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HomeMy WebLinkAboutJ_CUP_justification_AHBL_241018_v1 Page 1 of 4 TO: City of Renton DATE: October 16, 2024 FROM: Allison Conley Seattle - (206) 267-2425 PROJECT NO.: 2240590.30 PROJECT NAME: Renton School District Transportation Lot Expansion SUBJECT: Renton School District Transportation Center Lot Expansion Conditional Use Permit Application Project Narrative The proposed project is for the construction of a new approximately 15,714 sf expansion of existing parking for the School District Transportation Administration building. The project address is 444 and 450 Park Ave N, Renton, WA 98057, for King County parcel numbers 7224000675 and 7224000676. These two parcels where the work is to occur totals approximately 19,596 square feet (.44 acre) are located in the NW corner of the site. This is a part of the larger Transportation Building and Fleet Maintenance Facility, which totals approximately 5.2 acres. The larger site is contained on the full city block bounded on the north by N 5th St, the east by Garden Ave N, the south by N 4th St and the west by Park Ave N. On the north side there are some commercial/ light industrial buildings, to the east is the Paccar facility, to the south is Sartori Elementary School, and on the west side it is an older mixed commercial and residential neighborhood. The current zoning of the two parcels where the work will occur is Commercial Arterial zoning (CA), within the Urban Design District D. The remainder of the larger site is zoned Industrial Light (IL). Currently, the project site is vacant. The commercial buildings that had been there were demolished in 2021 in preparation for this project. Some portion of the site is currently being used as auxiliary parking. According to the Federal Emergency Management Agency (FEMA), the project site is not located in a flood hazard zone. According to the United States Department of Agriculture (USDA) Natural Resources Conservation Service (NRCS), soils on the project site consist of mostly of Urban land. A Geotechnical Report conducted by Associated Earth Sciences Inc. (AESI) found between 6 to 12 inches of topsoil or fill consisting of sand and gravel. Beneath that is Holocene alluvium fine sand. Stormwater from the existing site and the proposed improvements will be collected in a series of catch basins and routed through a water quality treatment system site. Stormwater is then discharged from the site to the existing 24” storm system flowing west along N 5th St, north along Burnett Ave N, and west along N 6th St where it discharges to the Cedar River, and ultimately into Lake Washington. The proposed development for the site includes the demolition of existing asphalt surfaces and construction of 44 new parking spaces; 32 of which are standard stalls and 12 are angled stalls. This includes one ADA compliant space and ramp, and electric vehicle (EV) parking spaces and charging stations may be required and will be coordinated with the City of Renton. An important aspect of the project is additional security fencing to protect the district’s vehicular assets from vandalism, which will require a zoning variance for the 8’ height of the fence within the Park Ave N. setback. Access will continue to be through existing driveways along Park Ave N. and N 5th Street. Integration of the two parcels onto the larger site will be accomplished with consistent landscaping, removal of three older curb cuts and improved sidewalk conditions. Additionally, an approximately 1,200 SF pedestrian plaza will be installed on the corner of Park Ave N and N 5th St. as per the City’s Project Memo Page 2 of 4 Renton School District Transportation Lot Expansion 2240590.30 October 16, 2024 Urban Design District D standards. Landscaping consists of approximately 5,743 SF of total ground cover, including interior as well as landscaping strips adjacent to the sidewalk on the north and west side of the two parcels. In addition, four catch basins and associated storm drainage piping, as well as a heat pump will be removed as part of the demolition activities for the project. Currently there are 13 significant trees on-site, five of those are intended to be removed due to construction requirements. The eight remaining trees will be protected in compliance with Renton Municipal Code requirements. 16 new trees will be planted. Proposed filling, excavation, and grading is to support the new structure and for general site improvements. Total excavation is 39 CY, total earthwork proposed is 401 CY. Materials used for fill will be imported from clean, local sources. Criteria for CUP approval (4-9-030-D) The following are the criteria for CUP approval followed by applicant responses in bold text. 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. Response: The proposal is compatible with the following Comprehensive Plan goals: • L-B: “Continue to build Renton’s Regional Growth Center consistent with Vision 2040 to provide compact, pedestrian-oriented, mixed-use development to meet the demands of population and employment growth, while reducing the transportation related and environmental impacts of growth.” 