SA-A, SSDP, MOD Date of Report April 14, 2021 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Joe Bernasconi / PO Box 1343, Renton WA 98057 / JoeB@Windermere.com Project Location 82 Williams Ave S The following exhibits are included with the ERC report: Exhibits 1-12: As shown in the ERC Report Exhibit 13: Administrative Staff Report Exhibit 14: SEPA Determination Exhibit 15: Utility Plan DocuSign Envelope ID: FFD100FA-2BBC-4DFF-828F-B7037F7E3F3E