HomeMy WebLinkAboutSR_HEX Report_Watershed Apartments_210914_v8_FINAL.docxDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX Report_Watershed Apartments_210914_v8_FINAL INAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: September 28, 2021
Project File Number: PR21-000258
Project Name: Watershed Apartments
Land Use File Number: LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Project Manager: Alex Morganroth, Senior Planner
Owner: GMD Renton LLLP, 520 Pike St, Suite 1010, Seattle, WA 98101
Applicant/Contact: Steve Dymoke, GMD Development, 520 Pike St, Suite 1010, Seattle, WA 98101
Project Location: 617 Williams Ave S (APN 1723059069; 1723059136; 1823059115; 1823059282
Project Summary: The applicant is requesting a combined Preliminary and Final Planned Urban
Development approval and Conditional Use Permit approvals for increases to height
and density to construct a six (6) story, 66.5-foot tall standalone affordable housing
apartment building. The subject site is located across four parcels addressed as 615
and 617 Williams Ave S (APNs 1723059069, 1723059136, 1823059115, and
1823059282. The four (4) parcels total 1.34 acres in area. The three (3) southern-
most parcels are located in the Center Downtown (CD) zoning district and
Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation. The
northern-most parcel is located in the Residential-14 (R-14) zone and Residential
High Density (RHD) Comprehensive Plan Land Use Designation. All four (4) parcels
are located in the City Center Sign Area overlay district, and three (3) of the four (4)
parcels are located in the Urban Design District A overlay districts. The site is
developed with an existing multi-family building located at 615 Williams S and a
standalone billboard at 617 Williams S. The ground floor of the proposed building
would consist of 57 stalls of structured parking, a lobby, and back of house spaces.
The five (5) floors above would include 145 affordable housing units and various
amenity spaces. Approximately 45 surface parking stalls would be located along the
north side of the site. Primary vehicle access to the site is proposed via a driveway
of Williams Ave S, with emergency access provided via a secondary controlled-
access driveway off of S Grady Way. A pedestrian promenade is proposed along the
east side of the site that would provide a future connection from S Grady Way to
the Burnett Linear Park west of the site. Frontage improvements including a
sidewalk, planter strip, and curb and gutter are proposed along S Grady Way and
Williams Ave S. The project site is within a High Seismic Hazard area and the
Wellhead Protection Area Zone 2. The applicant is proposing to remove all five (5)
trees on the site. The applicant has submitted a transportation impact analysis,
geotechnical report, arborist report, and technical information report with the
application.
Site Area: 1.34 acres
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 2 of 57
SR_HEX Report_Watershed Apartments_210914_v8_FINAL
B. EXHIBITS:
Exhibits 1-18: As shown in the Environmental Review Committee (ERC) Report
Exhibit 19: Staff Report to the Hearing Examiner
Exhibit 20: Transportation Concurrency, prepared by Brianne Bannwarth, dated September 15,
2021
Exhibit 21: Proof of Neighborhood Meeting Documents
Exhibit 22: ERC Determination, dated August 24, 2021
Exhibit 23: Bollard Email from Corey Thomas, dated September 9, 2021
C. GENERAL INFORMATION:
1. Owner(s) of Record: GMD Renton LLLP, 520 Pike St, Suite 1010, Seattle, WA
98101
2. Zoning Classification: Center Downtown (CD), Residential-14 (R-14)
Urban Design District A, City Center Sign Area
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU), Residential High
Density (RHD)
4. Existing Site Use: Multifamily residential (four-plex) and billboard sign
5. Critical Areas: High Seismic Hazard, Wellhead Protection Area Zone 2
6. Neighborhood Characteristics:
a. North: Multifamily Residential; Residential-14 (R-14) zone
b. East: Vacant Commercial; Center Downtown (CD) zone
c. South: Vacant Commercial; Commercial Arterial (CA) zone
d. West: Commercial; Center Downtown Zone
7. Site Area: 1.34 acres acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Incorporation N/A 0 09/06/1901
Routine Vegetation
Management Permit
LUA01-096 N/A 07/05/2001
Temporary Use Permit LUA01-042 N/A 03/23/2001
Temporary Use Permit LUA01-038 N/A 03/23/2001
Zoning N/A 5758 06/22/2015
Comprehensive Plan N/A 5758 06/22/2015
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 3 of 57
SR_HEX Report_Watershed Apartments_210914_v8_FINAL
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. The site is located in the Valley Service
area in the 196’ pressure zone. There is an 18-inch water main in S Grady Way that can deliver 9,700
gallons per minute (gpm). There is a 12-inch water main in Williams Avenue S that can deliver 4,800
gpm.
b. Sewer: Sewer service is provided by the City of Renton. There is an 8-inch concrete sewer main in S
Grady Way. There is an 8-inch PVC sewer main in Williams Ave S.
c. Surface/Storm Water: There is an on-site 18-inch public storm drain running flowing from east to west
along the southern property line. There is an off-site 18-inch storm drain that flows from north to
south in the center of Williams Avenue S adjacent to the site.
2. Streets: The project site fronts S Grady Way to the south and Williams Ave S to the east. S Grady Way is
classified as a Principal Arterial street and has an existing right-of-way (ROW) width of approximately 77
feet. Williams Ave S is classified as a Minor Arterial street and has an existing ROW width of approximately
60 feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-150: Planned Urban Development Regulations
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
3. Housing and Human Services Element
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 4 of 57
SR_HEX Report_Watershed Apartments_210914_v8_FINAL
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on June 29,
2021 and determined the application complete on the same day. The project complies with the 120-day
review period.
2. A public meeting was held virtually on June 29, 2020. Three (3) members of the public attended the
meeting, and provided comments and questions regarding the following issues: See Exhibit 21.
3. The project site is located 617 Williams Ave S (APN 1723059069; 1723059136; 1823059115; 1823059282 .
4. The project site is currently developed with a vacant four-plex and a billboard sign.
5. Access to the site would be provided via a driveway off of Williams Ave S. In addition, a secondary
emergency-only access would be provided via a driveway off of S Grady Way that will also serve as a
pedestrian promenade.
6. The property is located within the Commercial & Mixed Use (CMU) and Residential High Density (RHD)
Comprehensive Plan land use designation.
7. The site is located within the Center Downtown (CD) and Residential-14 (R-14) zoning classification and
within Urban Design District A and City Center Sign Area.
8. There are approximately five (5) trees located on-site, of which the applicant is proposing to remove all
trees.
9. The site is mapped with a High Seismic Hazard Area and Wellhead Protection Area Zone 2.
10. Approximately 3,400 cubic yards of material would be cut on-site and limited to no fill is proposed to be
brought into the site.
11. The applicant is proposing to begin construction in fall of 2021 and end in the spring of 2023.
12. Staff received no public comment letters.
13. No other public or agency comments were received.
14. The following modifications to eligible development regulations are incorporated into the PPUD
application:
RMC Code Citation Required Standard Modification
RMC 4-2-100 Zoning Standards
Tables
There are four (4) separate
tables dealing with the various
land use categories and zones
which contain the minimum
and, in some cases, maximum
requirements of the zone.
The application of a single zoning
classification (CD) and
corresponding Design District ‘A’
for the entire site for the
purposes of review.
RMC 4-2-120B Special
Development Standards
Upper Story Setback
Requirements: None, unless
adjacent to and facing a
residentially zoned lot or if the
facade contains living room
windows – then 10 ft. for the
second story and 15 ft. for all
upper stories.
No upper story setbacks for
floors two through six.
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 5 of 57
SR_HEX Report_Watershed Apartments_210914_v8_FINAL
RMC 4-4-070 Landscaping Interior parking lot landscaping
required for all surface parking
lots with more than 14 stalls
No interior parking lot
landscaping proposed meeting
the required dimensions.
15. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
August 23, 2021, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Watershed Apartments (Exhibit 22). The DNS-M included three (3) mitigation
measures. A 14-day appeal period commenced on August 24, 2021 and ended on September 7, 2021. No
appeals of the threshold determination have been filed as of the date of this report.
16. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. The project construction shall comply with the recommendations found in the submitted
Updated Geotechnical Study, prepared by Earth Solutions NW, LLC, dated June 10th, 2020,
and future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building
permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer
shall submit a sealed letter stating that he/she has reviewed the construction and building
permit plans and in their opinion the plans and specifications meet the intent of the
report(s).
3. The applicant shall install pedestrian signalization and channelization elements for the
crossing between the SE corner of the project site and the SW corner of the S Grady
Way/Williams Ave S intersection. The elements may include, but are not limited to, a
painted crosswalk, a pedestrian signal, or an in-street crossing signs. The proposed elements
shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
17. 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 have been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
18. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) and Residential
High Density (RHD) 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 intention of this designation is to transform strip commercial development into
business districts through the intensification of uses and with cohesive site planning, landscaping, signage,
circulation, parking, and the provision of public amenity features. The purpose of the RHD designation is
to provide housing where access, topography, and adjacent land uses create conditions appropriate for a
variety of unit types, or where there is existing multifamily development. RHD unit types are designed to
incorporate features from both single family and multifamily developments, support cost-efficient
housing, facilitate infill development, have close access to transit service, and efficiently use urban
services and infrastructure. Land designated RHD is where projects will be compatible with existing uses
and where infrastructure is adequate to handle impacts from higher density uses. The proposal is
compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 6 of 57
SR_HEX Report_Watershed Apartments_210914_v8_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 multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods and
multi-family areas.
✓
Goal L-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-36: 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-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
✓
Policy L-49: Maintain existing, and encourage the creation of additional, places and
events throughout the community where people can gather and interact. Allow for
flexibility in public gathering places to encourage place-making efforts and activities.
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓ Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
✓ Policy T-26: Ensure provision of safe and convenient storage and parking facilities for
bicyclists.
✓
Policy HHS-3: Work with other jurisdictions and organizations, including the Renton
Housing Authority and non-profit housing developers, to address the need for housing
to be affordable to very low-income households. This housing should focus on
accessibility, mobility, and proximity to social services.
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 7 of 57
SR_HEX Report_Watershed Apartments_210914_v8_FINAL
✓ Goal HHS-B: Ensure a variety of housing types are available within the City that meet
the needs of the present without compromising the needs of future generations.
19. Zoning Development Standard Compliance: Pursuant to RMC 4-9-150D.4, each planned urban
development shall demonstrate compliance with the underlying zoning standards; unless a modification
for a specific development standard has been requested using the PUD process. The site is located within
the Center Downtown (CD) and Residential-14 (R-14) zoning designations. Through the PUD, the applicant
is requesting the development standards of the CD zoning designation and Urban Design District ‘A’
standards be applied for the entire project given strict adherence to the development standards would
result in multiple site design features that would be incompatible with the proposed standalone residential
development (FOF 14: Requested Modifications from RMC through the PUD). The CD zoning designation
was recommended by City staff given the location of the building abutting S Grady Way, which allows
integration into the anticipated growth along the corridor, as well as given the site’s location within the
boundary of the Rainier/Grady Subarea Plan where future transit options are proposed for expansion. 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
Staff is in support of the requested modification/application of the single land use designation if all
conditions of approval are complied with (see FOF 21 PUD Decision Criteria and Analysis). The following
table contains project elements intended to comply with the underlying zoning standards of the
Commercial Downtown (CD) zoning classification, as outlined in RMC 4-2-120B. The proposal is compliant
with the following development standards, as outlined in RMC 4-2-120.B, if all conditions of approval are
met:
Compliance CD Zone Develop Standards and Analysis
✓
Use: The applicant proposes to develop the site with a standalone residential building
to include Attached dwellings – Flats. A planned urban development may not authorize
uses that are inconsistent with those uses allowed by the underlying zone.
Staff Comment: Pursuant to RMC 4-2-060C, the CD zone allows attached dwelling units
- flats subject to special condition 6 which states that where not prohibited, attached
dwelling units are permitted in the CD zone outside of the Downtown Business District,
provided residential amenity space and/or lobby space is provided on the ground floor
along the street frontage, which shall be at least twenty feet (20') wide and at least fifty
percent (50%) of the facade width for facades less than sixty feet (60') wide, or a
minimum of thirty feet (30') wide for facades greater than sixty feet (60') wide. (Widths
shall be measured along the building facade.) The ground floor shall have a floor-to-
ceiling height of twelve feet (12'). Where located on the ground floor and within ten feet
(10') of public sidewalk, the floors of attached dwellings shall be at least two feet (2')
elevated above the grade of the sidewalk.
Pursuant to RMC 4-2-0060C, the R-14 zone allows attached dwelling units – flats.
The applicant proposes one (1) standalone residential building with attached multi-
family dwelling units on floors two through six where residents live in private units that
are attached to one or multiple dwelling units by one or more common roof(s), wall(s),
or floor(s) within a building. The ground floor of the building would consist of a 4,163
square foot residential lobby towards the street-facing façade and structured parking
behind. Both facades with street frontage (S Grady Way and Williams Ave S) includes
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 8 of 57
SR_HEX Report_Watershed Apartments_210914_v8_FINAL
residential amenity space that exceeds 30 feet wide. The floor-to-ceiling height of the
ground floor on all facades is approximately 15 feet.
See FOF 25:
Conditional
Use Permit
(Density)
Density (CD): The density range permitted in the CD zone is a minimum of 75 up to a
maximum of 150 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 200 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. Net density is calculated after
the deduction of sensitive areas, areas intended for public right-of-way, and private
access easements.
Density (R-14): The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 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 number of dwelling units shall not exceed the density allowances of the applicable
base or overlay zone however averaging density across a site with multiple zoning
classifications may be permitted as a component of the PUD application pursuant to
RMC 4-9-150B.3.b.
Staff Comment: The applicant has proposed a net density of approximately 112.72
du/ac (145 units/1.29 acres = 112.72 du/ac). Per RMC 4-2-120B, the maximum net
residential density in the CD zone is 150 dwelling units per acre, or up to 200 dwelling
units per net acre (du/ac) subject to a conditional use permit approval. See analysis
under FOF 25: Conditional Use Permit (Density).
N/A
Lot Dimensions : There are no minimum lot size, width or depth requirements in the
CD zone.
Lot Coverage: No maximum lot coverage 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 ground floor facade provides windows for living
rooms of attached dwellings – then 10 ft. – unless adjacent to an alley, then none.
Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15 ft.
landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high
barrier along the common boundary with an additional 5 ft. setback from the barrier.
