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Home My WebLink AboutPN_Project_Narrative_&_Code_Review_240726_v1 STRIDE Bus Rapid Transit South Renton Transit Center (SRTC) Site Plan Review, Conditional Use Permit, Master Site Plan Review, and Lot Line Adjustment Application Attachment 5 Project Narrative and Code Review July 2024 Prepared by the Project Narrative and Code Review STRIDE Bus Rapid Transit Project No: CUD 5/BT105 Document Title: South Renton Transit Center (SRTC) Project Narrative and Code Review Document No.: 240524131913_0017a6b3 Revision: 3 Document Status: FINAL Date: 07/26/2024 Client Name: Client No: Program Manager: Ricardo Pargas Author: Brendan Eickelberg File Name: PN_Attachment 5 Project Narrative & Code Review_240726_v2 © Copyright 2024 Sound Transit. The concepts and information contained in this document are the property of Sound Transit. Use or copying of this document in whole or in part without the written permission of Sound Transit constitutes an infringement of copyright. Limitation: This document has been prepared on behalf of, and for the exclusive use of Jacobs’ client, Sound Transit, and is subject to, and issued in accordance with, the provisions of the contract between Jacobs and Sound Transit. Jacobs accepts no liability or responsibility whatsoever for, or in respect of, any use of, or reliance upon, this document by any third party. Document History and Status Revision Date Description Author Checked Reviewed Approved 00 01/24/2024 South Renton Transit Center (SRTC) Project Narrative and Code Review B. Eickelberg G. Yao G. Yao G. Yao 01 02/29/2024 South Renton Transit Center (SRTC) Project Narrative and Code Review B. Eickelberg G. Yao G. Yao G. Yao 02 04/23/2024 South Renton Transit Center (SRTC) Project Narrative and Code Review B. Eickelberg G. Yao G. Yao G. Yao 03 06/07/2024 South Renton Transit Center (SRTC) Project Narrative and Code Review B. Eickelberg G. Yao G. Yao G. Yao 04 07/26/2024 South Renton Transit Center (SRTC) Project Narrative and Code Review B. Eickelberg G. Yao G. Yao G. Yao Project Narrative and Code Review i Contents Acronyms and Abbreviations ...........................................................................................................................................iii 1. Introduction .................................................................................................................................................... 1-1 1.1 Overview ................................................................................................................................................... 1-1 2. Project Description .......................................................................................................................................... 2-1 2.1 SRTC Site Facilities and Circulation ........................................................................................................... 2-1 2.2 Roadway/Pedestrian Improvements ........................................................................................................ 2-2 2.3 Landscaping ............................................................................................................................................... 2-3 2.4 Site Utilities ............................................................................................................................................... 2-4 2.5 Storm Drainage ......................................................................................................................................... 2-4 2.6 Excavation and Backfill .............................................................................................................................. 2-5 2.7 Public Artwork ........................................................................................................................................... 2-5 3. Site Description ............................................................................................................................................... 3-1 3.1 Zoning Designation and Current Site Use ................................................................................................. 3-1 3.2 Soil Type and Drainage Conditions ........................................................................................................... 3-3 3.3 Critical Areas ............................................................................................................................................. 3-3 4. Evaluation of Compliance With City’s Development Regulations .................................................................... 4-1 4.1 RMC Chapter 4-2 – Zoning Districts – Uses and Standards ....................................................................... 4-1 4.1.1 RMC 4-2-120 – Development Standards for Commercial Zoning Designations ......................... 4-1 4.2 RMC Chapter 4-3 – Environmental Regulations and Overlay Districts ..................................................... 4-7 4.2.1 RMC 4-3-020 – Airport Related Height and Use Restrictions ..................................................... 4-7 4.2.2 RMC 4-3-050 – Critical Area Regulations .................................................................................. 4-11 4.3 RMC 4-4 City-Wide Property Development Standards ........................................................................... 4-13 4.3.1 RMC 4-4-030 – Development Guidelines and Regulations – General ...................................... 4-14 4.3.2 RMC 4-4-040 – Fences, Hedges and Retaining Walls ................................................................ 4-15 4.3.3 RMC 4-4-060 - Grading, Excavation and Mining Regulations ................................................... 4-18 4.3.4 RMC 4-4-070 – Landscaping ..................................................................................................... 4-18 4.3.5 RMC 4-4-075 - Lighting, Exterior On-site .................................................................................. 4-26 4.3.6 RMC 4-4-080 - Parking, Loading and Driveway Regulations ..................................................... 4-27 4.3.7 RMC 4-4-090 - Refuse and Recyclables Standards .................................................................... 4-32 4.3.8 RMC 4-4-095 – Screening and Storage Height/Location Limitations ........................................ 4-34 4.3.9 RMC 4-4-100 – Sign Regulations ............................................................................................... 4-35 4.3.10 RMC 4-4-130 – Tree Retention and Land Clearing Regulations ................................................ 4-35 5. References ...................................................................................................................................................... 5-1 Figures Figure 1-1. I-405 BRT Project ................................................................................................................................................. 1-2 Figure 2-1. Site Layout ........................................................................................................................................................... 2-1 Figure 3-1. Neighborhood Detail Map ................................................................................................................................... 3-2 Figure 3-2. City Zoning Designations in the Project Area ...................................................................................................... 3-3 Figure 3-3. Seismic Hazard Area in the Project Area ............................................................................................................. 3-5 Project Narrative and Code Review ii Figure 3-4. Wellhead Protection Area in the Project Area .................................................................................................... 3-6 Figure 3-5. Wellhead Protection Area in the Project Area .................................................................................................... 3-7 Figure 4-1. RMC 4-3-020.F Renton Municipal Airport Influence Area and Safety Compatibility Zones in Relation to the SRTC Site ......................................................................................................................................... 4-8 Figure 4-2. RMC 4-3-020.G – Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace............................ 4-9 Tables Table 4-1. Project Compliance with RMC 4-2-120A – Development Standards for Commercial Zoning Designations ......... 4-2 Table 4-2. Project Compliance with RMC 4-2-120C – Conditions Associated With Development Standards Tables for Commercial Zoning Designations ............................................................................................................................ 4-5 Table 4-3. Project Compliance with RMC 4-3-020 – Airport Related Height and Use Restrictions ..................................... 4-10 Table 4-4. Project Compliance with RMC 4-3-050 – Critical Area Regulations .................................................................... 4-11 Table 4-5. Project Compliance with RMC 4-4-030 – Development Guidelines and Regulations – General ........................ 4-14 Table 4-6. Project Compliance with RMC 4-4-040 – Fences, Hedges and Retaining Walls ................................................. 4-16 Table 4-7. Project Compliance with RMC 4-4-070 – Landscaping ....................................................................................... 4-19 Table 4-8. Project Compliance with RMC 4-4-075 – Lighting, Exterior On-site ................................................................... 4-27 Table 4-9. Project Compliance with RMC 4-4-080 – Parking, Loading and Driveway Regulations ...................................... 4-27 Table 4-10. Project Compliance with RMC 4-4-090 – Refuse and Recyclables Standards ................................................... 4-33 Table 4-11. Project Compliance with RMC 4-4-095 – Screening and Storage Height/Location Limitations ....................... 4-35 Table 4-12. Project Compliance with RMC 4-4-130 – Tree Retention and Land Clearing Regulations ................................ 4-36 Project Narrative and Code Review iii Acronyms and Abbreviations ADA Americans with Disabilities Act ANSI American National Standards Institute ASCA American Society of Consulting Arborists BAT business access and transit BRT Bus Rapid Transit CA Commercial Arterial City City of Renton CUP conditional use permit dbh diameter at breast height Ecology Washington State Department of Ecology FFE finished floor elevation HMA hot mix asphalt I-405 Interstate 405 ISA International Society of Arboriculture KCM King County Metro LLA lot line adjustment PSE Puget Sound Energy RCW Revised Code of Washington RMC Renton Municipal Code SCL Seattle City Light SEPA State Environmental Policy Act SOV single-occupant vehicle SR State Route SRTC South Renton Transit Center ST3 Sound Transit 3 SWMMWW Stormwater Management Manual for Western Washington TOD transit-oriented development WAC Washington Administrative Code WRIA Water Resource Inventory Area WSDOT Washington State Department of Transportation Project Narrative and Code Review 1-1 1. Introduction 1.1 Overview Sound Transit is a regional transit authority that operates under Chapters 81.104 and 81.112 of the Revised Code of Washington (RCW) for the Pierce, King, and Snohomish Counties region. Sound Transit is authorized to construct and operate high-capacity system of transpiration infrastructure and services to meet the regional public transportation needs. In 2016, the voters approved the Sound Transit 3 Plan (ST3) to connect 16 cities with light rail, 30 cities with Stride Bus Rapid Transit (BRT) and Sound Transit Express bus service, and 12 cities with commuter rail. The high-capacity transit constructed by Sound Transit, including this proposal for a BRT transit center in the City of Renton (City), is an essential public facility as identified in RCW 36.70A.200 and Washington Administrative Code (WAC) 365-196-550. Sound Transit is proposing the Interstate 405 (I-405) BRT system, which will provide BRT service within the I-405 corridor for 37 miles between Lynnwood and Burien (Figure 1-1). As part of the BRT, Sound Transit is proposing the construction of the South Renton Transit Center (SRTC). The SRTC will include a transit center with stops for Sound Transit and King County Metro (KCM) routes and with layover for KCM; bus operator facilities; a surface parking lot for transit center users; bicycle racks and lockers; and non-motorized access from Rainier Avenue S, S Grady Way, and Lake Avenue S. Additional work included in this project includes roadway improvements on Rainier Avenue S, S Grady Way, and Lake Avenue S to facilitate bus and pedestrian ingress and egress to the site; landscaping on the site; utility connections; and construction of a stormwater conveyance and treatment system. Sound Transit is applying for a conditional use permit (CUP), master site plan review, lot line adjustment (LLA), and a site plan review for the proposed SRTC. Per Renton Municipal Code (RMC) 4-2-060, a transit center requires a CUP when it is proposed to be located within the site zoning designation Commercial Arterial (CA). A separate document has been prepared as part of this CUP application submittal addressing the CUP decision criteria in RMC Section 4-9-030 (Attachment 7). ST3 initially included a parking garage at this location, but Sound Transit Board Resolution 2021-05 (commonly known as the Realignment) indefinitely delayed the parking garage in response to budget shortfalls. At the request of City staff, a master site plan and LLA are included in this application submittal to identify where a parking garage or transit-oriented development (TOD) site could theoretically be located. Currently, Sound Transit staff does not have the authority to apply for a parking garage entitlement or to surplus land for TOD. Additional information regarding the Realignment is located in Attachment 25. Per RMC 4-9-200(B)(2)(a), a site plan review is also required for this project, which is located in the CA zone. This project narrative and code review has been prepared to provide a description of the proposed project, address the City’s critical area regulations, and demonstrate project code compliance with the City’s Development Regulations. Environmental review was completed by Sound Transit, as its own lead agency completed environmental review and issued a State Environmental Policy Act (SEPA) Determination of Non-Significance on September 30, 2020. Project Narrative and Code Review 1-2 Figure 1-1. I-405 BRT Project Project Narrative and Code Review 2-1 2. Project Description The project is described in the following subsections. 2.1 SRTC Site Facilities and Circulation The SRTC will be located on an 8.3-acre site, comprised of four existing parcels, on the north side of I-405 and in the northeast corner of the intersection of S Grady Way and Rainier Avenue S (State Route [SR] 167) (Figure 2-1). The four existing parcel boundaries will be modified via LLA to plan for the potential future parking garage and TOD sites in the location of the proposed SRTC surface parking. Figure 2-1. Site Layout Facilities at the SRTC will include the following:  Two new transit center islands and a bus loop area along the northern portion of the site, extending from Rainier Avenue S on the west side to Lake Avenue S on the east side with 9-inch curbs. The smaller transit center island near Rainier Avenue S will be approximately 166 feet long and will have one bus bay (Bus Bay 1). The larger transit center island, just east of the smaller transit center island, will have seven 61-foot-long active bus bays (Bus Bays 2 through 8), for a total of eight active bus bays on the site. I-405 BRT buses will use Bus Bay 1 on the smaller island and Bus Bay 8, the southwest bay on the larger island. The remaining six active bays will provide space for other bus transit service operated by KCM. Project Narrative and Code Review 2-2 – At Bus Bay 1, the I-405 BRT station will include a transit shelter canopy. On the larger transit island, two shelter canopies will be provided for a length of approximately 60 feet and 180 feet, covering the majority of Bus Bays 2, 3, 6, 7, and 8. The top of each shelter will be between 12 and 15 feet in height. The tallest structure of the bus shelters will be approximately 23 feet tall. Shelters will be approximately 23 feet high. Seattle City Light (SCL) transmission lines along the eastern side of the SRTC site preclude the ability to extend canopies over Bus Bays 4 and 5. Instead of a canopy, a smaller 17-foot by 6-foot shelter, approximately 7.5 feet in height, will be located at Bus Bay 4. – At both Bus Bay 1 and 8, the I- 405 BRT station elements will also include a Stride-branded pylon along with ticket vending machines and validators, security cameras, public address speakers, and real-time bus information signs (variable message signs). Typically, each pylon structure will include a variable message sign screen for real-time bus information and will be internally illuminated to be identifiable in the evening and during hours of less light.  South of the transit center islands and bus loop area, 13 bus layover spaces will be provided in the center of the site. An approximately 29-foot-high charging gantry will be provided over 12 of the 13 layover spots to charge electric KCM buses.  The southwest corner of the site will be a 158-stall surface parking lot for transit center users.  South of the transit center islands between the layover spaces and the parking lot will be the core facility building for storage, telecommunications and electrical equipment, and operator comfort stations. A decorative fence will be provided to delineate publicly accessible areas and the core facility building used by Sound Transit and KCM staff. A security building will be located to the north of the core facility building. The core facility building will be an L-shaped building measuring 113 feet long on its longest side, 51 feet long on the shorter side, and 16 feet wide. The security building will be 18 feet by 23 feet.  Pedestrian access to the transit center site will be from the existing and reconstructed sidewalks along Rainier Avenue S and S Grady Way. The existing sidewalk on S Grady Way will be converted into a shared-use path. A new sidewalk will be constructed along the frontage of Lake Avenue S on the eastern side of the transit center. Pedestrian walkways will also be constructed within the transit center site from Rainier Avenue S, Lake Avenue S, S Grady Way, and along the east and north sides of the parking lot, which will include access to the proposed buildings. A second shared-use path will be constructed along the north property line. A cycle track will be constructed along Lake Avenue S to connect this new shared-use path with an existing cycle track on Shattuck Avenue S. Crosswalks will be provided between the sidewalks and walkways to the transit center islands.  Luminaires will provide lighting throughout the site with 15- or 25-foot mounting heights. Luminaires to be provided within public right-of-way at 16.5- or 35.5-foot mounting heights per City standards. 