HomeMy WebLinkAboutSR_HEX_Sound Transit Center_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SR_HEX_Sound Transit Center_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: October 15, 2024
Project File Number: PR21-000095
Project Name: South Renton Transit Center and Roadway Improvements Project
Land Use File Number: LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Sound Transit, 401 S Jackson St, Seattle, WA 98104
Contact: Gary Yao, Sound Transit, 401 S Jackson St, Seattle, WA 98104
Project Location: 200 S Grady Way, 101 S Grady Way, and 750 Rainier Ave S (APNs 1923059035,
1923059032, 1923059063, 1923059068, and 1923059074)
Project Summary: The applicant, Sound Transit, is requesting master plan review, site plan review,
Hearing Examiner conditional use permit, lot line adjustment, bicycle parking
modification, and driveway modification to construct the South Renton Transit
Center (SRTC) located at 750 Rainier Ave S (APNs 1923059035, 1923059063,
1923059068, and 1923059074). The subject property is approximately 8.3 acres and
is in the Commercial Mixed Use Comprehensive Plan designation, Commercial
Arterial (CA) zone, and the Urban Design District D overlay district. The site is mostly
flat with impervious surfaces. Initially developed as an auto dealership and service
garage, the businesses that were previously on the site have been relocated.
Sound Transit has partnered with Washington State Department of Transportation
(WSDOT) to implement new bus rapid transit (BRT) service along I-405. As part of
the I-405 BRT program, Sound Transit is proposing to construct BRT facilities in
Renton, Burien, Tukwila, Bellevue, Kirkland, Bothell, and Lynnwood. The transit
center would include stops for Sound Transit and King County Metro (KCM) routes,
bus operator facilities, transit shelter canopy, eight (8) bus bays, 13-bus layover
spaces with a gantry for bus charging, 158-stall surface parking lot for transit center
users, and bicycle racks/lockers. Vehicle access would be from Rainier Avenue S and
Lake Avenue S.
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. In 2021, the applicant
received 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.
Additional work would include roadway improvements on Rainier Avenue S, Hardie
Avenue SW, S Grady Way, and Lake Avenue S (APN 1923059032) to facilitate bus
and pedestrian ingress and egress to the site, landscaping, utility improvements, and
construction of a stormwater conveyance and treatment system. Grading would
include approximately 12,906 cubic yards of cut and approximately 14,150 cubic
yards of fill from an approved source. Up to 57 of the 61 significant trees surveyed
are proposed to be retained. According to City of Renton (COR) Maps, the site
contains a potential High Seismic Hazard Area and is within the Downtown Wellhead
Protection Area Zone 2. Studies submitted with the application include an arborist
report, geotechnical report, traffic study, drainage report, and critical area study.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 2 of 59
SR_HEX_Sound Transit Center_FINAL
Site Area: Approx. 8.3 acres
Project Location Map
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 3 of 59
SR_HEX_Sound Transit Center_FINAL
B. EXHIBITS:
Exhibit 1: Hearing Examiner Staff Recommendation
Exhibit 2: Site Plan
Exhibit 3: Conceptual Landscape Plan
Exhibit 4: Colored Rendering
Exhibit 5: Community Outreach Plan
Exhibit 6: Lot Line Adjustment Map
Exhibit 7: Drainage Plan
Exhibit 8: Grading Plan
Exhibit 9: Utilities Plan
Exhibit 10: Architectural Elevations
Exhibit 11: Floor Plans
Exhibit 12: Pedestrian and Cyclist Circulation Plan
Exhibit 13: Screening Detail
Exhibit 14: Signage and Fencing Plan
Exhibit 15: Tree Retention and Replacement Plan
Exhibit 16: Turning Radius Exhibit
Exhibit 17: Project Narrative and Code Review
Exhibit 18: Urban Design Analysis Report
Exhibit 19: Arborist Report
Exhibit 20: Tree Retention and Tree Credit Worksheet
Exhibit 21: Traffic Study
Exhibit 22: Traffic Study Addendum
Exhibit 23: Traffic Memo
Exhibit 24: Critical Areas Study
Exhibit 25: Drainage Report
Exhibit 26: Geotechnical Report
Exhibit 27: Geotechnical Addendum
Exhibit 28: Soil Remediation Report
Exhibit 29: SEPA Determination of Non-Significance
Exhibit 30: SEPA DNS Addendum
Exhibit 31: Conditional Use Justification
Exhibit 32: Modification Justification
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 4 of 59
SR_HEX_Sound Transit Center_FINAL
Exhibit 33: King County Wastewater Treatment Comments
Exhibit 34: City Response to King County Comments
Exhibit 35: Demolition Permits (B21004869, B21004870, and B21004871)
Exhibit 36: Critical Areas Exemptions (LUA21-000115 and LUA21-000294)
Exhibit 37: Critical Area Approval/Temporary Use Permit (LUA22-000272)
Exhibit 38: Transportation Concurrency
Exhibit 39: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record: Sound Transit
401 S Jackson St
Seattle, WA 98104
2. Zoning Classification: Commercial Arterial (CA)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: The site is mostly flat with impervious surfaces. Initially
developed as an auto dealership and service garage, the
businesses that were previously on the site have been
relocated.
5. Critical Areas: The project site is mapped with a potential High Seismic
Hazard Area and is within the Downtown Wellhead
Protection Area Zone 2.
6. Neighborhood Characteristics:
a. North: Auto dealership, Commercial Mixed Use (CMU) Comprehensive Plan designation and
Commercial Arterial (CA) zone
b. East: King County Park-and-Ride and Auto dealerships, Commercial Mixed Use (CMU)
Comprehensive Plan designation and Commercial Arterial (CA) zone
c. South: Retail, office, and transitional housing uses, Commercial Mixed Use (CMU) Comprehensive
Plan designation and Commercial Arterial (CA) zone
d. West: Auto dealerships, Commercial Mixed Use (CMU) Comprehensive Plan designation and
Commercial Arterial (CA) zone
7. Site Area: Approx. 8.3 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1547 06/07/1956
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 5 of 59
SR_HEX_Sound Transit Center_FINAL
Sound Ford Addition LUA99-034 N/A 04/13/1999
Sound Ford Office Trailer TUP LUA99-112 N/A 08/13/1999
Walker Subaru Lot Line
Adjustment
LUA02-025 N/A 05/13/2002
Sound Ford Temporary Sign
Permit
LUA08-092 N/A 09/12/2008
South Renton Transit Center
CAO Exemption
LUA21-000115 N/A 04/06/2021
South Renton Transit Center
Building Demolition
LUA21-000294 N/A 10/05/2021
South Renton Transit Center
Soil Remediation and
Temporary Artwork
LUA22-000272 N/A 08/23/2022
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The subject development is within the City of Renton’s water service area and in the 196-
pressure zone. There are existing water mains on and in the vicinity of the site: there is a 12-inch (12”)
water main in Rainier Ave S (from Hardie Ave to S 7th St) that can provide a maximum flowrate of
5,000 gpm, but south of Hardie Ave SW the flow rate from the 12-inch (12”) main is reduced to 3,400
gpm because of a lesser flow coming from the south; and there is an existing eight-inch (8”) water
main located onsite that bisects the four (4) parcels running from north to south and across S Grady
Way. The water main branches near the site’s north property line and continues into the adjacent
commercial parking lots to the northeast and northwest and offsite ultimately tying into Rainier Ave
S and S 7th St. The site is located inside of the City’s Wellhead Protection Area, Zone 2.
b. Sewer: The subject development is located in the City of Renton sewer service area. There are existing
sewer mains on and in the vicinity of the site: there is an existing eight-inch (8”) diameter City of
Renton sewer main (see City sewer project plan S-1806) located within the proposed site that flows
east to west through the middle of the site before turning south and connecting into the street sewer
main system located in the intersection of Rainier Ave S and S Grady Way; and there is an existing
eight-inch (8”) diameter sewer main located in Rainier Avenue S, at the intersection of Rainier Ave S
and S Grady Way that crosses Rainier to the northwest and connects into the King County Metro sewer
main located on the west side of Rainier.
c. Surface/Storm Water: The site is located within three (3) subdrainage basins and contains four (4)
threshold discharge areas: the Black River – Springbrook Creek, Rolling Hills Creek and South Renton
Drainage Basins and contains only the Zone 2 Wellhead Protection Area onsite. The site topography
is relatively flat and gently slopes from the east to west. There are stormwater mains on and in the
vicinity of the site: there is an existing unmapped conveyance system located on the site that likely
connects to the City’s conveyance system that bisects the site from the east to west; there is a 27-
inch (27”) City owned conveyance system that runs through the center of the site from east to west,
the conveyance system captures upstream flows along Lake Ave S and the King County Park and Ride
along with flows from a portion of S Grady Way and Shattuck Ave S and the car dealership properties
to the north; there is an existing 24-inch (24”) City owned conveyance system located in Rainier Ave
S that collects runoff from the northbound travel lane and connects to the 27-inch (27”) system exiting
the site and is conveyed to the west; and there is an existing 12-inch (12”) City owned conveyance
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 6 of 59
SR_HEX_Sound Transit Center_FINAL
system located in S Grady Way that collects runoff from the project frontage along S Grady Way and
a small portion of the site and routes it to the south across S Grady Way. The project is divided into
four (4) threshold discharge areas (TDAs): South Renton Transit Center, including Rainier Ave S (SRTC
1), S Grady Way (SRTC 2), Lake Ave S (SRTC 3), and Hardie Ave SW (SRTC 4).
2. Streets: The proposed development fronts S Grady Way, Rainier Ave S, Hardie Ave SW and Lake Ave S. S
Grady Way is classified as a principal arterial with an existing right-of-way (ROW) width of 100 feet (100’)
and contains two (2) westbound, two (2) eastbound and two (2) southbound turn lanes at the Rainier
intersection which tapers to a northbound turn lane at Lake Ave S. The project frontage and intersection
contain sidewalks adjacent to the curb with a large landing and gateway art project at the intersection.
Rainier Ave S is classified as a principal arterial with a variable ROW width ranging between 115 and 135
feet. Rainier Ave S contains three (3) northbound and three (3) southbound lanes with one (1) each of
those lanes being dedicated bus/turn-only lanes. At the intersections of S Grady Way and Hardie Ave SW,
lane tapers occur from a center median to add additional turn/taper lanes. The project frontage contains
planter strip and sidewalk that was constructed as a portion of the Rainier Ave Phase 2 improvements.
Hardie Ave SW is classified as a collector arterial with an existing ROW width of 70 feet (70’) and contains
one (1) northbound and one (1) southbound lane and a dedicated right-turn only from the southbound
lane onto Rainier Ave S. The intersection with Rainier is separated by a median planter which only allows
for right-in, right-out access to Hardie. The west side of the street contains planter and sidewalk, whereas
the east side only contains sidewalk adjacent to the curb. The existing street width of 46-feet (46’) is wide
enough to accommodate parking on both sides. There is an existing planter that separates the right in/out
lanes due to the acute intersection angle with Rainier. Lake Ave S is a private street that is owned and
operated by King County Metro for the park and ride. Road width varies but is generally wide to
accommodate bus loading for passengers and turn movements up to 45-feet (45’) in width. Lake Ave S is
accessed from S Grady Way via traffic signal.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Lot Line Adjustments
6. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-2-250: Variances, Waivers, Modifications, and Alternates
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 7 of 59
SR_HEX_Sound Transit Center_FINAL
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on August
1, 2024 and determined the application complete on August 21, 2024. The project complies with the 120-
day review period.
2. The applicant was not required to hold a neighborhood meeting as the project includes the construction
of a public facility (RMC 4-8-090A.2.e). Public notice signs are required to be installed prior to the
submittal of a complete application, however in accordance with RMC 4-8-090C.3, the signs shall not be
installed more than five (5) days before an application is filed. In this instance the applicant was permitted
to install the sign more than five (5) days in advance of the submittal of a complete land use application
in order to allow for as much public notice of the project as possible.
3. The project site is located at 200 S Grady Way, 101 S Grady Way, and 750 Rainier Ave S (APNs 1923059035,
1923059032, 1923059063, 1923059068, and 1923059074).
4. The site is mostly flat with impervious surfaces. Initially developed as an auto dealership and service
garage, the businesses that were previously on the site have been relocated. In 2021, the applicant
received 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 (4) buildings that were onsite (Exhibits 35-37).
5. Vehicle access to the site would be provided from Rainier Ave S and Lake Ave S.
6. The property is located within the Commercial Mixed-Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Arterial (CA) zoning classification and is mapped within the
Urban Design District D overlay.
8. There are ten (10) significant trees identified on the project site, of those trees, four (4) are proposed for
removal. There are also 57 trees on the King County Park-and-Ride property to the east of the project site,
of those trees two (2) are proposed for removal (Exhibit 19).