There is no minimum side yard setback, unless the ground floor facade provides living
room windows of attached dwellings – then 10 ft. – unless adjacent to an alley, then
none. Additionally, if the CD lot abuts a lot zoned residential, then there shall be a 15
ft. wide landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6
ft. high barrier along the common boundary with an additional 5 ft. setback from the
barrier.
Staff Comment: The project is proposed to be built across the common boundaries of
the multiple parcels that make up the site. Therefore, staff recommends as a condition
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 9 of 57
SR_HEX Report_Watershed Apartments_210914_v8_FINAL
of approval the applicant be required to record a formal Lot Combination in order to
ensure the proposed buildings are not built across property lines. The lot combination
shall include all four (4) parcels included as part of the project. The instrument shall be
recorded prior to the issuance of Temporary Certificate of Occupancy.
Building setbacks would be measured from the property lines established following the
Lot Combination recording, which would be the exterior lines adjacent to the two street
frontages, the exterior line adjacent to the parcel to the north, and the exterior line
adjacent to the parcel to the west. Due to the location of the building on a corner lot,
two side yard setbacks would be applied (north and west) in-lieu of the typical rear-yard
setback. The proposed building would have a front yard setback of approximately one
foot, seven and a half (1’, 7.5”) inches from the front property line (S Grady Way) and a
secondary front yard setback of approximately one (1’) foot from the second front
property line (Williams Ave S). The side yard setbacks for the proposed building would
be approximately five (5’) feet from the northern property line and 35 feet for the west
property line. As shown in the Conceptual Landscape Plan (Exhibit 5), the applicant has
proposed a six-foot (6’) tall solid fence and five-foot (5’) wide sight-obscuring landscape
strip along the common boundary (see FOF19: Zoning Standards, Landscaping for
additional analysis). The structure would be set back a minimum of five (5’) feet from
the fence barrier. Therefore, the building would comply with all setbacks after the Lot
Combination is recorded.
See FOF 26:
Conditional
Use Permit
(Height)
Maximum Building Height: 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. Heights may exceed the
maximum height with a Hearing Examiner conditional use permit.
Staff Comment: The proposed residential building would be approximately 73.5-feet tall
when measured from the average grade plane to the tallest point at the top of the roof
stairs. The majority of the building, minus the parapets and roof stairs, would be
approximately 66.5 feet tall. The applicant requested a Conditional Use Permit in order
to allow the building height to exceed the maximum building height allowed for CD-
zoned site adjacent to R-14-zoned sites, or 44 feet. Staff concurs with the applicant’s
justification for the height increase, see analysis under FOF 25: Conditional Use Permit
for additional analysis.
Requested to
be modified
through the
PUD
Special Development Standards – Upper Story Setbacks: None, unless adjacent to and
facing a residentially zoned lot or if the facade contains living room windows – then 10
ft. for the second story and 15 ft. for all upper stories.
Staff Comment: The applicant has proposed an upper story setback at the upper (floor
6) level of the building along the portion of north façade. The setback is approximately
55 feet deep and would include a rooftop common open space area for residents to
recreate. The applicant’s justification for providing a partial step back for only a portion
of the façade (north) facing a residentially zoned lot is that the larger portion of the
façade east is setback between 50 and 60 feet from the property line and therefore
reduces the potential of noise, light, and privacy impacts to adjacent parcel. In addition,
the building design which includes two wings emanating back from the S Grady Way
provides a “carved out” area where a second story courtyard will be located. Therefore
only the units at the terminuses of the two wings will have windows with a direct sight-
line to the neighboring residential building. The applicant contends the modification to
the upper story setback requirements enables the development to maximize the
number of affordable units provided while concentrating the majority of the building
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 10 of 57
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towards the southeast corner of the away from existing development to the north and
west. Staff concurs with the applicant’s justification and supports approval of the
modification to the upper story setback requirement.
Requested to
be modified
through the
PUD -
Compliant if
condition of
approval is
met
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.
ROW Landscaping: The applicant would be required to provide street trees and ROW
landscaping within the right-of-way established according to the street development
standards of RMC 4-6-060. Additional minimum planting strip widths between the curb
and sidewalk are established according to the street development standards of RMC 4-
6-060. Street trees and, at a minimum, groundcover, are to be located in this area when
present. Spacing standards shall be as stipulated by the Department of Community and
Economic Development, provided there shall be a minimum of one street tree planted
per address. Any additional undeveloped right-of-way areas shall be landscaped unless
otherwise determined by the Administrator.
Parking Lots: Vehicle parking lots shall meet minimum landscape standards:
All parking lots shall have perimeter landscaping as provided in RMC 4-4-070H.4.
Perimeter landscaping may not substitute for interior landscaping.
Interior Parking Lot Landscaping: Surface parking containing between 15 and 50
parking spaces shall provide a minimum landscape area of 15 square feet per parking
space. Interior parking lot landscaping dimensions are stipulated in RMC 4-4-070H.5
Staff Comment: The applicant submitted a Conceptual Landscaping Plan (Exhibit 5) with
the land use application. Proposed planting areas would contain trees, shrubs, and
groundcover, including but not limited to, Vine maple, Sweet gum, Tulip poplar,
Sweetbox, Birch leaf spirea, Privet honeysuckle, Oakleaf hydrangea, Beach strawberry,
and Kinnikinnick. The applicant would be required to submit a Detailed Landscape and
Irrigation Plan with the civil construction permit submittal that provides location, size,
quantity, planting details, and other applicable items as set forth in the RMC 4-8-120
submittal requirements.
The applicant’s conceptual landscaping plan identifies foundation-level landscaping
along the building’s Williams Ave S frontage between the building and 12-foot sidewalk.
Additional at-grade planting includes a mix of ground cover, shrubs, and trees in the
landscaped area between the pedestrian promenade and west building façade that
would provide, visual interest, an opportunity for stormwater infiltration, and minor
noise attenuation for residents whose units face the promenade. In addition, eight (8)
Round-lobed sweet gum trees are proposed in street tree grates spaced approximately
40 feet on-center on the west side of the promenade. The trees would serve as both a
shade source for promenade users as well as a visual buffer between building and site
to the west. Additional on-site trees proposed include five (5) Vine maples adjacent to
the north façade of the overhang portion which are intended to provide a sight
obscuring buffer at full maturity and four (4) Vine maples in the landscaped area
between the promenade and building foundation. Due to the relatively low stature of
mature Vine maple trees, they would not provide a fully sight obscuring buffer at full
maturity. Therefore in order to ensure the future trees along the northern portion of the
site provide a fully sight obscuring visual buffer between the terraced portion of the
building and the neighboring property to the north, staff recommends, as a condition
of approval, the applicant utilize an larger stature deciduous or evergreen tree in-lieu
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of the proposed Vine maple trees for all trees in the landscape strip along the north side
of the site. The alternative tree species shall be included on the Detailed Landscaping
Plan to be submitted with the civil construction permit application. The tree species and
spacing shall be reviewed and approved by the Current Planning Project Manager prior
to civil construction permit issuance.
Seven (7) Tulip poplar street trees are proposed in the ROW, including four (4) trees in
street tree grates along Williams Ave S and three (3) trees in the planter strip along S
Grady Way. Tulip poplar is not an approved species on the City’s Approved Tree List and
Spacing Guidelines document. In addition, the specifications for the four (4) tree grates
was not indicated. Therefore, staff recommends, as a condition of approval, the
applicant utilize a species from the Approved Street Tree List and Spacing Guidelines
document for the Williams Ave S and S Grady Way ROW trees and shall utilize the city-
approved tree grates as required in the Downtown Streetscape Design Standards and
Guidelines. The street trees and associated tree grates shall be shown on the Detailed
Landscaping Plan to be submitted with the civil construction permit application. The
revised street trees and grates shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
Perimeter landscaping is integrated into the surface parking lot design. Perimeter
parking lot landscaping is approximately 10 feet in width along the portion of the
parking lot adjacent to the Williams Ave S ROW. The proposal includes a multiple small
interior landscape islands that do not meet the 8-foot by 12-foot dimensional
requirements and therefore are not classified as interior landscaping. The applicant has
requested a modification through the PUD process in order to provide only perimeter
landscaping in the surface parking lot area. The applicant contends that overhang
portion of the building at the northeast corner, the single-aisle nature of the parking
lot, and location of the majority of the stalls towards the back of the site reduce the
effectiveness of interior landscape islands in providing a visual break. Although staff
concurs with the applicant’s justification, additional landscaping in the parking lot
would also provide a visual buffer or break for units that face the parking lot in the
residential building to the north of the site. Therefore in order to make up for the lack
of interior lot landscaping and provide an additional visual buffer between the two sites,
staff recommends, as a condition of approval, the applicant shall install a mix of ground
cover, shrubs, and trees along the entire length of the parking lot landscape strip along
the north side of the site. The new plantings shall be included on the Detailed
Landscaping Plan to be submitted with the civil construction permit application. The
additional trees shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit issuance.
Compliance with other applicable sections of RMC 4-4-070 would be verified at the time
of formal civil construction permit application review
Compliant if
Condition of
Approval is
Met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 20 percent of trees in a residential 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.
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Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant’s Arborist Report, prepared by Bartlett Urban Forestry
Services, dated July 1, 2020 (Exhibit 14), indicated the site contains one significant tree
(one 29.7-inch cottonwood tree) and four (4) landmark trees (cottonwood trees ranging
in size between 36.2-inches to 56.3-inches). The report identified the three (3) of the
cottonwood trees as in fair to good condition and two (2) of the cottonwood trees in
poor condition with a high likelihood of failure. The location of four (4) of the
cottonwood trees are located within the footprint of the proposed building and the
location of the fifth tree, rated as in poor condition, is immediately adjacent to the
proposed building which could potentially create a danger to the building and
occupants. The landscape architect recommends that all five (5) trees on site be
removed and replaced. In addition to the on-site trees, the report identifies six (6) trees
on the adjacent properties to the north and west whose driplines extend onto the
project site. The size of the trees ranges between 13-inches and 28-inches and the
species include Alaska yellow cedar, black cottonwood, Deodar cedar, and Hollywood
juniper. The report concludes that all six (6) trees are viable and can be protected by
implementing the City’s tree protection standards during construction. The report also
concludes that removal of the on-site trees would not impact the viability of the offsite
trees.
Pursuant to RMC 4-4-130.H, tree retention standards in commercial zones require a
minimum of 10 percent (10%) of the site’s significant trees to be retained during and
post development. Of the single significant tree and four (4) landmark trees, the
applicant is not proposing to retain any of the site’s trees. New tree planting would
occur as part of the proposal along the street frontage and around portions of the new
building. The landscape plan calls for trees in excess of the three (3) required
replacement trees and includes twelve (12) vine maple and nine (9) round-lobed sweet
gum species. The proposed new trees would serve as a visual buffer for the proposed
structure. Due to the conceptual nature of the submitted landscape plan, staff
recommends as a condition of approval that the applicant clearly indicate on the
detailed landscape plan submitted with the civil construction permit application how
the plan meets the 10% tree replacement requirements including but not limited to the
50% credit limitation provided for those trees that are required pursuant to RMC 4-4-
070. If onsite replacement for the trees is not practical, then payment into the City’s
Urban Forestry Program fund may be approved for those trees that cannot be
accommodated onsite. The detailed landscape plan shall be reviewed and approved by
the Current Planning Project Manager prior to civil construction permit approval.
Compliant if
condition of
approval is
met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
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building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The only surface mounted utility equipment identified on the plan, a
transformer located within the structured parking area, would not be visible to the
public. However, the applicant did not provide details of roof or surface mounted
equipment and/or screening identified for such equipment with the land use
application. Therefore, staff recommends, as a condition of approval, that the applicant
be required to submit a surface mounted utility plan that includes cross-section details
with the civil construction permit application. The applicant shall work with franchise
utilities to ensure, as practical, utility boxes are located out of public ROW view, active
common open spaces, and they shall not displace required landscaping areas. The plan
shall provide and identify screening measures consistent with the overall design of the
development. The surface mounted utility plan shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance. In addition, staff
recommends as a condition of approval that the applicant be required to submit a
rooftop equipment exhibit with the elevation plans associated with the building permit
application. The exhibit shall provide cross section details and identify proposed rooftop
screening that is integral and complementary to architecture of the buildings. The
exhibit shall be reviewed and approved by the Current Planning Project Manager.
✓
Refuse and Recycling: In multifamily developments, 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 eighty (80) square feet shall be provided for
refuse and recyclables deposit areas.
There shall be a minimum of one refuse and recyclables deposit area/collection point
for each project. There shall be at least one deposit area/collection point for every
thirty (30) dwelling units.
Staff Comment: The Site Plan (Exhibit 2) indicates a central refuse and recycling area
approximately 684 square feet in size. The enclosure is located within the structured
parking garage and would be accessed by residents via one of two stairwells or the
elevators. Additionally, floors two through six each provide an 80 sq. ft. trash room. In
total, the development would provide a total of 1,084 sq. ft. for refuse and recycling
deposit areas. The provided refuse and recycling area exceeds the minimum required
as calculated above.
A total of 145 units would require a minimum 217.5 sq. ft. for recyclables and a
minimum 435 sq. ft. for refuse. Therefore, the applicant is required to provide a
minimum of 652 sq. ft. for recycling and refuse.
✓
Parking: All parking shall be provided in the rear portion of the site, with access taken
from an alley, where available. Surface parking shall not be located between a building
and a street. Parking may be located off-site subject to a joint parking requirement.
Parking regulations for low income attached dwellings are a minimum of 1 for each 4
dwelling units with a maximum of 1.75 per dwelling unit allowed.
Standard parking stall dimensions for surface lots are 9 feet by 20 feet, compact stall
dimensions are 8 ½ feet by 16 feet.
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Standard parking stall dimensions for structured parking are 8’4” by 15’. Compact stall
dimensions are 7’6” by 12”
Maximum number of compact spaces shall not account for more than 50% for
structured parking and 30% for the surface lot.
Staff Comment: The applicant proposes a vehicle parking area that would be partially
covered by the second-floor outdoor terrace and would consist of 99 stalls in a mixture
of tuck-under, structured, and surface parking. The stalls on the northern part of the
site would be uncovered. The structured parking area would be partially open on the
north side but obscured from view when viewing the building from the surrounding
ROW due to the landscaping provided. As shown on the Site Plan (Exhibit 2) No stalls
are located between the structure and the street. The site does not abut an alley and
therefore alley access is not feasible.
