HomeMy WebLinkAboutSR_HEX_Report_RSD_Transportation_Expansion_250218_FINALREPORT TO THE HEARING EXAMINER
Hearing Date:
February 18, 2025
Project File Number:
PR24-000079
Project Name:
Renton School District Transportation Expansion
Land Use File Number:
LUA24-000376, SA-H, CU-H, V-H
Project Manager:
Nichole Perry, Associate Planner
Owner:
Renton School District, 7812 S 124th St, Seattle, WA 98178
Applicant:
Andrew Hollenback, 7812 S 124th St, Seattle, WA 98178
Contact:
Allison Conley, AHBL Inc., 1200 6th Ave, Ste 1620, Seattle, WA 98101
Project Location:
444 and 450 Park Ave N (APNs 7224000675 and 7224000676)
Project Summary:
The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use, and Variance approval to expand the Renton School District’s parking lot located at 444 and 450 Park
Ave N (APNs 7224000675 and 7224000676). The 0.45-acre (19,596 square feet) site has a zoning designation of Commercial Arterial (CA) and is within the Urban Design District D overlay.
The Comprehensive Plan Land Use Designation is Commercial Mixed Use (CMU). The proposed improvements would be integrated into the larger Transportation Building and Fleet Maintenance
Facility for the Renton School District and provide 44 new parking stalls. The Conditional Use Permit is required as the proposed use qualifies as a government facility, which is conditionally
permitted in the CA zone with a public hearing. The application includes a Variance Request to allow for the installation of an eight-foot (8’) tall security fence with a reduced setback
of 10.5 feet (10.5’) along Park Ave N. The proposed fencing would provide a higher level of security for district vehicles while maximizing parking and landscaping capacity. Three (3)
significant trees would be removed due to construction and 16 trees are to be planted. The city’s mapping system has identified the subject property is within a High Seismic Hazard Area
and the Downtown Wellhead Protection Area Zone 2. The applicant submitted a SEPA Environmental Checklist, SEPA Determination of Non-significance (DNS), Limited Geotechnical Engineering
Study, Technical Information Report, and a Cultural Resource Assessment.
Site Area:
0.45 acres
B. EXHIBITS:
Exhibit 1:
Staff Report to the Hearing Examiner
Site Plan
Neighborhood Detail Map
Landscape Plans
Civil Construction Plan Set (Overall Site Plan, Grading Plan, Paving Plan, and Storm Drainage and Utility Plan)
Technical Information Report, prepared by Jacobson Consulting Engineers, dated October 18, 2024
Limited Geotechnical Engineering Study, prepared by Associated Earth Sciences Incorporated, dated October 4, 2024
Cultural Resources Assessment, prepared by Drayton Archaeology, dated September 23, 2024
Topographic Survey
SEPA Environmental Checklist, prepared by Renton School District, dated October 3, 2024, updated December 13, 2024
SEPA Determination of Nonsignificance (DNS), dated December 16, 2024
Construction Mitigation Description
Transportation Concurrency Memorandum, dated December 17, 2024
Conditional Use Permit (CUP) Justification, prepared by AHBL Inc., dated October 16, 2024
Variance Request Justification, prepared by AHBL Inc., dated October 18, 2024
Variance Request Photos
Variance Request Fence Location Plan
EV Parking Exception Request Letter, prepared by Jacobson Consulting Engineers, dated February 3, 2025
Advisory Notes
C. GENERAL INFORMATION:
Owner(s) of Record:
Renton School District, 7812 S 124th St, Seattle, WA 98178
Zoning Classification:
Urban Design District ‘D’
Comprehensive Plan Land Use Designation:
Existing Site Use:
Vacant (Commercial)
Critical Areas:
High Seismic Hazard Area and Downtown Wellhead Protection Area Zone 2
Neighborhood Characteristics:
North:
Vacant Office Building; Commercial Mixed Use (CA) Comprehensive Plan Designation; Urban Center 2 (UC-2) zone
East:
RSD Transportation Building and Fleet Maintenance Facility; Commercial Mixed Use (CMU) and Employment Area (EA) Comprehensive Plan Designations; Commercial Arterial (CA) and Light Industrial
(IL) zones
South:
RSD Transportation Building and Fleet Maintenance Facility; Commercial Mixed Use (CMU) Comprehensive Plan Designation; Commercial Arterial (CA) zone
West:
Apartment and Single Family; Commercial Mixed Use (CMU) Comprehensive Plan Designation; Commercial Arterial (CA) zone
Site Area:
0.45 acres
D. HISTORICAL/BACKGROUND:
Action
Land Use File No.
