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HEX Staff Report_Avana Ridge PUD_LUA15-000894
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: May 10, 2016
Project Name: Avana Ridge PUD
Owners: Avana Ridge, LLC; 9675 SE 36th St, Ste 105; Mercer Island, WA 98040
Contact: Justin Lagers; Avana Ridge, LLC; 9675 SE 36th St, Ste 105; Mercer Island, WA 98040
File Number: LUA15-000894, PP, PPUD
Project Manager: Rocale Timmons, Senior Planner
Project Summary: The applicant is requesting a Preliminary Planned Urban Development and
Environmental (SEPA) Review for the construction of a multi-family development
containing 74 units. The vacant 3.78 acre site is located within the Residential
Multi-Family (RM-F) zoning classification and the Residential High Density (HD) land
use designation. The development would be comprised of two separate multi-
family residential structures resulting in a density of 20.21 du/ac. The subject site
is fronted by three public rights-of-way: SE 172nd St, Benson Rd S (108th Ave SE),
and Benson Drive S (SR-515). The applicant is proposing one entrance off of SE
172nd St between the proposed buildings, and another entrance off of Benson Rd S.
There is an unnamed stream, classified Ns, bisecting the site which runs from east
to west. Pursuant to RMC 4-3-050, the applicant is proposing impacts to the
stream buffer through buffer averaging. Additionally, the site contains Coal Mine
Hazards. The Preliminary PUD would be used to vary street, refuse and recycle,
building height, parking, design, private open space, and retaining wall standards.
The applicant has proposed to provide buffer enhancement as part of the
proposed PUD public benefit, along with the construction of enhanced open space,
pedestrian amenities, landscaping, and superior site and building design.
Site Area: 164,828 SF Total Building Area GSF: 92,899 SF
Project Location: 17249 Benson Rd S
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 2 of 44
HEX Staff Report_Avana Ridge PUD_LUA15-000894
B. EXHIBITS:
Exhibit 1: ERC Report, dated April 11, 2016
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Elevations
Exhibit 5: Grading Plan
Exhibit 6: Geotechnical Report, prepared by Earth Solutions NW (dated December 21, 2015)
Exhibit 7: Coal Mine Hazard Study, prepared by Icicle Creek Engineers (dated March 22, 2004)
Exhibit 8: Coal Mine Hazard Study, prepared by Icicle Creek Engineers (dated January 20, 2009)
Exhibit 9: Drainage Report, prepared by D.R. Strong (dated December 28, 2015)
Exhibit 10:
Supplemental Stream Study, prepared by Sewell Wetland Consulting (dated December
22, 2015)
Exhibit 11:
Conceptual Stream Mitigation Plan prepared by Sewell Wetland Consulting (December
28, 2015)
Exhibit 12:
Habitat Data Report, prepared by Sewell Wetland Consulting (dated December 22,
2015)
Exhibit 13: Arborist Report, prepared by Greenforest Inc. (dated December 16, 2015)
Exhibit 14: Tree Retention Plan
Exhibit 15: Traffic Impact Analysis (TIA), prepared by TraffEx (dated February 2, 2016)
Exhibit 16: Public Comment Letters/Emails
Exhibit 17:
Independent Secondary Review – Traffic Study, prepared by TenW (dated March 21,
2016)
Exhibit 18:
Response Memo - Independent Secondary Review, prepared by Traffex (dated March
26, 2016)
Exhibit 19: Staff Recommendation to the Hearing Examiner, dated May 3, 2016
Exhibit 20: SEPA Determination and Mitigation Measures (dated April 11, 2016)
Exhibit 21: CI 73 – Residential Building Height
Exhibit 22: Elevation Perspectives
Exhibit 23: Transportation Concurrency
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 3 of 44
HEX Staff Report_Avana Ridge PUD_LUA15-000894
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Avana Ridge, LLC
9675 SE 36th St, Ste 105
Mercer Island, WA 98040
2. Zoning Classification: Residential Multi-Family (RMF)
3. Comprehensive Plan Land Use Designation: Residential High Density (HD)
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
a. North: Existing Single Family Residential (R-8 Zone)
b. East: Daycare (RMF Zone)
c. South: Vacant (RMF Zone)
d. West: Multi-Family, Public Storage, and a Dental Office (CA Zone)
6. Site Area: 164,827 SF (3.78 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 5327 03/01/2008
Springbrook Ridge Apt PUD
(Expired)
LUA09-024 N/A 09/24/2009
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by Soos Creek Water and Sewer District.
b. Sewer: Sewer service is provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: There is partial storm water conveyance systems along Benson Drive S,
Benson Rd S, and SE 172nd St.
2. Streets: There are partial street improvements along Benson Drive S, Benson Rd S, and SE 172nd St.
3. Fire Protection: City of Renton Fire Department
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 4 of 44
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a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 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
H. FINDINGS OF FACT (FOF):
1. The applicant is requesting a Preliminary Planned Urban Development (PPUD) and Environmental
(SEPA) Review for the construction of a multi-family development containing 74 units, in two four-story
structures.
2. The subject site is currently vacant.
3. The development would be comprised of two separate multi-family residential structures resulting in a
density of 20.21 du/ac. The proposed 74 units would be comprised of (28) 1-bedroom units, (29) 2-
bedroom units, and (17) 3-bedroom units.
4. The Planning Division of the City of Renton accepted the above master application for review on
December 30, 2015 and determined the application complete on January 13, 2016. On February 15,
2016 the project was placed on hold pending receipt of an Independent Secondary Review of the
provided Traffic Study. The applicant submitted all necessary documentation and on March 30, 2016
and the project was taken off hold. The project complies with the 120-day review period.
5. The project site is located on the northwesterly corner of the intersection of Benson Drive S and Benson
Rd S. The site is triangularly shaped and consists of two separate tax parcels (Parcel #292305-9009 and
#292305-9148), totaling 164,828 square feet in area (3.78 acres).
6. The site is located within the Residential Multi-Family (RM-F) zoning classification, the Residential High
Density (HD) Comprehensive Plan land use designation, and Design District ‘B’.
7. Surrounding uses include: a daycare facility abutting the property to the east (zoned RM-F); existing
single family residences to the north (zoned R-8); southeast of the site, along 108th Ave SE, a vacant
parcel (zoned RM-F); and across Benson Drive S, to the west, uses consists of multi-family, public
storage, and a dental office (zoned CA).
8. Access to the site is proposed via SE 172nd St, between the east and west buildings, and another
ingress/egress point via Benson Rd S. The two access points create a through road for emergency
vehicle ingress/egress across the property.
9. The proposal is served by a surface parking area to the south of the two structures, flanking the main
access drive. A total of 94 parking stalls would be provided in the surface parking area. An additional
20-parking stalls would be provided along the street.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 5 of 44
HEX Staff Report_Avana Ridge PUD_LUA15-000894
10. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on April 11, 2016, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Avana Ridge PUD project. The DNS-M included three mitigation measures
(Exhibit 20). A 14-day appeal period commenced on April 15, 2016, and ended on April 29, 2016. No
appeals of the threshold determination were filed.
11. 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:
a. An updated Coal Mine Hazard Report shall be submitted demonstrating the proposal will not
increase the threat of the geological hazard to adjacent or abutting properties beyond pre-
development conditions and the development can be safely accommodated on the site. The
report shall also discuss any measures employed in the final site/building design which serve to
mitigate coal mine subsidence risk. If no measures are employed, the applicant shall provide
justification for the exclusion of additional measures. The updated Coal Mine Hazard Report
shall be submitted to, and approved by, the Current Planning Project Manager prior to
engineering permit approval.
b. One (1) Electronic Speed Radar Sign shall be installed in the northbound direction on both 106th
Ave SE and 104th Ave SE. The applicant shall install the signs, mounting poles, and associated
equipment, at the direction of the City. All improvements shall be included in the engineering
permit submittal for review and approval, and shall be constructed prior to temporary
occupancy.
c. The applicant shall provide an off-site sidewalk, along the south side of SE 172nd St and the west
side of Benson Rd S, approaching the intersection. The width of the off-site sidewalks shall be
consistent with the widths proposed along the frontage of the subject site. ADA ramps shall also
be constructed at the southwest corner of the intersection. Finally, a street lighting analysis is
required to be conducted by the developer at the southwest corner of the intersection of SE
172nd St and Benson Rd S. If necessary, required street lighting shall be provided according to
City standards. All improvements shall be included in the engineering permit submittal for
review and approval, and shall be constructed prior to temporary occupancy.
12. The tallest point of the structure would be approximately 46 feet and 5-inches from the average grade
plane to the highest peak of a shed roof element. The proposed building materials would be a
combination of concrete masonry, brick, metal canopy, cast-inplace concrete, fiber cement board, and
wood elements. All concrete walls are proposed to be treated with texturing and/or reveals. (Exhibit 4).
13. Requested Modifications from RMC through the PUD: When approving a PPUD, the City may modify
standards (RMC 4-2, 4-4, 4-7, and RMC 4-6-060 Street Standards, except as listed in RMC 4-9-150B.3).
All of the following modifications are required to be considered simultaneously as part of the planned
urban development:
RMC Code Citation Required Standard Requested Modification
RMC 4-2-110A
Development
Standards for
Commercial Zoning
Designations- Roof
Pitch
Roof pitches are required to be equal
to or greater than 4:12 and may
project an additional six (6) vertical
feet from the maximum wall plate
height.
This proposal includes a roof pitch
of 2:12
RMC 4-2-110A
Development
Standards for
Commercial Zoning
A maximum building height of 3
stories with a wall plate height of 30
feet is permitted.
The proposal includes a height of
46-feet and 5-inches as measured
from average grade plane to the
tallest point of the shed roof
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 6 of 44
HEX Staff Report_Avana Ridge PUD_LUA15-000894
Designations- Roof
Pitch
elements.