The proposed development includes 145 affordable (low income) attached-dwelling
units. Per RMC 4-4-070.F.10, the applicant would be required to provide a minimum of
one space for every four (4) low income attached dwelling units and a maximum of 1.75
spaces per dwelling unit. Based on a total of 145 - low income attached dwelling units,
the applicant is required to provide a minimum of 36 spaces (145 / 4) and a maximum
of 254 spaces (145 x 1.75). Therefore based on the number of attached units, the
applicant is required to provide a total number of spaces between 36 and 254 in order
to meet code. The applicant proposed a total of 99 parking spaces onsite including 69
standard stalls, 25 compact stalls (25% of total stalls) and five (5) ADA stalls and
therefore complies with the parking requirements. In addition, the parking stall
dimensions provided in the floor plans (Exhibit 8) and site plan (Exhibit 2) conforms to
the minimum requirements for drive aisle, parking stall, dimensions and the provision
of ADA accessible parking stalls.
The project site is in very close proximity to multiple King County Metro bus lines and a
wide range of shopping options are within easy walking distance of the site which is
ideal for tenants without vehicles. The proposal complies with the parking ratios of the
code and the provides the required parking for the low income attached dwelling units.
Complaint if
Condition of
Approval is
met
Bicycle Parking: The number of bicycle parking spaces shall be equal to one-half (0.5)
bicycle parking space per dwelling unit.
Staff Comment: As shown on the floor plans (Exhibit 8), the applicant is proposing a
total of 72 total bicycle parking spaces on the site within the structured parking area.
The proposed site plan complies with the minimum number of bicycle parking spaces
required for the 145 units. The submitted documents did not provide any specifications
for the proposed bicycle spaces and therefore complies with the bicycle parking
standards in RMC 4-4-080F.11b could not be determined. Therefore, staff recommends,
as a condition of approval, the applicant provide details of the proposed off-street
bicycle parking for review and approval by the Current Planning Project Manager prior
to building permit approval.
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.
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Watershed Apartments
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Staff Comment: A six (6’) foot tall fully obscuring fence is shown on the Site Plan (Exhibit
2). While the fencing complies with the maximum fence height requirements for
nonresidential uses, material and design details for the fencing were not included with
the land use application. Therefore staff recommends, as a condition of approval, the
applicant include a fence specifications sheet in the detailed landscaping plan to be
submitted with the civil construction permit application. All fences on the detailed
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit approval.
20. PUD Applicability Standards: Pursuant to RMC 4-9-150B, any applicant seeking to permit development
which is not limited by the strict application of the City’s zoning, parking, street, and subdivision
regulations in a comprehensive manner shall be subject to applicability standards. The following table
contains project elements intended to comply with applicability standards, as outlined in RMC 4-9-150B:
Compliance PUD Applicability Criteria and Analysis
Compliant if
conditions of
approval are
met
In approving a planned urban development, the City may modify any of the standards
of RMC 4-2, RMC 4-3-100, RMC 4-4, RMC 4-6-060, and RMC 4-7. All modifications
shall be considered simultaneously as part of the planned urban development.
Staff Comment: All standards requested to be modified are contained within the
Chapters listed above. Specific modifications are noted in FOF 14.
Compliant if
conditions of
approval are
met
An applicant may request additional modifications from the requirements of the
Renton Municipal Code. Approval for modifications other than those specifically
described in subsection RMC 4-9-150B.2.a shall be approved prior to submittal of a
preliminary planned urban development plan.
Staff Comment: All eligible modifications are outlined above under FOF 14: Staff is in
support of modifications if all conditions of approval are met.
✓
A planned urban development may not authorize uses that are inconsistent with
those uses allowed by the underlying zone, or overlay district, or other location
restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080, 4-3-
010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010.
Staff Comment: Pursuant to RMC 4-2-060 Zoning Use Table and RMC 4-1-080.A.6
Conditions Associated with Zoning Use Tables, Attached dwellings - Flats is a
permitted standalone residential use in the R-14 zone, and is a permitted standalone
residential use in the CD when located outside of the Downtown Business District and
provided residential amenity space and/or lobby space is provided on the ground
floor along the street frontage.
✓
The number of dwelling units shall not exceed the density allowances of the
applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC; however,
averaging density across a site with multiple zoning classifications may be allowed if
approved by the Community and Economic Development Administrator.
Staff Comment: The proposed density does not exceed the maximum dwelling units
per net acre allowed on the site after averaging the maximum density across the CD
and R-14 zoned portions of the site. See FOF 19: Density for additional analysis.
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Watershed Apartments
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21. PUD Decision Criteria Analysis: Pursuant to RMC 4-9-150D, each planned urban development shall
demonstrate compliance with the Planned Urban Development decision criteria. The following table
contains project elements intended to comply with the Planned Urban Development decision criteria, as
outlined in RMC 4-9-150D:
Compliance PUD Decision Criteria and Analysis
✓
Demonstration of Compliance and Superiority Required: Applicants must demonstrate
that a proposed development is in compliance with the purposes of this Section and
with the Comprehensive Plan, that the proposed development will be superior to that
which would result without a planned urban development, and that the development
will not be unduly detrimental to surrounding properties.
Staff Comment: The proposal is in compliance with the following Renton Comprehensive
Goals and Policies:
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
The proposed Watershed Apartments project is a collaborative development effort
between GMD Development and Studio 19 Architects, two firms with experience
developing low-income housing opportunities in the greater Seattle region. The project
will create new opportunities for sustainable and affordable rental opportunities for
new and existing residents in the City Center community planning area. The site,
previously developed at a density of less than four (4) du/ac, will be developed with
approximately 145 affordable units resulting in a density of over 100 du/ac. The
previously underutilized site would create significant new housing opportunities in an
established Renton neighborhood and would bring more people and vitality to the area.
Goal HHS-B: Ensure a variety of housing types are available within the City that meet
the needs of the present without compromising the needs of future generations.
The proposal would provide affordable rental units to residents in an existing mixed-use
neighborhood. The various sized apartments would provide workforce housing to
existing and new Renton residents while providing access to a variety of transportation
opportunities including via bus, bicycle, walking, and driving. The proposal would
provide for a future connection between S Grady Way and the Burnett Linear Park and
improve the experience for pedestrians utilizing the adjacent streets. In addition, the
proposal would provide a Transit Oriented Development (TOD) type development within
the Rainier/Grady Junction Subarea Plan boundaries. The Rainier/Grady Junction
Subarea Plan is currently being developed in preparation for future new development
within an area where transit opportunities are anticipated to increase with the
establishment of a new transit center near the S Grady Way/Rainier Ave S intersection
as well as a King County Metro bus rapid transit (BRT) line. New development in the area
would be required to be pedestrian-oriented and provide a mix of uses that would be
supported by multi-modal movements such as bicycling, walking, or bussing.
The proposed Watershed Apartments would be superior to that which would result
without using the PUD regulations through the ability to integrate an on-site public
promenade that would provide a future direct connection between S Grady Way and the
existing Burnett Linear Park. Without the PUD, the connection would not be required to
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be provided and the park would dead-end to the north in perpetuity, or until another
nearby site redeveloped and agreed to provide access. In addition, while a large portion
of the site is zoned CD and allows a higher intensity of development and a significantly
higher density, the northern portion of the site includes a small R-14 zoned parcel that
would only allow a lower density. Due to the sites location in the future TOD area, the
maximum density allowed in the R-14 create challenges for the project and would not
allow for the number of units needed to ensure the project is financially feasible. In
addition, without the PUD, the code would require a 15-foot wide landscape screen
commercial-zoned and residential-zoned portions of the site. The screen would block
any integration of the two properties and ability to have a promenade amenity with a
connection to the park. The ability to design the two different zoning districts as one
creates an integrated, singular project instead of two separate developments with a
significantly lower unit density on the R-14 property.
The development will not be unduly detrimental to surrounding properties. The
Watershed Apartments would be a similar development in a neighborhood with an
existing mix of single-family residential, duplexes, and multifamily residential
development. The project would continue the goal of providing a variety of housing
options in the downtown area and transit-oriented development in the Rainier/Grady
Junction subarea. The Watershed Apartments would also provide a transition of density
and massing between the lower density and lower scale neighborhood directly north of
the site and the higher densities allowed along the S Grady Way corridor and within the
TOD area.
Public Benefit Required: Applicants shall demonstrate that a proposed development will provide
specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the
proposed planned urban development, particularly those adverse and undesirable impacts to
surrounding properties, and that the proposed development will provide one or more of the following
benefits than would result from the development of the subject site without the proposed planned
urban development:
Staff Response: While not expressly included as one of the defined public benefits identified in the section
below, it should be noted that the Watershed Apartments proposal provides an important benefit to the
community by providing affordable rental opportunities in the TOD area where dense residential uses
are encouraged. The applicant seeks to obtain a tax-credit investor to purchase the credits obtained by
creating affordable housing units in order to help fund the project. One, two, and three bedroom units
would be included in the residential development, providing housing opportunities for a variety of
individuals and family-unit types.
N/A
a. Critical Areas: Protects critical areas that would not be protected otherwise to the
same degree as without a planned urban development.
N/A
b. Natural Features: Preserves, enhances, or rehabilitates natural features of the
subject property, such as significant woodlands, native vegetation, topography, or
noncritical area wildlife habitats, not otherwise required by other City regulations.
N/A
c. Public Facilities: Provides public facilities that could not be required by the City for
development of the subject property without a planned urban development.
✓
Use of Sustainable Development Techniques: Design which results in a sustainable
development; such as LEED certification, energy efficiency, use of alternative energy
resources, low impact development techniques, etc.
Staff Comment: According to the applicant, sustainable development techniques will be
utilized through energy efficiency systems and low impact development. These are
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developed due to complying with affordable housing credit requirements and would not
necessarily be provided with other developments. Solar panels along with other
sustainable design features will be constructed as part of this development.
Compliant if
Conditions of
Approval are
Met
d. Overall Design: Provides a planned urban development design that is superior to
the design that would result from development of the subject property without a
planned urban development. A superior design may include the following:
i. Open Space/Recreation:
(a) Provides increased open space or recreational facilities beyond standard code
requirements and considered equivalent to features that would offset park mitigation
fees in Resolution 3082; and
(b) Provides a quality environment through either passive or active recreation facilities
and attractive common areas, including accessibility to buildings from parking areas and
public walkways.
Staff Comment: The project is providing a public amenity that would not otherwise be
required by the City, nor developed within the parcel without a planned urban
development. The primary public amenity that would be constructed is a protected
pedestrian promenade designed along the western portion of the property that would
provide a connection between the sidewalk on S Grady Way with the Burnett Linear
Park. After completion of the project, the new promenade would establish a permanent,
protected pedestrian connection between S Grady Way and downtown Renton. The
promenade and associated pocket parks and landscaped areas total approximately
11,880 sq. ft., or 20% of the site area. The proposed promenade would also serve as a
secondary emergency access through the provision of collapsible bollards on each end
of the promenade area that prevent non-emergency vehicle traffic but allow for
pedestrian and bicycle access. The promenade would be comprised of pocket parks,
landscaping, seating and plaza spaces. The surface treatments would be comprised of
multiple paving types, colors and textures as well as landscaped green space. Other
secondary public amenities include additional landscaping, seating and overhead
weather protection along Williams Avenue. The project is also providing common
outdoor and recreational space for future residents via a raised courtyard area on floor
3 and a rooftop deck on floor 6. Both spaces are programmed for active and passive
recreation through the provision of eating and sitting areas, children’s play areas, a dog
run area, and a firepit. At project completion, the development would provide
approximately twice the amount of common open space as required by code.
ii. Circulation/Screening: Provides superior circulation patterns or location or screening
of parking facilities; or
Staff Comment: The Watershed Apartments site has street frontage to the south and
east of the site. The applicant has proposed to take primary access to the site via a new
driveway off of Williams Ave S. In addition, the applicant has proposed a secondary fire
access off of S Grady Way in the area that would also service as a pedestrian promenade
providing a partial linkage between the sidewalk along S Grady Way to the Burnett
Linear Park northwest of the site. This pedestrian connection would provide both new
residents in the development and existing residents in the surrounding neighborhood
with greater connectivity through the neighborhood and its amenities such as the
Burnett Linear Park, the Renton Pavilion Event Center, and the downtown core. In order
to ensure the pedestrian promenade remains accessible for public use in perpetuity,
staff recommends, as a condition of approval, the applicant shall record a public access
City of Renton Department of Community & Economic Development
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easement across the pedestrian promenade area. Draft easement documents shall be
submitted to and approved by the Current Planning Project Manager prior to civil
construction permit approval. The easement shall be recorded with King County prior to
issuance of a Temporary Certificate of Occupancy.
As an alternative to a typical driveway surface, the applicant proposes to design the
secondary fire access as a shared space for pedestrians, cyclists, and emergency vehicles
if needed. The promenade would not utilize a curb, but instead would incorporate scored
concrete that directly abuts a landscaped area adjacent to the building with three
programmed, semi-circle sitting areas. In addition, the promenade would include
grasscrete strips spaced at semi-regular intervals that both provide stormwater
infiltration and provide a visual cue denoting the promenade as a pedestrian-focused
area. The promenade would also include significant landscaping, seating opportunities,
and passive recreation opportunities. The site plan and conceptual landscape plan
(Exhibits 2 and 5) do not detail the exact material, scoring pattern, or colors of the
concrete that would be utilized. Therefore staff recommends as a condition of approval,
the applicant shall provide a promenade exhibit as part of the final landscaping plan
submitted with the civil construction permit that identifies a distinguishing paving
material for the access driveway, as well as any landscaping, seating, artwork, and other
programming in the promenade. The promenade exhibit shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
The location of the proposed pedestrian promenade, which would serve as both
common open space as well as pedestrian connection between S Grady Way and the
Burnett Linear Park, creates additional pedestrian circulation opportunities on both the
site and neighborhood as a whole. The main parking facility is located within the
building so that it is screened from the public view. The location of the parking under
the building is not required by Code and would be a benefit to the public in the fact that
the project will not have the majority of the parking provided in a surface parking lot.
iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or
around the proposed planned urban development; or
Staff Comment: The proposed landscaping is superior to what would be required by
Code and with the construction of the pedestrian promenade on the west side of the
property the project is developing an extensive amount of landscaping for a project of
this size and location. See above under Circulation/Screening for additional discussion.
iv. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
Staff Comment: The building is sited in the south east corner of the site so that it is
positioned adjacent to the street intersection and will create a continuous street front
along both Grady Way and Williams Avenue. The building is set back from the west
property line in order to provide an extensive pedestrian promenade that will link Grady
Way with Burnett Linear Park. The building has incorporated a step down at the upper
level along the north property line to provide a zoning transition to the adjacent
property to the north, which is in a lower density zone. The middle of the building has
been opened up along the north property line as well to provide a buffer to the north
and a courtyard space has been designed in this area for use by the residents. Additional
building setbacks have been provided along the north property line as a buffer. The
building design and materials are developed in a harmonious way to respond to the
City’s design guidelines as well as to other similar buildings in the area. Building
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modulation, residential private decks, material and texture changes, large residential
window openings and a modulated roof line add to the character of the building and
reflect a high quality design including materials.
v. Alleys: Provides alleys for proposed detached or attached units with individual,
private ground related entries.