9. The project site is mapped with a potential High Seismic Hazard Area and is within the Downtown
Wellhead Protection Area Zone 2.
10. Grading would include approximately 12,906 cubic yards of cut and approximately 14,150 cubic yards of
fill from an approved source.
11. The applicant anticipates that construction mobilization would begin in June 2025. The SRTC is expected
to open for operation in January 2027. Construction activities are proposed to begin in 2025 and end in
April 2027.
12. Staff received one (1) agency comment letter (Exhibit 33) from the King County Wastewater Treatment
Division, requesting a copy of the submitted plans so that potential impacts to King County’s 108-inch
(108”) East Side Interceptor can be evaluated. The City’s response (September 19, 2024) is provided in
Exhibit 34.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 8 of 59
SR_HEX_Sound Transit Center_FINAL
13. 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 and
subsequent Addendum (Exhibits 29 and 30).
14. The applicant submitted a code analysis (Exhibit 17) that explains in detail how the project either complies
with the adopted Renton Municipal Code or specifies what modifications to the Renton Municipal Code
that the applicant is requesting.
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: The site is designated Commercial Mixed-Use (CMU) on the City’s
Comprehensive Plan Map. The CMU designation is intended to allow residential uses as part of mixed-use
developments and support new office and commercial development that is more intensive than what
exists to create a vibrant district and increase employment opportunities. The intention of this designation
is to transform strip commercial development into business districts through the intensification of uses
and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public
amenity features. The proposal is compliant with the following development standards if all conditions of
approval are met:
Compliance Comprehensive Plan Analysis
Goal L-Y: Protect clean air and the climate for present and future generations through
reduction of greenhouse gas emissions at the individual, household, and community
levels, and promote efficient and effective solutions for transportation and
development.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Goal T-A: Continue to develop a transportation system that stimulates, supports, and
enhances the safe, efficient, and reliable movement of people, vehicles, and goods.
Goal T-D: Reduce the number of trips made via single occupant vehicle.
Policy T-28: Work with other jurisdictions and transit authorities to plan and provide
frequent, coordinated, and comprehensive transit service and facilities in residential
and employment areas.
Policy T-30: Work to improve the frequency and reliability of transit serving Renton’s
Downtown and promote the Downtown Transit Center as part of a regional high-
capacity transit system.
Policy T-32: Coordinate transit, bike, and pedestrian planning efforts and evaluate
opportunities to leverage investments for the benefit of more users.
Policy T-37: Support transit agencies’ investment in transit service to Renton
neighborhoods within and beyond Downtown.
17. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 9 of 59
SR_HEX_Sound Transit Center_FINAL
amenities, and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Auto Mall
District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
Use: Transit centers are permitted within the CA zone, subject to the approval of a
Hearing Examiner Conditional Use Permit, provided specified use(s) are not permitted
within the Commercial and Mixed-Use land use designation along Northeast Sunset
Boulevard, Northeast Fourth (4th) Street, or South Puget Drive.
Staff Comment: The proposed transit center would include stops for Sound Transit and
King County Metro (KCM) routes, bus operator facilities, transit shelter canopy, eight
(8) bus bays, 13-bus layover spaces with a gantry for bus charging, 158-stall surface
parking lot for transit center users, and bicycle racks/lockers. The project site is not
located within the Commercial and Mixed-Use land designation along Northeast
Sunset Boulevard, Northeast Fourth (4th) Street, or South Puget Drive. A Hearing
Examiner Conditional Use Permit has been required, see further discussion below under
FOF 20.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: Not applicable, no residential development is proposed.
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The size of the four (4) proposed lots that comprise the SRTC site range
in size from approximately 42,248 square feet to approximately 208,500 square feet
and are in compliance with this minimum lot size requirement.
Compliant if
condition of
approval is met
Setbacks: The minimum front yard and secondary front yard setback is 15 ft. The
minimum setback may be modified through the site plan review process if it can be
demonstrated to the Administrator’s satisfaction that the following criteria are met:
i. The perceived scale of the proposed structure that is created by the reduced
setback is compatible with the abutting structures and the surrounding
neighborhood; and
ii. The required street frontage landscaping identified in RMC 4-4-070F1 is
increased to 15 feet along all public street frontages with the exception of
walkways, driveways, programmed pedestrian plazas, and the area of reduced
setback; and
iii. Enhanced landscaping, such as increased caliper size of trees, increased
container size of shrubs, and/or increased quantity or diversity of plantings, is
provided within the public right-of-way on the street frontage abutting the
reduced setback; and
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 10 of 59
SR_HEX_Sound Transit Center_FINAL
iv. The project includes a public art installation, subject to review and approval,
with a minimum monetary value of one percent (1%) of the assessed value of
the proposed structure, or when the Administrator determines that it is
impractical to install public art on site, payment of a fee-in-lieu may be
approved in an amount of money approximating one percent (1%) of the
assessed value of the proposed structure; and
v. The design of the proposed structure complies with all of the following
requirements:
a) Back of house facilities such as walk-in freezers, bathrooms, breakrooms,
storage rooms, or other rooms that do not contain windows, are not
located along any building facade that fronts a public street; and
b) Floor to ceiling transparent windows are provided for at least fifty percent
(50%) of the ground floor building facade that fronts a reduced setback;
and
c) The proposed structure includes design features such as step-backs of
upper levels, changes in roof plane, and changes in roof form/slope in a
manner that serves to reduce the apparent bulk of the proposed
structure; and
d) Canopies or similar design features are provided along any building facade
that fronts a public street, with emphasis provided to the primary entry;
and
e) Structured parking is not located along any building facade that fronts a
reduced setback.
Alternatively, the minimum setback may be modified through the site plan review
process if it can be demonstrated to the Administrator’s satisfaction that the reduced
setback would result in the protection and preservation of Priority One trees, as
identified in RMC 4-4-130H1b, that would otherwise not practicably be retained
without reduction of the minimum setback.
A maximum front yard and secondary front yard setback of 20 ft. is required. 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.
Alternatively, the maximum setback requirement may be modified if the applicant can
demonstrate that the above criteria cannot be met by addressing the following
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 11 of 59
SR_HEX_Sound Transit Center_FINAL
criteria. However, all the above criteria 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 (1) 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.
There are no minimum side or rear yard setbacks, except 15 feet (15’) if the lot abuts
or is adjacent to a lot zoned residential.
Staff Comment: The SRTC site has three (3) front yards, which is defined by the City as
where a property has frontage on an adjacent street. The project site’s three (3) front
yards are along S Grady Way, Rainier Ave S, and Lake Ave S. The primary front yard for
the site is off Rainier Ave S. S Grady Way and Lake Ave S are secondary front yards, as
defined by RMC 4-11-250. The canopy over Bus Bay 1 would be the closest structure to
Rainier Ave S and is proposed to be approximately 56 feet (56’) from the right-of-way
line of Rainier Ave S (Exhibit 2).
The proposed project would exceed the maximum twenty-foot (20’) front yard setback
requirement. The project meets the requirements of condition 15 (see RMC 4-2-
120C.15) allowing for a modification to the maximum front yard setback.
As previously discussed above, the SRTC site has two (2) secondary front yards along S
Grady Way and Lake Ave S. The closest building proposed to S Grady Way would be the
canopy over the equipment yard which, at its nearest point, is approximately 61 feet
(61’) from the right-of-way line of S Grady Way. The nearest structure to Lake Ave S is
the proposed transit shelter on the large island, which is set back approximately 150
feet (150’) from Lake Ave S at its nearest point (Exhibit 2). Because of the site design
requirements for this type of transit facility, the proposed transit center would exceed
the maximum twenty-foot (20’) setback requirement (Exhibit 2). The project meets the
requirements of condition 15 allowing for a modification to the maximum front yard
setback.
The SRTC site does not abut a lot zoned residential, so there is no minimum side or rear
yard setback requirement.
Due to site constraints, the applicant contends that it is not feasible to meet maximum
setback requirements. Overhead utility easements along the frontages of S Grady Way
and Lake Ave 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 Ave S frontage, perimeter
landscaping with a varied palette for visual interest would address potential visual
dominance of surface parking and leaves space for a future Transit Oriented
Development (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 into 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 twelve-foot (12’) wide multi-use path is
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 12 of 59
SR_HEX_Sound Transit Center_FINAL
proposed that would provide pedestrian connectivity from Lake Ave S to Rainier Ave S.
The City’s Public Works Department has identified this proposed multi-use path as a
missing link for a bicycle infrastructure connection. In order for this path to serve as a
bicycle infrastructure connection, the width of the path would need to be widened from
twelve feet (12’) to fourteen feet (14’). Staff recommends, as a condition of approval,
that the twelve-foot (12’) wide multi-use path proposed along the north property line
be widened to fourteen feet (14’). In order to accommodate this additional two feet
(2’), it would be acceptable to reduce the proposed eight-foot (8’) landscape strip along
the south side of the path to six feet (6’). Revised plans showing the widened multi-use
path shall be submitted to the Current Planning Project Manager for review and
approval at the time of Utility Construction Permit review.
Within the site, walkways are proposed to connect transit users to and from the
parking lot and bus bays with access from all three (3) abutting streets to the property
with adequate lighting for user safety. As the site is a transit facility, it encourages
public transit rather than single occupancy vehicle (SOV) use. Plaza pathway features
that connect the S Grady Way shared-use path to the temporary surface parking lot
would cross a low-scale streetscape of vegetated bioswales surrounded by trees and
shrubs, giving a feeling of crossing a meandering stream. Benches would also be
provided along these plaza pathways and the shared-use path along S Grady Way. The
frontage along S Grady Way would be an improvement to the typical streetscapes in
this area, which is visually dominated by unbroken surface parking. Walkways would
be well lit per the requirements of RMC 4-4-075, and crosswalks would be provided at
all intersections on the site to promote safety and visibility. As the SRTC would be a
transit center, much of the site is devoted to vehicular use for both buses and personal
vehicles. However, 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 would 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.
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. if the building
is mixed use.
Staff Comment: Based on the site size of 8.3 acres, the 65% maximum would allow
235,000 square feet of building coverage. The lot coverage of the four (4) proposed
buildings combined is approximately 2,638 square feet, which is approximately one
percent (1%) of the total SRTC site (Exhibit 2).
The maximum height of the proposed buildings is approximately 15 feet (15’), and the
maximum height of the bus shelter canopies are approximately 23 feet (23’) (Exhibit
10), which is less than or compliant with the maximum height requirement permitted
in the CA zone.
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. 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 shall be
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 13 of 59
SR_HEX_Sound Transit Center_FINAL
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, streetlights, 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.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
(1) tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one (1) per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 square feet of
landscaping per parking space, 51 and 99 spaces shall provide 25 square feet of
landscaping per parking space, and 100 or more spaces shall provide 35 square feet of
landscaping per parking space. 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 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 (1) tree for every six (6)
parking spaces within the lot interior shall be planted.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 14 of 59
SR_HEX_Sound Transit Center_FINAL
b. Shrubs at the minimum rate of one (1) 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.
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.
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 RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
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.
Broadleaf trees 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.
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.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot
(15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide
fully sight-obscuring landscaped visual barrier, is required along the common property
line.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: A Conceptual Landscape Plan (Exhibit 3) was submitted with the land
use application materials. The submitted conceptual landscape plan includes the
minimum required 10-foot (10’) landscaping strips on all sides of the site abutting a
public street. Street frontage landscaping would include a combination of trees, shrubs,
and ground cover.
The submitted Conceptual Landscape Plan includes eight-foot (8’) wide planter strips
separating the road from the sidewalk that either would be provided or already exist
along Rainier Ave S, Lake Ave S, and S Grady Way. Street trees to be planted are from
the City’s Approved Street Tree List (City of Renton November 2022 Edition) and would
be planted in the center of the planter strips between the sidewalk and curb. Plantings
would be minimum two-inch (2”) caliper at the time of planting. Planting locations
have been selected to avoid interfering existing right-of-way structures such as
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 15 of 59
SR_HEX_Sound Transit Center_FINAL
streetlights, as well as utility line conflicts from the SCL and PSE easement located
onsite.
The submitted Conceptual Landscape Plan includes landscaping within the proposed
surface parking lot. The proposed parking lot would 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. All interior parking lot landscaped areas exceed the
required dimensions. Two-inch (2”) 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. 27 trees are proposed for interior landscaping. Shrubs are proposed
at a rate greater than one (1) per 20 square feet of landscaped area, and over 50% of
these would 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 would be further than 50 feet (50’) from a
landscaped area within the proposed parking lot.
The proposed surface parking lot would include the minimum 10-foot-wide
landscaping strips separating the parking lot from public right-of-way along Rainier
Ave S and S Grady Way. All trees would be a minimum 2-inch (2”) caliper when planted
and would be generally placed at a minimum of one (1) tree every 30 lineal feet of
street frontage. Shrubs are proposed at a rate greater than one (1) per 20 square feet
of landscaped area, and over 50% of these would 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).