Ordinance No.
Date
Comprehensive Plan
N/A
6153
12/09/2024
Zoning
N/A
6154
12/09/2024
Annexation 09
N/A
156
05/23/1909
P & L Rogers Lot Line Adjustment
LUA11-016
N/A
05/19/2011
E. PUBLIC SERVICES:
Existing Utilities
Water: Water service will be provided by the City of Renton. There is an existing 16-inch (16”) water main located in Park Ave N as well as a 10-inch (10”) water main within an easement
interior of parcel 75646000105 (the main parcel of the Transportation Facility).
Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch (8”) gravity wastewater main located onsite and in N 5th St and another 21-inch (21”) gravity
wastewater main located in Garden Ave N.
Surface/Storm Water: The site is currently served by an existing 12-inch (12”) stormwater main in Park Ave N; an existing 24-inch (24”) stormwater main in N 5th St; an existing 18-inch
(18”) stormwater main in Garden Ave N; and an existing 12-inch (12”) private stormwater system located on the adjacent Renton School Transportation property.
Streets: Park Ave N is classified as a principal arterial street with an existing right-of-way (ROW) width of approximately 60 feet (60’). N 5th St is classified as a Commercial-Mixed
Use and Industrial street with an existing ROW width of approximately 60 feet (60’).
Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC)
Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Area Regulations
Section 4-3-100: Urban Design Regulations
Chapter 4 City-Wide Property Development Standards
Chapter 6 Streets and Utility Standards
Section 4-6-030: Drainage and Water Quality (Surface Water) Standards
Section 4-6-040: Sanitary Sewer Standards
Section 4-6-060: Street Standards
Section 4-6-080: Water Service Standards
Chapter 9 Permit – Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
d. Section 4-9-030: Conditional Use Permits
Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
Land Use Element
H. FINDINGS OF FACT (FOF):
The Planning Division of the City of Renton accepted the above master application for review on November 27, 2024, and determined the application complete on December 12, 2024. The project
complies with the 120-day review period.
The project site is located at 444 and 450 Park Ave N (APNs 7224000675 and 7224000676).
The project site is currently vacant. The site previously contained two (2) commercial buildings which were demolished in 2020.
Access to the site would be provided via the existing driveways off Park Ave N and N 5th St.
The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation.
The site is located within the Commercial Arterial (CA) zoning classification and within Design District D.
There are three (3) existing trees proposed for removal. The applicant is proposing to plant 16 new trees as part of the landscaping improvements.
The site is mapped with a High Seismic Hazard Area and is also located within the Downtown Wellhead Protection Area Zone 2.
No significant grading or filling would occur as part of the project. Approximately 25 cubic yards of material would be excavated on-site and approximately 290 cubic yards of earthwork
is proposed.
The applicant is proposing to begin construction in the summer of 2025 and end in September of 2025.
Staff did not receive comments from members of the public or impacted agencies.
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), the Renton School District acted as the lead SEPA agency and issued a notice of SEPA
Checklist for comment on October 7, 2024, requesting the submittal of comments by October 21, 2024, and issued a Determination of Non-Significance (DNS) for the Transportation Expansion
project on December 16, 2024. The 14-day appeal period ended on December 30, 2024. No appeals of the threshold determination have been filed as of the date of this report.
Based on an analysis of probable impacts from the proposal, the Responsible Official (RSD) determined that the proposal did not have a probable significant adverse impact with adherence
to local, state, and federal regulations.
An Inadvertent Discovery Plan shall be implemented during all ground disturbing activity. If any cultural resources surveys or archaeological investigations occur, the Duwamish Tribe
and Department of Archaeology and Historic Preservation (DAHP) shall be notified in advance.
The Duwamish Tribe shall be notified of construction start dates and provided the opportunity to observe soil-disturbing activities.
New plantings shall use native vegetation.
If during construction, soils are found to be contaminated with arsenic, lead, or other contaminants, extra precaution will be taken to avoid escaping dust, soil, erosion, and water
pollution during grading and site construction. Contaminated soils generated during site construction shall be managed and disposed of in accordance with state and local regulations,
including the Solid Waste Handling Standards regulation (WAC Chapter 173-350).
All imported fills must be clean fill utilizing an approved source.
A Construction General Stormwater permit, if required, is to be obtained prior to clearing.
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.
Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the city’s Comprehensive Plan Map. The purpose of the CMU designation is to allow a variety of commercial,
public, and civic uses, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering
places and civic amenities. The proposal is compliant with the following development standards if all conditions of approval are met:
Compliance
Comprehensive Plan Analysis
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Goal LU-B: Support the development of Renton as a Regional Growth Center, consistent with VISION 2050, to foster compact, pedestrian-oriented, mixed-use development to meet the demands
of population and employment growth while also increasing transportation efficiency and reducing negative environmental impacts.
(
Goal LU-N: Promote industrial activities in integrated employment activity areas that include a variety of industrial uses and other related businesses and services, transit facilities,
and amenities.
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Policy L-35: Development in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during,
and after construction.
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Policy L-46: Consider scale and context for infill project design to preserve privacy and quality of life for residents.
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Policy L-52: Protect public scenic views and public view corridors, including Renton’s physical, visual, and perceptual linkages to Lake Washington and the Cedar River.
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Policy L-54: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide
for respite, recreation, and sun/shade.
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Policy L-57: Balance the need for appropriate lighting levels for safety and security to avoid light intrusion and glare impacts, and to preserve the night sky.
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Policy L-58: Require landscaping and screening to improve the appearance of parking lots, promote green infrastructure, and reduce heat islands.
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, 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 Automall District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120A, if all conditions
of approval are met:
Compliance
CA Zone Development Standards and Analysis
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Use: The Renton School District is proposing to use the site within the Commercial Arterial (CA) Zone for parking and vehicle storage. Per RMC 4-2-060, vehicle-related uses such as
parking facilities and fleet vehicle storage for the school district may be permitted within the CA Zone under the “other government facility” use if permitted with a Hearing Examiner
Conditional Use.
Staff Comment: The applicant is proposing to utilize the parking lot for school-related vehicles and staff parking. The proposal aligns with the Commercial Arterial (CA) Zone requirements,
as the parking lot design incorporates coordinated access, internal circulation improvements, and efficient use of space, meeting CA Zone development standards (Exhibits 5 and 10). According
to the applicant, all parked vehicles are to be actively in use for school district purposes and would not be stored long-term (Exhibit 14). Any vehicle storage areas would comply with
landscaping and screening requirements per RMC 4-4-120, as detailed in the submitted landscape plans (Exhibit 4) and variance justification (Exhibit 15) to mitigate visual impacts. The
lot coverage calculations include all vehicle holding areas to ensure compliance with CA development standards, as demonstrated in the civil construction plans (Exhibit 5). Any overnight
vehicle parking for district-owned vehicles would be outside of restricted setback areas, ensuring compliance with zoning regulations, which is supported by the variance fence location
plan (Exhibit 17). The proposal meets the Commercial Arterial (CA) Zone requirements, provided all conditions of approval are met.
(
Use: The Renton School District is proposing to use the site within the Commercial Arterial (CA) Zone for parking and vehicle storage. Per RMC 4-2-060, vehicle-related uses such as
parking facilities and fleet vehicle storage for the school district may be permitted within the CA Zone under the “other government facility” use if permitted with a Hearing Examiner
Conditional Use.
Staff Comment: The applicant is proposing to utilize the parking lot for school-related vehicles and staff parking. The proposal aligns with the Commercial Arterial (CA) Zone requirements,
as the parking lot design incorporates coordinated access, internal circulation improvements, and efficient use of space, meeting CA Zone development standards (Exhibits 5 and 10). According
to the applicant, all parked vehicles are to be actively in use for school district purposes and would not be stored long-term (Exhibit 14). Any vehicle storage areas would comply with
landscaping and screening requirements per RMC 4-4-120, as detailed in the submitted landscape plans (Exhibit 4) and variance justification (Exhibit 15) to mitigate visual impacts. The
lot coverage calculations include all vehicle holding areas to ensure compliance with CA development standards, as demonstrated in the civil construction plans (Exhibit 5). Any overnight
vehicle parking for district-owned vehicles would be outside of restricted setback areas, ensuring compliance with zoning regulations, which is supported by the variance fence location
plan (Exhibit 17). The proposal meets the Commercial Arterial (CA) Zone requirements, provided all conditions of approval are met.
(
Lot Dimensions: The minimum lot size required in the Commercial Arterial (CA) zone is 5,000 square feet. There are no minimum lot width or depth requirements for lots created after
November 10, 2004, per RMC 4-2-120A.