Staff Comment: Not applicable.
✓
Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the planned
urban development perimeter provide a suitable transition to adjacent or abutting
lower density/intensity zones. Materials shall reduce the potential for light and glare.
Staff Comment: The surrounding neighborhood features a mixture of single family,
duplex, multifamily, and commercial buildings. The Watershed Apartments will be
larger than the adjacent structures but will be located along the S Grady Way corridor,
an area where higher density is encouraged. The project will provide a transition from
the low-scale multifamily to the north and the higher intensity commercial and
multifamily uses extending west of the site along S Grady Way.
The only property that is abutting or adjacent to the subject that is a lower density zone
is the property to the north, which is currently a multifamily development. The proposed
design only has a portion of the building located near the property line to the north and
has provided an upper story setback in this location. The rest of the building is set back
at least 50 feet from the property line. The upper story setback along this façade is 40
feet from the property line as well. Along with the building setbacks, the middle of the
building has been carved out facing north and a residential plaza is designed in the
middle of the building. This will give relief to the north property transition as well as
create elevated green space that can be seed by the neighboring development. The
building is also set back on the first floor adjacent to the property to the north, which
will give relief to the neighbors on the pedestrian level. This setback is approximately
15’ in height which brings down the scale of the building and allows light through at the
pedestrian level. Along with being a much smaller mass facing the north property line,
smaller windows are also planned along this façade so that they are less impeding on
the neighboring development. The pedestrian promenade on the western portion of the
site would begin off of S Grady Way and terminate at the north property line near an
informal connection to the adjacent Burnett Linear Park, which will provide improved
access for the existing and future residents seeking to access the park from S Grady way.
Landscaping is also provided at the zoning transition to act as a buffer between the
properties.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups
should be related by coordinated materials and roof styles, but contrast should be
provided throughout a site by the use of varied materials, architectural detailing,
building orientation or housing type; e.g., single family, townhouses, flats, etc.
Staff Comment: The development is only one building, therefore the section does not
apply.
Compliant if
Condition of
Circulation:
i. Provides sufficient streets and pedestrian facilities. The planned urban development
shall have sufficient pedestrian and vehicle access commensurate with the location, size
and density of the proposed development. All public and private streets shall
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Approval is
Met
accommodate emergency vehicle access and the traffic demand created by the
development as documented in a traffic and circulation report approved by the City.
Vehicle access shall not be unduly detrimental to adjacent areas.
ii. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns,
and minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreational areas,
transit, public walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
Staff Comment: Considering the project is located at the intersection of S Grady Way
and Williams Ave S, there will be sufficient sidewalk circulation areas around those two
facades of the building. Landscaping and seating will also be incorporated around the
street fronts in these locations. The pedestrian promenade is located along the entire
west side of the property and will allow safe pedestrian circulation around the area,
which would be a part of a future permanent connection between S Grady Way to the
Burnett Linear Park as well as to the building entrances. Vehicular access is from
Williams Avenue on the north east side of the parcel, which allows users to either park
in the surface parking lot to the north of the property, or in the parking garage within
the building. All emergency vehicles will either access the site from Grady Way or
Williams.
The vehicular entrance is located in the north east portion of the site off of Williams Ave
S, which has significantly lower traffic volumes in comparison to Grady Way. Sufficient
site distances are provided from the curb cut off of Williams Ave S in order to minimize
traffic impact when entering and leaving the subject property. The parking entrance is
located in the north area of the site and all pedestrian access and circulation is located
on the south, east and west sides of the site, so there are no overlapping circulation
patterns with pedestrians and vehicles. The site is generally flat, no issues with steep
gradients around the perimeter of the building are anticipated.
The property is located at the intersection of Grady Way and Williams Avenue. Users of
the building and pedestrians alike can utilize Grady Way to connect with transit stops
and other commercial activities in the area to the west and north east. Williams Avenue
links with downtown Renton, which has multiple recreational, transit and commercial
activity hubs. The project is creating a pedestrian promenade on the west portion of the
site that will link Grady Way, along with the residential users of the building, to Burnett
Linear Park to the north, which is a recreational area. The park is also a link to
downtown Renton. There is also a bus stop located in front of the development site.
Emergency vehicles will be able to access the building from both Grady Way and
Williams Ave S connected by a fire lane loop around the building. This will allow access
around the entire perimeter of the building.
A Traffic Impact Analysis (TIA), prepared by Transpogroup and dated May 2021, was
submitted with the project application (Exhibit 15). The submitted report concludes that
the proposed development is anticipated to generate 758 average daily trips (ADT) with
50 new AM peak-hour trips and 62 PM peak-hour trips. A Traffic Impact Analysis was
required for the proposal as it would generate more than 20 peak hour trips. The
analysis evaluated existing, future without-project, and future with project conditions
at three (3) nearby intersection including Talbot Rd S/S Grady Way, Williams Ave S/S
Grady Way, and Main Ave S/Benson S/S Grady Way. In addition, the TIA included the
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anticipated Level of Service (LOS) at both site access points off of Williams Ave S and S
Grady Way. The following table identifies the LOS at each intersection or site access for
the three conditions identified above:
Existing Without Project
(2024)
With Project
(2024)
Weekday AM Peak Hour
Talbot Rd S/S Grady Way D D D
Williams Ave S/S Grady Way B B B
Benson Rd S/Main Ave S/S Grady Way D E E
Site Driveway – S Grady Way N/A N/A B
Site Driveway – Williams Ave S N/A N/A A
Weekday PM Peak Hour
Talbot Rd S/S Grady Way N/A D D
Williams Ave S/S Grady Way B C C
Benson Rd S/Main Ave S/S Grady Way C C C
Site Driveway – S Grady Way N/A N/A B
Site Driveway – Williams Ave S N/A N/A B
As shown in the table above, construction of the project would not result in a decrease
in LOS for any of the studied intersections when compared to the anticipated LOS
without project construction. In addition, acceptable LOS of A and B are anticipated at
the two site driveways off S Grady Way (secondary emergency access) and William Ave
S (primary access) after project completion. The TIA concludes that the study area
intersections are forecast to continue to meet the City of Renton LOS standards at
project completion and the code-required transportation impact fees would mitigate for
any transportation-related impacts created by the project.
Construction of frontage improvements along both S Grady Way and Williams Ave
would occur as part of the project. Improvements along S Grady Way would include the
installation of a an eight-foot (8’) planter strip and eight-foot (8’) sidewalk. In addition,
as part of the SEPA Determination of Non-Significance-Mitigated issued for the project
(Exhibit 22), the applicant would be required to provide pedestrian signalization and
channelization elements be installed for the crossing between the SE corner of the
project site and SW corner of the S Grady Way/Williams Ave S intersection. Pedestrian
improvements along Williams Ave S includes the installation of a 12-foot wide sidewalk
with street tree grates starting at the corner of the intersection and extending until side
of the driveway off of Williams Ave S. Improvements between the Williams Ave S
driveway and the north property line would include an eight-foot (8’) planter strip and
five-foot (5’) sidewalk in order to provide a transition to the lower-intensity development
pattern to the north of the site. The landscape plan submitted with the land use
application does not provide a transition between the two frontage improvement
sections identified above, therefore, staff recommends as a condition approval, the
applicant shall submit a final landscape plan that provides the transition on Williams
Ave S between the 12-foot sidewalk and the 5-foot sidewalk with 8-foot landscape strip
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north of the proposed driveway. The final landscape plan shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance. The
proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 20),
which is based upon a test of the citywide Transportation Plan, consideration of growth
levels included in the LOS-tested Transportation Plan, payment of transportation
impacts fees, and application of site specific mitigation.
✓
Clusters or Building Groups and Open Space: An appearance of openness created by
clustering, separation of building groups, and through the use of well-designed open
space and landscaping, or a reduction in amount of impervious surfaces not otherwise
required.
Staff Comment: As there is only one building designed on the property, the building is
placed in the south east corner of the site, which allows a significant open space in the
form of a pedestrian promenade on the entire west portion of the property. Additional
open space is provided on upper level courtyards on Level 3 and 6. Impervious surfaces
are limited to the building, sidewalks, and promenade area.
✓
Privacy and Building Separation: Provides internal privacy between dwelling units, and
external privacy for adjacent and abutting dwelling units. Each residential or mixed use
development shall provide visual and acoustical privacy for dwelling units and
surrounding properties. Fences, insulation, walks, barriers, and landscaping are used,
as appropriate, for the protection and aesthetic enhancement of the property, the
privacy of site occupants and surrounding properties, and for screening of storage,
mechanical or other appropriate areas, and for the reduction of noise. Windows are
placed at such a height or location or screened to provide sufficient privacy. Sufficient
light and air are provided to each dwelling unit.
Staff Comment: The development consists of 145 affordable housing apartment units.
Residential units are designed to face the streets as well as the interior
promenade/plaza spaces throughout the site. The units facing other properties has been
designed to be minimal, so as to have minimal impacts on neighboring developments.
The development to the west does not have residential uses, so this development does
not impact that site at all. The property to the north has residential units, so this project
incorporated a “step-down” that reduces the height of the north wing to five (5) stories
and provides a roof-top deck on the top level in lieu of additional units. The majority of
the units in the building do not face the north property in order to reduce the impact on
that development. Internal privacy between the units will be in the demising walls and
floor/ceiling assemblies, which will be designed the meet acoustical and insulation
requirements for dwelling units. This will include the ratings for the exterior windows
and doors. Storage and mechanical areas are designed to be inside the building or on
the roof top of the building so they will be screened from the pedestrian level and from
adjacent buildings. Sufficient light and air will be provided to all units through the
provision of large windows and balconies.
✓
Building Orientation: Provides buildings oriented to enhance views from within the
site by taking advantage of topography, building location and style.
Staff Comment: Given the location of the site, the best views for the individual are out
towards both of Williams Ave S and S Grady Way, as well as towards the pedestrian
promenade area on the western portion of the site. For this reason, among others, the
building has been designed with two wings emanating out from the street intersection
in order to allow as many units as possible to maximize views of streetscape in the
immediate area on the lower levels and views of the overall urban area on the upper
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levels. One-bedroom units facing the interior to the building towards the second floor
courtyard area are designed to take advantage of the interior views of the green
spaces, while the units facing southwest have views of the pedestrian promenade on
the west side of the property. All units will have views of either the immediate area,
the greater surrounding urban area, or one of the green spaces, if not both.
✓
Parking Area Design: Provides parking areas that are complemented by landscaping
and not designed in long rows. The size of parking areas is minimized in comparison to
typical designs, and each area related to the group of buildings served. The design
provides for efficient use of parking, and shared parking facilities where appropriate.
Staff Comment: The majority of the parking is provided in the enclosed parking garage
on Level 1. The remainder of the parking is provided as surface parking on the north
side of the site. The surface parking lot is minimal compared to other projects of this
size and is obscured by the presence of the overhanging building as well as from the
adjacent property to the north by robust landscaping.
N/A
Phasing: Each phase of the proposed development contains the required parking
spaces, open space, recreation spaces, landscaping and utilities necessary for creating
and sustaining a desirable and stable environment, so that each phase, together with
previous phases, can stand alone.
Staff Comment: The project would be constructed in one phase.
22. Infrastructure and Services: Provides utility services, emergency services, and other improvements,
existing and proposed, which are sufficient to serve the development. The proposal is compliant with
the following development standards if all conditions of approval are met:
Compliance Infrastructure and Services Analysis
✓
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.
Bollards are required to be installed at the S Grady Way entrance of the pedestrian
promenade on the south side of the site and between the surface parking lot and
promenade on the north side of the site in order to prevent unauthorized access (See
Exhibit 2; Site Plan and Exhibit 17; Advisory Notes). Per the September 9, 2021 email
from Renton Regional Fire Authority Lead Plans Reviewer, Corey Thomas (Exhibit 23),
only the Maxiforce collapsible bollard (Item #MCSW-SS3-EZ) would be acceptable for
the
A Fire Impact Fee based on new multi-family units is required in order to mitigate the
proposal’s potential impacts to City emergency services. The Fire Impact Fee, based on
amount per square foot per the City of Renton Fee Schedule in effect at the time of
building permit issuance, would be applicable to the proposal.
✓
Parks and Recreation: The proposed development is anticipated to impact the Parks
and Recreation system. The applicant would be required to pay an appropriate Parks
Impact Fee. The fee would be used to mitigate the proposal’s potential impact to City’s
Park and Recreation system and is payable to the City as specified by the Renton
Municipal Code. The fee is payable to the City as specified by the Renton Municipal
Code at the time of building permit issuance. The fee, based on the total number of
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units per the City of Renton Fee Schedule in effect at the time of building permit
application submittal, would be applicable to the proposal.
✓
Schools: It is anticipated that the Renton School District can accommodate any
additional students generated by this proposal at the following schools: Bryn Mawr
Elementary School, Dimmitt Middle School, and Renton High School. Due the distance
between the proposed development and the three schools, any new students from the
proposed development would be bussed to their schools.
A School Impact Fee, based on the City of Renton Fee Schedule would be applicable to
the proposal.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant submitted a Technical Information Report, prepared by
AHBL, dated November 2020 (revised May 2021); Exhibit 15) with the application. The
report analyzes existing conditions and proposed surface water collection and
distribution.
According to the TIR Report, the project site is located within the Peak Rate Flow
Control Standard Area matching existing conditions and is within the Black River
Drainage Basin. The project proposes more than 5,000 sf of new plus replaced
impervious surfaces, and so enhanced basic water quality treatment is required.