RMC 4-6-060F Street
Standards
Various: See discussion in Table C:
PUD Criteria - Circulation
Various: See discussion under FOF
xx: PUD Criteria - Circulation
RMC 4-3-100 Urban
Design Standards
Various: See discussion in Table E:
Design District ‘D’ Standards
Various: See discussion under FOF
xx: Design District ‘B’ Standards
RMC 4-4-080F,
Parking, Loading, and
Driveway Regulations
Based on the proposed use, a
minimum and maximum of 96 parking
spaces would be allowed in order to
meet code.
The applicant proposed a total of 94
spaces within surface parking areas.
The proposal does not comply with
the minimum parking stall
requirements.
RMC 4-4-090, Refuse
and Recyclables
Standards
There shall be at least one deposit
area/collection point for every thirty
(30) dwelling units.
The proposal includes a single
refuse/recycle storage location
centrally located, between both
buildings at the center of the site.
RMC 4-4-040,
Retaining Wall Height
Heights are limited to 48 inches for
retainingwalls located within front
yard/side yard along-a-street
setbacks, and 72 inches for walls else
where on site.
A section of the keystone-type wall
located near the monument sign at
the Benson Road/Benson Drive
intersection is proposed at a height
of 5.5 feet. A section of the
keystone-type wall located near the
monument sign at the Benson
Road/Benson Drive intersection is 5
feet and 6-inches tall.
RMC 4-9-150.E.2,
Private Open Space
Each residential unit in a PUD shall
have usable private open space for the
exclusive use of the occupants of that
unit in compliance with dimensional
standards.
The current proposal provides
4,156 SF of private, attached open
space through the use of private
balconies for some of the units
which does not comply with the
dimensional standards.
14. There are a total of 429 trees on site of which 46 trees are proposed to be retained outside of the
critical area and buffer.
15. An unnamed seasonal stream, characterized as Ns pursuant to RMC 4-3-050, bisects the northern and
southern portions of the site and runs east to west. The applicant is proposing buffer averaging and a
stream alteration pursuant to RMC 4-3-050. A Wetland and Supplemental Stream Study was
performed by Sewall Wetland Consulting, Inc. on December 22, 2015 (Exhibit 10).
16. A historic coal mine, known as the Springbrook mine, as well as its associated opening is also located on
the site near the south property line. The coal mine is designated as a High Coal Mine Hazard pursuant
to RMC 4-3-050. A Coal Mine Hazard Assessment was performed by Icicle Creek Engineers, Inc. on
March 22, 2004 and January 20, 2009 (Exhibits 7 and 8).
17. Preliminary earthwork for the proposal includes 11,000 cubic yards of excavation and 3,250 yards of fill.
18. Construction is anticipated to commence in Summer of 2016 with substantial completion scheduled for
Summer of 2017.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 7 of 44
HEX Staff Report_Avana Ridge PUD_LUA15-000894
19. Studies provided by the applicant include a stormwater report, traffic study, habitat assessment,
wetland and supplemental stream study, arborist report, geotechnical and a coal mine hazard report
(Exhibit 6-13, and 15).
20. Staff received several traffic related comments/concerns. Also included in the comments letters were
concerns related to: access, open space, street improvements, drainage, wildlife, density, and quality of
life (Exhibit 16). Non-SEPA concerns include, but are not limited to the following: zoning, permitted
uses, density, construction mitigation/traffic control, crime, landscaping, access, parking, retaining
walls, setbacks, utilities, public services, and home sizes. No agency comments were received.
21. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
22. Comprehensive Plan Compliance: The site is designated Residential High Density (HD) on the City’s
Comprehensive Plan Map. HD unit types are designed to incorporate features from both single-family
and multi-family developments, support cost-efficient housing, facilitate infill development, have close
access to transit service, and efficiently use urban services and infrastructure. Lands designated HD 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 Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
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-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-51: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-52: 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-53: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
Policy L-57: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 8 of 44
HEX Staff Report_Avana Ridge PUD_LUA15-000894
23. Zoning Development Standard Compliance: The RMF Zone provides suitable environments for multi-
family dwellings. It is further intended to conditionally allow uses that are compatible with and support
a multi-family environment. The RMF allows for the development of both infill parcels in existing multi-
family districts with compatible projects and other multi-family development. Densities range from ten
(10) to twenty (20) du/acre with opportunities for bonuses up to twenty five (25) dwelling units per net
acre. The proposal is compliant with the following development standards if all conditions of approval
are met:
Compliance RMF Zone Develop Standards and Analysis
Density: There is no minimum density requirement for townhouse development in
the RMF zone. The minimum density required for other attached dwelling units is 10
dwelling units per net acre. The maximum density permitted is 20 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.
Staff Comment: After deducting 1,237 square feet for access easements and 4,015
square feet for critical areas, from the 164,827 gross square footage of the site, the
net square footage would be 159,574 square feet (3.66 net acres). The 74 unit
proposal would arrive at a net density of 20.21 dwelling units per acre (74 units / 3.66
acres = 20.21 du/ac), which falls within the permitted density range for the RMF
zoning classification.
Lot Dimensions: There is no minimum lot size required in the RMF zone. A minimum
lot width of 25 feet is required (30 feet for corner lots) for townhouse development. A
minimum lot depth of 50 feet is required for townhouse development.
Staff Comment: The proposal does not include alterations to lot lines.
Lot Coverage: The allowed lot coverage is 35%. A maximum coverage of 45% may be
allowed through the Hearing Examiner site development plan review process.
Staff Comment: The lot coverage for the entire development is at approximately
13.8%.
Compliant if
Conditions of
Approval is
Met
Setbacks: The required setbacks attached dwellings in the RMF zone are as follows:
front yard is 20 feet, the side yard is 0 feet for the attached sides and 5 feet for the
unattached sides (per CI-76), side yard along the street is 20 feet, and rear yard is 10
feet.
Staff Comment: The proposed buildings would have a front yard setback of 20 feet
and from the front (SE 172nd St) property line which exceeds the maximum front yard
setback. The proposed west-building would have a side yard along-a-street setback of
24 feet from the Benson Drive/SR 515 which exceeds the maximum side yard along-a-
street setback. The side yard setback, from the eastern property line is 33 feet and 4-
inches exceeding the 5-foot requirement. There is not a rear yard for the site given
street frontages surrounding the site.
The project is however proposed to be built across a portion of the common boundary
between existing property lines. Therefore, staff recommends as a condition of
approval the applicant be required to record formal Lot Combination or Binding Site
Plan in order to ensure the proposed buildings are not built across property lines. The
instrument shall be recorded prior to building permit approval.
Requested to
be Modified
Building Standards: The RMF zone has a maximum impervious surface coverage of
75%. A Code Interpretation (CI-73) (Exhibit 21) was adopted regarding building height
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 9 of 44
HEX Staff Report_Avana Ridge PUD_LUA15-000894
Through the
PUD
requirements in residential zones. In the RMF zone, a maximum building height of 3
stories with a wall plate height of 30 feet is permitted. Roofs with a pitch equal to or
greater than 4:12 may project an additional six (6) vertical feet from the maximum
wall plate height; common rooftop features, such as chimneys, may project an
additional four (4) vertical feet from the roof surface. Non-exempt vertical projections
(e.g., decks, railings, etc.) shall not extend above the maximum wall plate height
unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each
façade for each one (1) vertical foot above the maximum wall plate height. Reserved.
Wall plates supporting a roof with only one (1) sloping plane (e.g., shed roof) may
exceed the stated maximum if the average of wall plate heights is equal or less than
the maximum wall plate height allowed.
An additional ten feet (10') height for a residential dwelling structure may be obtained
through the provision of additional amenities such as additional recreation facilities,
underground parking, and additional landscaped open space areas; as determined
through the site development plan review process and depending on the
compatibility of the proposed buildings with adjacent or abutting existing residential
development. In no case shall the maximum wall plate height of a residential
structure exceed thirty-five feet (35’).
Requested to be modified through the PUD
Staff Comment: The overall project has less impervious surface than otherwise would
be expected. Based on the provided TIR the site would contain approximately 40.1%
impervious surfaces for the overall site. This would include building areas, associated
walkways, driveways, parking and drive aisles.
The tallest point of the structure would be approximately 46 feet and 5-inches from
average grade to the highest peak of the tallest shed roof element. The PUD seeks to
modify the minimum pitch from 4:12 to 2:12 as well as the maximum wall plate
height. The requested modification would still give the appearance of pitched shed
roof from the pedestrian perspective (Exhibit 22). The varied combination of parapet
and roof slope, combined with cornice details and trellis elements achieve a visually
interesting break in the roofline intended to be created with roof pitch requirement.
The proposed roof profiles effectively achieve the intent of the code by breaking up the
massing and providing visual interest to the building rooflines. Additionally, the
proposed height serves to concentrate development in one area of the site preserving
opportunities for meaningful open space.
Therefore, staff is in support of the requested roof pitch and height modification, as
part of the PUD, if all conditions of approval are met.
Compliant if
Conditions of
Approval is
Met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060.
Staff Comment: The applicant has proposed landscaping along the frontages of the
site (Benson Drive S, Benson Rd S, and SE 172nd St) exceeding the 10-foot landscape
requirement. The applicant has also thoughtfully incorporated landscaping
throughout the site in order to create active and passive recreation opportunities as
well as to separate parking and drive aisles into smaller areas.
A conceptual landscape plan was submitted with the project application (Exhibit 3).
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 10 of 44
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The landscape plan includes a planting plan which contains several different tree and
shrub species but does not provide specific detail for the number or types of trees and
shrubbery. Therefore staff recommends, as a condition of approval, the applicant be
required to submit a detailed landscape plan to the Current Planning Project Manager
prior to construction permit approval complying with RMC 4-4-070.
See additional discussion below in FOF 26: PUD Decision Criteria,
Landscaping/Screening.
Compliant if
Conditions of
Approval is
Met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
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.
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.
For multi-family development, the minimum tree density is four (4) significant trees
for every five thousand (5,000) square feet. The tree density may consist of existing
trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage
Landscaping Required, or a combination.