The project proposal includes three (3) meandering bioretention facilities. Landscaping
is proposed surrounding the perimeter of these facilities. The vegetation within the
bioretention facilities, and the facilities themselves, would comply with the current City
of Renton Surface Water Design Manual.
The landscape architect followed the City’s plant preference order (as described above)
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 (2) 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 Seattle City Light (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 to 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 (3)
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.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 16 of 59
SR_HEX_Sound Transit Center_FINAL
The frontage landscaping along S Grady way would include vegetated bioswales that
have been incorporated into the landscaping design. Trees cannot be planted within
the lower area of 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.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over sixty
feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: A Conceptual Tree Retention and Replacement Plan (Exhibit 15), Tree
Retention and Tree Credit Worksheet (Exhibit 20), and an Arborist Report prepared by
Jacobs, dated February 2023 and April 2024 (Exhibit 19) were submitted with the
project application materials. As described in the submitted Arborist Report (Exhibit
19), there are ten (10) significant trees identified on the project site. Of those trees,
four (4) are proposed for removal. There are also fifty-seven (57) trees on the King
County Park-and-Ride property to the east of the project site. Of those trees, two (2)
are proposed for removal. The proposal to retain six (6) of the existing onsite significant
trees results in a sixty percent (60%) retention rate and the proposal to retain fifty-five
(55) trees on the abutting King County Park-and-Ride property results in a ninety-six
percent (96%) retention rate, which exceed the City’s thirty percent (30%) retention
requirement.
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
on the project site, and existing canopy coverage is very limited within the project area.
All trees within the project area are within critical areas (high seismic hazard area and
wellhead protection area). No existing trees exceed 60 feet (60’) in height or 18 inches
(18”) 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.
The City’s Tree Retention Regulations also require a minimum tree density of 30 credits
per net acre. The submitted Arborist Report (Exhibit 19) concluded that 249 tree credits
would be required on the SRTC project site and 201 tree credits would be required on
the abutting King County Park-and-Ride property to the east. The proposed project is
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 17 of 59
SR_HEX_Sound Transit Center_FINAL
providing 245 tree preservation credits through the retention of existing trees and is
also providing a total of 129.75 tree credits by the planting of new trees, resulting in a
total of 374.75 tree credits on the project site. This leaves a deficit of 74.25 tree credits,
which the applicant is proposing to round up to 75 tree credits. Sound Transit is
proposing to use the fee in-lieu option to mitigate for the 75 remaining tree credits.
Staff recommends, as a condition of approval that payment for any tree credits be
received prior to the issuance of the Civil Construction Permit.
Tree protection measures would be required during project construction in accordance
with RMC 4-4-130H.10. These measures would include the installation of a 6-foot (6’)
high chain link fence as well as signage identifying the trees as protected.
Refuse and Recycling: 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.
Outdoor refuse and recyclables deposit areas and collection points shall not be located
within fifty feet (50') of a lot zoned residential , except by approval through the site
development plan review process, or through the modification process if exempt from
site development plan review.
Staff Comment: The proposed building gross floor area is approximately 2,638 square
feet and would therefore be required to provide a minimum of eight (8) square feet of
recyclables deposit areas and 16 square feet of refuse deposit areas. The proposed
project would be required to provide a total minimum area of one hundred (100)
square feet of refuse and recyclables deposit areas. As shown on the submitted site
plan (Exhibit 2), approximately 132 square feet is devoted to trash and recycling
storage, which would exceed this requirement. The proposed service area would be
located outside of any required setback areas and would not be located within fifty
feet (50’) of any residentially zoned property.
The bus layover/charging area is located adjacent to the refuse storage area. It will
allow trucks to collect refuse without blocking access to the parking lot from Lake Ave
S. The proposed architectural styling of the refuse storage area enclosure (Exhibit 13)
is consistent with the architectural styling of the primary structure onsite.
The proposed deposit area would be located in a central area, near the bus
layover/charging area and core facility building, however access to the trash/recycling
area would be restricted except when Sound Transit operation and/or maintenance
personnel empty public trash and recycling receptacles and during waste hauler
collection hours.
Vehicular Access: 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.
Staff Comment: The project provides a topographically feasible site-to-site connection
with connection to Lake Ave S to the east (Exhibit 2).
Parking: Parking regulations have not specific requirements for onsite parking for
transit centers. For uses that are not identified within the onsite parking table in RMC
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 18 of 59
SR_HEX_Sound Transit Center_FINAL
4-4-080F.10.e, department staff shall determine which of the uses is most similar
based upon staff experience with various uses and information provided by the
applicant. The amount of required parking for uses not listed shall be the same as for
the most similar use listed.
Standard parking stall dimensions are nine (9) feet by 20 feet and compact stall
dimensions are eight and one-half (8.5) feet by 16 feet. Compact spaces shall not
account for more than thirty percent (30%) of all onsite parking spaces. For parking
lots with 300-400 parking spaces, a total of eight (8) of those spaces shall be
designated as Accessible per the Americans with Disabilities Act (ADA).
Staff Comment: The City’s Development Regulations do not include a specific number
of parking spaces for transit centers, however, as part of the proposed project a
parking lot would be provided. The proposed parking lot on the site would provide 158
parking spaces (6 Americans with Disabilities Act [ADA] stalls; 5 reserved stalls; 1
electric vehicle (EV) charging stall, and 146 carpool stalls) for the proposed transit
center (Exhibit 2).
In addition, the site plan (Exhibit 2) included stall dimensions and aisle widths. The
standard stalls would have a width of nine feet (9’) and a depth of 20 feet (20’), the
compact stalls would have a width of eight feet, six inches (8’ 6”) and a depth of 16
feet (16’), and the minimum proposed aisle width would be 24 feet (24’). The proposed
parking spaces would comply with the dimensional requirements outlined in the
Parking Regulations.
Compliant if
modification
is approved.
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
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 (1) 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
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.
Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle
parking only.
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.
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.
Whenever possible, bicycle parking shall be incorporated into the building design and
coordinate with the design of the street furniture when it is provided.
Bicycle parking shall be visible to cyclists from street sidewalks or building entrances,
so that it provides sufficient security from theft and damage.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 19 of 59
SR_HEX_Sound Transit Center_FINAL
Bicycle parking shall be at least as well-lit as vehicle parking for security.
Staff Comment: Bicycle parking would be required for ten percent (10%) of the total
required parking spaces. The proposal would include bicycle parking that exceeds 10%
of the provided number of vehicle parking stalls. The proposal includes 158 total
parking spaces, ten percent (10%) of those spaces would total 16 spaces. The proposal
includes bicycle parking for up to 36 bicycles, which includes seven (7) secure bicycle
racks (two bicycles each) and 11 lockers (two bicycles each), which exceeds the ten
percent (10%) parking stall standard. The seven (7) bicycle racks and eight (8) of the
11 bike lockers would be located along Rainier Ave S, just south of the intersection with
Hardie Ave SW. The other remaining three (3) bike lockers are proposed within the
larger bus island (between Bus Bay 4 and Bus Bay 5). Each bicycle parking space would
be at least two feet (2’) wide by six feet (6’) deep. Bicycle parking would be clearly
marked and would not impede pedestrians traveling along the east side of Rainier Ave
S/west side of the SRTC site or commuters using the bus islands. Bicycle parking would
not impact driver vision for buses entering Rainier Ave S or navigating around the bus
islands. Bicycle parking would be conveniently located on the west and east side of the
project site. Bicycle parking would be well lit by luminaires on Rainier Ave S, luminaires
over the pedestrian walkway between the bus bays and the parking lot, and lights on
the bus canopies. Bicycle parking would not be located within 50 feet (50’) 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 (Exhibit 32). See further modification discussion below under FOF 21.
Compliance
not yet
demonstrated
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: As shown on the submitted Site Plan (Exhibit 2), a low retaining wall is
proposed along the north property line, adjacent to the transit center loop. The
maximum visible extent of the retaining wall from the property to the north would be
approximately 3.3 feet (3.3’). An eight-foot (8’) high fence is proposed on top of the
retaining wall and would exceed the 50% transparency requirement. As design
progresses, it is anticipated that all retaining wall and fencing standards would be met,
however if an element of these standards cannot be met, a modification would be
requested.
Compliant if
conditions of
approval are met
Screening and Storage: All on-site surface mounted utility equipment shall be
screened from public view. Screening shall consist of equipment cabinets enclosing
the utility equipment, solid fencing or a wall of a height at least as high as the
equipment it screens, or a landscaped visual barrier allowing for reasonable access to
equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or
colors compatible with building materials.
All operating equipment located on the roof of any building shall be enclosed so as to
be screened from public view.
Outdoor storage must be screened from adjacent or abutting properties and public
rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 20 of 59
SR_HEX_Sound Transit Center_FINAL
a minimum of six feet (6') in height, berming, and/or landscaping as determined by
the Administrator to achieve adequate visual or acoustical screening.
Staff Comment: A screening detail (Exhibit 13) was submitted with the application
materials. Screening would be provided for all surface-mounted equipment. The
equipment yard would be screened with metal fencing, perforated metal over metal
fencing, a metal canopy, and columns. In addition, landscaping is proposed between
the equipment yard and the shared-use path on S Grady Way, further screening the
equipment yard from view.
While no rooftop equipment is currently proposed for the site. The charging gantry,
located at the bus layover charging yard would have elevated equipment for charging
electric buses. The charging gantry would be wrapped on both sides of the horizontal
truss with a pattern design feature to screen the equipment from view. The columns of
the charging gantry would also be wrapped. Sound Transit, KCM, and the city are in
coordination on the design of the gantry wrap. Staff recommends, as a condition of
approval, that the design of the gantry wrap be approved by the Current Planning
Project Manager prior to the issuance of a building permit.
18. Design Standards: The project site is located within Design District ‘D’. The following table contains project
elements intended to comply with the standards of the Design District ‘D’ Standards and guidelines, as
outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: All proposed buildings would be single story buildings and would be
centrally located on the project site. The proposed canopies would be no taller than 23
feet (23’). None of the proposed structures or buildings would be tall enough to cast a
shadow on neighboring parcels.
Compliant with
the guidelines
of this section
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The proposed buildings onsite would have sidewalk connections to
provide pedestrian access for operators and maintenance staff, with connections to
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 21 of 59
SR_HEX_Sound Transit Center_FINAL
Rainier Ave S, S Grady Way, and Lake Ave S. These buildings are not for public use. The
core facility building is strictly for telecom equipment, electrical equipment, storage,
and bus operator use. There is also a security building proposed that needs to be
centrally located to have the best view of the transit center islands, parking lot, and
bus layover area. As such, they have been oriented to be in the center of the site to not
impede pedestrian and bus access to the transit center and to be located close to the
bus layover spots for convenient access by bus operators.
Currently the project site frontage does not provide a pedestrian-friendly environment
to promote lively uses along the site frontage. The proposed transit center, with
proposed pedestrian amenities, would help transition the surrounding area to a more
densely developed area, supported by transit, which is compliant with the vision the
city has for this area.
The proposed transit center would include improvements that would enhance the
existing street frontage, including perimeter landscaping and the proposed shared-use
path along S Grady Way with landscaping, plaza pathways, seat walls, lighting, and a
meandering bioretention facility that mimics a stream. In addition, a shared-use path
is proposed for the north property line that would provide a pedestrian connection
between Lake Ave S and Rainier Ave S that currently does not exist. To reduce visual
impact of the proposed parking lot, a wider sidewalk along the northern half of Rainier
Ave S is provided as well.
The proposed project is compliant with the intent of the guidelines of this section.
Compliant with
the guidelines
of this section
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: As stated previously, the proposed buildings are not for public use. As,
such they have been placed centrally on the site to not impede pedestrian and bus
access to the transit center and to be located close to the bus layover spots for
convenient access by bus operators. As previously discussed above, the proposed
project would support the redevelopment of the surrounding area and include
improvements along the existing street frontage that would result in the project’s
compliance with the guidelines of this section.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable, no residential uses are proposed under this application.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 22 of 59
SR_HEX_Sound Transit Center_FINAL
Complies with
the guidelines
of this section
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
Staff Comment: The purpose of the Building Entries section of the Design District
Guideline is “to make building entrances convenient to locate and easy to access and
ensure that building entries further the pedestrian nature of the fronting sidewalk and
the urban character of the district.” Because these buildings are not for public use, but
rather bus operator layover facilities as well as site equipment and storage space, the
buildings have been designated to be located centrally on the site with entrances easily
accessible from the layover spots to make them “convenient to locate and easy to
access” for the operators that will use them. Nevertheless, all buildings will be
connected to the network of pedestrian walkways on the site that connect with Rainier
Ave S, S Grady Way, and Lake Ave S. The proposed buildings have also been designed
to match architecturally with the proposed bus shelters and provide human-scale
elements. They include architectural features such as facade overhangs, facade
articulation, and changes in building materials and colors. The proposal complies with
the intent of the guidelines of this section.