Appropriate BMPs satisfying Core Requirement #9 in the 2017 Renton Surface Water
Design Manual are required to mitigate the new runoff to the extent feasible. The
applicant proposes to use a BioPod system to treat stormwater runoff for water
quality. Three (3) BioPods are proposed on the site including two near the pedestrian
promenade and a third in the parking lot area. According to the TIR, flow control
would be provided via a 36-inch pipe tank below the proposed pedestrian promenade
on the west side of the site. The water would be conveyed south to a direct connection
to the existing 24-inch storm main in S Grady Way at the southwest corner of the site.
The development would be subject to a surface water system development charge
(SDC) fees. It is anticipated that the requirements set forth by the 2017 City of Renton
Surface Water Design Manual (2017 RSWDM) would be sufficient to mitigate
stormwater impacts generated by the proposed development.
A Construction Stormwater Permit from Department of Ecology is required due to
clearing and grading of the site exceeding one acre. The applicant must obtain the
permit and provide proof prior to Civil Permit issuance.
✓
Water and Sanitary Sewer: This site is served by the City of Renton for water and
sewer service.
Staff Comment: A generalized utility plan (Exhibit 10) was submitted with the land use
application. Water service is provided by City of Renton. It has been determined that the
preliminary fire flow demand for the proposed development is 3,250 gallons per minutes
(gpm). A looped water main around the building is required around the building due to
fire flow demand exceeding 2,500 gpm. The proposed 8-inch looped water main from S
Grady Way to Williams Ave shall be upsized to a minimum of 10-inch diameter to
provide sufficient fire flow. There is an 18-inch water main in S Grady Way that can
deliver 9,700 gallons per minute (gpm). There is a 12-inch water main in Williams
Avenue S that can deliver 4,800 gpm. Installation of four (4) new fire hydrants is
proposed along the perimeter of the building. A fire hydrant is required within 50 feet
of the fire department connection.
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Sewer service is provided by the City of Renton. Sewer service is provided by the City of
Renton. There is an 8-inch concrete sewer main in S Grady Way. There is an 8-inch PVC
sewer main in Williams Ave S. The development is subject to current water and
wastewater system development fees.
23. PUD Development Standards: Pursuant to RMC 4-9-150D.4, each planned urban development shall
demonstrate compliance with the development standards for the Planned Urban Development
regulations. The following table contains project elements intended to comply with the development
standards of the Planned Urban Development regulations, as outlined in RMC 4-9-150E:
Compliance PUD Development Standard Analysis
1. COMMON OPEN SPACE STANDARD: Open space shall be concentrated in large usable areas and
may be designed to provide either active or passive recreation. Requirements for residential, mixed
use, commercial, and industrial developments are described below.
Compliant if
condition of
approval is
met
Standard: For residential developments open space must equal at least ten percent
(10%) of the development site’s gross land area. Open space may include, but is not
limited to, the following:
(a) A trail that allows opportunity for passive recreation within a critical area
buffer (only the square footage of the trail shall be included in the open space
area calculation), or
(b) A sidewalk and its associated landscape strip, when abutting the edge of a
critical area buffer and when a part of a new public or private road, or
(c) A similar proposal as approved by the Hearing Examiner.
Additionally, a minimum area equal to fifty (50) square feet per unit of common space
or recreation area shall be provided in a concentrated space. Stormwater facilities may
be incorporated with the open space, common space or recreation area on a case-by-
case basis if the Hearing Examiner finds:
(a) The stormwater facility utilizes the techniques and landscape requirements
set forth in The Integrated Pond, King County Water and Land Resources Division,
or an equivalent manual, or
(b) The surface water feature serves areas outside of the planned urban
development and is appropriate in size and creates a benefit.
Staff Comment: The applicant has proposed to disperse common open spaces and
recreation areas across several areas around the development. Additionally, these
areas are both interior and exterior to the project. The code required minimum open
space based on the gross land area is 5,870 sq. ft. (10% of 58,270 sq. ft. = 5,870 sq. ft.).
Additionally, approximately 7,250 sq. ft. of open space is required to meet the per-unit
requirement of 50 sq. ft. (50 sq. ft. x 145 units = 7,250 sq. ft.). Therefore the applicant is
required to provide a total of 13,120 sq. ft. As provided below, the applicant proposes
18,190 square feet of open space. The following is a breakdown of the proposed open
space:
Ground Level Pedestrian Promenade : 11,880 square feet – An exterior at-grade space
is proposed along the western portion of the property between the adjacent property
and the proposed new residential building. The proposed promenade has a width of
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approximately 45-feet, 10-inches at the widest point and would primarily serve as a
future pedestrian connection between the sidewalk in the S Grady Way ROW and
Burnett Linear Park north of the site, as well as a passive recreation area for residents
and members of the public. The promenade would consist of a 25-foot stamped
concrete pathway with pedestrian scale lights, trees in street grates, integrated
grasscrete strips to assist with stormwater infiltration. The promenade would also
serve as a secondary emergency access connecting S Grady Way with the tuck-under
parking area, allowing emergency vehicles to circumnavigate the entire building during
a fire or other emergency event. Collapsible bollards at both the south entrance onto S
Grady Way and north entrance into the surface parking area would restrict access to
emergency vehicles only and would ensure other vehicles cannot enter the area. A
linear landscape space between the concrete promenade area and building would
provide three small pocket seating with scored concrete, various landscape elements,
art, and bench seating.
Second Floor Courtyard : 3,460 square feet – The elevated courtyard area on the
second floor is nestled between the two wings of the building that emanate northwest
from the S Grady Way and Williams Ave S interaction. According to the submitted Floor
Plans (Exhibit 8), the courtyard area would include a sandbox play area, dog run,
seating, a fire pit area, and abundant landscaping. Private patios for the second floor
interior units that face the courtyard area would be separated from the common area
via fiberglass planters.
Sixth Floor Roof Top Deck : 2,270 square feet – Exterior space is provided on the roof
stepped-down portion of the building’s fifth floor at the northeast corner of the
building. As shown on the Renderings (Exhibit 6), the rooftop space provides abundant
space for residents to gather and entertain and includes a variety of seating options
with views of downtown Renton and the Olympic Mountains. A small covered area
extends from the interior amenity space providing cover from inclement weather
during the winter months.
Interior Amenity Space : 580 square feet – Programming for the interior space was not
indicated on the floor plans. However, based on the connection to an outdoor dining
table, staff anticipates the amenity space would provide cooking accouterments for
residents to use.
The applicant has elected to provide significantly more open space area than required
by code for the 145-unit development. Although not provided in a single, concentrated
area, providing multiple alternatives across three levels (ground, second floor, fifth
floor), residents will have a variety of options for passive and active recreation that
allows them to choose an areas that work best depending on weather, time of year, and
chosen activity. In addition, the provision of multiple open space areas helps the project
comply with the Urban Design District A open space standards (see FOF 24). Due to the
conceptual nature of the plans and limited details provided on how some of these spaces
will be programmed, staff recommends, as a condition of approval, the applicant submit
detailed programming plans for each of the common open space areas with the building
permit application. The open space program plan shall be separate from the separately
recommended promenade plan and shall provide details of intended use, street
furniture, landscaping, and other furnishings provided by the applicant.
✓
Standard: Required landscaping, driveways, parking, or other vehicular use areas shall
not be counted toward the common space requirement or be located in dedicated
outdoor recreation or common use areas.
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Staff Comment: Eligible common open spaces noted above do not include these areas.
Although the promenade officially serves as a secondary emergency access road and fire
lane, use of the promenade by emergency vehicles is expected to be extremely limited
and therefore is not consider an impedance to the primary use of area.
✓
Standard: Required yard setback areas shall not count toward outdoor recreation and
common space unless such areas 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.
Staff Comment: No common or outdoor recreation space is located in the required yard
setbacks areas.
✓
Standard: Private decks, balconies, and private ground floor open space shall not
count toward the common space/recreation area requirement.
Staff Comment: Eligible common open spaces noted above do not include these areas.
✓
Standard: Other required landscaping, and sensitive area buffers without common
access links, such as pedestrian trails, shall not be included toward the required
recreation and common space requirement.
Staff Comment: Eligible common open spaces noted above do not include these areas.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space according to the following formula:
1% of the lot area + 1% of the building area = Minimum amount of pedestrian-oriented
space.
Staff Comment: Not applicable. Non-residential uses are not included in the proposal.
✓
Standard: The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro-climatic conditions.
Staff Comment: The range of exterior spaces provides residents multiple opportunities
for sun and light exposure depending on their preference, the time of day, or the
weather conditions. The at-grade pedestrian promenade is located adjacent to the
building’s western wing and allows for morning and early afternoon shade. The sixth
floor rooftop deck would provide sun exposure for the majority of the day while the
interior courtyard space on the second floor would be primarily shaded throughout the
day due to its interior location between the two building wings (see Exhibit 16; Shade
and Shadow Analysis).
✓
Standard: Common space areas in mixed use residential and attached residential
projects should be centrally located so they are near a majority of dwelling units,
accessible and usable to residents, and visible from surrounding units.
Staff Comment: As previously mentioned, common areas are available on the ground
floor outside of the building, on the second floor of the building, and on the rooftop of
the building (top floor of the stepped-down portion).
✓
Standard: Common space areas should be located to take advantage of surrounding
features such as building entrances, significant landscaping, unique topography or
architecture, and solar exposure.
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Staff Comment: See responses above.
✓
Standard: In mixed use residential and attached residential projects children’s play
space should be centrally located, visible from the dwellings, and away from hazardous
areas like garbage dumpsters, drainage facilities, streets, and parking areas.
Staff Comment: The children’s play area is located on the second floor outdoor courtyard
area. The play area would be extremely visible to the units on floors two through six with
windows that face the interior, which will provide a high level of safety through visibility.
The second floor courtyard area where the sandbox play area is proposed would be
enclosed with a combination of landscaping for noise attenuation and tempered glass
fencing to provide fall protection.
b. Private Open Space: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use
of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have
private open space which is contiguous to the unit.
Compliant if
condition of
approval is
met
Standard: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the
exclusive use of the occupants of that unit.
Staff Comment: The project Renderings and Elevations (Exhibits 6 and 7) identify private
open space in the form of balconies and private terrace space for those units located
adjacent to the second floor courtyard. However, it is difficult to determine whether the
space meets the minimum dimensional requirements identified below. Therefore staff
recommends as a condition of approval, the applicant submit revised floor plans with the
building permit application that provides details and dimensions of each unit’s private
open space and provides calculations demonstrating compliance with the private open
space standards. The revised plans shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval. Any modifications to the
private open space standards with regard to dimensional standards or substituting
additional common open space may be considered as a minor adjustment prior to
building permit pursuant to RMC 4-90150J.2.a.
Compliant if
condition of
approval is
met
Standard: The private open space shall be well demarcated and at least fifteen feet
(15') in every dimension (decks on upper floors can substitute for the required private
open space).
Staff Comment: See comment above.
Compliant if
condition of
approval is
met
Standard: For dwelling units which are exclusively upper story units, there shall be deck
areas totaling at least sixty (60) square feet in size with no dimension less than five feet
(5').
Staff Comment: See comment above.
c. Installation and Maintenance of Common Open Space:
✓
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or by
the property owners’ association, or the agent(s) thereof. In the event that such facilities
are not maintained in a responsible manner, as determined by the City, the City shall
have the right to provide for the maintenance thereof and bill the owner or property
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owners’ association accordingly. Such bill, if unpaid, shall become a lien against each
individual property.
Staff Comment: Prior to the issuance of any occupancy permit, the developer shall furnish
a security device to the City in an amount equal to the provisions of RMC 4-9-060.
Landscaping shall be planted within one year of the date of final approval of the planned
urban development and maintained for a period of 5 years thereafter prior to the release
of the security device.
d. Installation and Maintenance of Common Facilities:
✓
Standard: Prior to the issuance of any occupancy permits, all common facilities,
including but not limited to utilities, storm drainage, streets, recreation facilities, etc.,
shall be completed by the developer or, if deferred by the Administrator, assured
through a security device to the City equal to the provisions of RMC 4-9-060, except for
such common facilities that are intended to serve only future phases of a planned urban
development. Any common facilities that are intended to serve both the present and
future phases of a planned urban development shall be installed or secured with a
security instrument as specified above before occupancy of the earliest phase that will
be served. At the time of such security and deferral, the City shall determine what
portion of the costs of improvements is attributable to each phase of a planned urban
development.
✓
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or by
the property owners’ association, or the agent(s) thereof. In the event that such facilities
are not maintained in a responsible manner, as determined by the City, the City shall
have the right to provide for the maintenance thereof and bill the owner or property
owners’ association accordingly. Such bill, if unpaid, shall become a lien against each
individual property.
Staff Comment: No dedication of common facilities is proposed. All common facilities will
be maintained by the property owner.
24. Design District Review: The project site is located within Design District ‘A’. The following table contains
project elements intended to comply with the standards of the Design District ‘A’ standards and guidelines,
as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
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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 building is sited on the property near the intersection of S Grady
Way and Williams Ave S, which is on the south east corner of the property. By
concentrating the building near the intersection, the building orients away from the
adjacent properties to the west and north, which are the only abutting properties. In
addition, siting the building as far south as possible allows the most natural light the
neighboring properties. As shown on the submitted Shade and Shadow Analysis
(Exhibit 16), the six-story building would only minimally shade the south-facing units
of the multi-family residential building to the north. Significant setbacks and open
space are provided to the north and west and help serve buffers to the adjacent
properties as well. A wide pedestrian oriented promenade is developed on the west
portion of the property that will give relief to the neighboring commercial
development. A step-back at the upper level of the east wing of the building allows
additional natural light to reach the north property and reduces the overall bulk of
the building.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The building consists of two wings emanating back from the S Grady
Way with one wing oriented towards Williams Ave S and one wing oriented towards
the new pedestrian promenade. Multiple connections to the sidewalks along are
proposed along both streets including two lobby entrances off of S Grady Way, one
entrance to an internal stairwell off of Williams Ave S, and two entrances off of the
pedestrian promenade on the west side of the site. All three (3) doorways adjacent to
the public streets would exist onto a 12-foot wide sidewalk. The pedestrian
promenade provides a connection between S Grady Way and Burnett Linear Park and
will allow users to travel downtown fully within a protected pathway.
✓
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: The primary entry to the residential lobby is located along S Grady
Way as well as to the courtyard space and pedestrian promenade located off of
Grady Way is the south west portion of the property. Both entries will be landscaped
and have seating and paving elements as well.