Staff Comment: The site is currently forested with mixed canopy dominated by
Douglas fir, red cedar, big leaf maple, Scouler’s willow, and black cottonwood. The
site’s understory is dominated by Indian plum, hazelnut, Himilayan blackberry, sword
fern, and creeping blackberry. The applicant provided a Tree Protection Plan/Arborist
Report, completed by Greenforest Inc., dated December 16, 2015 (Exhibit 13). Based
on the provided tree inventory, 429 trees are located on the subject site. There are
114 trees located in critical areas and associated buffers; 67 trees were identified as
dead, diseased, or dangerous; and 37 trees would be located within proposed rights-
of-way. This results in the exclusion of 218 trees from retention calculations. As such,
211 trees were utilized to calculate retention requirements of 20% of the significant
trees located on the site.
Therefore, the applicant would be required to retain at least 42 trees on site. The
provided Tree Retention Plan depicts the retention of 46 trees outside of the critical
areas and their associated buffers which serves to meet tree retention requirements
(Exhibit 13).
Additionally, the project site is approximately 165,000 SF square feet. As a result, a
total of 132 trees are required to be located on the site in order to meet the tree
density requirements of the code (165,000 square feet / 5,000 square feet x 4 trees =
132 trees). The applicant’s proposed landscape plan includes the planting of several
trees, in addition to the 46 trees proposed for retention, but does not provide specific
detail for the number or types of trees. Therefore, staff recommends as a condition of
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 11 of 44
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approval, the applicant be required to submit a detailed landscape plan depicting at
least 132, two-inch caliper, trees (or the gross equivalent inches) on site; not including
the those trees located within the Native Growth Protection Easement. The detailed
landscape plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to construction permit approval.
Requested to
be Modified
Through the
PUD
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-
street parking stalls be provided based on number of bedrooms proposed per unit.
Requested to be modified through the PUD
Staff Comment: The following ratios would be applicable to the site:
Use # of residential units Ratio Required Spaces
Attached
Residential
Units
28 – 1 bedrooms
29 – 2 bedrooms
17 – 3 bedrooms
1.0 spaces / 1-bedroom
1.4 spaces / 2-bedroom
1.6 spaces / 3-bedroom
28
41
27
Based on the proposed uses, a minimum and maximum of 96 parking spaces would be
required in order to meet code. The applicant is proposing a total of 94 spaces within
structured and surface parking areas. The proposal does not comply with the
minimum requirements by two stalls. The applicant is proposing to modify the
minimum parking requirements through the PUD.
While the proposal does not meet the minimum number of parking stalls required by
code the requested modification conforms to the intent and purpose of the parking
regulations by providing sufficient on-site parking for the amount necessary for the
new development. The applicant is requesting a very small reduction, of less than 3%.
Additionally, the proposal includes 20 public stalls provided along SE 172nd St which
would serve as overflow parking for the proposal. Therefore, staff is in support of the
requested modification, as part of the PUD, if all conditions of approval are met.
The parking conforms to the minimum requirements for drive aisle, parking stall,
dimensions and the provision of ADA accessible parking stalls.
Per RMC 4-4-080F.11 the number of bicycle parking spaces shall be one-half (0.5)
bicycle parking space per dwelling unit for a total of 37 bicycle parking stalls. The
applicant is proposing 21 bicycle parking spaces within a bike room in the West
building. An additional 20 bicycle parking spaces would be provided within a bike
room in the East building, for a total of 41 spaces. The applicant will be required to
demonstrate spaces meet the requirements of RMC 4-4-080F.11.c as part of building
permit applications.
Requested to
be Modified
Through the
PUD
Refuse and Recyclables: Per RMC 4-4-090 for multi-family developments a minimum
of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a
minimum of 3 square feet per dwelling unit is required for refuse deposit areas.
There shall be at least one deposit area/collection point for every thirty (30) dwelling
units.
Staff Comment: Based on the proposal for a total 74 residential units, 333 square feet
of refuse and recycle area us required to be dedicated. The proposal includes a 436
square foot area dedicated to refuse and recycle which complies with the area
dedication requirements.
Through the PUD the applicant is requesting a modification in order to provide a
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combined refuse/recycle enclosure. The refuse/recycle storage location would be
centrally located between both buildings at the center of the site, away from public
view. To reduce architectural bulk and scale the two separately-required storage
locations have been proposed in one enclosure. A single enclosure would provide ease
of access to residents of both buildings in addition to allowing for one, easily-
accessible, pickup point for waste management services. Therefore, staff is in support
of the requested modification, as part of the PUD, if all conditions of approval are
met.
See additional discussion below in FOF 29: Design District Review, Service Element
Design and Location.
Requested to
be Modified
Through the
PUD
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Requested to be modified through the PUD.
Staff Comment: The site can best be characterized as hilly generally sloping south
toward the stream on site and Benson Drive S. Slopes on-site range from 8 to 15%
with a topographic relief of approximately 35 feet. The steepest slope on the site is
approximately 20% in the proximity of the stream on site. The proposal complies with
the retaining wall height requirements of the code with the exceptions of two areas
on site.
A section of the keystone-type wall proposed near the monument sign at the Benson
Road/Benson Drive intersection is 5 feet and 6-inches tall. This wall would face the
street. Imposing the 4-foot maximum height would require a 4-foot wide terrace and
add 105 linear feet of a 1.0- to 1.5-foot tall wall. The wall would also require removal
of three additional trees.
Additionally, a section of the keystone-type wall proposed along the east side of the
east building reaches 6 feet and 6-inches tall, exceeding the 6-foot maximum. This
wall would face the proposed building. The excess height is preferable to a terraced
configuration because it provides a contiguous landscape buffer. The wall could be
limited to 6-feet by steepening the grade of the landscape buffer. However, this was
not pursued in an effort to minimize visual impacts to the adjacent day care facility
through the use of landscaping.
The requested modifications to the retaining wall height requirements are minimal in
both cases and strict compliance would create impacts such as the removal of existing
vegetation or the interruption of landscape buffer. However, given the location of the
walls are adjacent to, or in many cases within, rights-of-way the proposal would very
much benefit from landscaping between the sidewalk and proposed retaining walls in
order to provide visual relief. The code requires a minimum three-foot landscaped
setback at the base of retaining walls abutting public rights-of-way. Therefore staff
recommends, as a condition of approval, the applicant submit a revised landscaping
plan depicting a minimum three-foot landscaped setback from the sidewalk at the
base of retaining walls abutting, or within, public rights-of-way. Landscaping shall
include a mixture of shrubs and groundcover (trees are optional) in conformance with
the standards of RMC 4-4-070H4, Perimeter Parking Lot Landscaping. The revised
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landscaping plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to engineering permit approval.
Staff is in support of the requested modification for the retaining wall height, as part
of the PUD, if all conditions of approval are complied with including the provision of
landscaping between the sidewalk and the retaining wall.
24. 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:
Compliant if
condition of
approval is
met
Geologically Hazardous Areas:
Staff Comment: A coal mine was operated historically within the southern portion of
the site, along the southwesterly property line. According to the Coal Mine Hazard
Study, prepared by Icicle Creek Engineers on January 26, 2009, the coal mine is
designated a High Coal Mine Hazard (CH) as defined by RMC 4-3-050 (Exhibit 8). The
classification was affirmed by Earth Solutions NW in the provided Geotechnical Report
(Exhibit 6).
High Coal Mine Hazards are considered areas with abandoned and improperly sealed
mine openings and areas underlain by mine workings shallower than 200 feet in
depth for steeply dipping seams, or shallower than 15 times the thickness of the seam
or workings for gently dipping seams. These areas may be affected by collapse or
other subsidence. The main entry and airshaft for the Springbrook mine is also
located on site. Icicle Creek Engineers encountered approximately 15 feet of fill at
what appears to be the mine entry, estimated to be 5 to 8 feet in diameter, and
inclined at approximately 55 to 60 degrees to the south (Exhibit 8).
Several recommendations to mitigate potential risk of the coal mine hazard/former
entry were included in the Icicle Creek Engineer report, including the excavation of the
fill at the mine entry and backfilling with controlled density fill (Exhibit 8). However,
these recommendations were based on a former development proposal which
included structures in the southern portion of the site. The proposed development is
setback approximately 125 feet from the coal mine hazard and would likely not have
the same impacts as the former development. However, there are some grading
activities and smaller recreational improvements in the proximity of the coal mine
hazard which may potentially be affected by mining related subsidence.
A mitigation measure was issued requiring an updated Coal Mine Hazard Report
demonstrating the proposal would not increase the threat of the geological hazard to
adjacent or abutting properties beyond pre-development conditions and the
development can be safely accommodated on the site (Exhibit 20).
Streams:
Staff Comment: The applicant submitted a Wetland and Supplemental Stream Study,
prepared by Ed Sewell Consulting Inc., dated December 22, 2015 (Exhibit 10). The
report states there are no wetlands located on site. An unnamed seasonal stream
(Stream A) has been identified on the subject site. Stream A bisects the northern and
southern portions of the site and runs from east to west. As defined by RMC 4-3-
050.G the stream best meets the criteria of a Type Ns stream due to its intermittent
flow and lack of fish use. Class Ns streams have a standard buffer of 50 feet as
measured from the Ordinary High Water Mark (OHWM) as well as a 15-foot setback
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from the edge of the buffer to any structure. The applicant is proposing buffer
averaging for portions of the stream buffer. Additionally, the applicant is proposing
an alteration within the stream and its associated buffer for a pedestrian crossing. It
should be noted that the Habitat Biologist for WDFW concluded the on-site stream is
not a jurisdictional water, or a “water of the state”. As a result no Hydraulic Permit
Approval (HPA) permit is required from Washington Department of Fish & Wildlife.
Stream Buffer Averaging Proposal:
RMC 4-3-050.I.1 allows for critical area buffers to be reduced to no less than a 25-foot
minimum for Type Ns streams. The applicant has proposed buffer averaging, with
reductions of the buffer down to 25 feet, for Stream A. Overall the applicant is
proposing buffer reductions in the amount of approximately 8,835 square feet to be
mitigated with buffer additions in the amount of approximately 9,527 square feet.