Complies with the guidelines
of this section
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See discussion above, this proposal complies with the intent of the
guidelines of this section.
Complies with the guidelines
of this section
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional
to the distance above ground level.
Staff Comment: See discussion above, this proposal complies with the intent of the
guidelines of this section.
Complies with
the guidelines
of this section
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Staff Comment: See discussion above, this proposal complies with the intent of the
guidelines of this section.
Complies with
the guidelines
of this section
Standard: Features such as entries, lobbies, and display windows shall be oriented to
a street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: See discussion above, this proposal complies with the intent of the
guidelines of this section.
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Pedestrian walkways and landscaping are both proposed throughout
the proposed transit center. Access to the bus bays is emphasized by the pedestrian
access, with access from Lake Ave S and Rainier Ave located at the northeast and
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 23 of 59
SR_HEX_Sound Transit Center_FINAL
southeast corners of the site respectively. Pedestrians on S Grady Way may access the
site through two (2) plaza pathways from the proposed shared-use path or at the
southeast corner via a proposed walkway adjacent to Lake Ave S, or they may walk
north along the improved sidewalk on Rainier Ave S to the aforementioned northwest
entrance. The proposed buildings can then be accessed via Rainier Ave S entrance or
via the bus bays for pedestrians coming from Lake Ave S or S Grady Way. These are not
public buildings; therefore, public pedestrian access to these buildings was not
prioritized.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable, no residential dwelling units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: Both proposed buildings would incorporate a pitched roof that aims to
reduce the apparent bulk of the proposed buildings and transition with existing
development. Increased setbacks are not required as the proposed building would be
centrally located within the project site.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 24 of 59
SR_HEX_Sound Transit Center_FINAL
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: As shown on the submitted site plan (Exhibit 2), the proposed service
area would be located within the equipment yard which is located away from the bus
bays and parking lot. The proposed service area would be accessible to service vehicles.
Compliant
with the
guidelines of
this standard
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The equipment yard includes fencing and would be covered with a
canopy. Whereas the generator pad and refuse and recycling area would not have
roofs to allow service trucks to easily access both of these areas. The dumpsters would
be covered at all times. All service areas are located centrally away from pedestrian
areas and would have screening made of durable, weather-resistant metal picket fence
and perforated metal. The equipment yard, with more weather-sensitive equipment,
would have an angled roof similar to that of the bus bay canopies and core facilities
and security buildings. The core facilities building would provide additional screening
for these areas from view of pedestrians and motorists using the surface parking lot.
The proposed landscaping along S Grady Way does the same for non-motorized users
of the shared-use path. From most pedestrian-accessible areas of the site, the service
areas would not be visible, and the aforementioned screening and landscaping softens
the view from areas where they may be visible. The proposed service area would
comply with the intent of the guidelines of this standard.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: The equipment yard, generator pad, and refuse storage area would
use metal picket fencing and perforated metal as screening (Exhibit 13).
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: There are no service areas proposed adjacent to any public street,
public pathway, or pedestrian-oriented space. Perimeter landscaping is also proposed
to provide additional screening for the equipment yard and generator pad as they are
located closer to a public street than the refuse and recycling area.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
Standard: Developments located at district gateways shall be marked with visually
prominent features.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 25 of 59
SR_HEX_Sound Transit Center_FINAL
Staff Comment: The proposal includes an existing visually prominent piece of city
artwork on the corner of Rainier Ave S and S Grady Way that would be preserved. In
addition, the applicant is also providing a scenic shared-use path with landscaping,
plaza pathways, seat walls, lighting, and a meandering bioretention facility that would
mimic a stream.
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: See previous discussion above.
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not
qualify).
Staff Comment: See previous discussion above.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: The SRTC is a corner lot located on both the corners of Rainier Ave S
and S Grady Way and Lake Ave S and S Grady Way. Proposed buildings are not for
public use and are centrally located within the project site. Proposed temporary surface
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 26 of 59
SR_HEX_Sound Transit Center_FINAL
parking lot would be located between the core facilities building and two (2) front
property lines along Rainier Ave S and S Grady Way.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The project proposes landscaping between the proposed parking lot
and Rainier Ave S and S Grady Way (Exhibit 3).
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not appliable, no structured parking is proposed. ST3 initially included
a parking garage at this location, but Sound Transit Board Resolution 2021-05
(commonly known as Realignment) indefinitely delayed the parking garage in response
to budget shortfalls. However, a future phase could include a parking garage and/or
transit-oriented development (TOD) over the temporary surface parking lot. Currently,
Sound Transit staff does not have the authority to apply for a parking garage
entitlement or to surplus land for TOD.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 27 of 59
SR_HEX_Sound Transit Center_FINAL
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not appliable, no structured parking is proposed.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If
not available, access shall occur at side streets.
Staff Comment: Access to the proposed surface parking lot would be from a side street
(Lake Ave S) and through two (2) existing driveways on Rainier Ave S. No new access
routes would be created on arterials.
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: The proposed surface parking lot would use two (2) existing curb cuts
on Rainier Ave S. There would be one (1) additional driveway constructed for access to
Lake Ave S to allow exiting drivers to access S Grady Way in a more direct route.
Without this entrance, drivers exiting the site would need to drive north on S Rainier
Ave to SW 7th St and then make a U-turn to go back south on Rainier Avenue S to meet
S Grady Way. The bus bays would be accessed at Rainier Avenue’s intersection with
Hardie Ave SW or via improvement to Lake Ave S. Part of the project would include
improving the Rainier Ave S/Hardie Ave SW intersection to be signaled, so pedestrians
walking along the east side of Rainier Ave S would get a signalized crosswalk to cross
the street. Pedestrians on the opposite side of the road would have improved safety
with a signalized crosswalk to cross Hardie Ave SW.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 28 of 59
SR_HEX_Sound Transit Center_FINAL
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The proposed site plan (Exhibit 2) includes pedestrian walkways
throughout the site to connect the bus bays, parking lot, site buildings, and the
surrounding streets (Rainier Ave S, Grady Ave S, and Lake Ave S). The north lot line is
the only lot line not abutting a street. Direct access to this lot is not proposed, but the
pedestrian entrance on Rainier Ave S connects to the sidewalk at the northwest corner
of the site, which provides convenient access from the abutting property to the site.
Pedestrian walkways would be clearly marked, would have marked crosswalks on the
site, and will provide clear lines-of-site. Pedestrian walkways would be paved.
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: The proposed site plan (Exhibit 2) proposes a walkway through the
parking lot that includes pavement markings and curbs to differentiate it from the rest
of the parking lot parking. In addition, the site plan includes a proposed walkway to
the east of the parking lot where the buildings are located. This walkway would be a
raised walkway.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 29 of 59
SR_HEX_Sound Transit Center_FINAL
at least 12 feet in width. The walkway shall include an 8-foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: The proposed walkways that connect to the proposed buildings have
been sized to provide adequate space for any operator or other Sound Transit official
that may need to access these buildings. The proposed core facility buildings are not
for public use. On the site, the minimum width for a walkway would be approximately
10 feet (10’). The largest width of walkway is located centrally in the site to
accommodate the greatest anticipated foot traffic from the parking lot and from
Rainier Ave S and directing people to and from the bus bays.
Standard: Mid-block connections between buildings shall be provided.
Staff Comment: The proposed project would provide pedestrian access through the site
including the buildings and bus bays.
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Permeable pavement is not feasible because of shallow groundwater
depths at the site, which is only five feet (5’) deep in some areas of the site.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: As shown on the submitted Site Plan and Conceptual Landscape Plan
(Exhibits 2 & 3, respectively), landscaping would be provided along frontage walkways.
The shared-use path would include landscaping, plaza pathways, seat walls, lighting,
and a meandering bioretention facility that would mimic a stream.
Complaint if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: The proposed project would include canopy shelters with artwork over
the bus bays and benches for transit riders to use while waiting for buses (Exhibit 10).
According to the applicant, the artwork would be translated onto the glass in the
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 30 of 59
SR_HEX_Sound Transit Center_FINAL
transit center windscreens and clerestory. This location is integrated into the facility
design and is a durable and dynamic material that would create a canvas for artwork
so that artists with varying experience levels could participate. Artists would be
selected based on their qualifications by a panel of community members, artists and
design professionals. This would include members of the Renton Municipal Arts
Commission. STart facilitates the selection and art design concepts would be presented
to the Renton Arts Commission to gather feedback and comments on the design that
would inform the development. Sound Transit’s overall goal for the artwork is to be a
prominent, unique feature, to provide an inclusive opportunity for an artist to create
something that has a big visual impact on the site and that the community loves and
feels a connection with through the life of the facility.
Specific benches have not been selected yet, but Sound Transit is only looking at
weather- and vandal-resistant benches. The proposed bench locations would not
impede with pedestrian flow along the bus bay islands or the crosswalks that direct
pedestrians to the parking lot or site entrance/exits. Staff recommends, as a condition
of approval, that details for the proposed benches be submitted to the Current
Planning Project Manager for review and approval, prior to the issuance of a
Construction Permit.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
Staff Comment: Overhead weather protection is proposed within the location of the
bus bays to provide protection to patrons waiting for the bus.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide
usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 31 of 59
SR_HEX_Sound Transit Center_FINAL
where feasible and designed consistent with the Surface Water Design
Manual. Such facilities shall be counted towards no more than fifty percent
(50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
following elements for developments having more than one hundred (100)
units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from
the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters, drainage
facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties) courtyards,
plazas or passive use areas containing landscaping and fencing sufficient
to create a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable, the proposal does not include residential development.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 32 of 59
SR_HEX_Sound Transit Center_FINAL
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable, the proposal does not include more than 30,000 sq. ft.
of non-residential uses.
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 33 of 59
SR_HEX_Sound Transit Center_FINAL
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: The corner of S Grady Way and Rainier Ave S is listed as a public plaza
location in subsection (4)(e)(ii) in this table. A plaza currently exists within public right
-of-way at this corner abutting the site. The project would not impede on the existing
plaza.
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: The existing plaza covers approximately 3,500 square feet, and its
widest dimension from the sidewalk to its edge is approximately 32 feet (32’). The
proposed project would not reduce the size of the existing plaza.
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
Staff Comment: The proposed project would retain all existing trees within the existing
plaza. Groundcover would be replaced on the plaza. The existing decorative paving,
pedestrian-scaled lighting, and seating would remain intact. It will transition into the
scenic shared-use path along S Grady Way that would include the site’s most
significant landscaping (Exhibit 3).
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of
no more than forty feet (40').
Staff Comment: As shown on the submitted site plan (Exhibit 2) and architectural
elevations (Exhibit 10), the proposed core facilities building would have facade
articulation at intervals of no more than 30 feet (30’) in length.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 34 of 59
SR_HEX_Sound Transit Center_FINAL
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: The proposed modulations would comply with the minimum two-foot
(2’) depth, sixteen-foot (16’) height, and eight-foot (8’) width requirements.
N/A
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide
a variety of modulations and articulations to reduce the apparent bulk and scale of the
facade; or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
Staff Comment: Not applicable, none of the proposed buildings exceed 160 feet (160’)
in length.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixtures, trellis, or other
landscape features shall be provided along the facade’s ground floor.
Staff Comment: A vegetated green wall and planters are proposed along the front
facades of the core facilities building.
Complies with
the guideline of
this standard
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: As shown on the submitted architectural elevations (Exhibit 10) glazing
is not proposed on the facades of the proposed buildings. As previously discussed
above, these buildings are not intended for public use, therefore the typical storefront
elevations would not be appropriate. In lieu of windows, the proposed building facades
would include material variations that are architectural details that would break up
the facades. The proposed buildings would comply with the intent of the guidelines for
this standard.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be
50 percent.
Staff Comment: The existing building is one story and does not include upper-level
windows.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 35 of 59
SR_HEX_Sound Transit Center_FINAL
N/A
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: Not applicable, the proposed buildings are not for public use, therefore
the typical storefront requirements for the building facades are not applicable.
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: According to the submitted architectural elevations, the proposal
does not include tinted or reflective glazing.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: As shown on the submitted architectural elevations (Exhibit 10), no
blank walls are proposed.
N/A
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: Not applicable, no blank walls are proposed.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 36 of 59
SR_HEX_Sound Transit Center_FINAL
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
Staff Comment: As shown on the proposed elevations (Exhibit 10), the proposed project
incorporates sloped roofs, projected cornices, and no roof-mounted equipment.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Staff Comment: As shown on the submitted architectural elevations (Exhibit 10) the
proposed buildings and bus shelters would use the same building materials and
architectural style.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The proposed buildings would incorporate a material change using
concrete masonry unit (CMU) blocks, metal paneling, translucent glass, metal mesh,
metal overhangs, metal picket fencing, and green walls. Two (2) shades of CMU blocks
will be used as well as black and brown metal. The green wall would be vegetated.