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: There are no ground level residential units proposed for the project.
b. Building Entries:
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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: The primary entrance to the residential lobby faces S Grady Way and
would open up directly onto the 8-foot wide sidewalk. As shown in the submitted
Elevations (Exhibit 6), the main lobby entry off of S Grady Way provides larger scale
doors, a building overhang as well as canopy detail that incorporates the deck above
and opens up to a plaza spaces that links S Grady Way with the pedestrian promenade
and incorporates landscaping, paving details, seating and artwork designed in a
residential scale. While the building overhang above the primary residential entries at
the southwest corner provides weather protection and helps identify the location of
the lobby area, the two double-door entries at the corner do not utilize any
distinguishing features that would differentiate the doors from the rest of the glazed
façade. In order to ensure the primary entry is prominent and highly visible from the
street, staff recommends, as a condition of approval, the applicant shall submit revised
exterior elevations with the building permit application that provide additional primary
entry elements at the southwest corner that are prominent and visible from the street.
Entry elements may include but are not limited to, a more prominent single entry at
the corner, additional architectural articulation, an alternate facade that provide
differentiation in material and/or color from other portions of the building, pedestrian
level lighting, or other identifying visual features as approved by the Current Planning
Project Manager. The revised elevations shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
Complaint if
Condition of
Approval under
‘Ground Level
Details’ is met
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See Ground Level Details for analysis and recommended condition of
approval
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: The primary building entry is marked with scored concrete plaza area
with seating. The canopy created by the upper story overhang continues around all
facades that face a public street. Architectural elements such as ornamental lighting
could not be determined, as not lighting plan was submitted with the application but
would be verified at building permit issuance, see condition #15.
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✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: Secondary entries to the building are provided along the parking areas
and are not prominent in their appearance.
✓
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: The primary building entries to the residential lobby face S Grady Way
and open up to the eight (8’) sidewalk proposed along S Grady. A second primary entry
is located on the west façade and opens up to a small score concrete patio area
adjacent to the pedestrian promenade. See also discussion above.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: The project only includes on building.
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: There are no ground level residential units proposed for the project.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The building’s six-story height is proportionate to the type of mixed
use development expected and encouraged in the CD zone and within the TOD area.
The scale of the building transitions from six-stories to five-stories story through the
use of a step-back along the north property line in order provide a transition to the
smaller building scales on properties to the north. At five-stories in height, the rooftop
deck on the step-downed portion of the north wing would be approximately three (3)
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stories taller than the apartment building to the north. However, non-stepped down
portion of the six-story building is setback approximately 65 feet from the north
property line and therefore would not significantly impede sunlight on the site. The
development will be taller than the one-story commercial buildings to the west of the
project site, but future redevelopment of the nearby sites, as encouraged in the
Rainier/Grady Subarea TOD area, would likely result in buildings of a scale similar to
the subject proposal.
The building mass is further broken down through the modulation of siding that is
distinguished by separate materials, textures, and colors to create the feeling of
multiple buildings in place of one large mass. The two wings also help reduce the scale
of the building when viewed from properties to the north. Additionally, the building
would be located at the south east portion of the site to provide a buffer to all adjacent
development sites in order to concentrate development towards the two streets and
away from the neighboring properties. Building articulation is provided along all
facades to break down the massing and the roof lines are broken up and change in
height resulting in reducing the perceived scale of the building.
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: Loading areas, electrical room/transformer, and sprinkler facilities are
located in the rear of the building and away from pedestrian areas and the public
ROWs.
✓
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: Refuse and recycle collection areas would be provided within the
enclosed parking garage and would not be visible to the public.
✓
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: See discussion above.
✓
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.
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Watershed Apartments
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Staff Comment: Refuse and recycle collection areas would be provided within the
enclosed parking garage with access for residents via two stairways and two elevators.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
✓
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: The majority of the parking is located in the ground level enclosed
parking garage. Surface parking is located behind the building along the north façade
but is not between the building and the street. A six (6’) foot tall fully opaque wood
fence is proposed along the north property line in order to mitigate the noise and light
impacts from vehicles in the surface parking area. In addition, a five (5’) wide landscape
strip is proposed adjacent to the fence that would provide additional screening in order
to reduce the visual impact of the garage. While visible from a small portion of Williams
Ave S, the surface parking area would minimized visually due to the proposed building
overhang located the stalls nearest to the road. In addition, two on-site landscape
islands proposed on either side of the driveway entrance offers an additional screening
opportunity.
✓
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: The surface parking located along the north portion of the project is
screened by the street by landscaping and is partially visually obscured by the proposed
building overhang. See additional discussion 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.
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Watershed Apartments
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Compliant with
Intent and
Guidelines if
Condition of
Approval is
Met
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: The project does not include commercial uses and is not required to
due to its location outside of the Downtown Business District. The residential lobby is
located along S Grady Way, and the remaining area of the ground floor towards the
back of the site is used for circulation and parking. A significant portion of the ground
floor façade facing Williams Ave S, or approximately 200 linear feet, is comprised of
parking area for and therefore falls short of the 75% requirement (approximately 50%
of total street facing façade). As shown in the elevations submitted (Exhibit 6), the
applicant has proposed a façade treatment in the form of opaque spandrel glazing with
a vinyl art graphic to be determined at a later date. In addition, a four and a half foot
wide landscape strip is proposed at the base of the building and would provide
additional visual interest the portion of the façade occupied by the parking garage. The
applicant contends that the foundation landscaping combined with the future artwork
would successfully visually integrate the garage façade into the rest of the building and
would therefore meet the intent of the design standards. In addition, the applicant
contends that the location of the garage is not negatively impacting the quantity of
commercial space as none is proposed. Staff concurs with the applicant’s justification
and therefore supports the requested deviation and finds it meets the intent and
guidelines to allow the parking structure to exceed 25% of the building frontage width.
However, due to the artwork not being shown on the provided elevations, staff
recommends, as a condition of approval, the applicant shall submit a plan for the
artwork along the section of spandrel glazing shown in the elevations (Exhibit 6) with
the building permit application. All proposed artwork on the exterior of the building
shall be reviewed and approved by the City of Renton Arts Commission prior to issuance
of a Temporary Certificate of Occupancy.
Compliant with
Intent of
Guidelines if
Condition of
Approval is
Met
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 exterior wall of the parking garage located along S Williams
Avenue, a minor arterial street, is located six (6) feet back from the property line.
According to the applicant, the design constraints created by utilizing a structured
parking garage in a standalone residential building with two street frontages
necessitated locating a portion of the garage along a public street frontage. Therefore
the portion of the exterior garage wall along Williams Ave S would not be pedestrian
oriented and the standard must be modified per the PUD regulations.
As shown in the Site Plan (Exhibit 2), color Renderings (Exhibit 7), and Elevations
(Exhibit 6), the applicant has proposed a reduced six-foot setback instead of the
required 10-foot setback in order bring the building closer the large 12-foot wide
sidewalk and maximize the buildings footprint. Foundation-level landscaping, multiple
seating elements, and façade artwork is proposed in order to provide pedestrian-scale
features and minimize the visual impact of the structured parking along the façade.
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The canopy created by the building overhang is also present in the facade area near
the parking garage. Staff supports the proposed deviation and finds it meets the intent
and guidelines of the section as it allows the building to be sited to closer to the
sidewalk and would result in a pleasant mix of artwork, landscaping, and seating areas
along the façade. However, although a moderate level of landscaping was shown on
the submitted Landscape Plan (Exhibit 5), multiple areas in front of the parking garage
wall do not include shrubs or trees. Therefore in order to ensure meaningful
foundation-level landscaping is installed in order to screen the parking garage, staff
recommends, as a condition of approval, the applicant shall submit a detailed
landscape plan that identifies additional foundation-level landscaping along the
façade facing Williams Ave S. The landscape plan shall be submitted to and approved
by the Current Planning Project Manager prior to civil construction permit approval.
✓
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: The exterior wall of the parking garage facing Williams Ave S
incorporates a storefront glazing system that will include artwork applied to spandrel
glazing. The applicant contends that by continuing the first-floor glazing found on the
other façade areas facing a street across the entire parking structure wall, the project
will provide continuity along all street-facing façades and will not draw attention to
the structure parking area.
✓
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: The entry to the parking garage is located on the back side (north) of
the building away from public facades.
✓
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: The parking garage facades located at grade are enclosed along the
north facade and area screened with storefront systems along Williams Ave S, per the
discussion above. The storefront system along Williams Ave S would include
foundation-level landscaping in front of the wall and seating areas in order to create a
visual buffer between the street and the wall. In addition, the applicant has proposed
artwork on the spandrel glazing that would provide an addition façade treatment and
visual interest to the wall. The backside of the parking garage facing north and
northwest would utilize board-formed concrete applied to the concrete podium and
would fully screen the structure parking area from view, with the exception of the
vehicle entry.
Compliant if
Condition of
Approval is
Met
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;
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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: See discussion above and recommended condition of approval.
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: No alleys are abutting the property. The applicant provides one vehicle
access driveway along Williams Ave S near the rear of the site. The access point is the
minimum needed to provide vehicular access to the site and will have a limited impact
to the sidewalk and overall pedestrian experience.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: See above.
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.
✓
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.
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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: Pathways are provided from parking areas to the building in the form
of public sidewalks along S Grady Way and Williams Ave S. In addition, the surface
parking lot connects to the pedestrian promenade, which is comprised of multiple
paving materials and patterns and connects to both S Grady Way and Burnett Linear
Park. The majority of the parking is provided within the building, where access to the
upper floors can be taken via one of two stairwells or the elevator in the lobby area.
✓
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: Due to the small area footprint of the parking garage and access to
multiple exit points, no dedicated pathway is proposed. Surface parking connects with
both the sidewalk and the pedestrian promenade, both of which would be comprised
of differentiated materials than the surface parking lot including grasscrete, stamped
concrete, and standard concrete sidewalk panels.
✓
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: The majority of the pathways around the building are in the ROW, with
exception of the interior pedestrian promenade, and would be constructed per City
Code to meet the required width standards. The concrete portion of the pedestrian
promenade is more than 20 feet wide in the narrowest areas. The public sidewalk along
the east façade would be 12 feet wide until the intersection of Williams Ave N and S
Grady Way, where the sidewalk would transition to an eight-foot width in order to
accommodate an eight-foot wide landscape strip along S Grady Way.
N/A Standard: Mid-block connections between buildings shall be provided.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Grasscrete pavers are proposed within a portion of the pedestrian
promenade and would provide a moderate level of stormwater infiltration. Staff would
review and consider additional permeable pavement if proposed with the civil
construction permit application.
4. RECREATION AREAS AND COMMON OPEN SPACE:
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Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
✓
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design
Manual. Such facilities shall be counted towards no more than fifty percent
(50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from
the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
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,
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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: See discussion under FOF 23: PUD Standards, 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.
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 non-residential uses are proposed as part of the project.
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.;
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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.
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.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
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.
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✓
Standard: All building facades shall include modulation or articulation at intervals of
no more than forty feet (40').
Staff Comment: As shown on the Elevations sheets (Exhibit 6), the building would utilize
a series of extended parapets, a minimum four and half (4.5’) foot deep overhang
above primary entries created by cantilevering the upper floors of the building, and
expansive glazing along both Williams Ave S and S Grady Way ROWs. Four and a half
(4.5’) foot deep modulated bays are provided along all facades and extend the entire
height of the building. Each individual bay houses the exterior decks for the various
units and are approximately 10-feet wide spaced at intervals ranging between
approximately 25 and 35 feet.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: See discussion above.
✓
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: The only façade that is longer than 180 feet is the west façade facing
the proposed pedestrian promenade. Similarly the other façade, the west is broken
down into smaller masses, balconies, decks and exterior stairway features. The lower
level is pushed out to provide additional modulation and articulation along the ground
level. The adjacent pedestrian promenade would have various human scale elements
and façade details including multiple paving types, landscaping, seating and artwork,
which will help add visual variation to the façade and reduce the overall bulk and scale
when viewed from below.
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.
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, large windows, seating areas, art, and canopies. The base of the building is
comprised of textured fiber cement siding in various colors, ribbed metal siding,
significant glazing, is treated with cantilevered overhangs along pedestrian areas
adjacent to the ROWs. Architectural elements including entrance detailing/weather
protection and contrasting materials bring the proposal into compliance with the
intent of this standard to create human-scale character in the pedestrian environment.
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Compliant with
Intent and
Guidelines if
Condition of
Approval is
Met
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 west and southwest façade contain large expanses of pedestrian
level glazing through the incorporation of a storefront system. According to the
Elevations (Exhibit 6) provided, street facing ground floor facades will be comprised
with at least 75% glazing from four (4’) to eight (8’) above the sidewalk. The remaining
façade (west) visible from the public is adjacent to the pedestrian promenade and
utilize would utilize solid fiber cement and does not contain the required transparent
windows or doors.
The applicant contends that the location of the structured garage was designed in a
manner to ensure the exterior walls did not face the two street frontages and therefore
an exterior wall facing the promenade was necessary. The applicant has proposed a
variety of pedestrian-scale design features including robust foundation landscaping,
seating amenities, artwork, and pedestrian scale lighting. The applicant contends that
the proposed design features meet the intent of the 50% glazing standard by ensuring
visual interest and a human-scaled environment to compliment the promenade. Staff
concurs with the applicant’s justification and therefore supports the requested
deviation. While staff agrees that the proposed features meet the intent and guidelines
of the standard, the proposed features are conceptual in nature. Therefore, staff
recommends as a condition of approval, the applicant provide detailed elevations of
the west façade of the building at the time of building permit submittal. The elevation
shall contain details on the specific design features such as artwork, material texturing,
or lighting. In addition, the applicant shall submit a 3D rendering of the exterior wall
as viewed from the sidewalk along S Grady Way adjacent to the promenade. In
addition to the façade wall, the 3D rendering shall show all pedestrian amenities,
landscaping, or other physical features in front of the façade. The final design of the
wall and associated design features shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance. Any proposed artwork, including
but not limited to, painted murals, cut-out metal art panels, mounted sculptures, etc,
on the exterior of the building shall be reviewed and approved by the City of Renton
Arts Commission prior to issuance of a Temporary Certificate of Occupancy.
✓
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: All upper story windows contain a significant amount of clear glazing
and would allow for at least 50% light transmittance.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: The Elevation sheets (Exhibit 6) indicate clear tempered glass along
the façade.