The applicant is also proposing buffer enhancement for those portions of the buffer
which would be reduced. Pursuant to RMC, buffer width averaging may be allowed by
the reviewing official only where the applicant demonstrates all of the following:
i. There are existing physical improvements in or near the water body and
associated riparian area; and
ii. Buffer width averaging will result in no net loss of stream/lake/riparian
ecological function; and
iii. The total area contained within the buffer after averaging is no less than
that contained within the required standard buffer width prior to averaging;
and
iv. The proposed buffer standard is based on consideration of the best available
science as described in WAC 365-195-905; and
v. Where the buffer width is reduced by averaging pursuant to this subsection,
buffer enhancement shall be required.
The existing stream buffer, which separates the north apartment building area from
the southern open space, is mostly existing forest (primarily Alder and Cottonwood)
with an understory dominated by invasive Himalayan blackberry. The buffer would be
enhanced through the removal of the invasive blackberries and other undesirable
vegetation and replaced with native understory vegetation. There are existing road
improvements within the buffer on both the east and west sides of the stream. The
applicant’s Supplemental Stream Study concluded the buffer reduction, through
averaging, would have the physical characteristics that can protect water quality and
functions of the stream on site (Exhibit 10).
Staff has reviewed the stream buffer averaging proposal for Stream A, and agrees
that the proposal meets all requirements found in RMC 4-3-050.I.1. However, the
provided stream study does not include a demonstration of compliance with criteria
found in RMC 4-3-050.H.2. Therefore, staff was unable to verify that through the
enhancement of the buffer and the use of low impact development strategies the
reduced buffer will function at a higher level than the standard buffer. While staff
believes the proposal for a reduced buffer wouldn’t negatively impact the function of
the stream, this could not be affirmed. As a result staff is recommending a condition
of approval requiring the applicant submit a revised Mitigation plan which addresses
the criteria found in RMC 4-3-050.H.2 demonstrating the reduced buffer wouldn’t
negatively impact the function of the stream. The revised mitigation plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to
engineering permit approval.
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Stream Alteration Proposal:
RMC 4-3-050.J.2.a allows for the construction of non-vehicular transportation
crossings. The applicant has proposed a pedestrian bridge trail crossing over Stream
A. Pursuant to RMC, crossings may be permitted by the reviewing official only where
the applicant demonstrates all of the following:
i. The proposed route is determined to have the least impact on the
environment, while meeting City Comprehensive Plan Transportation
Element requirements and standards in RMC 4-6-060; and
ii. The crossing minimizes interruption of downstream movement of wood and
gravel; and
iii. Transportation facilities in buffer areas shall not run parallel to the water
body; and
iv. Crossings occur as near to perpendicular with the water body as possible;
and
v. Crossings are designed according to the Washington Department of Fish and
Wildlife Fish Water Crossing Design Guidelines, 2013, and the National
Marine Fisheries Service Guidelines for Salmonid Passage at Stream
Crossings, 2000, as may be updated, or equivalent manuals as determined
by the Administrator; and
vi. Seasonal work windows are determined and made a condition of approval;
and
vii. Mitigation criteria of subsection L of this Section are met.
The proposed path would connect the north and south sides of the buffer, crossing
over Stream A, via a pedestrian bridge. The bridge would also serve to connect the
proposed structures to the proposed open space on the southern portion of the site.
The bridged trail crossing would be located within a narrow portion of the stream,
above the flow path of water, and would be perpendicular to the water body.
Staff has reviewed the alteration proposal for the bridge across Stream A, and agrees
that the proposal meets all requirements found in RMC 4-3-050.J.2. However, the
provided stream study does not include a demonstration of compliance with criteria
found in RMC 4-3-050.H.2. While staff believes the proposed bridged crossing
wouldn’t negatively impact the function of the stream, staff was unable to verify. As a
result staff is recommending a condition of approval requiring the applicant submit a
revised Mitigation plan which addresses the criteria found in RMC 4-3-050.H.2
demonstrating the bridged crossing wouldn’t negatively impact the function of the
stream. The revised mitigation plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to engineering permit approval.
Finally, in order to preserve and protect the stream and its associated buffer staff also
recommends the applicant establish a Native Growth Protection Easement over that
part of the site encompassing the stream and buffer area and place split rail fencing
and signage along the outer edge of the buffer. The Final Mitigation plan shall
include all specifications for fencing and signage and shall be submitted to, and
approved by, the Current Planning Project Manager prior to engineering permit
approval.
25. 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
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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 code
sections listed above with the exception of the Private Open Space modification. See
discussion under FOF 28: PUD Development Standards, Private Open Space.
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 requested modifications are outlined above under Finding 13.
Staff is in support of all requested modifications, with the exception of the private
open space request, if all conditions of approval are complied with.
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: Attached residential units are a permitted use in the RMF zone.
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 proposal complies with the density requirements of the zone. See
discussion in FOF 23: Zoning Development Standard Compliance.
26. 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: If the conditions of approval are met, the applicant will have
demonstrated compliance with the PUD regulations and the Comprehensive Plan. The
applicant will have demonstrated that the development is superior to that which
would result without a PUD and requested modifications will not be detrimental to
surrounding properties. The development of this site as a PUD results in a superior
design than what would result by the strict application of the Development Standards
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for the following reasons: natural features, overall design, and building and site
design. The proposed design provides for the retention of the natural grade on site,
significant trees and a noteworthy amount of landscaping and re-vegetation.
Additionally, the plan provides for both active and passive recreation spaces
significantly beyond the standard code requirements. The proposed design can
provide for the aforementioned amenities because of the modifications requested in
FOF 13: Requested Modifications from RMC above.
The site is designated Residential High Density (HD) on the Comprehensive Plan Land
Use Map. See Comprehensive Plan analysis under FOF 22: Comprehensive Plan
Analysis.
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:
N/A
a. Critical Areas: Protects critical areas that would not be protected otherwise to the
same degree as without a planned urban development.
Compliant if
Condition of
Approval is
Met
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.
Staff Comment: The primary natural features of the property include retention of 114
existing trees in the critical area, in addition to the 46 trees proposed for retention
outside the critical area. The number of trees proposed for retention results in minimal
adverse disturbance to existing vegetation, minimize surface water and groundwater
runoff, aid in the stabilization of soils, minimize erosion and sedimentation, and
minimize the need for additional storm drainage facilities caused by the destabilization
of soils. Additionally, the cluster of trees proposed for retention would serve to abate
noise, provide wind protection, and reduce air pollution.
Finally, the large landscaped community open space provided at the southern portion
of the site totaling 19,795 square feet and the 49,918 square feet of critical area and
associated buffer would remain in a vegetative/open space state providing a
sanctuary for the animals that reside in the area.
The trees proposed for retention may be impacted after initial clearing, final grading,
due to changing site conditions. Therefore staff recommends, as a condition of
approval, the applicant be required to provide, to the Current Planning Project
Manager, tree retention inspection/monitoring reports after initial clearing, final
grading, and annually for two years by a qualified professional forester. The
inspection/monitoring reports shall identify any retained trees that develop problems
due to changing site conditions and prescribe mitigation.
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.
N/A
d. 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.
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Compliant if
Conditions of
Approval are
Met
e. 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; or
Staff Comment: The applicant has provided a variety of recreation opportunities and
open spaces throughout the development. Without the use of the proposed PUD the
applicant has indicated that the proposal would have likely eliminated the opportunity
for a concentrated recreation space.
The applicant is proposing the construction of a large landscaped community open
space at the southern portion of the site. The community open space incorporates
active and passive space, with a central connecting sidewalk linking the space to the
public right-of-way. A central path and complementing pedestrian bridge crossing
would be constructed to create an access point to the community open space from the
surface parking lot. The large area would be ample usable space for passive recreation
and special events such as picnics, parties, weddings, movie night in the park, concerts,
etc;. promoting community involvement. Additionally, the space would take
advantage of and display the attractive territorial views to the West. Finally, the space
would serve to preserve and enhance existing vegetation and natural character
through tree preservation, removal of extensive invasive Blackberries, and
replacement with native understory vegetation to be maintained through the life of
the development.
The space features a large, central, gently sloping lawn for casual seating and
recreation. The lawn is oriented to slope down towards an open pavilion whose
intended use includes performances, and community gatherings. The pavilion is also
sited to capture and frame the attractive territorial views to the West.
A small fenced off-leash dog run is provided at the east side of the site between the
buffer and the parking lot among a grove of existing trees to be preserved. The dog
run would be a pervious wood-chip surface.
The applicant has indicated that there is an opportunity to include interpretive
signage/information regarding differentiating elements (trees, landscaping, drainage,
architecture, etc.) of the proposed development at a strategic place(s) on site. The use
of interpretive signage would result in an increase in public benefit for the overall
project. Therefore, staff recommends as a condition of approval the applicant provide
interpretive signage/information regarding differentiating elements (trees,
landscaping, drainage, architecture, etc.) of the proposed development at a strategic
place(s) on site. The site plan depicting the signage shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit/Final Plat
approval whichever comes first.
The resident amenity lounge located on Level 1 of the West building takes advantage
of outdoor space and integrates an outdoor plaza intended for gathering spaces,
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barbecues, and lounge areas for a variety of opportunities for the residents. The area
opens up the western portion of the site and provides a softer building edge and brings
visual interest to what would normally be considered the “side” elevation of the
project.
ii. Circulation/Screening: Provides superior circulation patterns or location or
screening of parking facilities; or
Staff Comment: The proposal includes through access resulting in a superior circulation
pattern to that of two separate entrances into the site which do not connect. In
addition to through vehicular access the applicant is proposing to provide street
improvements along SE 172nd St, Benson Road S, and portions of Benson Drive S.
The project would provide sufficient vehicle access for the proposed development and
the proposed public and private streets could accommodate emergency vehicles and
the traffic demand created by the development if all conditions of approval are
complied with.