1. The district has added pedestrian improvements with it’s remodel in 2009, and it is proposing additional improvements with this proposal as well. The use is consistent with the long-term land use of the area, and responds to employment growth, by keeping industrial type facilities and jobs local to the area and in a zone in which they are not likely to cause any further disruptions other than those that residents are already accustomed to. 2. Since the 1970s, the population of Renton has quadrupled from 25,878 to 106,763. This is partly due also to annexations. However, this has meant that the school district has also grown, and today includes schools to the west, east, and south. The transportation facilities have remained in the central part of the district, reducing the transportation related impacts of school district growth in relation to its fleet vehicles. • Goal L-N: “Sustain industrial areas that function as integrated employment activity areas and include a core of industrial uses and other related businesses and services, transit facilities, and amenities.” 1. The bulk of this site is in an Employment Center Land Use designation, consistent with the parcels to the east, and the current uses to the north. The site employs 150 people as well, and these upgrades ensure that the site will function Formatted: Font: (Default) Arial Formatted: Font: (Default) Arial Formatted: Font: (Default) Arial, Italic Formatted: Font: (Default) Arial, Bold, Font color: Auto Formatted: Font: (Default) Arial, Bold, Font color: Auto Formatted: Font: (Default) Arial, Italic Formatted: Font: (Default) Arial, Bold, Font color: Auto Project Memo Page 3 of 4 Renton School District Transportation Lot Expansion 2240590.30 October 16, 2024 to serve the school district and as part of an employment center for many years to come. Zoning Regulations: • “Government Facilities, Other” are conditionally permitted with a hearing examiner in the commercial arterial (CA) zone as well as all the other zones and are not permitted outright in any. 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. Response: The location of the new parking lot will not result in a detrimental overconcentration of the Renton SD Transportation Facility use. It will allow for the continuation and expansion of an existing use (Renton School District site for the storage and maintenance of fleet vehicles, and administration) within the same block as the parent facility., The location is centrally located within the Renton school district, in the Downtown, and in an area that has been suited for these purposes since the establishment of the Transportation Facility, making it a suitable site for civic and auto-related uses on large parcels. c. Effect on Adjacent Properties: Response: The adjacent properties will not be negatively affected by the continuing use of the Transportation Building fleet maintenance and storage, as they are consistent with existing uses in the area, and what has been present for many years. However, area pedestrians might be more inclined to linger on the corner of Park and N 5th after the addition of a public plaza and will find walking along Park Ave N more pleasant with the required sidewalk and landscaping improvements. d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Response: The proposed/ current use of the site is compatible in scale and character of the neighborhood. To the west, along Park Ave N is an older, smaller-scale neighborhood with a mix of residential and commercial properties. Surrounding the remainder of the site are large- scale uses. Immediately to the south and east of the site is the existing Transportation Center, and beyond the is an elementary school and the Paccar facility, respectively. To the north is a currently vacant office building. This proposal is not inconsistent with the general area and is considerably softened by the addition of landscaping. e. Parking: Adequate parking is, or will be made, available. Response: Yes, the purpose of the proposal is to provide adequate parking. The proposal will complete the existing parking lot to provide 44 additional staff parking spaces. Formatted: Font: (Default) Arial, Bold, Font color: Auto Formatted: Font: (Default) Arial, Bold, Font color: Auto Formatted: Font: (Default) Arial Formatted: Font: (Default) Arial Formatted: Font: 11 pt, Font color: Auto Formatted: Font: (Default) Arial Formatted: Font: (Default) Arial Formatted: Font: (Default) Arial Project Memo Page 4 of 4 Renton School District Transportation Lot Expansion 2240590.30 October 16, 2024 f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Response: No increase is expected in vehicle traffic as there will not be an increase in staffing levels. Pedestrian improvements along Park Ave N will increase pedestrian safety and enjoyment. Access to the lot will be provided from the interior of the site; meaning no new access will be added from either Park Ave N or North 5th St. g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Response: The only noise from the lot will be very minor and related to vehicle circulation. Parking lot lighting will be added for safety and in accordance with City code requirements. Light and glare escapement are not anticipated as light fixtures will be shielded and downcast. 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. Response: The proposal includes landscaping along the parcel perimeter and within the parking lot consistent with the Renton Municipal Code requirements. AC c: lklein@ahbl.com Formatted: Font: (Default) Arial Formatted: Font: (Default) Arial Formatted: Font: (Default) Arial Formatted: Font: (Default) Arial, 10 pt