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Compliant if
Condition of
Approval under
FOF 24.5.b is
approved
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The applicant has proposed spandrel glass along the portion of the
façade facing Williams Ave S where the parking garage is located behind. As
proposed, the glass would provide a continuation of the significant glazing on all
street-facing facades of the building. In addition, the applicant has proposed the
provision of artwork on the section of façade containing spandrel glazing. See FOF 24:
Design Standards; Structured Parking for a recommended condition of approval
related to the provision of art.
Compliant if
Condition of
Approval under
FOF 24.5.b is
approved
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
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: No untreated blank walls are located in areas visible from public
streets, sidewalks, or interior pedestrian pathways if the condition of approval under
FOF 24.5.D is met. The blank CMU walls proposed on the north side of the structure
facing the interior surface parking may be partially visible to pedestrians on the far
north side of the promenade, however, the walls would utilize grout joints that provide
texture and a higher level of visual interest than a wall without architectural detailing.
See FOF 24.5.D above for additional analysis and condition of approval.
✓
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: See discussion above.
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.
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
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Compliant
with intent
and
guidelines
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 roof perimeter of the building utilizes extended parapets, featured
elements above the parapets and sloped roofs. The building’s sloped roof forms are
present along the perimeter of the buildings street facing facades as well as the
pedestrian promenade and provide help break up the long roof form. According to the
applicant, a 1:4 roof pitch is not compatible with the type of development proposed
and would make the building look and feel like a much larger project as the roofs would
be much taller and out of scale. In an effort to bring down the scale of the building, the
applicant instead proposed roof pitches at the top of the massing intervals in order to
break up the perceived massiveness of a continuous roof line and make the building
feel more residential and with the human scale. Staff concurs with the applicant and
agrees that the proposal meets the intent of the design guidelines for building roof
lines.
Compliance
not yet
demonstrated
Standard: Roof mounted mechanical equipment shall not be visible to pedestrians.
Staff Comment: Based on the Elevations (Exhibit 6) and Color Renderings (Exhibit 7)
provided, no roof mounted mechanical equipment would be visible to pedestrians due
to the height of the building. The applicant did not prefer details of roof mounted
equipment as part of the submittal and therefore screening adequacy could not be
determined. Screening would be verified at building permit issuance, see condition #4.
Compliance would be verified at the time of formal building permit review.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Staff Comment: All materials continue on all sides and include consistent detailing.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The proposed building will be covered with fiber cement in different
variations and colors including grey and brown (identified as ‘dark knotty pine’) colored
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panels on the primary surfaces and in the modulated bay insets that span the entire
height of the building. Dark bronze vertical metal siding is proposed along the top of
building under the extended parapets and slate grey horizontal metal siding is
proposed for the interior stairway on the north side of the building along Williams Ave
S. A storefront ground floor glazing system would provide additional pedestrian-scale
visual interest. In order to ensure the materials are of high quality, staff recommends
as a condition of approval, the applicant submit a materials board with the building
permit application that provides samples of exterior cladding materials that are
proposed on the building. The materials board shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible facades.
Staff Comment: The building is designed with a combination of materials that have
texture and patterns within them and will be well detailed along all facades.
✓
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: Cementitious and metal siding, storefront windows, and concrete are
durable and 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: There are no concrete walls designed for the project.
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: No CMU block are proposed on the exterior of the building.
✓
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 fiber
cement, metal siding, panels, and glass.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with down-
lighting and decorative street lighting.
Staff Comment: No lighting information was provided by the applicant with the land
use application. Therefore, staff recommends, as a condition of approval, the applicant
shall submit a lighting plan with the building permit application that adequately
provides for public safety and creates visual interest to the building and site. Pedestrian
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scaled lighting shall be provided at the primary entrance and accent lighting on
building facades. The parking area shall also contain adequate lighting to ensure safety
and security. The lighting plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
✓
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen
trees, other significant landscaping, water features, and/or artwork.
Staff Comment: Accent lighting will be provided in all areas of the building, especially
in the outdoor plaza areas.
✓
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: Down-lighting will be used in all areas of the building.
25. Conditional Use Analysis (Density): The applicant is requesting a Condition Use Permit (CUP) in order to
allow a higher maximum density than otherwise allowed on the site. Per RMC 4-2-120B, the maximum net
residential density in the CD zone is 150 dwelling units per acre, or up to 200 dwelling units per net acre
(du/ac) subject to a conditional use permit approval. The maximum net density in the R-14 zone is 14 du/ac.
Per RMC 4-9-150.B.3.b, the number of dwelling units shall not exceed the density allowances of the
applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC; however, the planned urban
development regulations allow averaging density across a site with multiple zoning classifications may be
allowed if approved by the Community and Economic Development Administrator.
The applicant has proposed a net density of approximately 112.72 du/ac (145 units/1.29 acres = 112.72
du/ac). Based on the total net area of 0.82 acres for the CD-zoned parcels comprising the site, the CD-
zoned portion would support a maximum of 123 dwelling units (123 units/0.83 acres = 150 du/ac). Based
on a total net area of 0.48 acres for the single R-14-zoned parcel, the single parcel could support a
maximum of seven (7) units (7 units/0.48 acre = 14 du/ac). Therefore the maximum number of units
permitted on the entire site without an approved CUP is 130 dwellings units (123 units + 7 units = 130
units), or 15 less units than proposed by the applicant (145 units). In order to increase the total number of
dwelling units allowed the site, the maximum density in the CD zone would need to be increased to an
amount that would support a minimum of 138 dwelling units (123 units in CD zone (permitted) + 7 units in
R-14 zone (permitted) + 15 additional units (allowed through CUP) = 145 total dwelling units. Based on the
applicant’s need for a density in the CD zone that would permit a total of 138 units, an increase to 168
du/ac maximum density in the CD zone is required (138 units/0.82 acres = 168 du/ac). If approved, the
increase in density on the CD-zoned portion of the site would allow for a total of 145 units. The proposal is
compliant with the following conditional use criteria, pursuant to RMC 4-9-030.F. Therefore, staff
recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
✓
a. Consistency with Plans and Regulations: The proposed density increase shall be
compatible with the general purpose, goals, objectives and standards of the
Comprehensive Plan, the zoning regulations and any other plan, program, map or
regulation of the City.
City of Renton Department of Community & Economic Development
Watershed Apartments
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Staff Comment: The applicant contends that the increased density of the project would
allow the development to maximize the quantity of new affordable housing units in an
area the City is actively encouraging transit-oriented development and higher densities.
See FOF 18 and 19 for Comprehensive Plan and zoning regulation compliance.
Staff concurs with the applicant’s justification and finds that the proposed density is
compatible with the Comprehensive Plan and zoning regulations of the City.
✓
b. Location: The surrounding street network contains sufficient capacity to
accommodate pedestrian and vehicle traffic. Public transit shall be accessible to
residents.
Staff Comment: The applicant contends that the surrounding street network has
sufficient capacity to accommodate the proposed pedestrian and vehicular traffic. With
99 parking stalls on site, the number of stalls provided is significantly higher than the
minimum required for similar developments. In addition, the S Grady Way corridor
provides access to transit with multiple transit stops within close proximity, including a
bus stop directly in front of the project. The project also located within a half mile of the
future Renton Transit Center which would provide residents access to local busses, bus-
rapid transit routes, and potentially light rail in the future.
The applicant contends that there are many opportunities to connect to mass transit
from the project site, as well as pedestrian amenities in the surrounding area, ensures
that the surrounding street network and public transit system can accommodate future
residents.
Staff concurs with the applicant’s justification and finds that the increased density is
appropriate for the location.
✓
c. Diverse Unit Mix: The development shall not be limited to studio and/or one-
bedroom units and shall provide a mix of bedroom counts to accommodate families
with more than two (2) members.
Staff Comment: The proposed project consists of all affordable housing apartments
in a variety of variations including studio, 1-bedroom, 2-bedroom and 3-bedroom
units. The applicant contends that since3-bedroom units will be more than 20% of
the unit, the development would provide housing opportunities for families within
the downtown area, which is currently difficult due to the high rents commanded
for rental single-family homes.
Staff concurs with the applicant’s justification and finds that the development
would provide an adequate mix of unit sizes in order to accommodate families of
all sizes.
✓
d. Light and Air: Units shall provide adequate access to light and air. Units shall abut
the building’s exterior walls and contain windows.
Staff Comment: According to the applicant, all units would be provided with
significant light and air access throughout the building. The majority of units to face
the streets that surround the building and the units that do not face either the
pedestrian promenade along the west property line or the residential courtyard in
middle of the building. The applicant contends that all units would face either the
public realm or greenspaces and all units would have operable windows.
City of Renton Department of Community & Economic Development
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Report of September 28, 2021 Page 50 of 57
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Staff concurs with the applicant’s narrative and finds that all units would provide
adequate access to light and air and would abut exterior walls and contain
windows.
✓
e. Parking: The development shall provide adequate parking for residents and guests.
Staff Comment: The proposed project consists of 145 affordable apartments and is
providing 99 parking stalls. The applicant contends that the amount of parking provide
is considerably more than the minimum required by city and is higher than many other
low-income developments previously constructed. Parking on-site would be provided
within the building on the street level in a parking garage as well as surface parking in
the north portion of the property. Street parking on Williams Ave S is also available for
parking overflow should it be needed.
Staff concurs with the applicant’s justification and finds that the development provides
adequate parking for residents and guests.
26. Conditional Use Analysis (Height): The applicant is requesting a Condition Use Permit (CUP) in order to
allow a building height of 66.5-feet in the CD zone. Per RMC 4-2-120B, the maximum height for buildings
in the CD zone when abutting a residential zone is 20 feet more than the maximum height of the abutting
residential zone. Per RMC 4-2-120B, heights may exceed the maximum height with a Hearing Examiner
CUP. The property to the north is located in the R-14 zone with a maximum height of 24 feet, which allows
for a maximum building height of 44 feet on the project site. The proposal is compliant with the following
conditional use criteria, pursuant to RMC 4-9-030.F. Therefore, staff recommends approval of the
requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
✓
a. Consistency with Plans and Regulations: The proposed height increase shall be
compatible with the general purpose, goals, objectives and standards of the
Comprehensive Plan, the zoning regulations and any other plan, program, map or
regulation of the City.
Staff Comment: The applicant contends that the increased height of the project would
allow the development to maximize the quantity of new affordable housing units in an
area the City is actively encouraging transit-oriented development and higher densities.
See FOF 18 and 19 for Comprehensive Plan and zoning regulation compliance.
Staff concurs with the applicant’s justification and finds that the proposed height is
compatible with the Comprehensive Plan and zoning regulations of the City.
✓
b. Effect on Abutting and Adjacent Properties: Building heights shall not result in
substantial or undue adverse effects on adjacent and abutting property. When a
building in excess of the maximum height is proposed adjacent to or abutting a lot
with a maximum height less than the subject property, increased setbacks and/or
step-backs may be appropriate to reduce adverse effects on adjacent or abutting
property.
Staff Comment: The applicant contends that the residential property to the north is the
most likely site to be impacted by development on the site. An existing commercial
property to the east includes one building that would be located at distance of over 60
feet from the new structure. The adjacent property across Williams Ave S is located
almost 70 feet from the footprint of the proposed new building and is located on an
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
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Report of September 28, 2021 Page 51 of 57
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arterial with high traffic volumes and is directly across from an existing six (6) story
building (Renton City Hall). Therefore the applicant contends that the impacts of an
additional large-scale building would be limited and typical for the immediate area.
In order to reduce the impact of the taller building on the two story residential structure
to the north, the majority of the north building façade has been setback approximately
50 feet from the property line to the north. The remaining portion along Williams Ave S
includes a 60-foot deep upper story step back to five (5) stories in order to reduce the
impacts of shading on the abutting property. In addition, the middle of the proposed
building would be “carved out” to reduce the scale of the building when viewed from
the north. In addition to serving as a secondary fire access and pedestrian connection,
the promenade on the west side of the building also serves as a soft edge between the
site and abutting commercial site to the west. Staff concurs with the applicant’s
justification and finds that the increased building height would not result in a
substantial or undue adverse effect on adjacent or abutting property.
✓
c. Bulk and Scale: Upper floor step-backs, varied tower heights with separation,
and/or other architectural methods shall be integrated into the design to provide
a human-scaled building edge along the street with access to sky views. Bulk
reduction methods such as varied building geometry, variety in materials, texture,
pattern or color, architectural rooftop elements, and/or other techniques shall be
provided.
Staff Comment: The applicant contends that by siting the building towards the south
east corner of the site away from the developed sites abutting the property to the north
and west, the overall height of the building will be less impactful to those sites. The
building would have continuous frontage along both S Grady Way and Williams Ave S,
with the exception of the south west corner, which would be developed into a
pedestrian promenade providing a portion of a linkage between S Grady Way with
Burnett Linear Park. According to the applicant, the design of the building along the
street front breaks the massing down into volumes that are less than 40 feet, as created
by the modulation, and are separated by residential unit decks on all levels. The design
would provide significant visual interest to the building while simultaneously allowing
users of the building to connect directly to the pedestrians on the streets. The residential
decks are recessed in these locations and a cladding system with alternative material
has been provided to draw the eye of these areas when viewed from below. Lastly, the
sloped roof elements incorporated around the street fronts of the building provides a
residential scaled element to the top of the building and helps break up the large mass
of the building itself. The ground level around the streets consists mainly of storefront
window systems with floor to ceiling glazing and would include human-scale features
and amenities in the form of landscaping, seating, lighting, weather protection, paving
patterns and artwork. Staff concurs with the applicant’s justification and finds that the
design elements proposed would significantly decrease the overall bulk and scale of the
building.
✓
d. Light and Glare: Building(s) shall be designed so that light and glare impacts upon
streets, public facilities, and public open spaces are minimized.
Staff Comment: According to the applicant, the building incorporates techniques to
avoid the impacts of light and glare on the surrounding streets and public open
spaces. All exterior lighting in the parking lot would be designed to be down-
lighting. Upper level lighting from stairwells or accent lighting on the building
façade would not impact any public areas. In addition, the building materials and
City of Renton Department of Community & Economic Development
Watershed Apartments
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Report of September 28, 2021 Page 52 of 57
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windows were designed to not be reflective and would therefore not create impacts
from headlights or direct sunlight. Staff concurs with the applicant’s justification
and finds that the building has been designed in a manner that would limit light and
glare impacts, even with an increased height
✓
e. Shade and Shadow: Building(s) shall be designed so that shade and shadow impacts
on adjacent shadow-sensitive uses (e.g., residential, outdoor restaurants, open
spaces, and pedestrian areas) are minimized.