All surface parking areas are internal to the project and are pulled away from
neighboring properties. Where grades are steep, landscaping is proposed to screen
surface parking as much as possible from pedestrian paths along the perimeter of the
development.
Internal to the site, pedestrian pathways continue throughout the development along
the internal courtyard and through the open space areas. The site design promotes
social interaction and would promote a level of safety achievable through the use of a
PUD. If all conditions of approval are complied with, the pedestrian circulation system
throughout the development would be well designed, would encourage walkability
throughout the neighborhood, and potentially reduce the vehicular traffic and impacts
on the neighboring community.
iii. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or
around the proposed planned urban development; or
Staff Comment: Conceptually, the proposed landscape plan for the entire site is
superior to what would be required by Renton’s Municipal Code (Exhibit 3).
Thematically the proposed landscaping weaves in a consistent theme throughout the
development and ties all proposed open spaces together. The proposed landscape
plan includes diverse candidate planting list: vine maple, coral bark Japanese maple,
katsura, Autumn brilliance serviceberry, dogwood, Washington hawthorn, flowering
crabapple, sargent cherry, Japanese snowbell, Alaska yellow cedar, cypress, pine, fir,
Western cedar, and mountain hemlock trees. The proposed shrub planting list includes
more than thirty shrub options. The applicant would be required to provide a detailed
landscaping plan prior to engineering permit approval with specific plant details.
The building and parking lot landscaping has been designed to meet several objectives
including: reductions in the overall scale of the building; breaking up of large areas of
parking lot pavement with interior and perimeter landscaping; perimeter landscape
buffer and screening; help define circulation routes and frame or enhance views;
provide environmental benefits such as shade, improved air quality, natural
stormwater treatment, and wildlife habitat.
Underground sprinkler systems are required to be installed and maintained for all
landscaped areas. The sprinkler system is required to provide full water coverage of
the planted areas specified on the plan.
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Details for potential fencing were not provided with the application. Therefore, a
detailed fencing plan shall be provided identifying the location and specifications for
all fencing on site. All fencing shall be made of quality materials in keeping with the
architectural aesthetic of the proposed structures. The fencing plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to building permit
approval.
iv. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
Staff Comment: The placement of the buildings on site would allow for natural lighting
opportunities, and is respectful of the neighboring residential-scaled neighboring
properties through the use of modestly-sloped roof forms and adherence to building
setback and landscape requirements.
The building placement allows the majority of the surface parking to be screened from
public rights-of-way and works together with the on-site landscaping to keep internal
service elements screened.
The architectural design of the proposed residential building complements the
character of the surrounding community through the use of residentially-scaled
windows, frequent modulation of the facades, and pedestrian-friendly access points,
signage, and proposed plantings.
The placement of the buildings along SE 172nd St allows buffers and additional distance
from the other two rights-of-way (Benson Rd S and Benson Drive S) along the
perimeters of the development. The buildings also serve to screen the parking from the
residential properties to the North, and are pulled away from the neighboring day care
property to the East.
The applicant has reduced the scale of the development with the use of two structures
as opposed to the consolidation of units into one structure. The two structures also
serve to reduce congestion on the site and allow for multiple views as well as
modulated facades compared to one continuous structure.
All visible building materials would follow a cohesive color scheme. A variety of
materials and colors are being proposed as part of the color palette for the building
design aesthetic. Materials would have a variety of patterns and textures including
panel configuration, horizontal board configuration and reveal patterns consistent
with window placement and proportion. The material palette includes concrete
masonry, brick, metal canopy, cast-in place concrete, fiber cement board, and wood
elements. All concrete walls will be treated with texturing and/or reveals. Artwork is
also proposed throughout the community open space and at specific building façade
locations.
However, opportunities exist to enhance the building design in order to provide a
superior presence along SE 172nd St. As such, staff recommends a condition of approval
requiring the provision of additional ground level details (see discussion under FOF 29:
Design District Review, Ground Level Details).
Compliant if
Condition of
Approval is
Met
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.
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Staff Comment:
The proposal includes ample buffers between the proposed structures and property
lines through the use of additional setbacks from code minimums. Specifically, along
the eastern property line the increases in setbacks allow for natural daylighting
opportunities for the daycare. Additionally, landscape buffers would provide a soft
transition between building and daycare.
On the south perimeter, the buildings are set back significantly from all property lines,
and allow the park amenity to be unobstructed in its day lighting opportunities. Due to
the location of the buildings to the north of the open space, no shadows from the
proposed buildings would be cast at any time of year or day. On the West perimeter,
the building would have minimal impact to views across the site, as both buildings are
oriented North/South.
On the North perimeter, the adjacent residential dwellings would be screened from the
surface parking lot through the use of landscape buffers, building modulation and new
proposed street trees. The conceptual landscape plan demonstrates the frequency,
type and number of the street trees and interior plantings proposed. These techniques
would successfully serve to mitigate the length of the two buildings and reduce impact
to existing neighboring properties if all conditions of approval are complied with.
Compliance with all recommended conditions of approval would provide a suitable
transition from the adjacent lower density single family residential uses to the more
intense commercial and multi-family uses located to the South and West.
Landscaping and terracing has been incorporated along Benson Drive S in order to
detract attention from the parking area which may be visible from this point of view.
The new development is anticipated to fit into the existing developed fabric of the
neighborhood. Staff will be recommending, as a condition of approval, the applicant
provide a materials board to the satisfaction of the Current Planning Project Manager
(see discussion in FOF 29: Design District Review). The materials board would also be
used to confirm that siding materials are non-reflective which would reduce glare.
Each unit would have windows, which could slightly reflect light from the building but
not to an extent beyond any typical multi-family development.
The applicant has indicated that the proposal would not result in excessive glare onto
adjacent properties, in the submitted design district compliance narrative. However, a
lighting plan was not submitted with the application package, as such, staff
recommends a condition of approval that requires the applicant to provide a lighting
plan that adequately provides for public safety without casting excessive glare on
adjacent properties; at the time of engineering permit review. Pedestrian scale and
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.
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 proposed buildings appear to have been designed to be built in a
coordinated fashion, utilizing a consistent set of materials. Differentiation throughout
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the design is provided with the use of different materials and colors.
The interior design of both buildings has been integrated with the overall site design.
The primary orientation of the units are to the North and South to take advantage of
daylighting opportunities. Where the buildings meet East/West site borders, dwelling
units have been rotated to face easterly and westerly. The intent of this interior design
technique is to provide visually pleasing elements on all four sides of the building.
Through the use of roofs sloped at 2:12, rather than 4:12, the sloped roof portions of
the building reduce the shadow cast on the residential properties to the north. Building
modulation at regular intervals and a vast variety of window sizes and styles also helps
to break up the scale of the buildings.
As mentioned above staff will be recommending, as a condition of approval, the
applicant provide a materials board to the satisfaction of the Current Planning Project
Manager (see discussion in FOF 29: Design District Review). The materials board
would also be used to confirm the use of varied materials and architectural detailing
for the proposal. Additionally, staff will be recommending a condition of approval
requiring added architectural detailing elements including lighting fixtures, contrasting
materials, or special detailing along the facades oriented to a street (see discussion in
FOF 29: Design District Review, Ground Level Details).
Requested to
be Modified
Through the
PUD
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
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.
Requested to be modified through the PUD.
Staff Comment: The applicant submitted a Traffic Impact Analysis prepared by TraffEx,
dated February 2, 2016 (Exhibit 15). The provided TIA was found to meet the intent of
the TIA guidelines and is generally acceptable for preliminary review. Several traffic
related comments letters/emails have been received by the public. The comments
raise concerns regarding the use of the proposed SE 172nd St entrance and potential
impacts to the neighboring single-family residential development to the north as well
as additional impacts to queueing delays at Benson Rd S and Benson Drive S (Exhibit
15).
Based on public comments received, staff required an evaluation by an independent
qualified professional regarding the applicant’s transportation analysis and the
effectiveness of any proposed mitigating measures. An Independent Secondary
Review of the provided Traffic Study prepared by TENW, dated March 21, 2016 (Exhibit
17). In general, the secondary review affirmed the overall trip distribution patterns.
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The report however, recommended revisions be made to the traffic counts to consider
the worse-case traffic scenario given the observed intersection queuing at 108th Ave SE
and Benson Rd S. The applicant provided a memo, dated March 26, 2016, in response
to the recommendations included in the secondary review (Exhibit 18). The memo
generally concurred with the recommendations of the peer review with the exception
for the removal of the site driveway access restrictions to SE 172nd Street. The
applicant’s response memo revised the TIA to reflect recommended changes in trip
distribution, balanced traffic volumes, the analysis of queuing on Benson Rd and left
turn lane warrants.
After review of the original Traffic Impact Analysis (Exhibit 15), Independent Secondary
Review (Exhibit 17), and the applicant’s response memo (Exhibit 18) staff provided
applicable comments below for each Transportation subject.
Access: The applicant is proposing two points of ingress and egress into the site in
order to meet Fire Department requirements for access. The applicant proposes one
entrance off of SE 172nd St between the proposed buildings, and one entrance off of
Benson Road South. The two access points converge to form drive-through access
through the site. Several public comments were received requesting access be
eliminated from SE 172nd St, in order to mitigate anticipated cut through traffic on
neighboring roads to the north. In addition, concerns were raised regarding the
blocking of the proposed access, along Benson Rd S, during PM peak hour traffic. The
applicant has proposed a driveway configuration which would attempt to restrict
movements to left-in/right –out only as way to mitigate cut through traffic on
residential streets to the north.