Staff Comment: The existing lot is approximately 0.45 acres (19,596 square feet) in size and complies with the lot dimension requirements for the CA zone (Exhibits 10 and 11). No changes
to the lot dimensions are proposed as part of the project.
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Setbacks: The minimum front yard and secondary front yard setbacks in the Commercial Arterial (CA) zone are 15 feet (15’) and the maximum front yard setbacks are 20 feet (20’). There
are no side or rear yard setback requirements, except when abutting a residentially zoned lot, where a 15-foot setback is required.
Staff Comment: The proposed parking lot improvements comply with the required setbacks for the CA zone (Exhibit 5). The security fence is proposed to be set back 10.5 feet (10.5’) along
Park Ave N, which requires a variance from the 15-foot (15’) front yard setback standard. The variance request is necessary to maximize parking capacity while maintaining a landscaped
buffer along Park Ave N, as supported by the variance justification (Exhibit 15) and variance fence location plan (Exhibit 17). The site is not near any residentially zoned properties;
therefore, no side or rear setback requirements apply. See variance discussion under FOF 21, Variance Analysis for more information.
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Building Standards: The CA zone has a maximum lot coverage for buildings of 65% of total lot area of 75% if parking is provided within the building or within an on-site parking garage.
The maximum building height in the CA zone is 50 ft., except 70 ft. for vertically mixed-use buildings (commercial and residential). Heights may exceed the Zone’s maximum height with
a Conditional Use Permit.
Staff Comment: The proposed project does not include the construction of any new buildings or changes to the height of existing structures. The proposed parking lot improvements and
security fencing comply with the building standards for the CA zone, as shown in the civil plans (Exhibit 5) and variance fence location plan (Exhibit 17). See variance discussion under
FOF 21, Variance Analysis for more information.
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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 planted within planting strips pursuant to the following
standards, provided there shall be a minimum of one street tree planted per lot.
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.
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.
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:
Small-sized maturing trees: thirty feet (30') on center;
Medium-sized maturing trees: forty feet (40') on center; and
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:
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 tree per thirty (30) lineal feet
of street frontage.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
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 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100
or more spaces shall provide 35 sf 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:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot
interior shall be planted.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
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.
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: The project site is subject to the landscape regulations in RMC 4-4-070 due to the installation of new storm drainage facilities (Exhibit 6). Per RMC 4-4-070B, projects
that include new storm drainage facilities must comply with landscaping requirements across the entire site.
The proposal includes the required 10-foot (10’) landscape strip around the perimeter of the proposed parking lot expansion on Park Ave N and N 5th St. Based on a total of 44 parking
spaces, a minimum of 660 square feet of interior parking lot landscaping is required. According to the conceptual landscape plan, the proposed landscaping exceeds this minimum requirement
by providing 1,606 square feet of interior landscape planting (Exhibit 4). All interior landscaping appears to meet or exceed the dimension requirements of eight feet (8’) by 12 feet
(12’) and includes a variety of shrubs and trees that meet or exceed the minimum planting rates and sizes.
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be planted within planting strips pursuant to the following standards, provided there shall be
a minimum of one street tree planted per lot.
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.
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.
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:
Small-sized maturing trees: thirty feet (30') on center;
Medium-sized maturing trees: forty feet (40') on center; and
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:
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 tree per thirty (30) lineal feet
of street frontage.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
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 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100
or more spaces shall provide 35 sf 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:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot
interior shall be planted.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
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.
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: The project site is subject to the landscape regulations in RMC 4-4-070 due to the installation of new storm drainage facilities (Exhibit 6). Per RMC 4-4-070B, projects
that include new storm drainage facilities must comply with landscaping requirements across the entire site.
The proposal includes the required 10-foot (10’) landscape strip around the perimeter of the proposed parking lot expansion on Park Ave N and N 5th St. Based on a total of 44 parking
spaces, a minimum of 660 square feet of interior parking lot landscaping is required. According to the conceptual landscape plan, the proposed landscaping exceeds this minimum requirement
by
(
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 planted within planting strips pursuant to the following
standards, provided there shall be a minimum of one street tree planted per lot.
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.
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.
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:
Small-sized maturing trees: thirty feet (30') on center;
Medium-sized maturing trees: forty feet (40') on center; and
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:
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 tree per thirty (30) lineal feet
of street frontage.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
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 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100
or more spaces shall provide 35 sf 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:
Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot
interior shall be planted.
Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
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.