2.2 Roadway/Pedestrian Improvements To access the SRTC, I-405 BRT buses heading southbound on I-405 will use the exit onto Rainier Avenue S into an existing northbound, curbside business access and transit (BAT) lane. I-405 BRT buses will stay in the existing BAT lane across S Grady Way along Rainier Avenue S. I-405 BRT vehicles heading northbound on I-405 will access the SRTC using the existing exit onto Rainier Avenue S. To improve transit speed and reliability, northbound I-405 BRT vehicles will use a new short section of a 14-foot-wide bus- only lane on northbound Rainier Avenue S that will start at the existing southbound I-405 loop ramp and extend north approximately 200 feet to connect with the existing BAT lane. For this bus-only lane, the existing paved shoulder will be replaced with a full-depth pavement, including a short section of the adjacent I-405 on-ramp and off-ramp. The bus-only lane will be striped and painted for bus use only and existing conflicting pavement markings will be removed. Adjacent to the north end of the bus-only lane, an existing light standard and its foundation will be removed, and a new light standard and pole will be installed. Once across S Grady Way, I-405 BRT buses heading northbound will turn right into the transit center’s bus loop at a new signalized intersection of Rainier Avenue S and Hardie Avenue SW. This new intersection will also be the primary ingress and egress for all BRT buses using the transit center and most of the KCM buses. Within this intersection, the existing Project Narrative and Code Review 2-3 raised, landscaped median on Rainier Avenue S will be removed to allow for turning movements, and crosswalks will be provided at each of the four roadway crossings. North of this intersection, the existing center median within Rainier Avenue S will be removed for a new southbound bus-only left-turn pocket for KCM buses turning left into the transit center; a small section of a center median may remain at the southern end of the bus-only left-turn pocket. At the connection to Rainier Avenue S, Hardie Avenue SW will be reconstructed to realign the southbound lane adjacent to the northbound lane. This shift will require removing the northern portion of an existing raised, landscaped island. In place of the existing southbound lane on Hardie Avenue SW, a landscaped curb return will be constructed that will connect with the remaining portion of the existing island. For general-purpose traffic, the southbound lane on Hardie Avenue SW will be right-turn only. A secondary bus access into the transit center’s bus loop will be provided from Lake Avenue S on the east side of the site. This secondary access will also provide connectivity to the bus bays and layover spaces at the existing South Renton Park- and-Ride just east of the SRTC. Access from Lake Avenue S provides bus circulation and access from S Grady Way, Shattuck Avenue S, and S 7th Street. I-405 BRT buses leaving the SRTC will turn left onto Rainier Avenue S into an existing, southbound curbside BAT lane and then onto either northbound or southbound I-405 using existing on-ramps. Signal-timing improvements will be made, including adding transit signal priority to the traffic signal at the intersection of S Grady Way and southbound Rainier Avenue S. In addition to the previously described changes to roadways, intersections, and access to the SRTC site, the project includes frontage improvements along the site’s entire length on S Grady Way and Lake Avenue S and in the northern portion of Rainier Avenue S. Within the right-of-way for S Grady Way, the frontage improvements include demolishing the existing sidewalk, adding a landscape strip at the back of the curb, and installing a cement concrete shared-use path at the back of the landscaping as part of a dedication to the City. This shared-use path and landscaping strip will continue north along Lake Avenue S, with an improved accessible curb ramp at the corner, up to the driveway to the parking lot. Additional landscaping will be provided to separate the walkways along S Grady Way and Lake Avenue S from the rest of the transit center. North of the bus loop driveways along Lake Avenue S, additional sidewalk and landscaping frontage improvements are proposed. Along Rainier Avenue S, beginning just south of the driveway into the parking lot, similar frontage improvements of a landscape strip behind the curb will be constructed. Refer to Section 2.3 for additional information on proposed landscaping. To increase the City’s connectivity of bicycle-friendly infrastructure, a cycle track will be constructed on the east-west portion of Lake Avenue S. This cycle track will provide protected bike lanes to connect the proposed shared-use path on the north property boundary, and the SRTC as a whole, to the existing cycle track on Shattuck Avenue S. For construction of the bus-only lane along Rainier Avenue S, the contractor may stage equipment and materials in the area to the east of Rainier Avenue S, within the existing, unpaved right-of-way for I-405. For construction of the SRTC, the contractor will stage the necessary equipment and materials on the site. 2.3 Landscaping Within the project site, areas that are not required for the transit center facilities or site circulation or that do not have limitations because of the utility easements will be landscaped. Along the northern site boundary, a landscape strip approximately 8.5 feet wide will be provided and will consist of a mix of low-growing shrubs and deciduous/accent trees. The traffic median separating the layover drive aisle from Lake Avenue S and the Lake Avenue S parking lot entrance will be landscaped as well. The wider part of the median that includes the sidewalk on Lake Avenue S will be landscaped with a lawn and minimum 7-foot side strips of shrubs and ground cover. As the median thins and heads southwest to separate the parking lot entrance and bus layover drive aisle, shrubs and deciduous trees will be added at a width of approximately 10 feet. Similar to the landscaping along the north edge of the site, perimeter landscaping, consisting of a mix of low- growing shrubs and deciduous/accent trees, will be installed along Rainier Avenue S and in the modified curb return of Hardie Avenue SW. At the corner of Rainier Avenue S and S Grady Way, a larger planted area will be located behind the existing sculpture and low concrete wall, which will remain; this landscaped area will also include some conifer trees, Project Narrative and Code Review 2-4 deciduous trees, and shrubs. Along S Grady Way, the perimeter landscaping will include the same spacing of deciduous/accent trees within alternating sections of grass lawn and low-growing shrubs. The area between the shared-use path along S Grady Way and the rest of transit center (parking lot, core facility building, equipment yard, and Lake Avenue S parking lot entrance) will be extensively landscaped to soften the view of the transit center to pedestrians and motorists along S Grady Way. The centerpiece of this landscaping area will be three meandering, vegetated bioretention facilities compliant with the Washington State Department of Ecology (Ecology) Stormwater Management Manual for Western Washington (SWMMWW) (Ecology 2019). Two plaza pathways will cut between the bioretention facilities to provide pedestrian access from S Grady Way to the parking lot. Vegetation between plaza pathways, bioretention facilities, structures, and other decorative features will be a combination of deciduous and conifers trees, a variety of shrubs, and ground cover in both the form of grass and groundcover shrubs. Decorative features will include lighting, seat walls, and decorative plaza pathways adjacent to the shared-use path. A conceptual landscaping plan is provided with this CUP, master site plan review, LLA, site plan review submittal. See Attachment 17. 2.4 Site Utilities In the southern portion of the site (adjacent to S Grady Way) there is an existing Puget Sound Energy (PSE) power line easement. In the eastern portion of the site (adjacent to Lake Avenue S) there is an existing SCL power line easement. Along the south boundary, the easement is approximately 100 feet wide. In the eastern portion of the site the easement is approximately 200 feet wide. Prior to the start of construction, Sound Transit will coordinate with SCL, and utility providers as needed, to ensure construction activities will not interfere with their facilities and service. Once constructed, the transit center facilities will not alter, affect, or interfere with the existing 240 kilovolt transmission lines across the site. The easement area under the transmission lines will primarily be green space (where existing pavement will be removed) and ground-level improvements. The project will require water, sewer, electrical, and fiber service to the proposed buildings. A minimum of two fire hydrants will need to be installed on site. Fiber and electrical service will also be required at the transit center islands, and electrical service will be required for site lighting. In addition, the project includes construction of a battery-electric bus (BEB) equipment yard, which will be located in the area east of the hammerhead pullout area, outside of the PSE overhead power line easement. This equipment yard will provide charging equipment for KCM’s BEBs so they can charge while in the layover area. The City has existing water and sewer mains in Rainier Avenue S to serve the site. Electrical and fiber optic lines are also located in Rainier Avenue S. Since the project site consisted of a previous auto sales and service use, there are existing water, sewer, and power lines that extend onto the site. These existing lines will have to be removed and new extensions will have to be constructed to serve the transit center facilities in their proposed locations. The City also has a water main in an easement across the site. This water main will have to be relocated and the easement vacated as part of construction. 2.5 Storm Drainage Runoff from the project site is currently collected and conveyed to a storm system within Rainier Avenue S. This system crosses Rainier Avenue S north of S Grady Way and conveys flow to Springbrook Creek. Stormwater management at the transit center site will comply with the City’s Surface Water Design Manual and Ecology’s SWMMWW (City of Renton 2022b; Ecology 2019). For the bus-only lane within the Washington State Department of Transportation’s (WSDOT’s) limited access right-of-way for I-405, WSDOT’s Highway Runoff Manual will apply. On the transit center site and along Lake Avenue S, the project will construct a system of stormwater collection pipes and catch basins to collect stormwater and convey it to the detention system onsite, north of S Grady Way and west of the driveway from S Grady Way. Along the site’s frontage along S Grady Way, a ditch will be constructed that will convey stormwater to the same detention system. The detention system will include vegetated bioretention facilities that will Project Narrative and Code Review 2-5 detain and filter the stormwater before conveying it offsite to the City’s existing piped storm drainage and conveyance systems. At the new intersection of Rainier Avenue S and Hardie Avenue SW, new segments of stormwater collection pipes and catch basins will be constructed, connecting to the existing storm drainage system in Rainier Avenue S. 2.6 Excavation and Backfill To construct the SRTC, approximately 12,906 cubic yards of soil will be removed, and 14,150 cubic yards of fill will be used as back fill (Attachment 34). The source of fill will be determined by the contractor. 2.7 Public Artwork Public art is proposed at the bus canopies and in the surface parking lot. The bus canopies will consist of art glass that also function as clerestory window elements. In partnership with King County 4Culture, the surface parking lot will consist of artwork specific to surface parking lot and translated in a durable and slip-resistant material for application onto the pavement. While the artwork is integrated into the design of the SRTC, the specific artwork design is not part of this land use permit application. The STart program will lead community engagement as the specific artwork design is developed, which will include consultation with the Renton Municipal Arts Commission for both the canopy and surface parking lot artwork and approval from the 4Cculture Public Art Advisory Committee for the surface parking lot artwork. To ensure that the proposed public art is integral to SRTC, Sound Transit requests that City staff and the Hearing Examiner consider conditioning CUP, master site plan review, LLA, and site plan review approval such that the final artwork design shared with the Renton Municipal Arts Commission and approved by the 4Culture Public Art Advisory Committee is transmitted to Community and Economic Development staff. Recognizing the subjective nature of artwork, Sound Transit requests that the final bus canopy artwork shared with the Renton Municipal Arts Commission, and the surface parking lot artwork approved by 4Culture Public Art Advisory Committee is hereby deemed to satisfy any condition regarding public art. Project Narrative and Code Review 3-1 3. Site Description 3.1 Zoning Designation and Current Site Use The SRTC project site, located at 750 Rainier Avenue S, is in a highly developed commercial area (northeast of the intersection of Rainier Avenue S [SR 167] and S Grady Way). Refer to the Neighborhood Detail Map on Figure 3-1. The SRTC site, and the surrounding area, is zoned CA. Refer to Figure 3-2 for site and surrounding zoning designations. The City’s Comprehensive Plan (City of Renton 2015) designates the area as “Commercial Mixed Use.” The SRTC site is still within the Urban Design District D and Airport Related Height and Use Restrictions Overlay Districts. Urban Design District D Overlay requirements are discussed in Attachment 11. Sound Transit owns the four parcels that comprise the site (King County parcel numbers 192305- 9035, 9063, 9068, 9074); the businesses that were previously on the site have been relocated. In September 2021, the City approved a demolition permit, a critical areas exemption (for work within a Seismic Hazard Area), and a critical areas approval (for work within a Wellhead Protection Area) for the demolition and removal of the four buildings that were onsite. Demolition of these four buildings was completed on January 14, 2022, with the building foundations remaining. The roadway improvements along Rainier Avenue S (north of S Grady Way) and Hardie Avenue SW are proposed within the City’s public right-of-way. Roadway improvements along Rainier Avenue S, south of S Grady Way, and Lake Avenue S are within WSDOT right-of-way or limited access right-of-way for I-405 and are not subject to the City’s jurisdiction. Project Narrative and Code Review 3-2 Figure 3-1. Neighborhood Detail Map Project Narrative and Code Review 3-3 Figure 3-2. City Zoning Designations in the Project Area 3.2 Soil Type and Drainage Conditions The soils on the site are alluvium consisting of sand and gravel deposited by the Cedar River. Subsurface testing at the SRTC site found loose fill soils over alluvial soils primarily comprised of soft silts and loose sands. Recent geotechnical borings conducted at the site indicate that liquefiable soils are present; denser soils were encountered below soils that are subject to liquefaction. This site is in the Green River subwatershed within Water Resource Inventory Area (WRIA) 9: Duwamish – Green. Runoff from the site is currently collected and conveyed to a storm system within Rainier Avenue S. This system crosses Rainier Avenue S north of S Grady Way and conveys flow to Springbrook Creek. Runoff from S Grady Way is collected and conveyed south to Rolling Hills Creek through privately owned parcels south of S Grady Way. Rainier Avenue S has two drainage basins. North of S Grady Way, runoff from Rainier Avenue S is directed to Springbrook Creek and south of S Grady Way runoff is directed to Rolling Hills Creek. 3.3 Critical Areas The entire SRTC site and surrounding roadways are in a Seismic Hazard Area, as designated and mapped by the City (Figure 3-3). The entire site is also located in a Wellhead Protection Area Zone 2 critical area (Figure 3-4). Therefore, all the proposed project improvements are located within these critical areas. The area south of S Grady Way is also mapped Project Narrative and Code Review 3-4 within a Special Flood Hazard Area and Other Flood Area (Figure 3-5). Figure 3-5 also shows areas within the vicinity that are mapped by the City as steep slopes, which are primarily small sections of graded slopes adjacent to I-405. Within the area mapped as a Special Flood Hazard Area and Other Flood Area, the only associated project improvement is the bus- only lane within WSDOT’s limited access right-of-way. No other critical areas or associated buffers are located in this area. Before any development or alteration of a property containing a critical area, RMC 4-3-050(C)(1) notes that the owner or designee must obtain a development permit, critical area approval, and/or letter of exemption. Therefore, it is anticipated that the project will require critical area approval as part of the land use approval. Compliance with RMC 4-3-050 is discussed in the Critical Areas Report prepared for this project (Attachment 27). Project Narrative and Code Review 3-5 Figure 3-3. Seismic Hazard Area in the Project Area Project Narrative and Code Review 3-6 Figure 3-4. Wellhead Protection Area in the Project Area Project Narrative and Code Review 3-7 Figure 3-5. Wellhead Protection Area in the Project Area Project Narrative and Code Review 4-1 4. Evaluation of Compliance With City’s Development Regulations This section provides an evaluation of how the project complies with the City’s Development Regulations, including the development standards of the CA zone, critical area regulations, parking, landscaping, and signage. City’s urban design regulations have been addressed in a separate narrative as part of the CUP package (Attachment 11). This evaluation demonstrates that the project is code compliant on all elements except maximum yard setbacks, which is addressed in Table 4-2 analysis for compliance with RMC 4-2-120(C)(15) provisions for modifying maximum setbacks. The project also requests an essential public facility-specific modifications pursuant to RMC 4-9-250 related to driveway regulations (for buses), as well a modification related to bicycle parking location. Analysis for compliance with the provisions of RMC 4-9- 250 for the requested modifications are addressed separately (Attachment 5a). As shown on Figure 3-2, the City’s zoning designations and Development Regulations requirements do not include roadway rights-of-way. Therefore, this evaluation of compliance with the City’s Development Regulations focuses on the project elements at the proposed SRTC. In accordance with the City’s current Comprehensive Plan land use map and zoning map (Figure 3-2) and prior meetings with City staff, this evaluation uses the following land use and zoning designation and land use classification for the project:  City Comprehensive Plan land use designation: Commercial Mixed Use  City zoning designation: CA, Urban Design District D Overlay (refer to Attachment 11 for Urban Design District Overlay regulations)  City Land Use Classification: Transit Center Based on this zoning designation and land use classification, the following chapters of the City’s Development Regulations were evaluated:  RMC Chapter 4-2: Zoning Districts – Uses and Standards  RMC Chapter 4-3: Environmental Regulations and Overlay Districts  RMC Chapter 4-4: City-wide Property Development Standards Within each of these chapters, some specific requirements or standards were determined to be not applicable to the project. Where a specific subsection or requirement was identified as not applying to the project, it is because the code requirement applies to items not included in the scope of the project. Further, the following evaluation does not include the Development Regulation’s sections (or statements) regarding the code’s purpose or intent, unless a departure or variance is anticipated. The following evaluation also does not include the Development Regulation’s sections regarding applicability, administration or authority, or permit requirements as, at the time of application, the project will comply with the required approval process and submittal requirements. This evaluation focuses on how the project currently complies with the City’s development standards or regulatory requirements. 