Access and proposed mitigation, was analyzed as part of the Independent Secondary
Review prepared by TENW (Exhibit 17). TENW generally affirmed the trip distribution
assumptions made by TraffEx and substantiated the need for two access points. With
respect to proposed mitigation, TraffEx determined that the proposed SE 172nd St
driveway configuration would be ineffective in limiting impacts to neighboring
residential streets to the north. In addition, it is anticipated that restrictions to the SE
172nd driveway would encourage u-turns and associated impacts to existing residential
driveways along the north side of SE 172nd St. Therefore, staff is recommending a
condition of Hearing Examiner approval, the elimination of the proposed access
restrictions along SE 172nd St in order to provide full access along SE 172nd St. A revised
site plan shall be submitted to, and approved by, the Plan Reviewer prior to
engineering permit approval.
In order to address anticipated impacts on neighboring streets caused by cut-through
traffic, a traffic calming SEPA mitigation measure was required in lieu of the foregoing
site access restriction (Exhibit 20). Specifically, Electronic Speed Radar Signs are
required to be installed in the northbound direction on both 106th Ave SE and 104th Ave
SE.
Level of Service: It is anticipated that the proposed development would generate
approximately 492 average daily trips with 38 AM peak-hour trips and 46 PM peak-
hour trips. The provided report analyzed three intersection locations (Exhibit 15):
Intersection 1: Site Access / SE 172nd St
Intersection 2: 108th Ave SE/Benson Rd S/SE 172nd St
Intersection 3: Site Access/Benson Rd S/108th Ave SE
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The provided analysis notes that all intersections will operate at an acceptable level of
service with the proposed development. Therefore, the proposal would not be
required to mitigate at any intersection. Analysis of future conditions address
cumulative impacts of the proposed project and traffic growth in the study area.
Traffic signal warranty analysis was also provided at the intersection of SE 172nd St and
Benson Rd S. The report states there is no need for a signal at the intersection as a
result of the project.
However, the Transportation Department conducted a model to assess any possible
solution to address the citizen’s concerns regarding the backing of queue on Benson
Road from the intersection with SR 515 to SE 172nd Street. Unfortunately, staff is
unable to provide an update on the model conducted at this time.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The transportation impact fee that is current at the time
of building permit application will be levied. The applicant submitted for a building
permit in December of 2015. The fee in 2015 was assessed at $2,214.44 per new
multi-family unit. The fee is estimated at approximately $164,000. The fee shall be
payable to the City at the time of building permit issuance.
Site Distance: The provided Traffic Impact Analysis states sight distance requirements
are met at the site access driveway onto SE 172nd St and with vegetation trimming,
within the right of way, at the site access driveway to Benson Rd S (Exhibit 15).
Street Improvements: Street Improvements are regulated by RMC 4-6-060 – Street
Standards. See below:
Benson Drive S – Benson Drive S (SR 515) is a principal arterial and a state route
roadway along the project’s west property line. The existing road currently contains
curb, gutter, and sidewalk on both sides of the street. There is currently no planter
strip existing along the Benson Drive S street frontage. Per code, frontage
improvements including 0.5 feet wide curb and gutter, an 8-foot wide landscaped
planter, an 8-foot wide sidewalk, street lighting, and storm water improvements are
required on principal arterial streets. The applicant is proposing to maintain the
existing right-of-way. Due to critical areas along portions of the frontage, the
applicant has requested a modification through the PUD to allow the sidewalk to
remain in the current location for those areas where critical areas are located.
Staff is in support of the requested modification. By maintaining the existing sidewalk,
the need for terraced retaining walls would be eliminated and impacts to the stream
buffer along Benson Drive S would be minimized. The applicant has also proposed a
walking path internal to the site to promote pedestrian connectivity. Staff
recommends a condition of approval requiring the applicant to dedicate 1-foot behind
the sidewalk in addition to right-of-way dedication for luminaire foundations along
Benson Drive S. The dedication shall be required prior to temporary occupancy
approval.
Benson Rd S – Benson Rd S is a minor arterial along the project’s east property line.
Half-street frontage improvements are required to be provided on the side of the
street fronting the development. Per code, the minimum right-of-way width required
for a minor arterial is 91 feet. The available right-of-way width on the Benson Rd S
frontage, per the King County assessor map, is 100 feet and would not necessitate
additional right-of-way dedication. The required paved width on this street is 44 feet,
which includes three travel lanes and a 5-foot wide bike lane on both sides of the
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street. Frontage improvements would include the following: a 0.5 foot wide curb and
gutter, an 8-foot wide landscaped planter, an 8-foot wide sidewalk, street lighting, and
stormwater improvements are required. The applicant is proposing street
improvements along Benson Rd S which comply with code.
SE 172nd St – SE 172nd St is a commercial mixed use and industrial access street along
the project’s north property line. Half-street frontage improvements are required to be
provided on the side of the street fronting the development. Per code, the minimum
right-of-way width required for a commercial mixed use and industrial access street is
69 feet. The available right-of-way width on the SE 172nd St frontage, per the King
County assessor map, is 60 feet and would require additional right-of-way dedication.
Frontage improvements would include the following: an 8-foot parking lane, a 0.5 foot
wide curb and gutter, an 8-foot wide landscaped planter, a 6-foot wide sidewalk,
street lighting, and stormwater improvements are required. The applicant is
proposing street improvements, along SE 172nd St, which comply with code. The
applicant however has requested a modification through the PUD to reduce the
required dedication from 4.5 feet to 3 feet. Staff is recommending approval of the
requested modification. Staff recommends a condition of approval requiring the
applicant to dedicate 1-foot behind the sidewalk in addition to right-of-way dedication
for luminaire foundations along SE 172nd St. The dedication shall be required prior to
temporary occupancy approval.
Temporary Impacts: Given the concentration of development to occurring in the
immediate vicinity of the project site, staff anticipates that the proposed project would
contribute to short term impacts to the City’s street system. Therefore, staff is
recommending a condition of approval requiring the applicant create a public
outreach sign in coordination with City of Renton to communicate with road users, the
general public, area residences and businesses, and appropriate public entities about
project information; road conditions in the work zone area; and the safety and mobility
effects of the work zone. The sign shall be placed on site prior to construction
commencement.
Pedestrian Improvements: As part of the proposed project, sidewalks would be
constructed along the frontage of the site and would connect to the existing sidewalk
system. However, safety concerns have been raised with respect to pedestrian
connectivity off site due to missing sidewalk linkages approaching the intersection of
Benson Rd S and SE 172nd St. Given the number of units proposed it is very likely that a
large influx of people would utilize the public sidewalk system as well as the
anticipated school bus stop across Benson Rd S. Providing pedestrian connections to
abutting properties is an important aspect of connectivity and encourages pedestrian
activity and is required to be considered when reviewing the subject application. The
condition of the existing protruded curb, approaching the intersection of SE 172nd St
and Benson Rd S, has been largely disturbed and does not provide a safe route for
school children and or residents walking to and from the site. As a result, a SEPA
mitigation measure was issued requiring the applicant to provide an off-site sidewalk,
along the south side of SE 172nd St and the west side of Benson Rd S, approaching the
intersection (Exhibit 20). A street lighting analysis is also required to be conducted by
the developer at the southwest corner of the intersection of SE 172nd St and Benson Rd
S.
Concurrency - Staff recommends a transportation concurrency approval based upon a
test of the citywide Transportation Plan, consideration of growth levels included in the
LOS‐tested Transportation Plan, payment of a Transportation Mitigation Fee, and an
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application of site specific mitigation (Exhibit 23).
27. 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.
The preliminary fire flow requirements for this project, as proposed, is 2,250 gpm. A
minimum of one fire hydrant is required within 50 feet of all fire department
connection for standpoints and sprinkler systems.
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 applicant would be
required to pay an appropriate Fire Impact Fee. The fee is payable to the City as
specified by the Renton Municipal Code at the time of building permit application. A
building permit application was submitted in December of 2015. The 2015 fee was
assessed at $463.66 per multi-family.
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 at the time of building permit application. A building permit
application was submitted in December of 2015. The 2015 fee was assessed at
$975.90 per multi-family unit.
Compliant if
Condition of
Approval is
Met
Schools: It is anticipated that the Renton School District can accommodate all
additional students generated by this proposal at the following schools: Cascade
Elementary (1.2 mile from the subject site), Nelson Middle School (0.8 miles from the
subject site) and Lindbergh High School (2.1 miles from the subject site).
Future students are designated to be transported to school via bus for Elementary, and
High School. Students would be within walking distance to designated middle school.
For safe walking conditions, see discussion under FOF 26: PUD Criteria and Analysis,
Circulation.
A School Impact Fee, based on new multi-family units, will be required in order to
mitigate the proposal’s potential impacts to Renton School District. The fee is payable
to the City as specified by the Renton Municipal Code at the time of building permit
application. A building permit application was submitted in December of 2015. The
2015 fee was assessed at $1,339.00 per multi-family unit with credit given for the
existing residence.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The site is located within the Black River drainage basin and Panther
Creek drainage sub-basin. Upstream runoff enters the site in two locations. Portions of
SE 172nd St and 106th Ave SE direct upstream runoff across the northern property line.
Upstream runoff from the west side of Benson Rd S flows into a ditch along the east
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property line. Runnoff currently discharges at the sites western property line, at two
locations, and heads north through a conveyance system in Benson Drive S. The flows
eventually cross under Benson Drive S and conveyed a westerly direction in a series of
pipes and catch basis eventually outfalling into Panther Creek.
This project is required to comply with the 2009 King County Surface Water Manual
and the City of Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the
City’s flow control map, this site falls within the Flow Control Duration Standard,
Forested Conditions. This project is subject to full drainage review. The applicant
submitted a Preliminary Drainage Report prepared by D.R. Strong, dated December 28,
2015 (Exhibit 9).
The report also includes a detailed summary of the pre and post developed conditions.
The stormwater detention and water quality treatment would be provided within a
combined detention/water quality vault under the parking area located in the western
portion of the site. The combined detention/water quality vault would be followed by a
media filtration system to accommodate the Enhanced Water Quality Treatment
requirements for multi-family development. For water quality features that are not in
the City Amendments or the 2009 KCSWDM, and which have the General Use level
designation through the state Department of Ecology’s Technology Assessment
Protocol – Ecology (TAPE) program, an adjustment process request is required.