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: The project site is subject to the landscape regulations in RMC 4-4-070 due to the installation of new storm drainage facilities (Exhibit 6). Per RMC 4-4-070B, projects
that include new storm drainage facilities must comply with landscaping requirements across the entire site.
The proposal includes the required 10-foot (10’) landscape strip around the perimeter of the proposed parking lot expansion on Park Ave N and N 5th St. Based on a total of 44 parking
spaces, a minimum of 660 square feet of interior parking lot landscaping is required. According to the conceptual landscape plan, the proposed landscaping exceeds this minimum requirement
by providing 1,606 square feet of interior landscape planting (Exhibit 4). All interior landscaping appears to meet or exceed the dimension requirements of eight feet (8’) by 12 feet
(12’) and includes a variety of shrubs and trees that meet or exceed the minimum planting rates and sizes.
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Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-130) require the retention of 30 percent of trees on all properties subject to an active land development
permit. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre based on values for existing or new trees as provided in RMC 4-4-130H.1.b.v.
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: The applicant submitted a SEPA Determination of Nonsignificance (DNS) with the application (Exhibit 11). The applicant has proposed the removal of three (3) existing significant
trees and the planting of 16 new trees as part of the required perimeter and interior landscaping improvements (Exhibit 4). The tree removal and replanting proposal complies with the
tree retention and replacement requirements of RMC 4-4-130. If any additional tree removal is proposed as part of an updated landscape plan, an updated tree retention and tree credit
worksheet would be required to be submitted at the time of civil construction permit application to ensure compliance with the tree retention standards for the CA zone.
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Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing
or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls
shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public
view.
Staff Comment: No new surface-mounted or roof-mounted equipment would be installed as part of the project. The applicant has proposed the installation of an eight-foot (8') tall security
fence constructed of galvanized steel and coated with a corrosion protection product and powder-coated black paint around the parking lot perimeter, which is approximately 465 feet (465’).
The proposed security fence would provide additional screening for district vehicles (Exhibits 4, 15, and 17). The project also includes perimeter landscaping along Park Ave N and N
5th St (Exhibit 4), which would enhance visual screening. If the applicant proposes the installation of any new surface-mounted equipment, screening details would be required to be submitted
at the time of building permit application to ensure compliance with the screening standards.
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Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing
or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls
shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public
view.
Staff Comment: No new surface-mounted or roof-mounted equipment would be installed as part of the project. The applicant has proposed the installation of an eight-foot (8') tall security
fence constructed of galvanized steel and coated with a corrosion protection product and powder-coated black paint around the parking lot perimeter, which is approximately 465 feet (465’).
The proposed security fence would provide additional screening for district vehicles (Exhibits 4, 15, and 17). The project also includes perimeter landscaping along Park Ave N and N
5th St (Exhibit 4), which would enhance visual screening. If the applicant proposes the installation of any new surface-mounted equipment, screening details would be required to be submitted
at the time of building permit application to ensure compliance with the screening standards.
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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.
Staff Comment: Not applicable. The proposed project does not involve new building construction or an increase in gross floor area, which are the primary triggers for refuse and recycling
space requirements. The project focuses solely on parking lot expansion and site improvements, meaning no additional refuse or recycling facilities are required beyond existing provisions
for the current transportation facility.
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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 applicant is proposing a site-to-site vehicle access way between the new proposed 44-stall parking lot expansion and the existing bus parking lot to allow a smooth
flow of traffic across the abutting CA zoned lots without the need to use a public street.
Compliance to be demonstrated at sign permit review
Signage: Pole signs and roof signs are prohibited. Signs are subject to Urban Design Regulations (RMC 4-3-100).
Staff Comment: The applicant did not submit a detailed signage package for the proposed mixed-use building and therefore could not be reviewed at this time. The applicant would be required
to comply with the signage requirements outlined in RMC 4-4-100 at the time of sign application.
Compliant if condition of approval is met
Parking: Parking regulations for other government facility are not specifically identified under RMC 4-4-080F.10.e. The department staff shall determine which use(s) 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 above shall be the same as for the most similar
use listed.
General office is required to provide a minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Vehicle service
and repair (large and small vehicles) is required to provide a minimum and maximum of 2.5 per 1,000 square feet of net floor area.
Minimum standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Each parallel stall shall be 23 feet by 9 feet in size. Van accessible
parking stall dimensions are 8 feet by 20 feet with a companion access aisle of 8 feet wide. Typical accessible parking stall dimensions are 8 feet by 20 feet with a companion access
aisle of 5 feet wide.