4.1 RMC Chapter 4-2 – Zoning Districts – Uses and Standards RMC Chapter 4-2 provides development uses and standards for the zoning districts within the City. Uses and standards have been determined applicable to this project if they apply to the SRTC site zoning designation, CA. 4.1.1 RMC 4-2-120 – Development Standards for Commercial Zoning Designations RMC 4-2-120A provides a table of development standards for four of the City’s commercial zoning designations, including the CA zone that the SRTC site is within. Within RMC Chapter 4-2-120A, the development standards include superscript references to conditions that are in RMC Chapter 4-2-120C. Table 4-1 provides the evaluation of the project’s compliance with the applicable requirements of RMC 4-2-120A. For each development standard, the associated condition(s) from RMC Chapter 4-2-120C are referenced. These conditions are shown in Table 4-2. Project Narrative and Code Review 4-2 Table 4-1. Project Compliance with RMC 4-2-120A – Development Standards for Commercial Zoning Designations Land Use Code Requirement Evaluation of Compliance with Land Use Code Lot Dimensions Minimum Lot Size (for lots created after Nov. 10, 2004): 5,000 square feet Yes, the project complies with this requirement. The size of the four proposed lots that comprise the SRTC site range in size from approximately 42,248 square feet to approximately 208,500 square feet in compliance with this minimum lot size requirement. Minimum Lot Width/Depth (for lots created after Nov. 10, 2004): None Yes, the project complies with this requirement. The width and depth of the four proposed lots that comprise the SRTC comply with this requirement, as there is no minimum required lot width or depth. Lot Coverage Maximum Lot Coverage for Buildings: 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. Yes, the project complies with this requirement. Based on the site size of 8.3 acres, the 65% maximum would allow 235,000 square feet building coverage. The lot coverage of the four proposed buildings combined is approximately 2,638 square feet, which is approximately 1% of the total SRTC site (Attachment 16). Density (Dwellings Units per Net Acre) Minimum Net Residential Density9: 20 dwelling units per net acre. Not applicable, as no residential units are proposed. The proposed project is for a transit center, in line with the voter-approved ST3 measure. Based on the parcel for potential future TOD identified in the LLA (approximately 1.3 acres), a minimum of 26 dwelling units could be developed as part of the potential future TOD. Refer to Table 4-2 for Condition 9 of RMC 4-2-120C related to this requirement. Maximum Net Residential Density9: 60 dwelling units per net acre in the City Center and Highlands Community Planning Areas. Yes, the project complies with this requirement. It does not exceed the maximum net residential density as no residential units are proposed. Based on the parcel for potential future TOD identified in the LLA (approximately 1.3 acres), a maximum of 78 dwelling units could be developed as part of the potential future TOD. Refer to Table 4-2 for Condition 9 of RMC 4-2-120C related to this requirement. Setbacks Minimum Front Yard 14, 18: 15 feet. The minimum setback may be reduced to 0 feet through the site plan review process, provided blank walls are not located within the reduced setback. Yes, the project complies with this requirement. The SRTC site has three front yards, which is defined by the City as where a property has frontage on an adjacent street. The project site’s three front yards are along S Grady Way, Rainier Avenue S, and Lake Avenue S. The primary front yard for the site is off Rainier Avenue S. S Grady Way and Lake Avenue S are secondary front yards, as defined by RMC 4-11-250. The canopy over Bus Bay 1 will be the closest structure to Rainier Avenue S and will be approximately 56 feet from the right-of-way line of Rainier Avenue S (Attachment 16). Refer to Table 4-2 for Conditions 14 and 18 of RMC 4-2-120C related to this requirement. Maximum Front Yard18: 20 feet15 No, the project does not comply with this requirement. Because of the site design requirements for this type of transit facility, the closest structure to Rainier Avenue S is approximately 56 feet from the right-of-way line of Rainier Avenue S (Attachment 16). The project does meet the requirements of condition 15 allowing for a modification to the maximum front yard setback. Refer to Table 4-2 Project Narrative and Code Review 4-3 Land Use Code Requirement Evaluation of Compliance with Land Use Code for Conditions 15 and 18 of RMC 4-2-120C related to this requirement. Minimum Secondary Front Yard14, 18: 15 feet. The minimum setback may be reduced to 0 feet through the site plan review process, provided blank walls are not located within the reduced setback. Yes, the project complies with this requirement. As noted previously, the SRTC site has two secondary front yards along S Grady Way and Lake Avenue S. The closest building to S Grady Way will be the canopy over the equipment yard which at its nearest point is approximately 61 feet from the right-of-way line of S Grady Way. The nearest structure to Lake Avenue S is the proposed transit shelter on the large island, which is set back approximately 150 feet from Lake Avenue S at its nearest point (Attachment 16). Refer to Table 4-2 for Conditions 14 and 18 of RMC 4-2-120C related to this requirement. Maximum Secondary Front Yard18: 20 feet. No, the project does not comply with this requirement. As noted previously, S Grady Way and Lake Avenue S are considered the site’s secondary front yards. Because of the site design requirements for this type of transit facility, the proposed setback from these streets exceeds 20 feet (Attachment 16). The project does meet the requirements of condition 15 allowing for a modification to the maximum front yard setback. Refer to Table 4-2 for Conditions 15 and 18 of RMC 4-2-120C related to this requirement. Minimum Rear Yard18: None, except 15 feet if lot abuts a lot zoned residential. Yes, the project complies with this requirement. The SRTC site does not abut a lot zoned residential so there is no minimum rear yard requirement (Attachment 16). Refer to Table 4-2 for Condition 18 of RMC 4-2-120C related to this requirement. Minimum Side Yard18: None, except 15 feet if lot abuts or is adjacent to a lot zoned residential. Yes, the project complies with this requirement. The SRTC site does not abut, and is not adjacent to, a lot zoned residential so there is no minimum side yard requirement (Attachment 16). Refer to Table 4-2 for Condition 18 of RMC 4-2-120C related to this requirement. Clear Vision Area: In no case shall a structure over 42 inches in height intrude into the 20 foot clear vision area defined in RMC 4- 11-030. Yes, the project complies with this requirement. Per RMC 4-11-030, the clear vision area is the area bounded by the street property lines of corner lots and is 20 feet from their point of intersection. On the SRTC site, this clear vision area will apply at the intersection of Rainier Avenue S and S Grady Way, and S Grady Way and Lake Avenue S. At both locations, the project does not propose a structure over 42 inches in height within the clear vision area (Attachments 16 and 33). Building Limitations Building Orientation: See urban design regulations in RMC 4-3-100. Urban design regulations are discussed in Attachment 11. Landscaping General: See RMC 4-4-070. Yes, the project complies with the landscaping requirements of RMC 4-4-070. Refer to Section 4.3.4. Height Maximum Building Height6 except for Public Facilities6, 20: 50 feet, except 70 feet for vertically mixed use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with a Conditional Use Permit. Yes, the project complies with this requirement. The maximum height of the proposed buildings is approximately 15 feet, and the maximum height of the bus shelter canopies are approximately 23 feet (Attachments 16 and 33). Refer to Table 4-2 for Conditions 6 and 20 of RMC 4-2-120C related to this requirement. Project Narrative and Code Review 4-4 Land Use Code Requirement Evaluation of Compliance with Land Use Code Screening Outdoor, Loading, Repair, Maintenance, Work, or Storage Areas; Surface-Mounted Utility and Mechanical Equipment; Roof Top Equipment (Except for Telecommunication Equipment): See RMC 4-4-095. Yes, the project will comply with this requirement. Surface- mounted and gantry-mounted equipment will be screened in compliance with this requirement (Attachments 33 and 38). Refer to Section 4.3.8 for the evaluation of compliance with RMC 4-4- 095. Refuse or Recyclables: See RMC 4-4-090 Yes, the project will screen the outdoor refuse or recyclables area (Attachment 38). Refer to Section 4.3.7 for the evaluation of compliance with RMC 4-4-090. Parking General: See RMC 10-10-13 and 4-4-080 Not applicable. The City’s Development Regulations do not include a specific number of parking spaces for transit centers. The project includes a parking lot with 158 car parking spaces. Refer to Section 4.3.6 for the evaluation of compliance with RMC 4-4-080. Access Pedestrian: See Urban Design Regulations in RMC 4-3-100 Yes, the project complies with this requirement. The project connects to the existing sidewalks adjacent to the SRTC and provides a clearly delineated pedestrian circulation system, including crosswalks internally through the site, connecting the site features (Attachments 16 and 35). Urban design regulations are discussed in Attachment 11. Vehicular: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Yes, the project complies with this requirement. The project provides a topographically feasible site-to-site connection with connection to Lake Avenue S to the east (Attachment 16). Critical Areas General: Refer to RMC 4-3-050 Yes, the project will comply with the City’s critical areas regulations (Attachment 27). Refer to Section 4.2.2 for the evaluation of compliance with RMC 4-3-050. Design Regulations General: Refer to Urban Design Regulations in RMC 4-3-100. Refer to the Urban Design Overlay Narrative (Attachment 11). Project Narrative and Code Review 4-5 Table 4-2. Project Compliance with RMC 4-2-120C – Conditions Associated With Development Standards Tables for Commercial Zoning Designations Land Use Code Requirement Evaluation of Compliance with Land Use Code 6. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. (Ord. 6101, 12-12-2022) Yes, the project will comply with this requirement. Refer to Section 4-1 for compliance with RMC 4-3-020. 9. Applicable provision(s) or standard(s) are not eligible for a variance. Yes, Sound Transit is not applying for a variance for any development standards subject to condition 9. 11. Freestanding signs are restricted to monument signs in the Commercial Arterial (CA) Zone along Rainier Avenue North. Yes, the project will comply with this requirement as the SRTC is located along Rainier Avenue, not Rainier Avenue N. 14. The vehicle entry for a personal garage (not structured parking) or carport shall be set back twenty feet (2’') from any public right-of- way where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone’s minimum setback. Not applicable, the project does not propose personal garages or carports. 15. Maximum Setback a. The maximum setback may be modified through the site plan review process if the applicant can demonstrate that the proposed development meets the following criteria: i. Orients development to the pedestrian through measures such as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities, and supporting alternatives to single-occupant vehicle (SOV) transportation; and ii. Creates a low-scale streetscape through measures such as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and iii. Promotes safety and visibility through measures such as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and vehicle traffic, and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. Yes, the project will comply with this requirement. Because of constraints on the site, it is not feasible to meet maximum setback requirements. Overhead utility easements along the frontages of S Grady Way and Lake Avenue S, preclude building construction within the required setback range on both of these frontages, and a low-scale streetscape of vegetated bioswales surrounded by trees and shrubs. Along the Rainier Avenue S frontage, perimeter landscaping with a varied palette for visual interest will address potential visual dominance of surface parking and leaves space for TOD and a parking garage. Specific details on how the site frontage in its entirety meets the criteria of subparts (a)(i) through (a)(iii) of this subsection are provided below. The SRTC site is designed to maximize pedestrian connectivity in and out of the site beyond the requirements of RMC in addition to the sidewalks and the shared-use path on S Grady Way. On the north property line, a shared-use path is proposed that will provide pedestrian connectivity from Lake Avenue S to Rainier Avenue S. Within the site walkways will connect transit users to and from the parking lot and bus bays with access from all three abutting streets to the property with adequate lighting for user safety. As the site is a transit facility, it encourages public transit rather than SOV use. Plaza pathway features that connect the S Grady Way shared- use path to the parking lot will cross a low-scale streetscape of vegetated bioswales surrounded by trees and shrubs, giving a feeling of crossing a meandering stream. Benches will also be provided along these plaza pathways and the shared-use path along S Grady Way. The frontage along S Grady Way will be an Project Narrative and Code Review 4-6 improvement to the typical streetscapes in this area, which is visually dominated by unbroken parking. Walkways will be well lit per the requirements of RMC 4-4-075), and crosswalks will be provided at all intersections on the site to promote safety and visibility. As the SRTC will be a transit center, much of it is devoted to vehicular use for both buses and personal vehicles, but the site has also been designed to efficiently move buses through while minimizing areas where pedestrians interact with buses and personal vehicles. All walkways and crosswalks will be clearly marked, and there are multiple means of non-motorized access between the street and bus bays that do not traverse the surface parking lot. The number of entrances and exits to and from the site are the minimal amount to not create backups on any of the abutting streets. For visual representations of pedestrian features, refer to Attachment 16 Site Plan, Attachment 17 Landscaping Plan, and Attachment 35 Pedestrian Circulation Routes. For traffic information, refer to Attachment 36a through c for the Traffic Report and addendums. a. Alternatively, the maximum setback requirement may be modified if the applicant can demonstrate that the criteria in subsection C15a of this Section cannot be met by addressing the following criteria. However, all those criteria from subsection C15a of this Section that can be met shall be addressed in the site development plan. i. Due to factors including but not limited to the unique site design requirements or physical site constraints such as critical areas or utility easements, the maximum setback cannot be met; or ii. One or more of the above criteria would not be furthered or would be impaired by compliance with the maximum setback; or iii. Any function of the use which serves the public health, safety, or welfare would be materially impaired by the required setback. The project complies with subpart a of this section, and thus does not need to comply with this subpart. 18. Allowed Projections into Setbacks a. Steps and decks having no roof and being not over forty-two inches (4”") in height may be built within a front yard setback. Not applicable, there are steps or decks proposed for the SRTC site. b. Eaves and cornices may project up to twenty-four inches (2”") into any required setback. Not applicable, no buildings or structures are proposed close enough to the minimum setback lines for eaves or cornices to project into setback limits. c. Accessory buildings when erected so that the entire building is within a distance of thirty feet (3’') from the rear lot line may also occupy the side yard setback of an inside lot line. Not applicable, no accessory buildings are proposed for the SRTC site. d. Where below-grade structures are permitted to have zero (0) front yard/street setbacks, structural footings may minimally encroach into the public right-of-way, subject to approval of the Community and Economic Development Administrator. Not applicable, no below-grade structures are proposed for the SRTC aside from utility connections. Project Narrative and Code Review 4-7 20. Public facilities are allowed the following height bonus: Publicly owned structures shall be permitted an additional fifteen feet (1’') in height above that otherwise permitted in the zone if “pitched roofs,” as defined herein, are used for at least sixty percent (60%) or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than seventy-five feet (7’'), the maximum height of a publicly owned structure may be increased as follows, up to a maximum height of seventy-five feet (7’') to the highest point of the building: a. When abutting a public street, one additional foot of height for each additional one and one-half feet (1-1/’') of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged; and Not applicable. The project will not require the request of a height bonus. b. When abutting a common property line, one additional foot of height for each additional two feet (’') of perimeter building setback beyond the minimum required along a common property line; and Not applicable. c. On lots four (4) acres or greater, five (5) additional feet of height for every one percent (1%) reduction below a twenty percent (20%) maximum lot area coverage by buildings for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week. Not applicable. 4.2 RMC Chapter 4-3 – Environmental Regulations and Overlay Districts RMC Chapter 4-3, Environmental Regulations and Overlay Districts, contains the regulations restricting or governing development of environmentally sensitive areas. The environmental regulations are applied based on whether an environmentally sensitive (critical area) is present on or near a property, irrespective of zoning district. This chapter also includes regulations pertaining to the Airport Related Height and Use Restrictions and the Urban Design District D Overlay Districts (discussed in Attachment 11). 4.2.1 RMC 4-3-020 – Airport Related Height and Use Restrictions The purpose of RMC Chapter 4-3-020 is to regulate the use of property within the vicinity of the Renton Municipal Airport. Figure 4-1 is the RMC 4-3-020F, Airport Influence Area Map, with the location of the SRTC site identified. This shows that most of the site is within the Traffic Pattern Zone and a small portion in the east is within the Outer Approach/Departure Zone. Figure 4-2 shows RMC 4-3-020G, which is a diagram of the federal aviation regulations for navigable airspace. Table 4-3 provides the evaluation of the project’s compliance with the applicable requirements of RMC 4-3-020. Project Narrative and Code Review 4-8 Figure 4-1. RMC 4-3-020.F Renton Municipal Airport Influence Area and Safety Compatibility Zones in Relation to the SRTC Site Project Narrative and Code Review 4-9 Figure 4-2. RMC 4-3-020.G – Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace Project Narrative and Code Review 4-10 Table 4-3. Project Compliance with RMC 4-3-020 – Airport Related Height and Use Restrictions Land Use Code Requirement Evaluation of Compliance with Land Use Code B. Height Limits Except as otherwise provided in this Code, no structure or tree shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace, as shown in subsection G of this Section. Yes, the project will comply with this requirement. The most restrictive height limit is located at the northeast corner of the SRTC site, about 4,600 feet from the runway in the Precision Instrument Approach Surface. At that location, a maximum height of 92 feet above runway elevation (24 feet for Renton Municipal Airport). This means a maximum 116 finished floor elevation (FFE) is allowed at the northeast corner of the SRTC site, with increased height allowed elsewhere consistent with RMC 4-3-020(G)(3). The tallest FFE for any structure on the SRTC site is approximately 49 feet FFE. C. Use Restrictions 1. Notwithstanding any other provisions of this Code, no use may be made of land within Airport Safety Zones 1 through 4, as shown in subsection F of this Section, in such a manner as to create electrical interference with radio communication between the airport and aircraft, making it difficult for fliers to distinguish between airport lights and others, result in glare in the eyes of fliers using the airport, impair visibility in the vicinity thereof, or otherwise endanger the landing, taking off, or maneuvering of aircraft. Yes, the project will comply with this requirement. The transit center use will not create an electrical interference of communication between the airport and aircraft or install lights that will appear to be airport lights or impair visibility from aircraft. 3. Residential uses may be conditioned in relation to residential density in the Airport Influence Area, as shown in subsection F of this Section. Not applicable, the site will not be a residential use. 4. Nonresidential uses may be conditioned in relation to intensity of use in the Airport Influence Area, as shown in subsection F of this Section. Yes, the project will comply with this requirement should the City condition this project in relation to subsection F of this section (Figure 4-1) as part of the CUP review. 5. Bird attractants, such as uncovered refuse dumpsters, and uses that produce smoke, dust, glare, vapor, gasses or other emissions may be restricted in the Airport Influence Area, as shown in subsection F of this Section. Yes, the project will comply with this requirement. The dumpsters will be covered and not attract birds (Attachment 38). The transit center use will not produce any level of smoke, dust, glare, vapor, gasses, or other emissions that would impact air traffic. E. Safety Verification and Notification 1. Land Use Permit Master Applications for proposed projects to be located within the Airport Influence Area shall require one of the following: a. A certificate from an engineer or land surveyor, that clearly states that the proposed use will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace (subsection G of this Section); or b. The maximum elevation of proposed buildings or structures based on the established airport elevation reference datum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace (subsection G of this Section). Elevations shall be determined by an engineer or land surveyor. Yes, the project will comply with this requirement. The maximum site elevations are identified in the Architectural Elevations included with the CUP, master site plan review, LLA, and site plan review application (Attachment 33). 