Standard: Materials, individually or in combination, shall have texture, pattern, and
be detailed on all visible facades.
Staff Comment: As previously discussed above and as shown on the architectural
elevations (Exhibit 10), the proposed materials and colors stated above would provide
texture and pattern to the proposed buildings.
Compliant if
condition of
approval is
met
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry,
pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: To ensure that the proposed materials are of high quality, staff
recommends, as a condition of approval, that a materials board be submitted to the
Current Planning Project Manager for review and approval at the time of Building
Permit application.
N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 37 of 59
SR_HEX_Sound Transit Center_FINAL
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative band pattern and/or shall incorporate
other masonry materials.
Staff Comment: As shown on the submitted elevations (Exhibit 10), the proposed CMU
blocks would use multiple colors to create patterns on the building facades.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See previous discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Compliance not
yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A sign package was not included with the submitted application
materials. Signage would be reviewed at a future date under a separate application
for compliance with these standards.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable, the proposal does not include a mixed use or multi-use
building.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: A sign package was not included with the submitted application
materials. Signage would be reviewed at a future date under a separate application
for compliance with these standards.
Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A sign package was not included with the submitted application
materials. Signage would be reviewed at a future date under a separate application
for compliance with these standards.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: A sign package was not included with the submitted application
materials. Signage would be reviewed at a future date under a separate application
for compliance with these standards.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: A sign package was not included with the submitted application
materials. Signage would be reviewed at a future date under a separate application
for compliance with these standards.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 38 of 59
SR_HEX_Sound Transit Center_FINAL
Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: A sign package was not included with the submitted application
materials. Signage would be reviewed at a future date under a separate application
for compliance with these standards.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back-
lit (see illustration, subsection G8 of this Section).
Staff Comment: A sign package was not included with the submitted application
materials. Signage would be reviewed at a future date under a separate application
for compliance with these standards.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: A sign package was not included with the submitted application
materials. Signage would be reviewed at a future date under a separate application
for compliance with these standards.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: A sign package was not included with the submitted application
materials. Signage would be reviewed at a future date under a separate application
for compliance with these standards.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with down-
lighting and decorative street lighting.
Staff Comment: As shown on the submitted architectural elevations (Exhibit 10), wall
sconces are proposed by entrances to the proposed core facilities building and security
building.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 39 of 59
SR_HEX_Sound Transit Center_FINAL
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
conditions of
approval are
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers.
Staff Comment: A Geotechnical Report, prepared by WSP, dated March 21, 2022
(Exhibit 26) was submitted with the project application materials. According to the
submitted report, the existing site topography is generally flat. As part of the subsurface
investigation, four (4) borings to depths varying between 45 and 81.5 feet below ground
surface were dug. In addition, a monitoring well was installed to monitor ground water
levels. The borings were advanced using rotary wash drilling techniques.
Based on the findings of the most recent subsurface investigation, the subsurface soils
at the project site generally consist of five (5) to (ten) 10 feet of very loose to medium
dense fill soils over alluvial deposits. The alluvial deposits are mostly coarse grained,
very loose to loose in the upper portion. They become dense to very dense at a depth of
approximately 20 to 45 feet below ground surface. Hydrocarbon odors were observed
in the fill soils. Organic materials (including peat deposits) up to 20 feet (20’) were
encountered in various borings. Bedrock was encountered in boring SB-2 at a depth of
approximately 75 feet (75’) below ground surface. Groundwater was observed at about
five (5) feet below ground surface.
A high seismic hazard is mapped on the project site. According to the submitted
geotechnical report (Exhibit 26), investigations at the site encountered shallow
groundwater depths and very loose to medium dense sands and silts. A preliminary
liquefaction susceptibility analysis indicates liquefiable soils are present at the site.
Based off the preliminary analysis, there is approximately 20 to 40 feet thickness of
liquefiable material underlaying the site. The estimated liquefaction-induced
settlement varies depending on the boring data used, but it is overall estimated to vary
between one (1) to two (2) feet across the site.
Discrete shallow spread and continuous foundations are not recommended for support
of the proposed bus shelter due to the presence of liquefiable soils that could cause
severe damage to the planned structure. A slab-on-grade foundation (structural mat)
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen
trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-
4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday
or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: As shown on the submitted architectural elevations (Exhibit 10), all
proposed luminaires would direct light downward.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 40 of 59
SR_HEX_Sound Transit Center_FINAL
is recommended to support the proposed bus shelter and mitigate the potential adverse
impact of liquefaction-induced settlements.
The report included recommendations for bus shelter foundations, earth retaining
structures, pavement design, site preparation and grading, temporary excavations,
structural fill and compaction, and groundwater control. Staff recommends, as a
condition of approval that construction on the project site comply with the
recommendations of the submitted Geotechnical Report, prepared by WSP, dated
March 21, 2022 or future addenda. In addition, staff further recommends, that the
applicant’s geotechnical engineer review the project’s construction plans and the
building permit plans to verify compliance with the submitted geotechnical report. The
geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the
construction and building permit plans and in their opinion the plans and specifications
meet the intent of the report.
Wellhead Protection Area:
Staff Comment: The project site is mapped within a Wellhead Protection Area, Zone 2.
The project proposal includes the redevelopment of the site for the construction of a
transit center and surface parking lot.
All applications for development permits for uses in which hazardous materials are
stored, handled, treated, used or produced or which increase the quantity of hazardous
materials stored, handled, treated, used, or produced at a location in the Wellhead
Protection Area must be comply with the Wellhead Protection Area requirements (RMC
4-3-050G.8) for reporting and/or containment.
If fill is brought onto the project site, a fill source statement would be required.
20. Conditional Use Analysis: Transit Centers are permitted within the CA zone through a Hearing Examiner
Conditional Use Permit. The proposal is compliant with the following conditional use criteria, pursuant to
RMC 4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOF 16 and 17 for Comprehensive Plan and zoning regulation
compliance. In addition, see the submitted Conditional Use Permit Justification (Exhibit
31) submitted with the application materials.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The applicant contends that the proposed transit center would not
result in a detrimental overconcentration of transit centers within the immediate area.
Within the City of Renton, there is only one (1) existing transit center, located
approximately one (1) mile away from this project, which is insufficient to serve the
needs for future residents; per the City of Renton 2014 Comprehensive Plan, existing
transportation facilities are reaching the end of their design life and a demand for
alternatives to single-occupancy vehicles. The proposed SRTC would be unique to the
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 41 of 59
SR_HEX_Sound Transit Center_FINAL
area, would connect to the South Renton park-and-ride immediately to the east and to
key bus corridors in the City Center area, and does not result in the detrimental
overconcentration of a particular use. The SRTC addresses the gaps (and lack of
concentration) of public transportation in the area.
Additionally, in 2021, the City of Renton adopted the Rainier/Grady Junction TOD
Subarea Plan to guide future development in the area and the expansion of BRT by
Sound Transit. This plan describes the goals of the Rainier/Grady Junction TOD Subarea
in transitioning into a district with enhanced multimodal access and pedestrian-
oriented streets. The SRTC contributes to these goals by increasing the accessibility of
transit to users and increasing the quality of service to the region.
Staff has reviewed the request and concurs that the proposal would not result in an
overconcentration of transit centers within the project vicinity and that the proposed
location would be suitable for the proposed use.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The applicant contends that the proposed use would not result in a
substantial or undue adverse effect on adjacent or abutting property because the
proposal is a commercial use, as are all of the adjacent and abutting properties.
Adjacent properties and their current land uses in the Rainier/Grady Subarea Plan
include Commercial, Car Dealership, and Public Facilities, Services, and Utilities.
Adjacent properties to the SRTC site are zoned as CA.
The current zoning of the SRTC site is CA. Rainier Ave S (SR 167) is within Washington
State Department of Transportation (WSDOT) ROW. SRTC substantively meets City of
Renton Municipal Code in the CA zone.
During construction, some properties adjacent to project components may be affected
by temporary construction easements; however, existing land uses on these properties
would remain.
Other than these temporary uses during construction and the property being purchased
for the SRTC, no other uses of land on adjacent properties would be altered by the
project. Sound Transit has prepared a State Environmental Policy Act (SEPA)
environmental checklist for the I-405 BRT project; based on the checklist, technical
reports and other information, Sound Transit has determined that the I-405 BRT project
does not have a probable significant adverse impact on the environment. A
Determination of Nonsignificance (DNS) was issued on September 30, 2020 and a
subsequent DNS Addendum was also issued (Exhibit 29 and 30).
Once the project is constructed, land uses adjacent to all of the project components
would benefit from access to the BRT service that would provide increased regional
mobility and improved transit speed and reliability.
Neighboring properties are identified as auto showrooms and lots. The South Renton
Park and Ride is to the east of the SRTC site, which integrates well with the project.
Overall, properties to the immediate north, south, east, and west of the project also fall
within the CA zone, which makes it compatible with surrounding uses. There are also
currently no sensitive receptors such as residential homes, churches, schools, or
recreational areas located immediately adjacent to the site.
Staff has reviewed the request and concurs that the proposed transit center would not
result in a substantial or undue adverse impact on other properties in the vicinity as the
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 42 of 59
SR_HEX_Sound Transit Center_FINAL
proposed transit center is surrounded by commercial uses and the neighboring
commercial uses would benefit from the proposed transit center.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The applicant contends that the proposed SRTC contributes to and is a
key element of the City’s 2021 Rainier/Grady Junction TOD Subarea Plan and the City’s
2021-2026 Transportation Improvement Program (TIP). TIP #20-45, BRT Improvements
would ensure speed and reliability of the BRT system into and out of the SRTC. The
Subarea Plan aims to provide “[…] a vision and strategies to guide future growth and
achieve a holistic, people-oriented neighborhood around Sound Transit's planned BRT
line and transit center at the intersection of Rainier Ave S and S Grady Way.” The
Subarea Plan strategies create a framework to facilitate mixed-use development,
maximize multimodal transportation options, improve pedestrian connectivity, and
integrate the subarea with adjacent areas by establishing a distinct neighborhood from
Downtown but that is consistent with the goals of the City Center Community Plan. The
Subarea Plan also identifies key opportunities associated with the proposed SRTC and
increased levels of activity in the area that include establishment and support of a
thriving business district, creation of multimodal, mixed-use corridor streets, and
strengthening of the area’s role as a regional jobs center. Sound Transit’s proposed
SRTC and BRT projects are an essential part of the Subarea Plan in increasing multi-
modal transportation, increasing activity in the area of Rainier/Grady junction, and
increasing the connectivity of the Rainier/Grady junction and downtown Renton area.
Staff has reviewed the request and concurs that the proposed transit center would be
compatible with the scale and character of the neighborhood. As previously discussed
above under criterion ‘c’, the surrounding neighborhood is comprised of commercial
uses and the proposed transit center would serve the existing and future commercial
and/or multi-family residential uses within the vicinity of the project site.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: See previous parking discussion above under FOF 17, Zoning
Development Standards Compliance, which concludes that adequate onsite parking
would be available for the proposed use. The proposal provides adequate parking as
demonstrated in the Traffic Impacts Assessment and Addendum (Exhibits 21 and 22). A
158-stall surface parking lot is proposed at the southwest corner of the site for transit
center users.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The applicant contends that the proposal ensures safe movement for
vehicles and pedestrians and mitigates potential effects on the surrounding areas. No
full street closures are planned during construction. To minimize the disruption to the
traveling public, lane closures for construction staging activity may be limited to
nighttime, weekend, and off-peak travel hours. Traffic control plans and detours for
vehicular, transit, or nonmotorized traffic could also be required. Any necessary transit
detours would be coordinated with the transit agencies. Potential construction during
evening/nighttime hours would likely require lighting (including flashing lights) and
would be required for the safety of construction workers and the traveling public.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 43 of 59
SR_HEX_Sound Transit Center_FINAL
After construction, existing, new, and reconstructed sidewalks would provide safe
movement of pedestrians and cyclists in and out of the SRTC. Pedestrian access to the
transit center site would be from the existing and reconstructed sidewalks along Rainier
Ave S and S Grady Way. A new sidewalk would be constructed along the eastern side of
the transit center, along the frontage of Lake Ave S. In addition, pedestrian sidewalks
would be constructed within the transit center site along the north and south sides of
the bus loop, from Rainier Ave S, and crosswalks would be provided between the
sidewalks and walkways to the transit center islands. Lights would also be used to
illuminate the site following Crime Prevention through Environmental Design standards
to help create a safer environment.