Staff Comment: According to the Shade and Shadow Analysis (Exhibit 16) provided by
the applicant, no significant shading impacts to existing adjacent pedestrian or
residential areas would occur as a result of the building height. While a small portion of
the property to the north’s yard space may be shaded for a few hours a day, the
residential building would not see almost no shade impacts any time of year. The
applicant contends that the building is designed to be respective of blocking sunlight to
the adjacent developments to the north and west. The building would be setback along
the west property line in order to provide a pedestrian promenade, which would help
allow adequate sunlight to reach the development to the west. The building
incorporates a step-back along the northern-most portion of the building that reduces
the height from six (6) stories to five (5) stories and allows natural light to be maintained
on the adjacent commercial development across Williams Ave S. Staff concurs with the
applicant’s justification and finds that the building is designed in manner that minimized
shade and shadow impacts to nearby uses.
27. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with (please delete those critical areas that are not located on or near the project
site):
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: City of Renton (COR) maps has identified the site is within a High
Seismic Hazard Area and the within Wellhead Protection Area Zone 2. As such, the
applicant submitted an Updated Geotechnical Engineering Study, prepared by Earth
Solutions NW, LLC, dated June 10, 2021. The applicant’s geotechnical engineer
completed an initial geotechnical investigation on March 22, 2018 and an additional
investigation on May 22, 2020.
According to the geotechnical engineer, soil erosion potential at this project site can be
reduced through landscaping and surface water runoff control. Normal erosion control
measures include such items as fences, hay bales, mulching, control ditched and
diversion trenches.
The applicant’s geotechnical engineer recommends supporting the building on a
uniform subgrade and foundation support using either piles or a ground improvement
due to the presence of liquefiable soils to variable depths below the property.
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
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Report of September 28, 2021 Page 53 of 57
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Foundation options include the use rammed aggregate piers, stone columns, or other
vibro-installed elements sunk to depth of at least 40 feet. If ground improvement
methods are used, the building slab should be underlain with a minimum four-inch thick
crushed rock layer. Alternatively, the applicant may utilize 18-inch diameter augercast
piles driven to a depth of at least 40 feet. The building slab should be structural
supported by the pile foundation system if piles are used. Additional recommendations
related to retaining wall construction, drainage, and paving. Earth Solutions NW, LLC
recommends that their firm be retained during construction and final design phase of
the project. As such, two mitigation measures related to the recommendations in the
geotechnical report were included as part of the DNS-M issued by the City of Renton
Environmental Review Committee on August 24, 2021 (Exhibit 22). Therefore, staff
recommends as a condition of approval that the applicant be required to comply with
the mitigation measures issued as part of the DNS-M issued by the Environmental
Review Committee on August 24, 2021.
✓
Wellhead Protection Areas:
Staff Comment: The COR mapping system has identified that the site is located in the
Wellhead Protection Zone 2 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 eight (8’) to ten (10’)
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.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) and Residential High Density (RHD)
Comprehensive Plan designations and complies with the goals and policies established with this
designation, see FOF 18.
2. The subject site is located in the Center Downtown (CD) and Residential – 14 (R-14) 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 19.
3. The proposed Planned Urban Development complies with the PUD Applicability Standards provided the
applicant complies with City Code and conditions of approval, see FOF 20.
4. The proposed Planned Urban Development complies with the PUD Decision Criteria provided the
applicant complies with City Code and conditions of approval, see FOF 21.
5. The proposed Planned Urban Development complies with the Infrastructure and Services Standards
provided the applicant complies with City Code and conditions of approval, see FOF 22.
6. The proposed Planned Urban Development complies with the PUD Development Standards provided the
applicant complies with City Code and conditions of approval, see FOF 23.
7. The proposed Planned Urban Development complies with the Urban Design District A Standards provided
the applicant complies with City Code and conditions of approval, see FOF 24.
City of Renton Department of Community & Economic Development
Watershed Apartments
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Report of September 28, 2021 Page 54 of 57
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8. The proposed Planned Urban Development complies with the Conditional Use Permit (Density) criteria
provided the applicant complies with City Code and conditions of approval, see FOF 25.
9. The proposed Planned Urban Development complies with the Conditional Use Permit (Height) provided
the applicant complies with City Code and conditions of approval, see FOF 26.
10. The proposed Planned Urban Development complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 27.
11. The proposed Planned Urban Development complies with the street standards as established by City
Code, provided the project complies with all advisory notes and conditions of approval contained herein,
see FOF 22.
12. There are adequate public services and facilities to accommodate the proposed Planned Urban
Development, see FOF 22.
13. Key features, which are integral to this project include the construction of 145 affordable attached
dwelling units that is integrated into the existing neighborhood. A wide pedestrian promenade would
provide a new, informal connection between S Grady Way and the Burnett Linear Park, enabling residents
and members of the public to access downtown from S Grady Way via a fully protected, continuous
walkway. Key features in the promenade include the use of grasscrete and scored concrete, shade trees
in grates, three distinct seating areas with furniture, bollard lighting, and artwork along the west façade
of the building. Key architectural features on the primary building include full height modulating elements,
extended parapets on the roof perimeter, spandrel glass with artwork, cantilevering along the two street
frontages, a building stepdown along the north side of the site, and structured parking with wrap-around
lobby space along the street frontages. Common open space with programmed areas on second and fifth
floors would provide future residents with ample relaxation and recreation opportunities. Key site
features include a 12-foot sidewalk along Williams Ave N with grated street trees, a robust landscape
buffer between the surface parking lot and north property, and significant foundation-level landscaping
on all facades.
J. RECOMMENDATION:
Staff recommends approval of the Watershed Apartments (LUA21-000239), File No. LUA21-000239, ECF, CU-H,
CU-H, PPUD, FPUD, as depicted in the Site Plan (Exhibit 2), 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 August 24, 2021.
i. The project construction shall comply with the recommendations found in the
submitted Updated Geotechnical Study, prepared by Earth Solutions NW, LLC, dated
June 10th, 2020, and future addenda.
ii. The applicant’s geotechnical engineer shall review the project’s construction and
building permit plans to verify compliance with the geotechnical report(s). The
geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the
construction and building permit plans and in their opinion the plans and specifications
meet the intent of the report(s).
iii. The applicant shall install pedestrian signalization and channelization elements for the
crossing between the SE corner of the project site and the SW corner of the S Grady
Way/Williams Ave S intersection. The elements may include, but are not limited to, a
painted crosswalk, a pedestrian signal, or an in-street crossing signs. The proposed
elements shall be reviewed and approved by the Current Planning Project Manager
prior to civil construction permit issuance.
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 55 of 57
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2. The applicant shall record a formal Lot Combination in order to ensure the proposed buildings are not
built across property lines. The lot combination shall include all four (4) parcels included as part of the
project (APNs 1723059069, 1723059136, 1823059115, and 1823059282). The instrument shall be
recorded prior to the issuance of Temporary Certificate of Occupancy.
3. The applicant shall utilize a species from the Approved Street Tree List and Spacing Guidelines document
for the Williams Ave S and S Grady Way ROW street trees and shall utilize the city-approved tree grates
as required in the Downtown Streetscape Design Standards and Guidelines. The street trees and
associated tree grates shall be shown on the Detailed Landscaping Plan to be submitted with the civil
construction permit application. The revised street trees and grates shall be reviewed and approved by
the Current Planning Project Manager prior to civil construction permit issuance.
4. The applicant shall install a mix of ground cover, shrubs, and trees along the entire length of the parking
lot landscape strip along the north side of the site. The new plantings shall be included on the Detailed
Landscaping Plan to be submitted with the civil construction permit application. The additional trees shall
be reviewed and approved by the Current Planning Project Manager prior to civil construction permit
issuance.
5. The applicant shall utilize large stature deciduous or evergreen trees for all trees in the landscape strip
along the north side of the site. The alternative tree species shall be included on the Detailed Landscaping
Plan to be submitted with the civil construction permit application. The tree species and spacing shall be
reviewed and approved by the Current Planning Project Manager prior to civil construction permit
issuance.
6. The applicant shall clearly indicate on the detailed landscape plan submitted with the civil construction
permit application how the plan meets the 10% tree replacement requirements including but not limited
to the 50% credit limitation provided for those trees that are required pursuant to RMC 4-4-070. If onsite
replacement for the trees is not practical, then payment into the City’s Urban Forestry Program fund may
be approved for those trees that cannot be accommodated onsite. The detailed landscape plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil construction permit
approval.
7. The applicant shall include a fence specifications sheet in the detailed landscaping plan to be submitted
with the civil construction permit application. All fences on the detailed landscape plan shall be reviewed
and approved by the Current Planning Project Manager prior to civil construction permit approval.
8. The applicant shall submit a surface mounted utility plan that includes cross-section details with the civil
construction permit application. The applicant shall work with franchise utilities to ensure, as practical,
utility boxes are located out of public ROW view, active common open spaces, and they shall not displace
required landscaping areas. The plan shall provide and identify screening measures consistent with the
overall design of the development. The surface mounted utility plan shall be reviewed and approved by
the Current Planning Project Manager prior to permit issuance. In addition, staff recommends as a
condition of approval that the applicant be required to submit a rooftop equipment exhibit with the
elevation plans associated with the building permit application. The exhibit shall provide cross section
details and identify proposed rooftop screening that is integral and complementary to architecture of the
buildings. The exhibit shall be reviewed and approved by the Current Planning Project Manager.
9. The applicant shall provide details of the proposed off-street bicycle parking for review and approval by
the Current Planning Project Manager prior to building permit approval.
10. The applicant shall record a public access easement across the pedestrian promenade area on the western
portion of the site. Draft easement documents shall be submitted to and approved by the Current Planning
Project Manager prior to civil construction permit approval. The easement shall be recorded with King
County prior to issuance of a Temporary Certificate of Occupancy.
City of Renton Department of Community & Economic Development
Watershed Apartments
Staff Report to the Hearing Examiner
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Report of September 28, 2021 Page 56 of 57
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11. The applicant shall submit revised floor plans with the building permit application that provides details
and dimensions of each unit’s private open space and provides calculations demonstrating compliance
with the private open space standards. The revised plans shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval. Any modifications to the private open space
standards with regard to dimensional standards or substituting additional common open space may be
considered as a minor adjustment prior to building permit pursuant to RMC 4-90150J.2.a.
12. The applicant shall provide a promenade exhibit as part of the final landscaping plan submitted with the
civil construction permit that identifies a distinguishing paving material for the access driveway, as well as
any landscaping, seating, artwork, and other programming in the promenade. The promenade exhibit
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
13. The applicant shall submit a final landscape plan that provides the transition on Williams Ave S between
the 12-foot sidewalk and the 5-foot sidewalk with 8-foot landscape strip north of the proposed driveway.
The final landscape plan shall be reviewed and approved by the Current Planning Project Manager prior
to permit issuance.
14. The applicant shall install a curb bulb at the northwest corner of the intersection of Williams Ave S and S
Grady Way near the southeast corner of the site in order to improve pedestrian safety. The curb bulb shall
be shown on the civil construction plans for review and approval by the Current Planning Project Manager.
15. The applicant shall submit detailed programming plans for each of open space/recreation areas with the
building permit application. The open space program plan shall provide details of intended use, street
furniture, landscaping, and other furnishings provided by the applicant.
16. The applicant shall submit revised exterior elevations with the building permit application that provide
additional primary entry elements at the southwest corner that are prominent and visible from the street.
Entry elements may include but are not limited to, a more prominent single entry at the corner, additional
architectural articulation, an alternate facade that provide differentiation in material and/or color from
other portions of the building, pedestrian level lighting, or other identifying visual features as approved
by the Current Planning Project Manager. The revised elevations shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
17. The applicant shall submit a plan for the artwork along the section of spandrel glazing shown in the
elevations (Exhibit 6) with the building permit application, as well as any other artwork on the exterior of
the site. All proposed artwork on the exterior of the building shall be reviewed and approved by the City
of Renton Arts Commission prior to issuance of a Temporary Certificate of Occupancy.
18. The applicant shall submit a detailed landscape plan that identifies additional foundation-level
landscaping along the façade facing Williams Ave S. The landscape plan shall be submitted to and
approved by the Current Planning Project Manager prior to civil construction permit approval.
19. The applicant shall submit detailed elevations of the west façade of the building at the time of building
permit submittal. The elevation shall contain details on the specific design features such as artwork,
material texturing, or lighting. In addition, the applicant shall submit a 3D rendering of the exterior wall
as viewed from the sidewalk along S Grady Way adjacent to the promenade. In addition to the façade
wall, the 3D rendering shall show all pedestrian amenities, landscaping, or other physical features in front
of the façade. The final design of the wall and associated design features shall be reviewed and approved
by the Current Planning Project Manager prior to permit issuance. Any proposed artwork, including but
not limited to, painted murals, cut-out metal art panels, mounted sculptures, etc, on the exterior of the
building shall be reviewed and approved by the City of Renton Arts Commission prior to issuance of a
Temporary Certificate of Occupancy.
20. The applicant shall submit a materials board with the building permit application that provides samples
of exterior cladding materials that are proposed on the building. The materials board shall be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
City of Renton Department of Community & Economic Development
Watershed Apartments
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21. The applicant shall submit a lighting plan with the building permit application that adequately provides
for public safety and creates visual interest to the building and site. Pedestrian scaled lighting shall be
provided at the primary entrance and accent lighting on building facades. The parking area shall also
contain adequate lighting to ensure safety and security. The lighting plan shall be reviewed and approved
by the Current Planning Project Manager prior to permit issuance.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Watershed Apartments
Land Use File Number:
LUA21-000239, ECF, CU-H, CU-H, PPUD, FPUD
Date of Hearing
September 28, 2021
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Steve Dymoke
GMD Development
520 Pike St, Suite 1010,
Seattle, WA 98101
Project Location
617 Williams Ave S (APN
1723059069;
1723059136;
1823059115; 1823059282
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-18: As shown in the Environmental Review Committee (ERC) Report
Exhibit 19: Staff Report to the Hearing Examiner
Exhibit 20: Transportation Concurrency, prepared by Brianne Bannwarth, dated September 15,
2021
Exhibit 21: Proof of Neighborhood Meeting Documents
Exhibit 22: ERC Determination, dated August 24, 2021
Exhibit 23: Bollard Email from Corey Thomas, dated September 9, 2021