2. Within the Airport Influence Area, as shown in subsection F of this Section, disclosure notice shall be placed on land title when property is subdivided, or as part of approval of conditional use Yes, the project will comply with this requirement. As part of the CUP, master site plan review, LLA, and site plan review approval, a disclosure notice will be placed on the land title. Placing a Project Narrative and Code Review 4-11 4.2.2 RMC 4-3-050 – Critical Area Regulations The purpose of RMC Chapter 4-3-050 includes managing development activities to protect environmental quality, ensuring that activities in or affecting critical areas do not threaten public safety, and preventing the loss of critical area acreage and functions. Table 4-4 provides the evaluation of the project’s compliance with the applicable requirements of RMC 4-3-050. Table 4-4. Project Compliance with RMC 4-3-050 – Critical Area Regulations Land Use Code Requirement Evaluation of Compliance with Land Use Code 4-3-050C Exempt, Prohibited and Nonconforming Activities 1. Permit Required: a. Development or Alteration: Prior to any development or alteration of a property containing a critical area as defined in subsection B of this Section, entitled Applicability, the owner or designee must obtain a development permit, critical area permit, and/or letter of exemption. No separate critical area permit is required for a development proposal which requires development permits or which has received a letter of exemption. Yes, the project will comply with this requirement. Before construction, the project will obtain critical area approval as part of the CUP review. 5. Prohibited Activities: Prohibited activities are identified below for each critical area governed by this Section. No action shall be taken by any person, company, agency, or applicant which results in any alteration of a critical area except as consistent with the purpose, objectives, and requirements of this Section. c. Wellhead Protection Areas: i. All Wellhead Protection Areas – Pesticides and Fertilizers: The application of hazardous materials such as pesticides or fertilizers containing nitrates within one hundred feet (100') of a well or two hundred feet (200') of a spring. Yes, the project will comply with this requirement. In compliance with the prohibited activities within the Wellhead Protection Area, Zone 2, the project will not use pesticides or fertilizers containing nitrates within 100 feet of a well or 200 feet of a spring and will not include a prohibited use as identified in 5.c.iii. Land Use Code Requirement Evaluation of Compliance with Land Use Code permits, special use permits, building permits, or other SEPA nonexempt projects. Such notice may relate to noise, low overhead flights, aviation operations that create high levels of noise, or aviation operations at night when there is greater sensitivity to noise. disclosure notice on the property’s title will be done in coordination with Sound Transit Real Property. 4. Prior to approval of land uses where aviation overflight may occur within the Airport Influence Area, as shown in subsection F of this Section, an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attorney prior to recording. Yes, the project will comply with this requirement. As part of the CUP, master site plan review, LLA, and site plan review application and approval, it is understood that an aviation easement granted to the City will likely be required. Sound Transit Real Property will coordinate with the City in regard to granting the avigation easement. 5. Applicants for projects located within the Airport Influence Area shall submit a description of construction and a construction schedule prior to issuance of building permits to prevent construction equipment, such as cranes, from penetrating the airspace without prior notification to responsible parties. Yes, the project will comply with this requirement. Before issuance of a building permit the construction description, a list of anticipated construction equipment, and construction schedule will be provided. Project Narrative and Code Review 4-12 Land Use Code Requirement Evaluation of Compliance with Land Use Code iii. Zone 2, as identified in subsection G8 of this Section: (a) Surface impoundments (as defined in Chapters 173-303 and 173-304 WAC); (b) Recycling facilities that handle hazardous materials; (c) Hazardous waste treatment, storage, and disposal facilities; (d) Solid waste landfills; (e) Transfer stations; (f) New heating systems using fuel oil stored in underground storage tanks; and (g) Petroleum product pipelines. 4-3-050G. Development Standards 1. Critical Area Buffers and Structure Setbacks from Buffers: The following critical area buffers and structure setbacks from buffers are established for each critical area. Seismic Hazards (Low/High) Critical area buffer width: None Structure setback beyond buffer: None Wellhead Protection Zones 1 and 2 Critical area buffer width: None Structure setback beyond buffer: None Not applicable, neither the Seismic Hazard Area or the Wellhead Protection Area, Zone 2, requires a buffer or structure setback. As part of the CUP, master site plan review, LLA, and site plan review application submittal, a geotechnical analysis of the site that assesses the soil conditions and provides construction measures to ensure building stability is included (Attachment 28). 8. Wellhead Protection Areas: e. Wastewater Disposal Requirements – Zones 1 and 2: Refer to RMC 4-6-040J, Sanitary Sewer Standards, Additional Requirements that Apply within Zones 1 and 2 of an Aquifer Protection Area. f. Surface Water Requirements – Zones 1 and 2: Refer to RMC 4-6-030E, drainage plan requirements and methods of analysis for additional surface water requirements applicable within Zones 1 and 2 of a Wellhead Protection Area. h. Construction Activity Standards – Zones 1 and 2: Persons engaged in construction activities as defined in RMC 4-11- 030, Definitions C, shall comply with subsection G8 of this Section. i. Fill Material Requirements – Zones 1 and 2: Refer to RMC 4-4-060N4, Fill Material – Zones 1 and 2, regarding quality of fill and fill material source statement requirements within Critical Aquifer Recharge Areas. Yes, the project complies with this requirement and associated referenced code. Before occupancy, the project will connect to a sanitary sewer system constructed in accordance with prevailing American Public Works Association standards (Attachment 30). Included in the project plans are drainage plans that comply with the Surface Water Design Manual (City of Renton 2022b) which are included as part of the CUP, master site plan review, LLA, and site plan review application (Attachment 31). These plans are at the 60% design level and will continue to be refined as the project design progresses. Construction activities, and persons involved in construction, will follow the requirements of RMC 4-3-080-G8. As design progresses, the source and quality of fill material will be identified and will follow the requirements of RMC 4-4-060N4. 4-3-050H Alterations to Critical Areas and/or Buffers – General Requirements 1. Studies Required: The City’s determination shall be based on specific site studies by recognized experts. Yes, the project will comply with this. A Critical Areas Report (Attachment 27) and a Geotechnical Investigation Report (Attachment 28) have been prepared and are included as part of Project Narrative and Code Review 4-13 Land Use Code Requirement Evaluation of Compliance with Land Use Code the CUP, master site plan review, LLA, and site plan review application. 2. Surety, Mitigation, and Monitoring Required: The City will require long-term monitoring of the project pursuant to subsection L3 of this Section. Yes, the project will comply with this requirement. Should the City require long-term monitoring, such as for the Wellhead Protection Area, the project will comply with this requirement upon completion of construction. 3. Corrective Actions Required: Corrective actions will be required if adverse impacts to critical areas or buffers are discovered during the monitoring period. As noted previously, if the City requires long-term monitoring of the wellhead protection area and site cleanup activities, upon completion of construction corrective actions will be taken if adverse impacts were discovered during monitoring. 4. Public Notice Required: Public notification shall be given as follows: a. For applications that are not otherwise subject to notices of application pursuant to chapter 4-8 RMC, notice of the critical area and/or buffer alteration shall be given by posting the site and notifying abutting or adjacent property owners with the potential to be impacted, in accordance with chapter 4-8 RMC. Upon determination by the Administrator to allow or disallow an alteration, notification of parties of record, if any, shall be made. b. For applications that are subject to notices of application, the critical area and/or buffer alteration or request for determination to allow an alteration shall be included with notice of application. If the determination to allow or disallow an alteration of the mitigation requirements is not known at the time of the notice of application, written notice to abutting or adjacent property owners shall be given instead at the time of the SEPA determination. Upon determination to allow or disallow an alteration, notification of parties of record, if any, shall be made. Yes, the project will comply with this requirement. Public notification of the proposed work within the critical areas will be included as part of the Type III Hearing Examiner process. 4.3 RMC 4-4 City-Wide Property Development Standards RMC Chapter 4-4, City-Wide Property Development Standards, contains regulations and standards governing site development of property City-wide, such as parking, landscaping, fencing, and others. From a review of RMC Chapter 4-4, all or portions of the following subsections were determined to apply to the project:  RMC 4-4-030 Development Guidelines and Regulations  RMC 4-4-040 Fences, Hedges and Retaining Walls  RMC 4-4-060 Grading, Excavation and Mining Regulations  RMC 4-4-070 Landscaping  RMC 4-4-075 Lighting, Exterior On-Site  RMC 4-4-080 Parking, Loading and Driveway Regulations  RMC 4-4-090 Refuse and Recyclables Standards  RMC 4-4-095 Screening and Storage Height/Location Limitations  RMC 4-4-100 Sign Regulations  RMC 4-4-130 Tree Retention and Land Clearing Regulations Project Narrative and Code Review 4-14 Within the evaluation of each RMC section listed previously, the purpose and intent statements were not addressed unless it is anticipated that the project will require approval of a departure. Where a specific subsection or requirement was identified as not applying to the project, it is because the code requirement applies to items not included in the scope of the project. 4.3.1 RMC 4-4-030 – Development Guidelines and Regulations – General RMC 4-4-030 provides the City’s requirements for construction standards, offsite improvements required, and issuance of certificates of occupancy. RMC 4-4-030C provides regulations for construction activities such as haul routes and hours, erosion control measures, and management of hazardous materials. Table 4-5 provides the evaluation of the project’s compliance with the applicable requirements of RMC 4-4-030. Table 4-5. Project Compliance with RMC 4-4-030 – Development Guidelines and Regulations – General Land Use Code Requirement Evaluation of Compliance with Land Use Code D. Offsite Improvements 1. Improvements Required: Whenever a building permit is applied for under the provisions of this Code for new construction of a multiple dwelling consisting of three (3) or more units, public assembly, commercial or industrial structure or alteration of an existing structure of said type, in excess of fifty thousand dollars ($50,000.00), then the person applying for such building permit shall simultaneously make application for a permit, as an integral part of such new construction or alteration thereof, for the building and installation of certain off-site improvements, including but not limited to water mains, drainage, sanitary sewer, all improvements required by the street improvement regulations and the subdivision regulations and all necessary appurtenances. Such off-site improvements (except traffic signalization systems) shall extend the full distance of such property to be improved upon and sought to be occupied as a building site or parking area for the aforesaid building purposes and which may adjoin property dedicated as a public street. Traffic signalization off-site improvements shall be installed pursuant to the provisions of the subdivision regulations. Yes, the project will comply with this requirement. The project includes offsite improvements to adjacent streets to ensure the transit center use safely connects to the existing street system as described in this narrative document. The project’s utility plans show how the project will connect to existing utilities, such as electrical, and how existing utility lines onsite will need to be relocated during construction (Attachment 30). The project’s drainage plans, and drainage report show how the project will manage stormwater onsite before releasing it offsite (Attachments 31 and 32). 2. Design Standards: All sidewalks shall be constructed to the City standards and conform to standard specifications for municipal public works constructions, commonly known as APWA Standards. Street width and standards for construction shall be specified by the Administrator of the Public Works Department. All plans and specifications for such improvements are to be submitted at the time such application for a permit is made. Yes, the project complies with this requirement. The project will construct adjacent sidewalks in accordance with City code. The existing sidewalk on S Grady Way will be replaced with a shared-use path. A new sidewalk is proposed on Lake Avenue S where currently there is no existing sidewalk along the site frontage of Lake Avenue S. The existing sidewalk along Rainier Avenue S will be maintained. Additional walkways will be provided throughout the site including a shared-use path along the northern property boundary to provide non-motorized connectivity from Rainier Avenue S to Lake Avenue S that currently does not exist (Attachment 16). As the design progresses to final design, coordination with the City’s Public Works Department will continue to ensure the plans submitted for permits meet with City requirements. 3. Permits Required: All permits required for the construction of these improvements shall be applied for and obtained in the same manner, and with fees and conditions as specified in RMC Title 9, Public Ways and Property, relating to excavating or disturbing streets, alleys, pavement or improvements. Yes, the project will comply with this requirement. The project will include plans and specifications of the required offsite improvements for permit approval. E. Construction of Improvements Required Prior to Permanent Occupancy Permit Issuance Project Narrative and Code Review 4-15 Land Use Code Requirement Evaluation of Compliance with Land Use Code There is hereby added an additional condition to the issuance of any permanent occupancy permit. No permanent occupancy permit shall be granted until all on- and off-site improvements required of the project shall be constructed and approved by the City or alternatively deferred or waived pursuant to RMC 4-9-060 or 4-9-250C. Yes, the project will comply with this requirement by completing construction of, or deferral requirements for, all onsite and offsite improvements before obtaining the occupancy permit. Sound Transit is evaluating potential deferrals to proposed water and sewer main improvements. Should Sound Transit defer one or both of these improvements, Sound Transit will abide by the deferral requirements and follow the deferral procedure specified in RMC 4-9-060(C). G. Change of Use and New Construction Requires Certificate of Occupancy 1. Certificate of Occupancy Required: No vacant land shall be occupied or used and no building hereafter erected shall be occupied or used, nor shall the use of a building be changed from a use limited to one district to that of any other district as defined by this Title until a certificate of occupancy shall have been issued by the Building Inspector. Certificate of occupancy for the use of vacant lands or the change in the use of land as herein provided shall be applied for before any such land shall be occupied or used, and a certificate of occupancy shall be issued within ten (10) days after the application has been made, providing such use is in conformity with the provisions of these regulations. Yes, the project will comply with this requirement by obtaining a certificate of occupancy before the start of service at the transit center. 2. Application Required Prior to Permitting Excavation: No permit for excavation for any building shall be issued before the application has been made for certificate of occupancy. See also RMC 4-9-130, Occupancy Permits. Yes, the project will comply with this requirement by applying for a certificate of occupancy before excavation. 3. Certificate of Use Available Upon Request: Upon a written request of the owner, the Building Inspector shall issue a certificate of occupancy for any building or land existing at the time this Code takes effect, certifying, after inspection, the use of the building or land and whether such use conforms to the provisions of the Code. Where a plat as above provided is not already on file, an application for a certificate of occupancy shall be accompanied by a survey in duplicate form such as is required for a permit. Yes, the project will comply with this requirement by obtaining a certificate of occupancy at the completion of construction. 4.3.2 RMC 4-4-040 – Fences, Hedges and Retaining Walls RMC 4-4-040 regulates the material and height of fences, hedges, and retaining walls, particularly in front yards and adjacent to public right-of-way, to promote safety and maintain pleasing aesthetics. Table 4-6 provides the evaluation of the project’s compliance with the applicable requirements of RMC 4-4-040. Project Narrative and Code Review 4-16 Table 4-6. Project Compliance with RMC 4-4-040 – Fences, Hedges and Retaining Walls Land Use Code Requirement Evaluation of Compliance with Land Use Code C. General Fence, Hedge, and Retaining Wall Standards 2. Retaining Wall Standards: a. Fences on Retaining Walls: A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. i. Exception – Guardrail: If the Building Official requires a guardrail, the combined height of the retaining wall and required guardrail shall not exceed nine feet (9') in residential zones, or twelve feet (12') in commercial and industrial zones. ii. Exception – Fifty Percent (50%) Transparent Fences: Fences that provide at least fifty percent (50%) transparency, as viewed perpendicularly to the face of the fence, may be allowed directly on top of a retaining wall. However, chain link fencing shall not be installed. This exception shall not be applied to front yard setbacks, or clear vision areas, as defined by RMC 4-11- 030, Definitions C. b. Fences and Hedges Adjacent to Retaining Walls: Fences or hedges adjacent to retaining walls with a combined height that exceeds the allowed height of a standalone retaining wall shall be set back by a minimum of two feet (2'); this area shall be landscaped as if it were a terrace. If a fence is placed any distance within the property line, the property owner continues to be responsible for the property on both sides of the fence. c. Materials: Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. Other materials may be used with the Administrator’s approval. d. Setback from Public Rights-of-Way: There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting 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. e. Terracing: Terracing is the act of forming hillside into a number of level flat areas (terraces) between retaining walls, which is often used when the maximum height of a single retaining wall is insufficient. The following standards shall apply to terraced slopes: i. Terrace Width: No portion of a retaining wall shall be measured as part of the Yes, the project will comply with this requirement. A low retaining wall will be needed along the north site boundary, adjacent to the transit center loop. The maximum visible extent of the retaining wall from the property to the north will be approximately 3.3 feet. The 8-foot fence proposed on top of the retaining wall will exceed the 50% transparency requirement. As design progresses, where more retaining walls are needed onsite, the adjacent landscaping will comply with this requirement. Terracing is not proposed for this project. As design progresses, if more retaining walls are needed onsite, the abutting upper and lower soil grades will comply with this requirement. It is anticipated that all subsections of this section will be met, should more retaining walls be necessary. If an element of these standards cannot be met, a modification will be requested. Project Narrative and Code Review 4-17 Land Use Code Requirement Evaluation of Compliance with Land Use Code terrace width. The width of a terrace shall be equal to the height of the tallest abutting retaining wall; however, the minimum terrace width shall be two feet (2'). Terrace width shall be measured from the back edge of a lower retaining wall to the foremost edge of the immediately succeeding and higher retaining wall. (Ord. 5828, 12-12-2016) ii. Terrace Landscaping: Terraces created between retaining walls shall be permanently landscaped with a mixture of shrubs and groundcover (trees are optional) in conformance with the standards of RMC 4-4-070, Landscaping. Landscaping provided in front of retaining walls and within terraces shall contribute to any landscaping required by RMC 4-4-070F; the Administrator may grant exceptions for required trees based on land constraints. f. Grading: For land area that is not between two (2) retaining walls (i.e., not a terrace), the lower soil grade (i.e., ground at the bottom of a retaining wall’s exposed surface) and the upper soil grade (i.e., ground at the top a retaining wall) abutting a retaining wall shall be level for a horizontal distance (measured perpendicularly to the wall) equaling one foot (1') for every one foot (1') in height of the retaining wall. g. : Pursuant to RMC 4-9-250D, Modification Procedures, the Administrator may grant modifications to this Section’s retaining wall standards. Approval of a modifications permit may include conditions such as, but not limited to, increased setbacks, additional landscaping, a requirement to terrace or specific materials to be used. (Ord. 6047, 12-13-2021) E. Standards for Commercial, Industrial and Other Uses 1. Maximum Height: The maximum height of any fence, hedge or retaining wall shall be eight feet (8’), subject to further height limitations as specified in subsection E2 of this Section, provided the fence, hedge, or retaining wall does not pose a traffic vision hazard. Yes, the project will comply with this requirement. All fences currently proposed for the site are 8 feet tall. Refer to Attachment 38 Screening Detail for fencing surrounding the equipment yard. 2. Additional Height Limitations in Commercial Zones: a. Front Yard: Fences, hedges, or retaining walls shall not exceed forty eight inches (48") in height within fifteen feet (15') of the front yard property line. In no case shall a fence, hedge, or retaining wall exceed forty two inches (42") in height in any part of the clear vision area as defined by RMC 4-11-030, Definitions C. b. Secondary Front Yard: Fences, hedges, or retaining walls shall not exceed forty eight inches (48") in height within fifteen feet (15') of the secondary front Yes, the project will comply with this requirement. No fences, hedges, or retaining walls are proposed within 15 feet of the front yard property line (along Rainier Avenue S), secondary front yard property lines along S Grady Way and Lake Avenue S. The rear yard fence will be within 15 feet of the property line, but it does not abut a public street (Attachment 18). Project Narrative and Code Review 4-18 Land Use Code Requirement Evaluation of Compliance with Land Use Code yard property line. In no case shall a fence, hedge, or retaining wall exceed forty two inches (42") in height in any part of the clear vision area as defined by RMC 4-11-030, Definitions C. c. Rear Yard: Fences, hedges, or retaining walls shall not exceed forty eight inches (48") in height within fifteen feet (15') of a rear yard property line that abuts a public street. 