To create safer access for cyclists, the S Grady Way existing sidewalk would be
converted into a shared-use path. In addition, a multi-use path would be constructed
along the north property line. A cycle track is proposed to be constructed along Lake
Ave S to connect this new multi-use path with an existing cycle track on Shattuck Avenue
S (see previous discussion and recommended condition above regarding the width of
the multi-use path under FOF 17). Bicycle racks and lockers would be provided along
Rainier Avenue S.
Project-related changes to Rainier Ave S would have a positive influence on overall
safety in the station area. The implementation of a new traffic signal at the intersection
of Rainier Ave S and Hardie Ave SW would add greater access control to the corridor
and effectively manage turning movements into and out of the SRTC. This signal would
also benefit pedestrians as four (4) new crosswalks would be provided at this location,
thus facilitating critical access opportunities (especially across Rainier Ave S) for transit
center patrons. Signal timing improvements would be made to all signals along Rainier
Ave S, including adding traffic signal priority to the traffic signal owned by the city at
the intersection of S Grady Way and southbound SR 167.
Staff has reviewed the request and concurs that the proposed vehicular and pedestrian
access around and within the project site would ensure safe movement for vehicles and
pedestrians and mitigate potential impacts to the surrounding area.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The applicant contends that potential noise, light, and glare impacts
from the proposed transit center have been evaluated and would be adequately
mitigated. Prior to construction, the contractor would develop a Noise Control Plan
demonstrating how the local noise limits can be achieved. Construction equipment
would generate noise during the day and night. None of the noises generated on the
completed facility would exceed the City of Renton’s maximum permissible sound level
for the site’s zoning or that of nearby receiving sites. The project would adhere to
maximum environmental noise level regulations in RMC 8-7-2, which adopts WAC 173-
60-020, 173-60-040, 173-60-050, and 173-60-090. If construction noise is anticipated
to exceed the maximum environmental noise levels per the WAC 173-60, Sound Transit
would apply for a noise variance per RMC 8-7-8.
During operations, typical noise from buses entering and leaving the transit center or
traveling in the bus-only lanes would include noise from tires, propulsion motors, and
other auxiliary equipment on the vehicles, which is predicted to be a 24-hour day/night
level (Ldn) of 57 dBA at 1 S Grady Way, the nearest noise-sensitive receiver. This is well
below the existing measured noise level of an Ldn of 72 dBA and would not exceed the
Federal Transportation Administration Ldn noise impact criteria (66 dBA for a moderate
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 44 of 59
SR_HEX_Sound Transit Center_FINAL
impact and 72 dBA for a severe impact). Roadway improvements at the SRTC would not
increase capacity or substantially change the vertical or horizontal roadway alignment.
The improvements would result in minimal to no change to overall traffic volumes on
the roadway; therefore, no change to the overall traffic noise levels is expected.
Luminaires would provide lighting throughout the site with 25-foot (25’) mounting
heights, which would be installed according to guidelines in RMC 4-4-075. There would
be a slight increase in visible artificial lighting where lights would be used to safely
illuminate the walkways and parking areas; the transit center island; and the potentially
illuminated BRT-branded pylon. Lights would also be used to illuminate the site
following Crime Prevention Through Environmental Design standards to help create a
safer environment. This increased lighting would occur in low levels of natural light and
in the evening and night but would not be expected to noticeably increase lighting levels
in the surrounding area. These lighting levels would comply with the requirements of
ST’s Design Criteria Manual, which includes a requirement to eliminate light trespass
onto nearby windows and adjacent properties. In addition, the project would comply
with ST’s Design Criteria Manual requirement to provide street and highway lighting
that conforms to the criteria and standards of the city.
Lights used for potential night-time construction would be directed inward toward the
sites and away from adjacent uses, including residential areas.
Staff has reviewed the request and concurs that the proposal would not have adverse
noise or light impacts on surrounding properties.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: A conceptual landscape plan (Exhibit 3) was included with the land use
application materials. The applicant contends that in accordance with the submitted
conceptual landscape plan, the proposal provides landscaping around and throughout
the project site. See previous landscaping discussion above under FOF 7.
Staff has reviewed the request and concurs that the proposed landscaping would be
adequate and thus, no additional landscaped buffer is recommended.
21. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080(F)(11)(b). Bike
parking would not meet the standards of RMC 4-4-080(F)(11)(b)(v) as bike parking is proposed more than
50 feet from any entrance to an enclosed building onsite. This is because the proposed core facilities and
security buildings are not public buildings. To better serve the public, specifically transit users, proposed
bicycle parking, as measured along the most direct pedestrian access route, would be located within 10
feet (10’) of the nearest bus shelter at the east end of the bus bays and would be located within 130 feet
of the nearest bus canopy at the west end of the bus bays. The proposal is compliant with the following
modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff
is recommending approval of the requested modification, as noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 45 of 59
SR_HEX_Sound Transit Center_FINAL
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
The applicant contends that this modification would be consistent with the Land Use
Element and the Community Design Element of the Comprehensive Plan. Specifically,
the modification supports Policy L-2: “Support compact urban development to improve
health outcomes, support transit use, maximize land use efficiency, and maximize public
investment in infrastructure and services.” Providing bike parking within 50 feet (50’) of
the core facilities and security building would not serve the public interest, as bike
parking would then not be adjacent to the bus bays and convenient to transit users. By
siting bicycle parking near the transit center bus bays, Sound Transit is encouraging
bicycle/public transit travel rather than non-motorized travel. Providing both bike racks
and lockers in a location convenient to transit users demonstrates Sound Transit’s
investment in public infrastructure.
Staff has reviewed the request and concurs that the requested modification would
implement the policy direction of the Comprehensive Plan through the placement of the
bicycle parking facilities within close proximity to the individual bus bays, rather than
the non-public core facilities and security building.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that placing bike parking along Rainier Ave S
and on one of the transit center islands meets the objectives and safety, function,
appearance, environmental protection, and maintainability of the code requirements
for bicycle parking. Adequate space is provided surrounding the bike parking for
pedestrian movement. Bicycle racks and lockers would be commercial grade and adhere
to City standards for bike parking. Having bike parking within 50 feet (50’) of the
proposed buildings would not meet the objective for the function of bike parking, as it
would not be convenient for the transit users of the site. The proposed locations are
conveniently located for transit users using the SRTC site and would avoid bicycle-
pedestrian circulation conflict on the transit center islands.
Staff concurs the requested modification to locate bicycle parking in a location that is
convenient to transit uses would meet the objectives of function and maintainability
intended by the code requirements.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the proposed location for bicycle parking
would not be injurious to other properties in the vicinity.
Staff has reviewed the request and concurs that the proposed location for bicycle
parking would not be injurious to other properties.
d. Conforms to the intent and purpose of the Code; and.
Staff Comment: The applicant contends that the proposed location for bike parking
near/within the transit center islands would meet the intent of the code by providing
convenient access to bicycle parking for transit users.
Staff has reviewed the request and concurs that the requested modification to locate
the bicycle parking in a location that is convenient for transit users would meet the
intent and purpose of the bicycle parking regulations.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 46 of 59
SR_HEX_Sound Transit Center_FINAL
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends that this modification is necessary to provide
convenient bicycle parking for transit users. The SRTC site would not have public
buildings as a focal point of the site for transit users, but rather transit islands. The
transit island area is the area that needs to be served with bicycle parking.
Staff has reviewed the request and concurs that the requested modification is justified
and required for the use and situation intended, as the proposal modification would
locate bicycle parking in a location that is most convenient for transit uses.
22. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080(I)(3)(b) for driveways
that would exceed the maximum permitted width of 30 feet, by less than 4 feet. The site will also require
three (3) driveways along Lake Ave S instead of the allowed 2.5 driveways per RMC 4-4-080(I)(4)(c). The
proposed driveway width is the minimum width necessary to provide the adequate turning radii of Sound
Transit Bus Rapid Transit (BRT) Stride bus and King County Metro (KCM) electric buses in order for them
to enter the site from Rainier Ave S and exit the site to Lake Ave S. The number of proposed driveways
along Lake Ave S are the minimum necessary to allow for buses to enter and exit the transit center from
Lake Ave S and to provide an entrance and exit on Lake Ave S for vehicles using the transit center parking
lot. The proposed driveway layout was analyzed for traffic impacts, and it was determined that the
proposed driveway layouts would not cause significant level of service impacts or require traffic mitigation
to the surrounding intersections (Exhibit 21). The proposal is compliant with the following modification
criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is
recommending approval of the requested modification, as noted below:
Compliance Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
The applicant contends that the requested modification will be consistent with the Land
Use Element and the Community Design Element of the Comprehensive Plan.
Specifically, the modification supports Policy L-2: “Support compact urban development
to improve health outcomes, support transit use, maximize land use efficiency, and
maximize public investment in infrastructure and services.” While wider driveways and
an extra driveway are a small tradeoff in walkability, SRTC will be a transit center that
will “support transit use” and would help the city achieve its vision of transforming the
area into an area of “employment, and services are accommodated in a compact urban
form.” The bus driveways on Rainier Ave S would be signalized and no wider than a
standard intersection in the city. Per the Rainier/Grady Junction Subarea Plan, the
Rainier Ave and Hardie Ave SW intersection is considered an unsafe or poor-quality
pedestrian crossing. The proposed signalization for the driveways and this intersection
would improve safety for pedestrians. All other proposed driveways would have marked
crosswalks. Modifying this requirement by less than five (5) feet would not impact the
area’s ability to meet the policies and objectives of the Comprehensive Plan and
Rainier/Grady Subarea Plan.
Staff has reviewed the request and concurs that the requested modification to the City’s
adopted driveway standards would implement the policy direction of the
Comprehensive Plan as the modifications would allow for the construction of a transit
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 47 of 59
SR_HEX_Sound Transit Center_FINAL
center on the project site with appropriate driveway access to allow for the turning
movements of buses entering and exiting the site.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the proposed driveways would meet the
safety, function, appearance, environmental protection, and maintainability goals of
the code. All driveways would have marked crosswalks and the driveways onto Rainier
Ave S at Hardie Ave SW would have signalization making it safer than a standard
driveway for both pedestrians and motorists, and also improving the baseline condition
at the intersection. The proposed modification is to allow driveways to function
adequately for bus egress and ingress of the SRTC. The difference of less than five feet
(5’) would not be noticeable to the public and site frontage improvements would greatly
improve the overall aesthetic of the site. Likewise, the exceedance of the driveway limit
by half a driveway along Lake Ave S will not be noticeable to the public, but the new
sidewalk and frontage improvements on Lake Ave S would benefit the public and overall
aesthetic of the site.
Staff has reviewed the request and concurs that the proposed modification to the
driveway standards would allow for appropriate turning radii for the buses entering and
exiting the site and would allow for adequate access to the transit center.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the requested driveway modifications to
increase the width of the driveways by less than five feet (5’) and to allow an additional
driveway along Lake Ave S would not be injurious to other properties in the vicinity.
Staff has reviewed the request and concurs that the requested modifications would not
be injurious to surrounding properties.
d. Conforms to the intent and purpose of the Code; and.
Staff Comment: The applicant contends that the requested driveway modifications
conform to the intent and purpose of the code as the bus driveway crossings at Rainier
Ave S are signalized for pedestrian safety and are the minimum size to adequately
provide bus egress and ingress from the SRTC, which would support alternative modes
of transportation to the single occupancy vehicle. The exceedance of the number of
allowed driveways on Lake Ave S would allow for reliable access to the site from Lake
Ave S for both buses and transit users using the transit center parking lot. All driveways
on Lake Ave S would have marked crosswalks to allow for safe crossing. In addition, no
driveways are proposed on S Grady Way, so the proposed shared-use path along the
Grady Way S frontage would be unincumbered by motorized vehicles.
Staff has reviewed the request and concurs that the requested modifications to the
driveway standards to exceed the maximum width for turning radii of the buses and to
exceed the maximum number of driveways on Lake Ave S would conform to the intent
and purpose of the code to allow for the construction of a transit center on the project
site that would allow for efficient turning and movement of buses.
e. Can be shown to be justified and required for the use and situation intended.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 48 of 59
SR_HEX_Sound Transit Center_FINAL
Staff Comment: The applicant contends that the requested modification is justified and
further contends that without the requested modifications to the driveway standards
allowing for slightly wider driveway widths and an exceedance of allowed driveways by
half a driveway, the SRTC would not be able to function as a transit center.
Staff has reviewed the request and concurs that the requested driveway modifications
are justified for the use and situation intended as it would allow for the development of
a transit center on the project site.
23. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Master Plan and Site Plan
requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Urban Design Regulation Compliance.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The buildings proposed on the project site are not for public use, but
rather bus operator layover facilities as well as site equipment and storage space. The
buildings have been designated to be located centrally on the site with entrances easily
accessible from the layover spots to make them “convenient to locate and easy to
access” for the operators that will use them. All buildings will be connected to the
network of pedestrian walkways on the site that connect with Rainier Ave S, S Grady
Way, and Lake Ave S. The proposed buildings will have one-story and have also been
designed to match architecturally with the proposed bus shelters and provide human-
scale elements. They include architectural features such as facade overhangs, facade
articulation, and changes in building materials and colors and would not result in over
scaled structures or an overconcentration of development on the project site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 49 of 59
SR_HEX_Sound Transit Center_FINAL
Staff Comment: Pedestrian walkways and landscaping are both proposed throughout
the site. Access to the bus bays is emphasized by the pedestrian access, with access
from Lake Ave S and Rainier Ave S located at the northeast and southeast corners of
the site respectively. Pedestrians on S Grady Way may access the site through two (2)
plaza pathways from the proposed shared-use path or at the southeast corner via a
proposed walkway adjacent to Lake Ave S, or they may walk north along the improved
sidewalk on Rainier Ave S to the aforementioned northwest entrance.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: See FOF 17, Zoning Development Standard: Screening and Refuse and
Recycling. The equipment yard, generator pad, and refuse storage area will use metal
picket fencing and perforated metal as screening (Exhibit 13).
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposed structures associated with the SRTC would be single story
structures and are small in scale and not expected to adversely impact views.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: The submitted architectural elevations (Exhibit 10) includes lighting
details. Luminaires will provide lighting throughout the site with 25-foot (25’) mounting
heights, which will be installed according to guidelines in RMC 4-4-075. There would be
a slight increase in visible artificial lighting where lights would be used to safely
illuminate the walkways and parking areas; the transit center island; and the potentially
illuminated BRT-branded pylon. Lights would also be used to illuminate the site
following Crime Prevention Through Environmental Design standards to help create a
safer environment. This increased lighting would occur in low levels of natural light and
in the evening and night but would not be expected to noticeably increase lighting levels
in the surrounding area. These lighting levels would comply with the requirements of
ST’s Design Criteria Manual, which includes a requirement to eliminate light trespass
onto nearby windows and adjacent properties. In addition, the project would comply
with ST’s Design Criteria Manual requirement to provide street and highway lighting
that conforms to the criteria and standards of the city. It is not anticipated that the
proposal would result in excessive brightness or glare to adjacent properties and street.
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 50 of 59
SR_HEX_Sound Transit Center_FINAL
Staff Comment: The proposed buildings are centrally located within the project site. The
proposed bus shelters have been located to provide convenient pedestrian access to
users of the transit center. It is not anticipated that the proposed transit center would
generate excess noise that would adversely impact neighboring properties.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The proposal would include the construction of single-story structures.
These small-scale structures are not expected to adversely impact views or provide
excessive shade onto abutting properties.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: A conceptual candscape plan (Exhibit 3) was submitted with the project
application materials. The project’s landscaping plan shows the retention of existing
street trees along Rainier Ave S. 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 increase the amount of landscaping on the site.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: The proposal includes street frontage landscaping along S Grady Way
that will include vegetated bioswales in the landscaping design. Three (3) meandering
bioretention facilities are proposed (Exhibit 3). Landscaping is proposed surrounding
these facilities. The vegetation within the bioretention facilities, and the facilities
themselves, will comply with the Surface Water Design Manual.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 17, Zoning Development Standard: Landscaping.
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 51 of 59
SR_HEX_Sound Transit Center_FINAL
Staff Comment: Access to the parking lot will be from a side street (Lake Ave S) and
through existing driveways on Rainier Ave S. No new access routes will be created on
arterials.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The project site proposes internal vehicular driveways and pedestrian
walkways throughout the site. The proposed pedestrian and vehicular access provide a
safe and efficient system for pedestrians and vehicles.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Not applicable; the proposal does not include new loading or delivery
areas.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The proposed transit center would include access to transit facilities. In
addition, bicycle parking is proposed for transit riders. See FOF 17 Development
Standards: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: As shown on the submitted site plan (Exhibit 2), pedestrian walkways
and landscaping are both proposed throughout the site. Access to the bus bays is
emphasized by the pedestrian access, with access from Lake Ave S and Rainier Ave S
located at the northeast and southeast corners of the site respectively. Pedestrians on
S Grady Way may access the site through two (2) plaza pathways from the proposed
shared-use path or at the southeast corner via a proposed walkway adjacent to Lake
Ave S, or they may walk north along the improved sidewalk on Rainier Ave S to the
aforementioned northwest entrance. The proposed buildings can then be accessed via
Rainier Ave S entrance or via the bus bays for pedestrians coming from Lake Ave S or S
Grady Way.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: There is existing visually prominent artwork on the corner of Rainier
Ave S and S Grady Way that will be preserved. Sound Transit is also providing a scenic
shared-use path with landscaping, plaza pathways, seat walls, lighting, and a
meandering bioretention facility that will mimic a stream.
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 52 of 59
SR_HEX_Sound Transit Center_FINAL
N/A
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: Not applicable, there are no existing critical areas that require
preservation on the project site. The site was largely impervious surfaces previously.
Complete
compliance
not yet demonstrated
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees.
Water and Sewer.
Staff Comment: There is a 12-inch (12”) water main in Rainier Ave S (from Hardie Ave
to S 7th St) that can provide a maximum flowrate of 5,000 gpm, but south of Hardie Ave
SW the flow rate from the 12-inch (12”) main is reduced to 3,400 gpm because of a
lesser flow coming from the south. There is an existing 8-inch (8”) water main located
onsite that bisects the four (4) parcels running from north to south and across S Grady
Way. The water main branches near the site’s north property line and continues into
the adjacent commercial parking lots to the northeast and northwest and offsite
ultimately tying into Rainier Ave S and S 7th St.
The applicant has submitted a preliminary utility plan (Exhibit 9) with the land use
application. The plan shows the existing water main internal to the site being removed
and replaced with a looping water main system that connects to the existing water main
in Rainier Ave S at the intersection of Rainier/Hardie and loops in the south driveway to
the eastern connection in Lake Ave S. The water main will provide connection to the
properties to the north along with providing appurtenances and fire hydrants as needed
for current and future construction to serve the buildings, landscaping, and future
parking structure. The water main connection in Lake Ave S connects to the existing
main to the north and loops south along Lake Ave S into S Grady Way where it is
extended to the west along the northwest-bound travel lane to a point of connection in
Rainier Ave S at the intersection Rainier/Grady. The water main in Grady will maintain
the connection to the properties south of S Grady Way.
Renton Regional Fire Authority has determined that the preliminary fire flow demand
for the proposed development is 1,500 gpm for the new buildings and development
including the use of an automatic fire sprinkler system.
The water main improvements will be required to provide domestic and fire protection
service to the development in compliance with adopted City codes and regulations.
The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters. Fees will be charged based on
the rate at the time of Civil Construction Permit issuance. The SDC fee for water is based
on the size of the new domestic water to serve the project. The 2024 water fee is $4,850
per 1-inch (1”) meter, $24,250 per 1-1/2 inch (1.5”) meter, $38,800 per 2-inch (2”)
meter, and $77,600 per 3-inch (3”) meter.
There is an existing 8-inch (8”) diameter City of Renton sewer main located within the
proposed site that flows east to west through the middle of the site before turning south
and connecting into the street sewer main system located in the intersection of Rainier
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 53 of 59
SR_HEX_Sound Transit Center_FINAL
Ave S and S Grady Way. There is an existing 8-inch (8”) diameter sewer main located in
Rainier Avenue S, at the intersection of Rainier Ave S and S Grady Way that crosses
Rainier to the northwest and connects into the King County Metro sewer main located
on the west side of Rainier.
The applicant has submitted a preliminary utility plan (Exhibit 9) with the land use
application. The plan shows the existing sewer main internal to the site being removed
and replaced with a new sewer main that connects to the existing manhole at the
intersection of Rainier/Grady within the City gateway monument art piece. The new
sewer main located within the site will serve the proposed buildings and provide
connection via side sewer services to the property to the north. The plan also shows a
new connection within the intersection of Rainier/Grady with new sewer main
extending along the entirety of the project’s S Grady Way frontage from Rainier Ave S
to Lake Ave S.
The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size of the new domestic water to serve the project. Fees
will be charged based on the rate at the time of construction permit issuance. The 2024
sewer fee is $3,650 per 1-inch (1”) meter, $18,250 per 1-1/2 inch (1.5”) meter, $29,200
per 2-inch (2”) meter, and $58,400 per 3-inch (3”) meter.
Drainage.
Staff Comment: A geotechnical report for the site, prepared by HWA Geosciences, Inc.
dated March, 2022 (Exhibit 26), was submitted with the Land Use Application. The
report includes information concerning the soils, geology, drainage patterns,
vegetation present, water table and soil permeability, with recommendations of
appropriate on-site BMP options with typical designs for the site from the geotechnical
engineer. The geotech report indicates that the site soils consist of surficial layer of fills
over alluvial deposits with the deposits being generally very loose and loose in the upper
portion where they become denser at depth. Interbedded layers of peats and highly
organic soils were encountered in most borings and consisted of layers below artificial
fill. Groundwater was also encountered at a depth of approximately five feet (5’). Due
to the underlying soils and high groundwater, the geotechnical and technical
information reports determine that infiltration is infeasible and non-infiltration
alternatives should be considered to manage the surface runoff at the site.
Remedial action to remove contaminated soils occurred in 2022 and a Remedial Action
Report by Shannon & Wilson dated February, 2024 (Exhibit 28), was provided with the
land use application. Recommendations for future work recommend that a
groundwater monitoring program be implemented during construction.
A preliminary drainage plan (Exhibit 7) and Technical Information Report (TIR),
prepared by Osborne Consulting, Inc., dated June, 2024 (Exhibit 25), was submitted with
the Land Use Application. Based on the City of Renton’s flow control map, the site falls
under Peak Rate Flow Control Standard (matching Existing Site Conditions) and is
located within the Black River drainage basin. The development is subject to a Full
Drainage Review in accordance with the 2022 Renton Surface Water Design Manual
(RSWDM). All nine (9) core requirements and the six (6) special requirements have been
discussed in the Technical Information Report. The detention, water quality and
conveyance shall be designed in accordance with the RSWDM that is current at the time
of the civil construction permit application. The applicant has proposed to connect to
the City of Renton’s storm drainage system located in four (4) distinct locations
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 54 of 59
SR_HEX_Sound Transit Center_FINAL
matching the existing threshold discharge areas in Rainier Ave S, S Grady Way, Lake Ave
S and Hardie Ave S. The project is not proposing any drainage diversions.
Due to the project site’s location within the peak rate flow control matching existing
conditions basin and having an existing impervious coverage of nearly 100%, a formal
detention system would not be triggered. During the civil construction permit process,
the final plans will be reviewed in full detail to ensure that the flow control standards
are being met as outlined in the 2022 RSWDM.
The applicant is proposing to use the modular wetlands, biofiltration swales and Filterra
units in order for the project to meet the enhanced water quality requirements. The
facilities are located throughout the site and within Rainier Ave S and Lake Ave S to
meet Core Requirement #8.
The development is subject to a surface water system development charge (SDC) fees.
Fees will be charged based on the rate at the time of construction permit issuance. The
2024 SDC fee is $0.92 per square foot of new impervious surface plus administrative
costs, but not less than $2,300.
Transportation.
Staff Comment: The proposed development site has frontage on Rainier Ave S, S Grady
Way, Hardie Ave SW and Lake Ave S, which is a private street.
Rainier Ave S is classified as a principal arterial with a variable ROW width ranging
between 115 and 135 feet. Rainier Ave S contains three (3) northbound and three (3)
southbound lanes with one (1) each of those lanes being dedicated bus/turn-only lanes.
At the intersections of S Grady Way and Hardie Ave SW, lane tapers occur from a center
median to add additional turn/taper lanes. The project frontage contains planter strip
and sidewalk that was constructed as a portion of the Rainier Ave Phase 2
improvements. Per Renton Municipal Code (RMC) 4-6-060, the minimum ROW width
required on a seven (7) lane principal arterial is 125 feet (125’). In 2014, the City’s
Transportation Division upgraded the Rainier Ave S corridor from S Grady Way to SW
7th St as a portion of the Rainier Ave Phase 2 improvements which modernized Rainier
Ave S with bus/right-turn only lanes, center median island, planters, street lighting and
sidewalks.
The applicant is proposing to construct a new bus-only traffic signal at the intersection
of Rainier Ave S and Hardie Ave SW that will allow buses to enter and exit the transit
center from Rainier Ave S from both directions and also enter and exit directly from
Hardie Ave SW. The Traffic Analysis for Transit Access addendum, prepared by HDR
dated September, 2022 (Exhibit 22), provides detail on the justification and technical
analysis for the bus-only movements with alternatives showing the optimum
configuration that benefits the transit center, pedestrian and vehicular traffic. All
improvements to Rainier Ave S shall be directly coordinated with The Washington State
Department of Transportation (WSDOT).