Conditions associated with Preliminary PUD approval will likely include a requirement
for the submittal, and approval, of an Adjustment in order to utilize water quality
features which are not in the City Amendments or the 2009 KCSWDM.
Water and Sanitary Sewer:
Staff Comment: Water and sewer service is provided by Soos Creek Water and Sewer
District. A water and sewer availability certificate from the Soos Creek utility district
was submitted to the City with the land use application. Approved water and sewer
plans from Soos Creek are required to be provided during utility construction permit
approval.
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: The proposed development is designed specifically to increase the
access and opportunity for open space. The multiple open spaces throughout the site
are well designed and provide a variety of recreational opportunities both passive and
active. The proposed structures are clustered to the interior of the site allowing for
large open spaces.
The PUD places the buildings parallel to the neighboring properties to the north. This
maximizes the opportunity for surface parking screening and a large, uninterrupted
open space to the south. Due to the presence of a stream along the lower area of the
site, a natural border exists. A pedestrian bridge crosses the stream to link the open
space and the residential developments.
The overall project has less impervious surface than otherwise would be expected.
Based on the provided TIR the site would contain approximately 40.1% impervious
surfaces for the overall site. This would include building areas, associated walkways,
driveways, parking and drive aisles.
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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: Dwelling units are designed such that no two outdoor decks are
directly adjacent to one another. Decks and building modulation have been designed
cohesively to allow screening by the building to decks for resident privacy. Units within
each building are oriented to the north and south, and mimic the residential character
of the properties to the north.
The applicant has utilized landscaping and building screening techniques throughout
the development to promote privacy and discourage the use of window screening
elements as a privacy-creating element that block opportunities for natural light.
Living area windows are large and aim to bring as much natural light into every unit as
possible, while bedroom windows are adequately sized for light while still providing
ample privacy through the use of raised sill heights. Landscape buffers also exist at
ground-level uses to aid in noise reduction from the street.
The placement of the buildings, oriented to open space, provides separation and
privacy for the residents while maintaining a communal atmosphere.
See additional discussion under FOF 29: Design District Review, Ground Level Details.
Building Orientation: Provides buildings oriented to enhance views from within the
site by taking advantage of topography, building location and style.
Staff Comment: The buildings are orientated toward the open spaces or toward the
offsite view vistas afforded in the naturally elevated site location. There is minimal
orientation toward off site non view areas.
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: Parking across the site would be handled in way as to not have large
surface parking areas. Instead the applicant is proposing the use of parallel parking
stalls along the perimeter of the proposed drive aisle.
The surface parking design is comprised of 90-degree stalls to make maximum use of
parking area and provide clear, safe vehicular circulation that promotes visibility. The
use of compact stalls is minimal and is well under the code-required maximums for
compact stall counts.
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.
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28. 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.
Standard: Mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide a minimum area of common space or recreation
area equal to fifty (50) square feet per unit. The common space area shall be
aggregated to provide usable area(s) for residents. The location, layout, and proposed
type of common space or recreation area shall be subject to approval by the Hearing
Examiner. The required common open space shall be satisfied with one or more of
the elements listed below. The Hearing Examiner may require more than one of the
following elements for developments having more than one hundred (100) units.
(a) Courtyards, plazas, or multipurpose open spaces;
(b) 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
provided as an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the public
street system;
(d) Recreation facilities including, but not limited to: tennis/sports courts, swimming
pools, exercise areas, game rooms, or other similar facilities; or
(e) Children’s play spaces.
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.
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.
Standard: Private decks, balconies, and private ground floor open space shall not
count toward the common space/recreation area requirement.
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.
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.
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Standard: The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro-climatic conditions.
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.
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.
N/A
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.
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
Conditions of
Approval are
Met
Standard: Each ground floor unit, whether attached or detached, shall have private
open space which is contiguous to the unit.
Staff Comment: It does not appear ground related residential units have designated
private open space. As such, staff recommends a condition of approval that the
applicant provide a revised site plan demonstrating compliance with the private open
space standard of at least 15-feet in every dimension for all ground related units. The
revised site plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to building permit approval whichever comes first.
Additional requirements for ground related private open space can be found below
under Ground Level Details.
Compliant if
Conditions of
Approval are
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
Conditions of
Approval are
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: Not all upper story residential units appear to have private open
space dimensioned at 60 feet. The applicant has requested to vary this standard as
part of the PUD. However, the City is unable to modify any of the provisions of the
Planned Urban Development Regulations. As such, staff recommends a condition of
approval that the applicant provide revised elevations demonstrating compliance with
the private open space standard of at least 60 square feet in size with no dimension
less than 5 feet for all upper story units. The revised elevations shall be submitted to,
and approved by, the Current Planning Project Manager prior to building permit
approval whichever comes first.
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
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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: 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 2 years thereafter prior to
the release of the security device. A security device for providing maintenance of
landscaping may be waived if a landscaping maintenance contract with a reputable
landscaping firm licensed to do business in the City of Renton is executed and kept
active for a 2 year period. A copy of such contract shall be kept on file with the
Planning Division. If this condition of approval is met the proposal would satisfy this
standard.
d. Installation and Maintenance of Common Facilities:
N/A
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: Based on the proposed application the only area to be dedicated to
the City is the required right-of-way and the drainage detention pond. As such all
other facilities shall be permanently maintained by the property owner.
29. Design District Review: The project site is located within Design District ‘B’. The following table
contains project elements intended to comply with the standards of the Design District ‘B’ 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.
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a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. Lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be provided
for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Requested to
be Modified
Through the
PUD
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: The applicant is proposing ground related residential uses along
various facades. Due to the unique site conditions and topographic challenges along
the applicant is proposing to provide some of the ground floor residential units at or
below grade as part of the PUD. Constructing all ground related units above grade
would require increases to the height of the structures and significant site disruption.
Therefore, staff is in support of the requested modification, through the PUD, if all
conditions of approval are met.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
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.
Compliant if
Condition of
Approval 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.
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Staff Comment: See Ground Level Details below.
Compliant if
Condition of
Approval is
Met
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional
to the distance above ground level.
Staff Comment: The applicant is proposing ground related residential uses along SE
172nd St. Staff is recommending a condition of approval requiring entrances and
pedestrian connections from proposed patios to the public sidewalk system (see
discussion below). As a result, staff recommends that building entries from a street be
clearly marked with canopies, architectural elements, ornamental lighting, and/or
landscaping and include weather protection at least four and one-half feet (4-1/2')
wide. The revised elevations shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval. The applicant is
encouraged to mimic the canopy used for the primary entrances in a smaller
application for ground related unit entrances.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
N/A
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.
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.
Compliant if
Condition of
Approval is
Met
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: The applicant is proposing ground related residential uses along the
SE 172nd St. The proposal partially complies with the standard with the use of patios.
However, the proposal does not include entrances and pedestrian connections from
proposed patios to the public sidewalk. Therefore, staff recommends as a condition of
approval the applicant be required to submit a revised site and landscaping plan
depicting entrances and pedestrian connections from ground related residential units,
along SE 172nd St, to the public sidewalk. The revised landscape and site plan shall be
submitted to and approved by the Current Planning Project Manager prior to building
permit approval. Staff is aware there may be topographic challenges with entrances
along SE 172nd St and the applicant is encouraged to provide stairs to the units or
demonstrate separate entrances are not feasible prior to building permit approval.
If this condition of approval is met the proposal would satisfy this standard.
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.
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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.
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.
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.
Compliant if
Condition of
Approval is
Met
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: The applicant is proposing a refuse and recycle enclosure at a central
location on site. The proposed elevations do not depict a roof for the enclosure.
Therefore, staff recommends a condition of approval requiring the applicant submit
revised refuse and recycle enclosure elevations which include a roof. The revised
elevations shall be submitted to, and approved by, the Current Planning Project
Manager prior to building permit approval.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
N/A
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides
of such facility.
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
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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).
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
N/A Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
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with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h)Other treatments that meet the intent of this standard...
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.
Standard: The number of driveways and curb cuts shall be minimized, so that
pedestrian circulation along the sidewalk is minimally impeded.
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.
(b) Pathways shall be an all-weather or permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the
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development.
Compliant if
Conditions of
Approval are
Met
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: The applicant has proposed a series of pedestrian connections
throughout the site however it is unclear if there is a differentiation of materials
across the drive aisles (Exhibit 2). Therefore staff recommends, as a condition of
approval, the applicant revise the site plan to depict a differentiation in materials for
all pedestrian connections within parking areas and/or drive aisles on site. The revised
site plan shall be submitted to and approved by the Current Planning Project Manager
prior to building/engineering permit approval. If this condition of approval is met the
proposal would satisfy this standard.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks at
least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed
walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
Compliant if
Condition of
Approval is Met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be
provided.
Staff Comment: See Building Entries and Ground Level Details discussion below.
Compliant if
Condition of
Approval is Met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over an
extended period of time.
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(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The community open space includes lawn to allow for active
recreation and more intimate locations featuring picnic tables and benches. Also
included is an ornamental pavilion intended to provide views from the site and for
public gathering opportunities, ornamental plantings and sculptural focus points. The
proposal did not include specifications for proposed pedestrian amenities. Therefore
staff was unable to verify the whether site furniture is compliant with the standard.
As such, staff recommends a condition of approval requiring the applicant provide
detailed specifications for all site furniture, and art, in order to ensure durable, vandal-
and weather-resistant materials are used. The specifications shall be submitted to,
and approved by, the Current Planning Project Manager prior building permit
approval.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Requested to
be Modified
Through the
PUD
Standard: All attached housing developments shall provide at least one hundred fifty
(150) square feet of private usable space per unit. At least one hundred (100) square
feet of the private space shall abut each unit. Private space may include porches,
balconies, yards, and decks.
Staff Comment: See discussion above under Private Open Space.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of
no more than twenty feet (20').
Standard: Modulations shall be a minimum of two feet (2') in depth and four feet (4')
in width.