2. Material Limitations in Commercial Zones: Chain-link fencing within the Center Downtown (CD) Zone is prohibited. Chain-link fencing within all other commercial zones shall be coated with black, brown, grey, or green bonded vinyl. Yes, the project will comply with this requirement. Metal picket fencing is proposed for the site. 3. Landscaping: Fences, hedges, and retaining walls shall not stand in or in front of any required landscaping. If a new or replaced fence is proposed within fifteen feet (15') of a public street on a site that is nonconforming with regard to street frontage landscaping requirements per RMC 4-4-070F1, the site shall be brought into compliance with street frontage landscaping requirements prior to fence installation. Yes, the project will comply with this requirement. No fence, hedge, or retaining wall will stand in or in front of proposed landscaping (Attachment 18). 4.3.3 RMC 4-4-060 - Grading, Excavation and Mining Regulations RMC 4-4-060 regulates grading, excavation, and mining activities to promote health and safety. It is anticipated that many subsections of RMC 4-4-060 applies to the grading of the site during constriction. Sound Transit will apply for a grading permit from the City and prepare a full grading plan and Temporary Erosion and Sediment Control plans and submit them to the City ahead of any earthmoving work. A grading plan is also attached to this CUP, master site plan review, LLA, and site plan review (refer to Attachment 34). 4.3.4 RMC 4-4-070 – Landscaping RMC 4-4-070 establishes landscape requirements, including street trees, for all new buildings and changes in use of a property. RMC 4-4-070(D) requires conceptual landscape plans to be submitted at the time of land use permit application and detailed landscape plans prior to issuance of a building permit (Attachment 17). Table 4-7 provides the evaluation of the project’s compliance with the applicable requirements of RMC 4-4-070. Project Narrative and Code Review 4-19 Table 4-7. Project Compliance with RMC 4-4-070 – Landscaping Land Use Code Requirement Evaluation of Compliance with Land Use Code F. Areas Required To Be Landscaped 1. Street Frontage Landscaping Required: Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. Yes, the project will comply with this requirement. Minimum 10- foot landscaping strips are present on all sides of the site abutting a public street (Attachments 16, 17, and 35). 2. Street Trees and Landscaping Required Within the Right- of-Way on Public Streets: Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection L2 of this Section shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Yes, the project will comply with this requirement. 8-foot-wide planter strips separating the road from the sidewalk will be provided or already exist along Rainier Avenue S, Lake Avenue S, and S Grady Way. Street trees to be planted are from the City’s Approved Street Tree List (City of Renton 2022a) and will be planted in the center between the sidewalk and curb on 30 feet on center. Plantings will be minimum 2-inch caliper at the time of planting. Planting locations have been selected to avoid interfering existing right-of-way structures such as streetlights, as well as utility line conflicts from the SCL and PSE easement located onsite (Attachment 17). Project Narrative and Code Review 4-20 Land Use Code Requirement Evaluation of Compliance with Land Use Code 3. Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard: Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. Front yard trees are not required in the RC and R-1 zones. A minimum of two (2) trees are to be located in the front yard prior to final inspection. Not applicable. There is sufficient space within the right-of-way to provide street trees. 5. Pervious Areas to Be Landscaped: Pervious areas, with the exception of critical areas, shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Yes, the project will comply with this requirement. The entire site is a critical area (seismic hazard and wellhead protection area; refer to Figures 3-3 and 3-4) so this is not required; however, all pervious areas on the SRTC site will be landscaped with either grass, shrubs, or trees (Attachment 17). 6. Parking Lots: Vehicle parking lots shall meet minimum landscape standards in this Section. a. Perimeter Landscaping: All parking lots shall have perimeter landscaping. See subsection H4 of this Section, Perimeter Parking Lot Landscaping. b. Minimum Amounts of Interior Parking Lot Landscaping: Surface parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees as identified in this Section. Interior parking lot landscaping dimensions are stipulated in subsection H5 of this Section. Minimum landscape area shall be provided as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space c. Optional Layout Patterns: (Refer to RMC for example layout exhibits) d. Perimeter Interior Landscaping: Perimeter landscaping may not substitute for interior landscaping. e. Exception for Existing Parking Lots: Where compliance would result in the loss of existing required parking spaces, the landscaping provisions shall prevail and the required parking minimum amount may be reduced without the requirement of a parking code modification. Yes, the project will comply with this requirement. The parking lot will include a total of 158 parking spaces, requiring 35 square feet per parking space (or a total of 5,530 square feet of landscaping). The project proposes to allocate approximately 8,873 square feet of interior parking landscaping. Perimeter landscaping is also provided surrounding the parking lot facing public streets per RMC 4-4-070(H)(4) (Attachment 17). 8. Storm Drainage Facilities: a. Flow Control and/or Water Quality Treatment Facilities: The perimeter of all new flow control and/or water quality treatment stormwater facilities shall be landscaped in accordance with the provisions of this Section and the Surface Water Design Manual, unless otherwise determined through the site plan review or subdivision review process. Yes, the project will comply with this requirement. Three meandering bioretention facilities are proposed (Attachment 17). Landscaping is proposed surrounding these facilities. The vegetation within the bioretention facilities, and the facilities themselves, will comply with the Surface Water Design Manual (City of Renton 2022b). Project Narrative and Code Review 4-21 Land Use Code Requirement Evaluation of Compliance with Land Use Code b. Low Impact Development Facilities: Bioretention, infiltration, or other low impact development stormwater facilities shall be located to avoid on-site clearing and grading, to the extent feasible. Such facilities shall be designed to incorporate plant species consistent with the Surface Water Design Manual, with a preference for native trees and shrubs. G. General Landscape Requirements 1. Compliance Required: Landscaping and screening required by this Section must comply with all of the provisions of this Section. The landscaping standards are minimums; higher standards can be substituted as long as fencing and vegetation do not exceed height limits specified in RMC 4-4-040. Crime prevention and safety should be considered in landscape design. Yes, the project complies with this requirement by meeting or exceeding these provisions. 2. Protection of Street Trees: It shall be unlawful for any person without prior written approval of the City to remove, destroy, cut, break, or injure any street tree that is planted or growing in or upon any street right-of-way. Refer to chapter 9-13 RMC, Street Trees. Yes, the project would comply with this requirement. No existing street trees will be removed without written approval before issuance of a building permit. 3. Retention of Existing Landscaping and Existing Trees Encouraged: Where possible, existing native trees and shrubs, rock outcroppings, and mature ornamental landscaping shall be preserved and incorporated in the landscape layout and can be counted towards required landscaping. Development or redevelopment of properties shall retain existing trees when possible and minimize the impact of tree loss during development. Landscape plans are subject to RMC 4-4-130’s requirements to protect significant trees and vegetation with habitat value. Yes, the project complies with this requirement. The project’s landscaping plan shows the retention of existing street trees along Rainier Avenue S. A total of 35 trees within the project area will be retained. Tree removals were selected based on tree health and conflicts with transit center feature and frontage improvement construction. Currently, most of the site is paved as part of its former use as an auto dealer and repair shop. The project will notably increase the amount of landscaping on the site Attachments 17 and 19). 4. Calculation of Required Plantings: Some required landscaping areas require a minimum amount of plantings per square feet of area. If the calculation of the number of plantings results in a fraction of 0.5 or greater, the applicant shall round up to the next whole number. If the calculation of the number of plantings results in a fraction of 0.4 or less, the applicant shall round down to the next whole number. Yes, Sound Transit will comply with this calculation rounding procedure (Attachment 21). 5. 5. Avoidance of Hazards: All landscaping shall be planned in consideration of the public health, safety, and welfare. a. Landscaping shall not intrude within the clear vision areas at driveways and street intersections; b. Trees planted near overhead power lines shall be species that will comply with utility purveyor clearance requirements; c. Landscaping shall not obscure fire hydrants or access for emergency response vehicles; and d. Landscaping in a parking lot shall not conflict with the safety of those using a parking lot, abutting sidewalks, or with traffic safety. Yes, the project will comply with this requirement. Landscaping will not impact clear vision areas. Crime Prevention Through Environmental Design principles were implemented as part of the landscaping design. Sound Transit has presented landscaping design with SCL and PSE showing select planting areas and tree species sited appropriately as to not impact the power lines over the site. Neither utility agency had objections to the proposed landscaping within their easements. PSE provided some minor comments that were incorporated into the design. Landscaping will not obscure fire hydrants or emergency vehicle access to the site. Parking lot landscaping will not conflict with the safety of those using the parking lot, sidewalks, or adjacent streets. Refer to Attachment 17 for the landscaping plan. Project Narrative and Code Review 4-22 Land Use Code Requirement Evaluation of Compliance with Land Use Code 6. 6. Vegetation Preference: Vegetation within required setbacks or screening areas shall be retained or planted in this order of preference: (a) native coniferous trees; (b) native deciduous trees; (c) other native vegetation. Vegetated low impact development stormwater facilities may be incorporated as part of landscaped setbacks or screening requirement. Yes, the project will comply with this requirement. The landscape architect followed this preference order when selecting trees, shrubs, and groundcover for the site. Conifers are proposed for the site, but because of site constraints and the goal of maximizing tree coverage, more deciduous trees are proposed for the site. The site has two transmission line easements that limit the height of trees that can be planted on the site. Most native conifer trees reach heights at maturity that would interfere with SCL and PSE’s transmission lines and/or their ability to access their transmission lines. The transmission lines within PSE’s easement along S Grady Way are lower than the SCL transmission lines running north-south. Because of this, vine maples (Acer circinatum) were selected as the dominant tree species located under the PSE transmission lines. Given the proposed use of the site as a transit center, three streets abutting the site, and the smaller width available for some perimeter planting strips, deciduous trees were chosen as the dominant perimeter landscaping trees. Native coniferous trees require more space and have lower branches that impact line of site for buses and vehicles using the proposed parking lot and surrounding streets. The frontage landscaping along S Grady way will include vegetated bioswales that have been incorporated into the landscaping design. Trees cannot be planted within the bioswales. Within this frontage area where there are no conflicts with line-of-site areas, the bioswales, or PSE’s transmission lines, shore pines (Pinus contorta), dwarf mugo pine (Pinus mugo ‘Dwarf’), and incense cedar (Calocedrus decurrens) are proposed. Refer to Attachment 17 for the landscaping plan. H. Description of Required Landscaping Types 1. Street Frontage Landscaping Buffer: Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Yes, the project will comply with this requirement. Street frontage landscaping will include a combination of trees, shrubs, and ground cover (Attachments 17 and 19). 4. Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. Trees shall be one-and-one-half-inch (1.5") caliper for low impact development stormwater management facilities associated with any land use. (Ord. 5828, 12-12-2016) b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Yes, the project will comply with this requirement. The proposed surface parking lot will have minimum 10-foot-wide landscaping strips separating the parking lot from public right-of-way along Rainier Avenue S and S Grady Way. Trees will be 2-inch caliper when planted and will be placed at a minimum of one tree per 30 lineal feet of street frontage. Shrubs are proposed at a rate greater than one per 20 square feet of landscaped area, and over 50% of these will be evergreen shrubs. Evergreen shrubs proposed include dwarf mugo pine, dwarf nandina ‘Firepower’ (Nandina domestica ‘Firepower’ ‘Dwarf’), white rockrose (Cistus x hybridus), Davidii viburnum (Viburnum davidii), and creeping Oregon grape (Mahonia repens). Perennials and other ground cover are proposed to provide at least 90% coverage of perimeter landscaping, including sword fern (Polystichum munitum), feather reed grass (Calomagrostis x acutiflora ‘Karl Foerster’), Bowles golden sedge (Carex elata ‘Aurea’), blue oat grass (Helictotrichon sempervirens), and kinnikinnick (Arctostaphylos uva-ursi) (Attachment 17). 5. Interior Parking Lot Landscaping: Landscaping is required in parking lots in the amounts stipulated in subsection F of this Section. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and Yes, the project will comply with this requirement. All parking lot landscaped areas exceed the required dimensions. Two-inch caliper trees are proposed at each landscaping strip of the parking lot. A total of 158 parking stalls are proposed for the parking lot so 26 trees are required. Twenty-seven trees are proposed for interior landscaping. Shrubs are proposed at a rate greater than one per 20 Project Narrative and Code Review 4-23 Land Use Code Requirement Evaluation of Compliance with Land Use Code shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. square feet of landscaped area, and over 50% of these will be evergreen shrubs. Evergreen shrubs proposed include dwarf nandina ‘Firepower’ and white rockrose. Perennials and other ground cover are proposed to provide at least 90% coverage of perimeter landscaping including feather reed grass and kinnikinnick. No parking space will be further than 50 feet from a landscaped area within the proposed parking lot (Attachment 17). 6. Storm Drainage Facility Landscaping: a. Trees Are Prohibited on Berms: Trees are prohibited on any berm serving a drainage-related function; however, groundcover is required and subject to City review/approval. b. Additional Locations Where Trees and Shrubs Are Prohibited: i. Within the fenced area; and ii. Within ten feet (10') of any manmade drainage structure (e.g., catch basins, ditches, pipes, vaults, etc.). c. Perimeter Landscaping Required: A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the fence, unless otherwise determined through the site plan review or subdivision review process. The landscape strip shall be located entirely within the boundaries of the storm drainage facility tract when associated with a subdivision. d. Type of Plantings Required: Plantings shall be consistent with the Surface Water Design Manual and this Section. Additionally, trees must be spaced as determined by the Department of Community and Economic Development. e. Conflicts: In the event of a conflict between this Section and the Surface Water Design Manual, the landscaping provisions of this Section shall prevail. Refer to chapter 5 of the Surface Water Design Manual. Yes, the project will comply with this requirement. No drainage berms are proposed. No trees will be located within any of the structures specified in subpart ii. No fences are proposed for the bioretention facilities. They will be surrounded by landscaping. Plantings within the bioretention facilities are consistent with the Surface Water Design Manual (City of Renton 2022b). Refer to Attachment 17 for Landscaping Plans and Attachment 31 for Drainage Plans. I. Irrigation Requirements 1. Irrigation and Automatic Controller: a. A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas of industrial, commercial, and multi-family development, and landscaped common areas in single family subdivisions. b. The irrigation system shall provide full water coverage of the planted areas as specified in the plan. c. The irrigation system maintenance program shall include scheduled procedures for winterization. Yes, the project will comply with this requirement. An irrigation system has been designed in accordance with this requirement and will be provided as part of building/civil permit applications. Project Narrative and Code Review 4-24 Land Use Code Requirement Evaluation of Compliance with Land Use Code J. Soil Requirements Soil shall be prepared for landscape installation according to industry standards to be conducive to the healthy growth of new plants. Topsoil shall be rich in organic material or amended to be so. Clay soil is not acceptable and must be removed from landscape areas if naturally present on site. Yes, the project will comply with this requirement. Soil will be prepared in accordance with industry standards to promote healthy growth of plants. No clay soil exists within appropriate planting depths at the site (Attachment 28). K. Drainage All landscape areas shall have adequate drainage, either through natural percolation or by means of an installed drainage system. Yes, the project will comply with this requirement. All planting areas will have adequate drainage by following soil amendment guidance specified in Appendix C, Section C.2.13, of the 2022 City of Renton Surface Water Design Manual (Attachment 32). L. Plant Materials 1. General: All plants specified shall be adaptable to the site conditions (sun exposure, cold hardiness, moisture requirements, soil type, soil pH, etc.). In addition: a. All plant material shall meet the most recent American Standards for Nursery Plant Stock (American National Standards Institute [ANSI] Z60.1). b. Caution should be used so as to avoid introducing highly invasive plants into the City landscape. c. When berms are incorporated into the landscape design, they shall not exceed slopes of 3:1 for lawn areas or 2:1 for other plant material. Yes, the project will comply with this requirement. Plants have been selected for the site based on regional conditions and site sunlight availability and meet current ANSI standards for Nursery Plant Stock. No invasive plants or berms are proposed for the site (Attachment 17). 