S Grady Way is classified as a principal arterial with an existing right-of-way (ROW)
width of 100 feet (100’) and contains two (2) westbound, two (2) eastbound and two
(2) southbound turn lanes at the Rainier intersection which tapers to a northbound turn
lane at Lake Ave S. The project frontage and intersection contain sidewalks adjacent to
the curb with a large landing and gateway art project at the intersection. Per Renton
Municipal Code (RMC) 4-6-060, the minimum ROW width required on a six (6) lane
principal arterial is 113 feet (113’). The City’s Transportation division may support a
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 55 of 59
SR_HEX_Sound Transit Center_FINAL
modification to retain the existing curb line along S Grady Way, however a modification
request was not submitted with the project application materials.
Hardie Ave SW is classified as a collector arterial with an existing ROW width of 70 feet
(70’) and contains one (1) northbound and one (1) southbound lane and a dedicated
right-turn only from the southbound lane onto Rainier Ave S. The intersection with
Rainier is separated by a median planter which only allows for right-in, right-out access
to Hardie. The west side of the street contains planter and sidewalk, whereas the east
side only contains sidewalk adjacent to the curb. The existing street width of 46-feet
(46’) is wide enough to accommodate parking on both sides. There is an existing planter
that separates the right in/out lanes due to the acute intersection angle with Rainier.
Per Renton Municipal Code (RMC) 4-6-060, the minimum ROW width required on two
(2) lane collector arterial is 83 feet (83’). The applicant is proposing to construct a new
bus-only traffic signal at the intersection of Rainier Ave S and Hardie Ave SW that will
allow buses to enter and exit the transit center from Rainier Ave S from both directions
and also enter and exit directly from Hardie Ave SW. The Traffic Analysis for Transit
Access addendum to the project traffic analysis by HDR dated September 2022 (Exhibit
22), provides detail on the justification and technical analysis for the bus-only
movements with alternatives showing the optimum configuration that benefits the
transit center, pedestrian and vehicular traffic.
Lake Ave S is a private street owned and maintained by King County Metro that provides
ingress and egress for the park and ride operations on the property. Road width varies
but is generally wide to accommodate bus loading for passengers and turn movements
up to 45-feet (45’) in width. Lake Ave S is accessed from S Grady Way via a city-owned
and maintained traffic signal. The applicant is proposing to provide two (2) connections
to Lake Ave S along the site’s east property line which includes bus lanes, vehicle access
and sidewalks. All sidewalks must meet current ADA standards and will be reviewed for
compliance during the civil construction permit process.
Modification of standard street sections for both the Rainier Ave S and S Grady Way
corridors are shown on the submitted plans. A formal modification request to these
standards has not been submitted to the city for review.
An Interim Parking Traffic Analysis Summary Memo dated May, 2022 (Exhibit 21), a
Traffic Analysis for Transit Access to South Renton Transit Center dated September,
2022 (Exhibit 22), and an Additional Transportation Analysis Memorandum dated June,
2024 (Exhibit 23) were submitted with the formal application materials.
Based on the calculations provided, weekday peak hour AM trips would generate 221
new vehicle trips, with 53 vehicles leaving and 168 vehicles entering the site in the
interim scenario and 380 new vehicle trips, with 75 vehicles leaving and 305 vehicles
entering in the full build out scenario. Weekday peak hour PM trips would generate 234
new vehicle trips, with 62 vehicles entering and 172 vehicles exiting the site in the
interim scenario and 404 new vehicle trips, with 92 vehicles entering and 312 vehicles
exiting the site in the full build out scenario. As detailed in the report the proposed
project is not expected to lower the levels of service of the surrounding intersections
included in the traffic study and only increased by a maximum of 15 seconds in the five
(5) study intersections.
The proposed project has been reviewed for compliance with Transportation
Concurrency and it was concluded that the proposed project would pass the
Transportation Concurrency test (Exhibit 38).
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 56 of 59
SR_HEX_Sound Transit Center_FINAL
24. Lot Line Adjustment Principles of Acceptability: Section 4-7-060B, lists four (4) principles of acceptability
that the Administrator or designee considers, along with all other relevant information, when making a
decision on a Lot Line Adjustment application. A lot line adjustment shall be consistent with the following
principles of acceptability:
Compliance Lot Line Adjustment Criteria and Analysis
a. Correcting: Adjust lot lines including the elimination of a common lot line in order
to correct property line or setback encroachments;
Staff Comment: The proposed lot line adjustment is intended to reconfigure the existing
lot lines. The purpose of the reconfigured lot lines is to allow for the transit bays and
core transit facilities to be located on one (1) parcel, two (2) other parcels would each
include a surface parking lot, and the fourth parcel would include the bioretention
facility proposed along S Grady Way.
b. Improving: Create better lot design, or improve access;
Staff Comment: The proposed lot line adjustment would result in a better lot design as
the proposed bus bays and core transit facilities would be located on one (1) parcel, two
(2) other parcels would each include a surface parking lot, and the fourth parcel would
include the bioretention storm drainage facility (Exhibit 6).
c. Approval Criteria: An additional lot, parcel or tract shall not be created; and The
subject lots, parcels or tracts are within the same zoning district; and The proposed
adjustments shall not cause the lots, parcels or tracts to increase the
nonconformity with respect to applicable zoning (see RMC 4-2), subdivision and
other code requirements pertaining to lot design, building location, and
development standards; and The adjusted lot line(s) is shared by the subject lots.
Staff Comment: No additional lots or tracts were created as part of this lot line
adjustment. The proposed lots are all located within the same CA zoning designation.
The proposed lot line adjustment would not increase an existing nonconformity with
respect to existing City standards. The adjusted lot lines are shared by the subject lots.
d. Non-Evasive: Lot line adjustments shall not serve to eliminate or circumvent any
state or local requirements, including but not limited to frontage improvements,
payment of fee-in-lieu, payment of latecomer fees or the installation of required
infrastructure.
1. Assessment of fees, right-of-way dedication and frontage
improvements for the entire length of the property line(s) bordering
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. Currently this fee is assessed at $8,031.94 per new PM peak
hour person vehicular trip. This fee increases each year and the applicable fee is
calculated and paid at the time of building permit issuance.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See previous drainage discussion above.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 57 of 59
SR_HEX_Sound Transit Center_FINAL
rights-of-way may be required as a condition of approval for a lot line
adjustment.
2. Lots, parcels or tracts that are increased in area by lot line adjustments
shall not be permitted to be subdivided for five (5) years following the
date upon which the lot line adjustment is recorded or three (3) years
following the approval of a lot line adjustment, whichever is longer,
unless the following is met:
i. The subdivision application includes all lots, parcels and tracts
involved in the lot line adjustment in the overall subdivision;
or
ii. All required infrastructure, including but not limited to
frontage improvements, required infrastructure and utility
lines are constructed along the frontage of all lots included in
the lot line adjustment.
Staff Comment: The proposed lot line adjustment would not circumvent any state or
local requirements. The proposed lots would be in compliance with the CA development
standards. Frontage improvements would be constructed as part of the construction of
the new transit center.
I. CONCLUSIONS:
1. The subject site is located in the Commercial Mixed-Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 17.
3. The proposed South Renton Transit Center complies with the Urban Design Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 18.
4. The proposed South Renton Transit Center complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 19.
5. The proposed South Renton Transit Center complies with the Conditional Use Permit criteria provided the
applicant complies with City Code and conditions of approval, see FOF 20.
6. The proposed South Renton Transit Center bicycle parking modification complies with the Modification
criteria provided the applicant complies with City Code and conditions of approval, see FOF 21.
7. The proposed South Renton Transit Center driveway modifications comply with the Modification criteria
provided the applicant complies with City Code and conditions of approval, see FOF 22.
8. The proposed South Renton Transit Center complies with the Site Plan Review criteria provided the
applicant complies with City Code and conditions of approval, see FOF 23.
9. The proposed South Renton Transit Center complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein, see
FOF 23.
10. There are adequate public services and facilities to accommodate the proposed Permit Type, see FOF 23.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 58 of 59
SR_HEX_Sound Transit Center_FINAL
11. The proposed South Renton Transit Center complies with the Principles of Acceptability for a Lot Line
Adjustment as established by City Code, provided the project complies with all advisory notes and
conditions of approval contained herein, see FOF 24.
12. Key features, which are integral to this project include the plaza at the intersection of S Grady Way and
Rainier Ave S, the core facility, and the bioretention stormwater facilities and landscaping along S Grady
Way.
J. RECOMMENDATION:
Staff recommends approval of the South Renton Transit Center and Roadway Improvements Project for Site
Plan, Conditional Use Permit, Bicycle Parking Modification, Driveway Modifications, and Lot Line Adjustment,
File No. LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD, as depicted in the Site Plan (Exhibit 2), subject to
the following conditions:
1. The twelve-foot (12’) wide multi-use path proposed along the north property line shall be widened to
fourteen feet (14’). In order to accommodate this additional two feet (2’), it would be acceptable to reduce
the proposed eight-foot (8’) landscape strip along the south side of the path to six feet (6’). Revised plans
showing the widened multi-use path shall be submitted to the Current Planning Project Manager for
review and approval at the time of Utility Construction Permit review.
2. Payment for any tree credits shall be received prior to the issuance of the Civil Construction Permit.
3. The design of the gantry wrap shall be approved by the Current Planning Project Manager prior to the
issuance of a building permit.
4. Details for the proposed benches shall be submitted to the Current Planning Project Manager for review
and approval, prior to the issuance of a Construction Permit.
5. A materials board shall be submitted to the Current Planning Project Manager for review and approval at
the time of Building Permit application.
6. Construction on the project site shall comply with the recommendations of the submitted Geotechnical
Report, prepared by WSP, dated March 21, 2022 or future addenda.
7. The applicant’s geotechnical engineer shall review the project’s construction plans and the building permit
plans to verify compliance with the submitted geotechnical report. The geotechnical engineer shall submit
a sealed letter stating that he/she has reviewed the construction and building permit plans and in their
opinion the plans and specifications meet the intent of the report.
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024 Page 59 of 59
SR_HEX_Sound Transit Center_FINAL
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
South Renton Transit Center and Roadway
Improvements Project
Land Use File Number:
LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Date of Hearing
October 15, 2024
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Gary Yao
Sound Transit
401 S Jackson Street,
Seattle, WA 98104
Project Location
200 S Grady Way, 101 S
Grady Way, and 750
Rainier Ave S
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibit 1: Hearing Examiner Staff Recommendation
Exhibit 2: Site Plan
Exhibit 3: Conceptual Landscape Plan
Exhibit 4: Colored Rendering
Exhibit 5: Community Outreach Plan
Exhibit 6: Lot Line Adjustment Map
Exhibit 7: Drainage Plan
Exhibit 8: Grading Plan
Exhibit 9: Utilities Plan
Exhibit 10: Architectural Elevations
Exhibit 11: Floor Plans
Exhibit 12: Pedestrian and Cyclist Circulation Plan
Exhibit 13: Screening Detail
Exhibit 14: Signage and Fencing Plan
Exhibit 15: Tree Retention and Replacement Plan
Exhibit 16: Turning Radius Exhibit
Exhibit 17: Project Narrative and Code Review
Exhibit 18: Urban Design Analysis Report
Exhibit 19: Arborist Report
Exhibit 20: Tree Retention and Tree Credit Worksheet
Exhibit 21: Traffic Study
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements Project Staff Report to the Hearing Examiner LUA24-000233, SA-M, SA-H, CU-H, LLA, MOD, MOD
Report of October 15, 2024
SR_HEX_Sound Transit Center_FINAL
Exhibit 22: Traffic Study Addendum
Exhibit 23: Traffic Memo
Exhibit 24: Critical Areas Study
Exhibit 25: Drainage Report
Exhibit 26: Geotechnical Report
Exhibit 27: Geotechnical Addendum
Exhibit 28: Soil Remediation Report
Exhibit 29: SEPA Determination of Non-Significance
Exhibit 30: SEPA DNS Addendum
Exhibit 31: Conditional Use Justification
Exhibit 32: Modification Justification
Exhibit 33: King County Wastewater Treatment Comments
Exhibit 34: City Response to King County Comments
Exhibit 35: Demolition Permits (B21004869, B21004870, and B21004871)
Exhibit 36: Critical Areas Exemptions (LUA21-000115 and LUA21-000294)
Exhibit 37: Critical Area Approval/Temporary Use Permit (LUA22-000272)
Exhibit 38: Transportation Concurrency
Exhibit 39: Advisory Notes to Applicant