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Standard: Buildings greater than one hundred sixty feet (160') in length shall provide
a variety of modulations and articulations to reduce the apparent bulk and scale of
the facade; or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
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.
Compliant if
Condition of
Approval is Met
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The applicant has proposed some human scale elements including
landscape features, large windows and varied material patterns at the primary
entrances. Window patterns vary based on interior layout, but all facades feature a
variety of window types. Wall areas visible from public streets and sidewalks are
treated with trellis elements at the upper levels, canopies at pedestrian entries and
amenity spaces, and with landscaped vinery walls and plantings. Landscaping and
artwork are also proposed to break up public-fronting facades where windows are
impractical due to interior configurations. However, the proposal does not comply
with the entrance and connectivity standards for ground related units along SE 172nd
St. The ground floor facades, specifically the ground related units along SE 172nd St,
are in need of additional human scale elements in order to reinforce the pedestrian
orientation of the development used to justify the PUD request. Architectural
detailing elements including entrance detailing/weather protection for ground related
units, fencing, connectivity, lighting fixtures, contrasting materials, and/or special
detailing would bring the proposal into compliance with the intent of this standard to
create human-scale character in the pedestrian environment. Therefore, staff
recommends as a condition of approval, the applicant submit revised elevations
depicting entrance detailing/weather protection for ground related units, fencing,
pedestrian connectivity, lighting fixtures, contrasting materials, and/or special
detailing along SE 172nd St. The revised elevations shall be submitted to and approved
by the Current Planning Project Manager prior to building permit approval whichever
comes first.
If this condition of approval is met the proposal would satisfy this standard.
Compliant 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: See discussion above.
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.
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N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
N/A Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
N/A
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in
height, has a horizontal length greater than 15 feet, and does not include a
window, door, building modulation or other architectural detailing; or
(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.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
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.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Standard: Materials, individually or in combination, shall have texture, pattern, and
be detailed on all visible facades.
Compliant if
Condition of
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry,
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Approval is
Met
pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: In order to ensure that quality materials are used staff recommends
the applicant submit a materials board subject to the approval of the Current Planning
Project Manager prior to building permit approval. The board shall include color and
materials for the following: guardrails, façade treatments, retaining walls, raised
planters, siding, windows/frames, and canopies. Acceptable materials include a
combination of brick, integrally colored concrete masonry, pre-finished metal, stone,
steel, glass, cast-in-place concrete, or other superior materials approved at the
discretion of the Administrator.
If this condition of approval is met the proposal would satisfy this standard.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (HD) Comprehensive Plan designation and
complies with the goals and policies established with this designation if all conditions of approval are
met, see FOF 22.
2. The subject site is located in the Residential Multi-Family (RMF) 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 23.
3. The proposal complies with the Critical Area Regulations. Staff is in support of the requested buffer
averaging and stream alteration proposal provided the applicant complies with City Code and
conditions of approval, see FOF 24.
4. The proposal complies with the Urban Design Regulations provided the applicant complies with City
Code and conditions of approval, see FOF 29.
5. The proposal complies with the Planned Urban Development provided the applicant complies with City
Code and conditions of approval, with the exception of the private open space requirement, see FOF
25, 26, and 28.
6. There are adequate public services and facilities to accommodate the proposed development, see FOF
27.
J. RECOMMENDATION:
Staff recommends approval of the Avana Ridge PUD, File No. LUA15-000894, as depicted in Exhibit 2, subject
to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated ERC Addendum, dated April 7, 2016.
2. The applicant shall be required to record formal Lot Combination or Binding Site Plan in order to ensure
the proposed buildings are not built across property lines. The instrument shall be recorded prior to
building permit approval.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 42 of 44
HEX Staff Report_Avana Ridge PUD_LUA15-000894
3. The applicant shall be required to submit a detailed landscape plan to the Current Planning Project
Manager prior to construction permit approval complying with RMC 4-4-070.
4. The applicant shall be required to submit a detailed landscape plan depicting at least 132, two-inch
caliper, trees (or the gross equivalent inches) on site; not including the those trees located within the
Native Growth Protection Easement. The detailed landscape plan shall be submitted to, and approved
by, the Current Planning Project Manager prior to construction permit approval.
5. The applicant shall submit a revised landscaping plan depicting a minimum three-foot landscaped
setback from the sidewalk at the base of retaining walls abutting, or within, public rights-of-way.
Landscaping shall include a mixture of shrubs and groundcover (trees are optional) in conformance with
the standards of RMC 4-4-070H4, Perimeter Parking Lot Landscaping. The revised landscaping plan
shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering
permit approval.
6. The applicant shall submit a revised Mitigation plan which addresses the criteria found in RMC 4-3-
050.H.2 demonstrating the reduced buffer wouldn’t negatively impact the function of the stream. The
revised mitigation plan shall be submitted to, and approved by, the Current Planning Project Manager
prior to engineering permit approval.
7. The applicant shall submit a revised Mitigation plan which addresses the criteria found in RMC 4-3-
050.H.2 demonstrating the bridged crossing wouldn’t negatively impact the function of the stream.
The revised mitigation plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to engineering permit approval.
8. The applicant shall establish a Native Growth Protection Easement over that part of the site
encompassing the stream and buffer area and place split rail fencing and signage along the outer edge
of the buffer. The Final Mitigation plan shall include all specifications for fencing and signage and shall
be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit
approval.
9. The applicant shall be required to provide, to the Current Planning Project Manager, tree retention
inspection/monitoring reports after initial clearing, final grading, and annually for two years by a
qualified professional forester. The inspection/monitoring reports shall identify any retained trees that
develop problems due to changing site conditions and prescribe mitigation.
10. The applicant shall provide interpretive signage/information regarding differentiating elements (trees,
landscaping, drainage, architecture, etc.) of the proposed development at a strategic place(s) on site.
The site plan depicting the signage shall be submitted to, and approved by, the Current Planning Project
Manager prior to building permit/Final Plat approval whichever comes first.
11. A detailed fencing plan shall be provided identifying the location and specifications for all fencing on
site. All fencing shall be made of quality materials in keeping with the architectural aesthetic of the
proposed structures. The fencing plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit approval.
12. The applicant shall provide a lighting plan that adequately provides for public safety without casting
excessive glare on adjacent properties; at the time of engineering permit review. Pedestrian scale and
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.
13. The applicant shall eliminate the proposed access restrictions along SE 172nd St in order to provide full
access along SE 172nd St. A revised site plan shall be submitted to, and approved by, the Plan Reviewer
prior to engineering permit approval.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 43 of 44
HEX Staff Report_Avana Ridge PUD_LUA15-000894
14. The applicant shall dedicate 1-foot behind the sidewalk in addition to right-of-way dedication for
luminaire foundations along Benson Drive S. The dedication shall be required prior to temporary
occupancy approval.
15. The applicant shall dedicate 1-foot behind the sidewalk in addition to right-of-way dedication for
luminaire foundations along SE 172nd St. The dedication shall be required prior to temporary
occupancy approval.
16. The applicant shall create a public outreach sign in coordination with City of Renton to communicate
with road users, the general public, area residences and businesses, and appropriate public entities
about project information; road conditions in the work zone area; and the safety and mobility effects of
the work zone. The sign shall be placed on site prior to construction commencement.
17. The applicant shall provide a revised site plan demonstrating compliance with the private open space
standard of at least 15-feet in every dimension for all ground related units. The revised site plan shall
be submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval whichever comes first.
18. The applicant shall provide revised elevations demonstrating compliance with the private open space
standard of at least 60 square feet in size with no dimension less than 5 feet for all upper story units.
The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager
prior to building permit approval whichever comes first.
19. 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 2 years
thereafter prior to the release of the security device. A security device for providing maintenance of
landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm
licensed to do business in the City of Renton is executed and kept active for a 2 year period. A copy of
such contract shall be kept on file with the Planning Division.
20. The building entries from a street shall be clearly marked with canopies, architectural elements,
ornamental lighting, and/or landscaping and include weather protection at least four and one-half feet
(4-1/2') wide. The revised elevations shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit approval.
21. The applicant shall be required to submit a revised site and landscaping plan depicting entrances and
pedestrian connections from ground related residential units, along SE 172nd St, to the public sidewalk.
The revised landscape and site plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval. Staff is aware there may be topographic challenges with
entrances along SE 172nd St and the applicant is encouraged to provide stairs to the units or
demonstrate separate entrances are not feasible prior to building permit approval.
22. The applicant shall submit revised refuse and recycle enclosure elevations which include a roof. The
revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior
to building permit approval.
23. The applicant shall revise the site plan to depict a differentiation in materials for all pedestrian
connections within parking areas and/or drive aisles on site. The revised site plan shall be submitted to
and approved by the Current Planning Project Manager prior to building/engineering permit approval.
If this condition of approval is met the proposal would satisfy this standard.
24. The applicant shall provide detailed specifications for all site furniture, and art, in order to ensure
durable, vandal- and weather-resistant materials are used. The specifications shall be submitted to,
and approved by, the Current Planning Project Manager prior building permit approval.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
AVANA RIDGE PUD LUA15-000894, PPUD, ECF
Report of May 3, 2016 Page 44 of 44
HEX Staff Report_Avana Ridge PUD_LUA15-000894
25. The applicant shall submit revised elevations depicting entrance detailing/weather protection for
ground related units, fencing, pedestrian connectivity, lighting fixtures, contrasting materials, and/or
special detailing along SE 172nd St. The revised elevations shall be submitted to and approved by the
Current Planning Project Manager prior to building permit approval whichever comes first.
26. The applicant shall submit a materials board subject to the approval of the Current Planning Project
Manager prior to building permit approval. The board shall include color and materials for the
following: guardrails, façade treatments, retaining walls, raised planters, siding, windows/frames, and
canopies. Acceptable materials include a combination of brick, integrally colored concrete masonry,
pre-finished metal, stone, steel, glass, cast-in-place concrete, or other superior materials approved at
the discretion of the Administrator.