2. Ground Cover Is Required: a. All of the landscaped area that is not planted with trees and shrubs or covered with a tree grate must be planted in ground cover plants, which may include grasses. Mulch must be confined to areas underneath plants and is not a substitute for ground cover plants. b. Size and Spacing: Ground cover plants, other than grasses, must be at least the four-inch (4") pot size, provided such plants have well-developed roots and are not root bound or J-rooted; alternative standards may be applied pursuant to subsection C of this Section. Area planted in ground cover plants, other than grass seed or sod, must be planted in triangular spacing as depicted below. Ground cover plants must be planted at a density that will cover the entire area within three (3) years. c. Plugs or Bareroot Plants: In lieu of four-inch (4") pots, the Administrator may allow or require incorporation of ten- inch (10") landscape plugs or bareroot plants provided the roots are well-developed, can be planted during the appropriate season, and can meet the coverage requirements in subsection L2b of this Section. d. Supplementary Seeding: Where feasible, the Administrator may require supplementary seeding to promote genetic diversity of groundcovers and plant material. e. Turf-Limited: The Administrator may condition development permits to limit the extent of turf to promote Yes, the project will comply with this requirement. Groundcover in the form of small shrubs and grasses are proposed for all landscaped areas not covered with trees or shrubs. Currently, it is anticipated all groundcover plants, except grasses, will be planted with 4-inch pot sizes. Should plug or bareroot plants be necessary, Sound Transit will notify the Administrator. Sound Transit is aware of the additional requirements the Administrator may add per subparts d. Turf is not proposed. Refer to Attachment 17 for a Landscape Plan. Project Narrative and Code Review 4-25 Land Use Code Requirement Evaluation of Compliance with Land Use Code species that are drought-tolerant and to maximize application of native vegetation or vegetation associated with low impact development best management practices. 3. Shrubs: All shrubs must be of sufficient size and number to meet the required standards within three (3) years of planting. Shrubs must be at least a two (2) gallon container size at planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2") in depth. The Administrator may allow smaller size shrubs provided the applicant demonstrates to the Administrator’s satisfaction that the plants can meet the coverage requirements in time. Yes, the project will comply with this requirement. It is anticipated all shrubs will be planted in 2-gallon container sizes. Should Sound Transit need to plant a smaller container, Sound Transit will work with the Administrator to demonstrate the plantings will still meet coverage requirements. 4. Trees: a. Approved Tree Species: The Department of Community and Economic Development can provide an Approved Tree List. The list is available on the City website. b. Planting Size: Broadleaf trees at the time of planting must be fully branched and no smaller than one-and-one-half- inch (1.5") caliper. Broadleaf trees planted in residential zones must be a minimum of one-and-one-half-inch (1.5") caliper. Broadleaf trees planted in all other zones must be a minimum of two-inch (2") caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height. c. Mulch: Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at least three inches (3") and is at least three feet (3') in radius around the tree. Yes, the project will comply with this requirement. Trees selected for the SRTC are consistent with the Approved Tree List (City of Renton 2022a). Trees will be 2-inch caliper when planted. All conifers will be at least 6 feet tall and will be mulched. 5. Prohibited Plant Materials: Plants listed as a nuisance or prohibited by Washington State Noxious Weed Control Board or listed by King County on the County’s invasive species list are prohibited in required landscaped areas. Yes, the project will comply with this requirement. No invasive or noxious weeds are proposed for the site (Attachment 17). M. Landscape Installation 1. Timing: All approved landscaping shall be installed before the final approval of the permit or land use action that triggered the landscaping requirement, such as issuance of an occupancy permit prior to final inspection for single family dwellings, or final plat approval for a subdivision. Yes, the project will comply with this requirement. Landscaping will be installed before the issuance of an occupancy permit. 2. Slopes: Stripping of vegetative slopes where harmful erosion and runoff will occur shall be prohibited. The faces of cut and fill slopes shall be developed and maintained to control against erosion. This control may consist of effective planting. Where necessary, check dams, cribbing, riprap or other devices or methods shall be employed to control erosion and sediment, provide safety and control the rate of water runoff. The protection for the slopes shall be initiated upon completion of grading and fully installed within thirty (30) days of grading completion and prior to a request for final project approval. Yes, the project will comply this requirement. The project site is currently flat with very little vegetation (Attachments 13 and 19). Erosion control best management practices will be in place during all earth moving work including vegetation clearing. N. Deferral of Landscape Improvements Deferral of landscape installation may be requested pursuant to RMC 4-9-060C, Deferral of Improvement Installation Procedures, if If, for some unanticipated reason, before the completion of construction it is determined that some of the landscaping needs Project Narrative and Code Review 4-26 Land Use Code Requirement Evaluation of Compliance with Land Use Code seasonal planting difficulties arise or the project is impacted by a pending or existing public works project. to be deferred, the requirements of RMC 4-9-060C would be followed. P. Maintenance 1. Maintenance Required: Landscaping required by this Section shall be maintained by the owner and shall be subject to periodic inspection by the Department of Community and Economic Development. Plantings are to be maintained in a healthy, growing condition and those dead or dying shall be replaced. Property owners shall keep the planting areas reasonably free of weeds and litter. Yes, the project will comply with this requirement upon completion of project construction. 2. Failure to Maintain Landscaping: The Department of Community and Economic Development is authorized to notify the owner that any required landscaping is not being adequately maintained and the specific nature of the failure to maintain. The Department shall send the property owner written notice, specifying what corrections shall be made. It is understood that the City will notify Sound Transit if landscaping on the site is not being adequately maintained. Sound Transit will make those corrections. 3. Security Required: Prior to recording a plat or the issuance of any occupancy permit(s), the developer shall furnish a security device to the City in an amount equal to twenty percent (20%) of the estimated cost of materials and their installation; the estimated cost shall be decided by the Administrator. A security device meeting the requirements of RMC 4-1-230, Sureties and Bonds, shall be maintained for a period of two (2) years after the plat recording or issuance of any occupancy permit(s) prior to the release of the security device. Sound Transit is generally exempt from providing bond or other security as a condition for permit issuance, per RCW 35.21.470. Sound Transit will complete the required work consistent with City standards. Q. Damaged Landscaping Upon request of the City, any landscaping required by City regulations that is damaged must be replaced with like or better landscaping as determined by the Administrator. It is understood that damaged landscaping must be replaced with like or better landscaping. 4.3.5 RMC 4-4-075 - Lighting, Exterior On-site RMC 4-4-075 regulates exterior, onsite lighting to provide for ample but not excessive lighting. Table 4-8 provides the evaluation of the project’s compliance with the applicable requirements of RMC 4-4-075. Project Narrative and Code Review 4-27 Table 4-8. Project Compliance with RMC 4-4-075 – Lighting, Exterior On-site Land Use Code Requirement Evaluation of Compliance with Land Use Code E. Standards No use or activity shall cause light trespass beyond the boundaries of the property lines. Yes, the project will comply with this requirement. No light will trespass beyond the property lines. 1. Building Lights: All building lights shall be directed onto the building itself or the ground immediately abutting to it. The light emissions shall not be visible above the roofline of the building. Yes, the project will comply with this requirement. Building lights will be directed onto the buildings themselves or towards the ground. 2. Parking Lot or Display Lot Lights: Parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. All fixtures shall be fitted with a cutoff-type luminaire as exemplified below. Yes, the project will comply with this requirement. All onsite luminaires will have a mounting height of 15 or 25 feet off the ground. Luminaires in right-of-way will have 16.5- or 35.5-foot mounting heights per City standards. All luminaires will be non- glare using a cutoff-type luminaire. 4.3.6 RMC 4-4-080 - Parking, Loading and Driveway Regulations RMC 4-4-080 specifies off-street parking, loading, and driveway requirements and promotes the efficient use of the City’s transportation facilities and alternative modes of transportation to the SOV. Table 4-9 provides the evaluation of project’s compliance with the applicable requirements of RMC 4-4-080. Table 4-9. Project Compliance with RMC 4-4-080 – Parking, Loading and Driveway Regulations Land Use Code Requirement Evaluation of Compliance with Land Use Code E. Location of Required Parking 1. On-Site Parking Required: Required parking as specified shall be provided upon property in the same ownership as the property upon which the building or use requiring the specified parking is located or upon leased parking. Off-street parking facilities shall be located as specified below: d. Other Uses: On the same lot as the principal use except when compliance with the conditions in subsection E2 (Off-Site Parking) of this Section is attained. Not applicable, the City’s Development Regulations do not include a specific number of parking spaces for transit centers. That said, a parking lot will be provided. The parking lot on the site will provide 158 parking spaces (6 Americans with Disabilities Act [ADA] stalls; 5 reserved stalls; and 147 carpool stalls) for the proposed transit center, which does not have a required number of parking spaces (Attachment 16). No offsite parking facilities are proposed as part of this project. F. Parking Lot Design Standards 1. Maneuvering Space/Use of Public Right-of- Way: Maneuvering space shall be completely off the right-of- way of any public street except for parking spaces provided for single family dwellings and duplexes. Alleys shall not be used for off-street parking and loading purposes, but may be used for maneuvering space. Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right-of-way. Yes, the project will comply with this requirement. All maneuvering space is provided within the proposed parking lot (Attachment 17). 2. Maximum Parking Lot and Parking Structure Slopes: Maximum slopes for parking lots shall not exceed eight percent (8%) slope. The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. Yes, the project will comply with this requirement. The site is relatively flat and will not exceed 8% slope (Attachment 16 and 34). Project Narrative and Code Review 4-28 Land Use Code Requirement Evaluation of Compliance with Land Use Code 3. Access Approval Required: The ingress and egress of all parking lots and structures shall be approved by the Department of Community and Economic Development. The ingress and egress to the parking lot and the site will be part of the CUP, master site plan review, LLA, and site plan review application and depicted on the Site Plan (Attachment 16). 4. Linkages: The Department of Community and Economic Development shall have the authority to establish, or cause to be established, bicycle, high occupancy vehicle and pedestrian linkages within public and private developments. Conditions may include but are not limited to: a. Reserving parking spaces for rideshare or other high occupancy vehicles. b. Ensuring adequate on-site nonmotorized paths connecting to public non-motorized facilities. c. Providing transit shelters, bus turnout lanes or other transit improvements. Enforcement shall be administered through the normal site design review and/or permitting process. Transit shelters are part of the proposed project (Attachment 33). Bicycle parking in the form of racks and lockers will be provided along Rainier Avenue S (Attachment 16). Two shared-use paths are proposed, one along S Grady Way, and one along the north property line. A cycle track is proposed along Lake Avenue S to connect the proposed northern shared-use path to the existing cycle track on Shattuck Avenue S. Walkways will be provided throughout the site to connecting the two shared use paths, as well as sidewalks on Rainier Avenue S and Lake Avenue S with the transit center. 5. Lighting: Any lighting on a parking lot shall illuminate only the parking lot and shall be designed and located so as to avoid undue glare or reflection of light pursuant to RMC 4-4-075, Exterior On-site Lighting. Light standards shall not be located so as to interfere with parking stalls, stacking areas and ingress and egress areas. Yes, the project will comply with this requirement. Adequate lighting will be provided throughout the parking lot. Refer to Section 4.3.5 for exterior lighting compliance and Attachment 18 for light pole locations. 6. Fire Lane Standards: b. Minimum Width and Clearance: Lanes shall provide a minimum unobstructed continuous width of twenty feet (20') and provide a minimum vertical clearance of thirteen feet six inches (13'6"). c. Identification: i. Lanes shall be identified by a four inch (4") wide line and curb painted bright red. The block letters shall state, “FIRE LANE – NO PARKING”, be eighteen inches (18") high, painted white, located not less than one foot (1') from the curb face, at fifty foot (50') intervals. ii. ii. Signs shall be twelve inches by eighteen inches (12" x 18") and shall have letters and background of contrasting colors, readily readable from at least a fifty foot (50') distance. iii. Signs shall be spaced not further than fifty feet (50') apart nor shall they be placed less than five feet (5'), or more than seven feet (7') from the ground. The installation and use of fire lane signs will preclude the requirement for painting “FIRE LANE – NO PARKING”, in the lane only. The area shall be identified by painting the curb red or in the absence of a curb, a four inch (4") red line shall be used. d. Surfacing and Construction Requirements: Fire lanes shall be an all weather surface constructed of asphalt or concrete designed to be capable of supporting a thirty (30) ton fire apparatus vehicle. Yes, the project will comply with this requirement. The only buildings on the site are the core facility building and the security building located between the bus layover area and parking lot. Emergency vehicles will use the bus access from either Rainer Avenue S or Lake Avenue S to enter the site. At the current design level, a fire lane location has not been finalized. The design team is analyzing options for a fire lane location including using the bus lanes between Bus Bay 8 and the core facilities building and/or using the lane connecting Lake Avenue S to the parking lot. The fire lane will be clearly marked per the requirements of subpart c. All onsite drive aisles will be at least 20 feet wide. Emergency vehicles will use entrances and exits that will be used by buses, so turning radii will be adequate. Pavement has been designed to support numerous buses and will be able to withstand a 30-ton fire truck. Compliance for this requirement will be demonstrated to the City with the construction permit plan set. Project Narrative and Code Review 4-29 Land Use Code Requirement Evaluation of Compliance with Land Use Code e. Clearances and Turning Radii: Where fire lanes connect to City streets or parking lots, adequate clearances and turning radii shall be provided. 8. Parking Stall Types, Sizes, and Percentage Allowed/Required: a. Standard Parking Stall Size – Surface/Private Garage/Carport: i. Minimum Length in All Zones Except UC Zone: A parking stall shall be a minimum of twenty feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. iii. Minimum Width: A parking stall shall be a minimum of nine feet (9') in width measured from a right angle to the stall sides. g. Accessible Parking as Stipulated in the Americans with Disabilities Act (ADA): Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. Number of Accessible Parking Spaces Total Parking Spaces in Lot or Garage Minimum Required Number of Accessible Spaces 151 – 200 6 Yes, the project will comply with this requirement. All parking spaces will be 9 feet by 20 feet. Six ADA spaces will be provided (Attachment 16). 9. Aisle Width Standards: a. Parallel Parking Minimum Aisle Width: i. One Way Circulation: For one way circulation, the minimum width of the aisle shall be ten feet (10'). b. Ninety Degree (90°) Parking Aisle Width Minimums: For one row and two (2) rows of ninety degree (90°) parking using the same aisle in a one way or two (2) way circulation pattern, the minimum width of the aisle shall be twenty four feet (24'). Yes, the project will comply with this requirement. One parallel parking spot will be provided along the rider drop-off area. This drive aisle will be 12 feet wide. The remainder of the parking lot will have two-way drive aisles, all 24 feet wide (Attachment 16). 11. Number of Bicycle Parking Spaces Required: a. Bicycle Parking Spaces Required: Bicycle parking shall be provided for all residential developments that exceed five (5) residential units and/or all non-residential developments that exceed four thousand (4,000) gross square feet in size. When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking for the individual uses. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. b. Bicycle Parking Standards: The location of and access to bicycle parking areas for all uses except office, manufacturing and fabrication, laboratories, packaging operations, and attached dwellings, shall be in accordance with the following standards: RMC 4-4-080(10)(e) does not establish a minimum parking ratio for transit centers, so no bicycle parking is required. To incorporate the discussion with City staff at the Pre-Application Meeting on May 21, 2020, the site will still include bicycle parking that exceeds 10% of the provided number of vehicle parking stalls by providing bicycle parking for up to 36 bicycles, which includes 7 secure bicycle racks (two bicycles each) and 11 lockers (two bicycles each). All 7 bicycle racks and 8 of the bike lockers will be located along Rainier Avenue S just south of the intersection with Hardie Avenue SW. The other three will be located on the larger bus island. Each space will be at least 2 feet by 6 feet. Bicycle parking will be clearly marked and will not impede pedestrians traveling along the east side of Rainier Avenue S/west side of the SRTC site or on the bus islands. Bicycle parking will not impact driver vision for buses entering Rainier Avenue S or navigating around the bus islands. Bicycle parking will be conveniently located approximately 15 feet from the right-of-way line on Rainier Avenue S. Bicycle parking will be well lit by luminaires on Rainier Avenue S, luminaires over the Project Narrative and Code Review 4-30 Land Use Code Requirement Evaluation of Compliance with Land Use Code i. Bicycle parking facilities shall include a rack that is permanently affixed to the ground and supports the bicycle at two (2) or more points, including at least one point on the frame. The user shall be able to lock the bicycle with a U-shaped lock or cable lock. Bicycle racks that only support a bicycle front or rear wheel are not permitted. Bicycle racks shall be installed to provide adequate maneuvering space and ensure that the requisite number of bicycle parking spaces remain accessible; and ii. Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less than an overhead clearance of seven feet (7'). A maneuvering area of five feet (5') shall separate rows of bicycle parking spaces. Where the bicycle parking is abutting the sidewalk, only the maneuvering area may extend into the right-of-way; and iii. Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle parking only; and iv. Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Parking areas shall be located so as to not conflict with vehicle vision clearance standards; and v. Bicycle parking shall be conveniently located with respect to the street right-of-way and must be within fifty feet (50') of at least one main building entrance, as measured along the most direct pedestrian access route; and vi. Whenever possible, bicycle parking shall be incorporated into the building design and coordinate with the design of the street furniture when it is provided; and vii. Bicycle parking shall be visible to cyclists from street sidewalks or building entrances, so that it provides sufficient security from theft and damage; and viii. Bicycle parking shall be at least as well lit as vehicle parking for security. pedestrian walkway between the bus bays and the parking lot, and lights on the bus canopies. Bicycle parking will not be located within 50 feet of an entrance to an enclosed building because the proposed core facilities and security buildings are not for public use. A modification pursuant to RMC 4-9-250 has been requested (Attachment 5a). Also refer to Attachment 16 for Site Plan, Attachment 35 for Pedestrian Circulation, and Attachment 18 for Lighting and Signage Plan. G. Parking Lot Construction Requirements 1. Surfacing Requirements for Parking Areas: All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent alternative material of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and to the extent required by the Surface Water Design Manual. Yes, the project will comply with this requirement. Hot mix asphalt (HMA) will be used to pave the parking lot. Permeable pavement is not feasible due to shallow groundwater depths at the site, which is only 5 feet deep in some areas of the site. 3. Marking Requirements: All parking areas other than those for single family residential and duplex dwellings shall have stalls marked and access lanes clearly defined, including directional arrows to guide internal circulation. a. All entrances and exits shall be designated as such by markings on the parking lot pavement in addition to any signs which may be used as entrance and exit guides. Yes, the project will comply with this requirement. Directional arrows will be provided throughout the drive aisles and at the parking lot entrances and exits. Signage will indicate the entrances to the parking lot for motorists on Lake Avenue S and Rainier Avenue S. All ADA, KCM and Sound Transit reserved, and electric vehicle spots will be clearly marked (Attachment 18). No compact spaces are proposed. All markings will use commercial traffic paint Project Narrative and Code Review 4-31 Land Use Code Requirement Evaluation of Compliance with Land Use Code b. All markings are to be of commercial traffic paint or equal material and are to be maintained in a legible condition. c. All accessible (Americans with Disabilities Act, ADA), compact and guest parking spaces shall be marked. or equal. Parking and ADA markings are depicted on Attachment 16 Site Plan. 4. Wheel Stops Required: Wheel stops shall be required on the periphery of the parking lot so the cars shall not protrude into the public right-of-way of the parking lot, or strike buildings. Wheel stops shall be two feet (2') from the end of the stall for head-in parking. Yes, the project will comply with this requirement. Wheel stops will be provided on the north side of the parking lot where it abuts the transit user drop-off/pickup area (Attachment 16). Wheel stops are not provided along Rainier Avenue S and S Grady Way because the curb for landscaping serves as a wheel stop, and there is at least 10 feet of landscaping between parking lot and sidewalk (Attachment 17). 5. Drainage: Drainage shall meet City requirements, including the location of the drains and the disposal of water and shall be in compliance with the Surface Water Design Manual. Yes, the project will comply with this requirement. Drainage of the parking lot will meet the Surface Water Design Manual requirements (City of Renton 2022b) (Attachments 31 and 32). I. Driveway Design Standards 1. Driveway Location – Hazard Prohibited: No driveway shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or conditions. The cost of relocating any such street structure when necessary to do so shall be borne by the abutting property owner. Said relocation of any street structure shall be performed only through the Department and person holding authority for the particular structure involved. Yes, the project will comply with this requirement. The parking lot will use two existing driveways on Rainier Avenue S. In addition, a driveway from Lake Avenue S will also provide access to the parking lot. Buses will access the site from larger driveways on Lake Avenue S and Rainier Avenue S. All new driveways have been sited as to not be a hazard to existing structures and conditions. The signalization work at the Rainier Avenue S and Hardie Avenue SW intersection will improve safety conditions at the intersection and provide smooth ingress and egress for buses. Refer to Attachment 16 for the Site Plan showing the driveway layout. 2. Driveway Spacing Based Upon Land Use: b. All Other Uses: i. The location of ingress and egress driveways shall be subject to approval of the Department under curb cut permit procedures. ii. Driveway width (aggregate width if more than one driveway exists) shall not exceed forty percent (40%) of the street frontage. iii. Driveways shall not be closer than five feet (5') to any property line (except as allowed under subsection I9 of this Section, Joint Use Driveways). iv. There shall be a minimum of eighteen feet (18') between driveway curb returns where there is more than one driveway on property under single ownership or control and used as one premises. Yes, the project will comply with this requirement. Total driveway width is approximately 12% of the total site frontage. No driveway is within 5 feet of a property line. The two driveways used for bus ingress and egress on both Lake Avenue S and Rainier Avenue S are approximately 31 feet from one another (Attachment 16). 3. Driveway Width Maximums Based Upon Land Use: b. All Other Uses: The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. No, the project will not meet this requirement because of the site design requirements for this type of transit facility and use. Driveways for buses will be a maximum of 34 feet to facilitate turning movements for 40- to 45-foot non-articulating buses and 60-foot articulating buses (Attachment 16). A modification is being requested for RMC 4-4-080(I)(3)(b). Refer to Attachment 5a for compliance with modification criteria. 4. Maximum Number of Driveways Based Upon Land Use: c. All Other Uses: There shall be no more than one driveway for each one hundred sixty five feet (165') of No, the project will not meet this requirement due to the site design requirements for this type of transit facility and use. The lot line along Rainier Avenue S is approximately 693 feet, which would allow four driveways per this subsection. Per this subsection, four Project Narrative and Code Review 4-32 Land Use Code Requirement Evaluation of Compliance with Land Use Code street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted subject to the other requirements of this Section. driveways are allowed along Rainier Avenue S. Four driveways are proposed along Rainier Avenue S. The lot line along Lake Avenue S is approximately 405 feet. Per this subsection, 2.5 driveways are allowed along Lake Avenue S. Three driveways are proposed along Lake Avenue S (Attachment 16). The site could have up to 11 driveways. Seven driveways are proposed including continued use of two existing driveways. A modification is being requested for RMC 4-4-080(I)(3)(c). Refer to Attachment 5a for compliance with modification criteria. 5. Driveway Angle – Minimum: The angle between any driveway and the street roadway or curb line shall not be less than forty five degrees (45°). Yes, the project will comply with this requirement. Driveway angles will all be approximately 90 degrees (Attachment 16). 6. Driveway Grades – Maximum Based Upon Land Use: b. All Other Uses: Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Yes, the project will comply with this requirement. Driveway slope will not exceed 8% (Attachments 16 and 34). 7. Surfacing Requirements for Driveways and Driveway Encroachments: Driveways and driveway approaches in the public right-of-way shall be paved with asphaltic concrete, cement, or equivalent alternative materials of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and consistent with the Surface Water Design Manual. Yes, the project will comply with this requirement. HMA will be used to pave driveway approaches. 10. Driveways Providing Access or Connection To and From the State Highway System: Any driveway providing access or connection to or from the state highway system shall be designed and installed pursuant to RMC 4-6-060F10. Yes, the project will comply with this requirement. Driveways along Rainier Avenue S (SR 167) have been designed and will be installed per RMC 4-6-060(F)(10). K. Modifications Modification of Standards: See RMC 4-9-250D. Yes, the project will comply with this requirement. A modification is being requested for RMC 4-4-080(F)(11)(b)(v) and RMC 4-4-080(I). Refer to Attachment 5a for compliance with modification criteria. 4.3.7 RMC 4-4-090 - Refuse and Recyclables Standards RMC 4-4-090 provides requirements for onsite refuse and recyclables deposit and collection areas. Table 4-10 provides the evaluation of the project’s compliance with the applicable requirements of RMC 4-4-090. Project Narrative and Code Review 4-33 Table 4-10. Project Compliance with RMC 4-4-090 – Refuse and Recyclables Standards Land Use Code Requirement Evaluation of Compliance with Land Use Code C. General Requirements Applicable to All Uses (Except Single Family and Two (2) Attached Dwelling Units) 1. Dimensions: Dimensions of the refuse and recyclables deposit areas shall be of sufficient width and depth to enclose containers for refuse and recyclables, and to allow easy access. Yes, the project will comply with this requirement. Approximately 140.25 square feet (16.5 feet long, 8.5 feet wide, and 8 feet deep) is devoted to trash and recycling storage (Attachment 16 and Attachment 38, sheets BT120-APP261 and BT120-AEE861). 2. Location in Setback or Landscape Areas Prohibited: Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. Yes, the project will comply with this requirement. No refuse areas will be located in setback areas (Attachment 16). 4. Obstruction Prohibited: Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way. Yes, the project will comply with this requirement. A pullout for hauling trucks is located adjacent to the refuse storage area. It will allow trucks to collect refuse without blocking access to the parking lot from Lake Avenue S. 5. Collocation Encouraged: When possible, the recyclables deposit areas and collection points shall be located near garbage collection areas to encourage their use. Yes, the project will comply with this requirement. Dumpsters for recycling and trash will be located within the same enclosure. 6. Signage Required: Refuse or recyclables deposit areas shall be identified by signs not exceeding two (2) square feet. Yes, the project will comply with this requirement. Signs will clearly indicate the refuse storage area and receptacles. 8. Architectural Design Consistent with Primary Structure: Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. Yes, the project will comply with this requirement. Architectural styling of the refuse storage area enclosure is consistent with the architectural styling of the site (Attachments 33 and 38). 9. Screening of Deposit Areas: Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. In cases where Zoning Code fencing provisions conflict with the six foot (6') wall or fence requirement, the Zoning Code provisions shall rule. Refuse and recyclables deposit areas located in industrial developments that are greater than one hundred feet (100') from residentially zoned property are exempted from this wall or fence requirement. Yes, the project will meet this requirement. The project will screen the deposit areas with an 8-foot metal fence covered in perforated metal (Attachment 38, Sheet BT120-AEE861). This exceeds the screening function provided by a 6-foot fence specified in code. 10. Minimum Gate Opening and Minimum Vertical Clearance: Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. In addition, the gate opening for any separate building or other roofed structure used primarily as a refuse or recyclables deposit area/collection point shall have a vertical clearance of at least eleven feet (11'), but no more than fourteen feet (14'). Yes, the project will comply with this requirement. The enclosure will have an approximately 12.5-foot-wide gate (Attachment 38, Sheet BT120-AEE861). 11. Weather Protection: Weather protection of refuse and recyclables shall be ensured by using weather-proofed containers or by providing a roof over the storage area. Yes, the project will comply with this requirement. Weatherproof containers will be used. 12. Approval of Screening Detail Plan Required: A screening detail plan must be approved by the Development Services Yes, the project will comply with this requirement. A screening detail is provided with this application (Attachment 38). Project Narrative and Code Review 4-34 Land Use Code Requirement Evaluation of Compliance with Land Use Code Division prior to the issuance of building or construction permits. E. Commercial, Industrial, and Other Nonresidential Developments – Additional Requirements for Deposit and Collection Areas The refuse and recyclables deposit areas and collection points for commercial, industrial and other nonresidential developments shall be apportioned, located and designed as follows: 1. Location: Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. Yes, the project will comply with this requirement. The deposit area will be located in a central area, on the bus platforms (Attachments 13 and 33). 2. Accessibility May Be Limited: Access to refuse and recyclables deposit areas and collection points may be limited, except during regular business hours and/or specific collection hours. Yes, the project will comply with this requirement. Access to the trash/recycling area will be restricted except when Sound Transit operation and/or maintenance personnel empty public trash and recycling receptacles and during waste hauler collection hours. 4. Manufacturing and Other Nonresidential Developments – Minimum Size: In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Yes, the project will comply with this requirement. The building gross floor area is approximately 2,638 square feet. Per this subsection, 100 square feet for recycling and refuse deposit areas is required. Approximately 435 square feet is devoted to trash and recycling storage (Attachments 16 and 38). 4.3.8 RMC 4-4-095 – Screening and Storage Height/Location Limitations RMC 4-4-095 provides requirements for screening mechanical equipment and outdoor service or storage areas. Table 4- 11 provides the evaluation of the project’s compliance with the applicable requirements of RMC 4-4-095. Project Narrative and Code Review 4-35 Table 4-11. Project Compliance with RMC 4-4-095 – Screening and Storage Height/Location Limitations Land Use Code Requirement Evaluation of Compliance with Land Use Code D. Surface Mounted Equipment General Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. Yes, the project will comply with this requirement. Screening will be provided for all surface-mounted equipment. The equipment yard will be screened with metal fencing, perforated metal over metal fencing, a metal canopy, and columns. In addition, landscaping will be provided between the equipment yard and the shared-use path on S Grady Way, further screening the equipment yard from view. Refer to Attachment 38 for Screening Detail. E. Roof-Top Equipment All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Subject to the Administrator’s discretion, shielding shall consist of the following: 1. New Construction: Roof wells, clerestories, or parapets, walls, solid fencing, or other similar solid, nonreflective barriers or enclosures. Yes, the project will comply with this requirement. While no rooftop equipment is proposed for the site, the charging gantry will have elevated equipment for charging electric buses. The charging gantry will be wrapped on both sides of the horizontal truss with a pattern design feature to screen the equipment from view. At a minimum, the pattern design will be applied to the side facing Grady Way. The columns of the charging gantry will also be wrapped. Sound Transit, KCM, and the City are in coordination on the design of the gantry wrap. 4.3.9 RMC 4-4-100 – Sign Regulations RMC 4-4-100 regulates signs within the City while recognizing that signs are erected to provide information to pedestrians and motorists while not detracting from the quality of the urban environment. Government signage is exempt from sign regulations stated in RMC 4-4-100 per the exemption listed in RMC 4-4-100(B)(5)(b). Sound Transit has worked with the City to develop an appropriate signage plan for the site (Attachment 16). 4.3.10 RMC 4-4-130 – Tree Retention and Land Clearing Regulations RMC 4-4-130 provides regulations for the clearing of land and preservation of trees. Table 4-12 provides the evaluation of the project’s compliance with the applicable requirements of RMC 4-4-130. Project Narrative and Code Review 4-36 Table 4-12. Project Compliance with RMC 4-4-130 – Tree Retention and Land Clearing Regulations Land Use Code Requirement Evaluation of Compliance with Land Use Code C. Allowed Tree Removal Activities Tree removal, vegetation management, and associated use of mechanical equipment is permitted as follows, without the requirement of a routine vegetation management permit, except as provided in subsection D3 of this Section, Restrictions for Critical Areas – General, and in RMC 4-3-110, Urban Separator Overlay Regulations: 12. Utilities, Traffic Control, Walkways, Bikeways Within Existing, Improved Rights-of-Way or Easements: Within existing improved public road rights-of-way or easements, installation, construction, replacement, operation, overbuilding, or alteration of all natural gas, cable, communication, telephone and electric facilities, lines, pipes, mains, equipment or appurtenances, traffic control devices, illumination, walkways and bikeways. If activities exceed the existing improved area or the public right-of-way, this exemption does not apply. Restoration of disturbed areas shall be completed. Yes, the project will comply with this requirement. Tree removals will be required for the frontage improvements proposed including the shared-use path along S Grady Way (Attachment 19). A total of 24 trees will be removed in the right-of-way, which will be replaced by a total 24 trees (Attachments 17 and 21). 13. Land Development Permit Required: Tree removal authorized by a land development permit. Yes, the project will comply with this requirement. Sound Transit is applying for a CUP, master site plan review, LLA, and site plan review as well as subsequent grading and building permits. D. Prohibited Activities 1. Tree Removal in Advance of Issuance of Land Development Permit: There shall be no tree removal or land clearing on any site for the sake of preparing that site for future development unless a land development permit, as defined in RMC 4-11- 120, Definitions L, has been approved by the City for the subject site. Yes, the project will comply with this requirement. No trees will be removed before permit issuance. 2. Tree Removal or Vegetation Management Without the Required Permit: a. Tree removal in excess of the limits established in subsection C9 of this Section, Minor Tree Removal Activities, is prohibited unless a routine vegetation management permit or land development permit has been granted. b. Routine vegetation management on an undeveloped property without a routine vegetation management permit is prohibited. c. Removal of a landmark tree, as defined in RMC 4-11-200, Definitions T, is prohibited unless a routine vegetation management permit or land development permit has been granted. Yes, the project will comply with this requirement. No trees will be removed before permit issuance. Project Narrative and Code Review 4-37 Land Use Code Requirement Evaluation of Compliance with Land Use Code 3. Restrictions for Critical Areas – General: Unless exempted by critical areas, RMC 4-3-050C, or Shoreline Master Program Regulations, RMC 4-3-090, no tree removal, or land clearing, or ground cover management is permitted: a. On portions of property with: i. Critical areas, pursuant to RMC 4-3-050B, Applicability; and ii. Buffers associated with shorelines of the State, pursuant to RMC 4-3-090, Shoreline Master Program Regulations. Allowed tree removal and vegetation management activities within the shoreline buffer can be found in RMC 4-3-090F1i, Vegetation Management. Yes, the project will comply with this requirement. Per 4-4-130(C)(13) tree removal is allowed if authorized by a land use development permit. The CUP (a category of land use permits) submittal includes proposed tree removals. While the project area is within critical areas in the form of a Seismic Hazard Area and Wellhead Protection Area Zone 2, it is not within a buffer for a shoreline of the State. F. Permits Required 1. Land Development Permit Required for Site Preparation: An approved land development permit, as defined in RMC 4-11- 120, Definitions L, is required in order to conduct tree removal or land clearing on any site for the sake of preparing that site for future development. Yes, the project will comply with this requirement. No trees will be removed before permit issuance. H. Performance Standards for Land Development/Building Permits 1. Protected Trees: Trees required to be retained or planted pursuant to this subsection H1 are considered protected trees, as defined in RMC 4-11-200, Definitions T. Protected trees shall be retained or planted as follows: a. Minimum Tree Retention Requirements: Properties subject to an active land development permit shall retain a minimum of thirty percent (30%) of all significant trees on site. b. Tree Credit Requirements: With the exception of interior remodels not involving any building addition, removal of trees, or alteration of impervious areas, properties subject to an active land development permit shall comply with all of the following minimum tree credit requirements, and apply the tree credit value table in subsection H1bv of this Section: i. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre. ii. Either tree retention or a combination of tree retention and supplemental tree planting (with new small, medium, or large tree species) shall be provided to meet or exceed the minimum tree credits required for the site. iii. Supplemental tree planting shall consist of new small, medium, or large species trees, as defined in RMC 4-11-200, Definitions T. The supplemental trees shall be planted with a minimum size of two- inch (2") caliper, or evergreen trees with a minimum size of six feet (6') tall. The Administrator shall have the authority to approve, deny, or restrict the tree species for proposed supplemental trees. Yes, the project will comply with this requirement. Approximately 60% of significant trees within the site and approximately 52% of significant trees within right-of-way will be retained. Refer to Tables 2 through 4 in the Arborist Report for a summary of tree removal and replacement. Refer to the tree retention plan for tree removal and retention locations and species. Through the design process, the priority of significant tree retention was followed where feasible. Tree wealth was analyzed by a licensed arborist to determine which trees within the site and within right-of-way are considered significant trees. Where feasible, significant trees are proposed to be retained, with the priority of retained significant trees specified in the table in RMC 4-4-130(H)(1)(c). No landmark trees exist, and existing canopy coverage is very limited within the project area. All trees within the project area are within critical areas. No existing trees exceed 60 feet in height or 18 inches dbh. None of the existing trees are considered to be wind protection trees. As such, Priority Two traits were factored into the tree retention selection. Tree protection measures are described in Appendix D of the Arborist Report (Attachment 21). Given the nature of the site, the project will be 75 credits short of the required tree credits. Sound Transit will use the fee in lieu option as proposed in subpart f. Refer to Attachments 17, 19, 20, and 21 for the landscape plan, tree retention plan, tree retention worksheets, and arborist report respectively. Project Narrative and Code Review 4-38 Land Use Code Requirement Evaluation of Compliance with Land Use Code v. Tree credit value for each tree, existing or new, is assigned as shown in the following table: (See code for full table) c. Priority of Tree Retention Requirements: All significant trees required to be retained shall be preserved in the priority order listed below, with Priority One trees being the highest priority. Applications that propose retention of lower priority trees in lieu of Priority One trees must demonstrate in writing to the Administrator’s satisfaction that: (i) all reasonable efforts have been taken to preserve trees utilizing the highest priority possible, (ii) that retention of higher priority trees is not feasible or practical for the project site, and (iii) that the project proposal meets or exceeds the purposes and intent of this Section. Significant trees shall be retained in the following priority order: (See code for full table) e. Replacement Requirements: The Administrator may authorize the planting of replacement trees, as an alternative to retaining trees in conformance with subsection H1a of this Section, provided it can be demonstrated to the Administrator’s satisfaction that an insufficient number of trees can be retained, the proposed removal and replacement is the minimum necessary to accomplish the desired purpose, and the tree replacement complies with the following: i. Replacement Criteria: Replacement planting in lieu of minimum tree retention may be granted for situations where: (a) There are special circumstances related to the size, shape, topography, location, or surroundings of the subject property; or (b) The strict application of the code would prevent reasonable use of property; or ii. Replacement Quantity and Standards: When the minimum number of protected trees cannot be retained, replacement trees with at least a two- inch (2") caliper, or evergreen trees at least six feet (6') tall, shall be planted based on the tree credit value of each protected tree removed pursuant to the table shown in subsection H1b of this Section. The protected trees used for calculating required credit replacement shall be determined based on the priority order of the significant trees proposed for removal on site. Replacement trees shall not contribute to the total credits required pursuant to subsection H1b of this Section. The City may require a surety or bond to ensure the survival of replacement trees. iii. Replacement Tree Species: The Administrator shall have the authority to approve, deny, or restrict the tree species for proposed replacement trees. f. Fee in Lieu: When the Administrator determines that it is infeasible to replace or supplement trees on the site, payment into the City’s Urban Forestry Program fund Project Narrative and Code Review 4-39 Land Use Code Requirement Evaluation of Compliance with Land Use Code may be approved in an amount of money approximating the current market value of the replacement trees and the labor to install them. The City shall determine the value of replacement trees. 3. Tree Retention/Land Clearing (Tree Inventory) Plan Required: When a land development permit, as defined in RMC 4-11-120, is submitted to the City it shall be accompanied by a tree retention/land clearing (tree inventory) plan pursuant to RMC 4-8-120, Submittal Requirements – Specific to Application Type. Yes, the project will comply with this requirement. Refer to Attachment 19 Tree Retention/Land Clearing Plan. 4. Arborist Report Required: When a land development permit, as defined in RMC 4-11-120, is submitted to the City it shall be accompanied by an arborist report pursuant to RMC 4-8-120, Submittal Requirements – Specific to Application Type. Yes, the project will comply with this requirement. Refer to Attachment 21. 6. General Review Criteria: All land clearing and tree removal activities shall comply with RMC 4-4-060, Grading, Excavation, and Mining Regulations, and shall meet the following criteria: a. The land clearing and tree removal will not create or contribute to landslides, accelerated soil creep, settlement or subsidence, flooding, erosion, or increased turbidity, siltation, or other form of pollution in a watercourse. b. Land clearing and tree removal will be conducted to maintain or provide visual screening and buffering between land uses of differing intensity, consistent with applicable landscaping and setback provisions of the Renton Municipal Code. c. Land clearing and tree removal shall be conducted so as to expose the smallest practical area of soil to erosion for the least possible time, consistent with an approved build-out schedule and including any necessary erosion control measures. d. Land clearing and tree removal shall be consistent with subsection D3 of this Section, Restrictions for Critical Areas – General, and RMC 4-3-050, Critical Areas Regulations. e. The land clearing and tree removal shall not create or contribute to a hazardous condition, such as increased potential for blowdown, pest infestation, disease, or other problems that may result from selectively removing trees and other vegetation from a lot. f. Land clearing and tree removal shall be conducted to maximize the preservation of any tree in good health that is an outstanding specimen because of its size, form, shape, age, color, rarity, or other distinction as a community landmark. Yes, the project will comply with this requirement. Land clearing and tree removal will not create or contribute to a landslide. Erosion control best management practices will be in place during all clearing work. The SRTC site does not abut a less intensive zone. Land clearing will be done as to expose the smallest area of soil for the least possible amount of time. Refer to above for compliance with RMC 4-4-130(D)(3). Land clearing and tree removal will not contribute to hazardous conditions. The design team has planned land clearing to remove the maximum extent of trees on the site and within right-of-way as possible. Refer to Attachment 19, 21, and 34 for, Tree Retention Plan, Arborist Report, and the Grading Plan respectively. 7. Timing: The City may restrict the timing of the land clearing and tree removal activities to specific dates and/or seasons when such restrictions are necessary for the public health, safety and welfare, or for the protection of the environment. Yes, the project will comply with this requirement. Sound Transit will abide by any City timing restrictions. Project Narrative and Code Review 4-40 Land Use Code Requirement Evaluation of Compliance with Land Use Code 8. Restrictions for Critical Areas: See subsection D3 of this Section, Restrictions for Critical Areas – General, and RMC 4-3-050, Critical Areas Regulations. Refer to above for compliance with RMC 4-4-130(D)(3). 9. Condition Measures for Tree/Ground Cover Retention: The following measures may be used in conditioning a land development permit or building permit proposal, to comply with the general review criteria of subsection H6 of this Section, General Review Criteria: a. Trees shall be maintained to the maximum extent feasible on the property where they are growing. Modification of the tree retention and land clearing plan, or the associated land development permit, may be required to ensure the retention of the maximum number of trees. b. The applicant may be required to replace trees, provide interim erosion control, hydroseed exposed soils, or other similar conditions which would implement the intent of this Section. c. Trees that shelter interior trees or trees on abutting properties from strong winds that could otherwise cause them to blow down should be retained. Sound Transit acknowledges that conditions may be proposed by the City for tree/groundcover retention. 10. Protection Measures During Construction: Protection measures in this subsection shall apply for all trees that are to be retained on site and off site. Off-site trees containing drip lines that encroach onto the site under construction shall be considered protected trees unless the applicant obtains written permission from the abutting property owner to remove the off-site trees and it is determined that the tree removal on the abutting property is in compliance with subsection C of this Section, Allowed Tree Removal Activities. All of the following tree protection measures shall apply: a. Temporary Tree Protection Fencing: Prior to development activities, the applicant shall erect and maintain a six-foot (6') high, post-driven, chain-link temporary construction fence around the drip lines of all retained trees, or if a tree protection tract or easement is provided, along the perimeter of the tree protection tract or easement. The temporary tree protection fencing shall be installed with steel posts driven at a depth that will adequately ensure the fence remains in an upright position for the duration of the development. The temporary tree protection fencing shall not be disturbed, removed, or relocated until the conclusion of construction activities. Protected trees may be fenced individually or in groups of trees. Individual trees shall be fenced on four (4) sides. If some tree or vegetation removal is necessary in order to gain access to retained trees for the purposes of installing temporary tree protection fencing, the applicant shall submit a phased tree removal plan for review and approval by the Administrator, prior to all development activities. b. Tree Protection Signage: Signage shall be placed on the tree protection fencing at intervals of no more than twenty feet (20') along the entirety of the protective tree fence. The sign(s) shall be designed, constructed, and Yes, the project will comply with this requirement. Trees to be retained will have protective fencing and signage. Refer to Appendix D of the Arborist Report (Attachment 21) for more proposed tree protection measures. Protection measures will also be shown in the building/civil permit plan sets. No construction materials will be staged within the drip line of any retained tree. No significant grade changes surrounding retained trees are proposed. The grade will not be lowered within the dripline limits of trees #1037 and #1038. Tree protection measures for excavation activities have been proposed in Appendix D of the Arborist Report (Attachment 21) including using alternative excavation methods when near trees such as pneumatic excavation to blow away soil from a root system, directional drilling instead of trenching, or hand excavation to expose roots. No utilities are proposed within the dripline of any retained tree. Grading within the dripline will not be lowered. No retained trees will have impervious surface below their dripline, with the exceptions of existing trees that currently have impervious surface below their driplines. Any existing vegetation undergrowth, that is not invasive or a noxious weed, will be retained. Monitoring will be done by ISA-certified arborist or ASCA-certified consultant during construction. Refer to Attachment 19, 21, and 34 for, Tree Retention Plan, Arborist Report, and the Grading Plan respectively. Project Narrative and Code Review 4-41 Land Use Code Requirement Evaluation of Compliance with Land Use Code installed in accordance with official specifications provided by the Administrator and shall convey the information deemed necessary by the Administrator. c. Construction Storage Prohibited: The applicant may not fill, excavate, stack, or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, or compact the earth in any way within the area defined by the drip line of any tree to be retained. d. Protection From Grade Changes: If the grade level adjoining to a tree to be retained is to be raised, the applicant shall construct a dry rock wall or rock well around the tree. The diameter of this wall or well must be equal to the tree drip line. e. Impervious Surfaces Prohibited Within the Drip Line: The applicant may not install impervious surface material within the area defined by the drip line of any tree to be retained, unless otherwise approved by the City. f. Utilities Prohibited Within the Drip Line: The applicant may not install utilities within the area defined by the drip line of any tree to be retained, unless otherwise approved by the City. g. Restrictions on Grading Within the Drip Lines of Retained Trees: The grade level around any tree to be retained may not be lowered within the greater of the following areas: (i) the area defined by the drip line of the tree, or (ii) an area around the tree equal to one and one- half feet (1-1/2') in diameter for each one inch (1") of tree caliper. A larger tree protection zone based on tree size, species, soil, or other conditions may be required. h. Vegetation and Undergrowth Protection: With the exception of invasive species removal which has received prior written approval from the City, removal of the existing vegetation within the drip line of protected trees is prohibited during development activities. Native understory trees, shrubs, and other vegetation shall be protected within the designated tree protection area for the duration of the development activities. All areas within the required fencing shall be covered evenly with a minimum of three inches (3") of bark mulch prior to installation of the protective fencing, except in areas where mulch will adversely affect protected ground cover plants. i. Monitoring Required During Construction: For all protected trees required to be retained in compliance with a land use decision, the applicant shall retain an International Society of Arboriculture (ISA) certified arborist or American Society of Consulting Arborists (ASCA) certified consultant to ensure trees are protected from development activities and/or to prune branches and roots, fertilize, and water as appropriate for any trees and ground cover that are to be retained. The ISA- certified arborist or ASCA-certified consultant shall supervise the installation of any required tree protection fencing, permanent or temporary. j. Alternative Protection: Alternative safeguards may be used if determined by the Administrator that such Project Narrative and Code Review 4-42 Land Use Code Requirement Evaluation of Compliance with Land Use Code safeguards would provide equal or greater tree protection. 11. Maintenance: a. All retained and replacement trees, including protected trees, shall be maintained in perpetuity from the date of the final land development permit issued for the project, unless tree removal is authorized pursuant to this Section; b. All retained trees and vegetation shall be pruned and trimmed to maintain a healthy growing condition or to prevent limb failure; c. With the exception of high-risk trees specifically retained to provide wildlife habitat, any protected tree that becomes a high-risk tree, as defined in RMC 4-11-200, or any protected or replacement tree that is removed, shall be replaced within three (3) months or during the next planting season if the loss does not occur in a planting season. Yes, the project will comply with this requirement. Sound Transit will maintain retained and replacement trees on Sound Transit property. 5-1 5. References City of Renton. 2015. Comprehensive Plan. https://www.ezview.wa.gov/Portals/_1976/Documents/ElementExamples/Renton%20Comprehensive%20Plan.pdf. City of Renton. 2022a. Approved Tree List & Spacing Guidelines. November 2022 Edition. https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8464278&dbid=0&repo=CityofRenton&cr=1. City of Renton. 2022b. 2022 City of Renton Surface Water Design Manual. https://cdnsm5- hosted.civiclive.com/UserFiles/Servers/Server_7922657/File/City%20Hall/Public%20Works/Utility%20Systems/Surface%2 0Water%20Design%20Standards/Combined%202022%20RSWDM.pdf. City of Renton. “Renton Municipal Code, Title IV Development Regulations.” Accessed January 25, 2024. https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton04.html. Washington State Department of Ecology (Ecology). 2019. Stormwater Management Manual for Western Washington. https://apps.ecology.wa.gov/publications/documents/1910021.pdf.