Staff Comment: The applicant has proposed the construction of 44 new parking spaces within the expanded parking lot. The additional parking is intended to accommodate Renton School District
staff and fleet vehicles for operational purposes (Exhibits 2, 5, and 10). The expanded parking lot would include one (1) additional accessible parking space to go along with four (4)
existing ADA-compliant parking spaces. Together, the ADA spaces exceed the four (4) required accessibility requirements for 98 total on-site vehicle parking spaces. The dimensions of
the proposed parking stalls comply with the minimum standard parking stall dimension. In addition, the parking lot layout supports efficient circulation, as detailed in the civil plans.
The proposal includes the removal of 35 existing surface parking spaces and the construction of 44 new surface parking spaces within the expanded parking lot or nine (9) additional parking
spaces. The subject site is a portion of a 5.2-acre Renton School District Administration and Transportation Facility that includes a 7,340 square foot office/administration building,
a 9,420 square foot service garage for fleet maintenance repairs and car washes, gas pumps which has an approximately 3,600 square feet canopy cover, and fleet storage for district vehicles
(including school buses). The majority of the facility is surface parking for employees and fleet vehicles. The school district purchased the two (2) additional parcels in 2017 for employee
parking and to provide additional security fencing for the protection of these assets within the greater facility.
Based on the parking requirement to provide a minimum of 2.0 parking spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor
area, the 7,340 square foot office/administration building would require between 15 and 33 parking spaces. The 9,420 square foot service garage would be required to provide a minimum
and maximum of 24 parking spaces based on the vehicle service and repair (large and small vehicles) requirement to provide 2.5 spaces per 1,000 square feet of net floor area. RMC does
not provide a minimum or maximum parking requirement for fleet vehicle storage. The most similar use based upon staff experience would be outdoor storage area with a minimum and maximum
of 0.5 parking spaces per 1,000 square feet of area. The fleet storage area for district vehicles, including school buses, is approximately 2.25 acres, which would allow for an additional
49 parking spaces at the facility. A total of 88-106 spaces would be required on the project site. The applicant has proposed a total of 98 spaces, which falls within the required parking
range for these three (3) uses.
EV Parking:
The applicant has proposed the inclusion of Electric Vehicle (EV) parking spaces within the expanded parking lot to comply with Washington Administrative Code (WAC) Section 51-50-0429
requirements. The WAC Code mandates that 10% of total parking spaces include EV charging capability. For this project, a minimum of five (5) parking spaces will have EV charging infrastructure
installed and be EV Charging Ready. Additionally, the project will install vaults/handholes and conduits with terminated wires for five (5) more parking spaces for future EV chargers.
The project will also include EV Charging Ready infrastructure for one (1) accessible parking space located in the southeast corner of the proposed parking lot. An EV Capable Vault will
be installed for five (5) additional future chargers.
However, the applicant has submitted an exception request arguing that the parking lot expansion does not involve new building construction and will primarily serve school bus drivers
who will not be accessing the existing building. Due to this, the applicant requests that the provisions for EV Parking Infrastructure be removed for this project.
While the applicant contends that the EV infrastructure requirements should not apply due to the absence of new building construction and the specific use of the parking lot by bus drivers,
staff must consider compliance with WAC Section 51-50-0429. The code specifies that parking lot expansions, as accessory structures, are subject to EV infrastructure requirements regardless
of building access. Therefore, unless formally exempted, the project is required to meet the EV parking provisions outlined above. For more details, refer to Exhibit 18.
companion access aisle of 8 feet wide. Typical accessible parking stall dimensions are 8 feet by 20 feet with a companion access aisle of 5 feet wide.
Staff Comment: The applicant has proposed the construction of 44 new parking spaces within the expanded parking lot. The additional parking is intended to accommodate Renton School District
staff and fleet vehicles for operational purposes (Exhibits 2, 5, and 10). The expanded parking lot would include one (1) additional accessible parking space to go along with four (4)
existing ADA-compliant parking spaces. Together, the ADA spaces exceed the four (4) required accessibility requirements for 98 total on-site vehicle parking spaces. The dimensions of
the proposed parking stalls comply with the minimum standard parking stall dimension. In addition, the parking lot layout supports efficient circulation, as detailed in the civil plans.
The proposal includes the removal of 35 existing surface parking spaces and the construction of 44 new surface parking spaces within the expanded parking lot or nine (9) additional parking
spaces. The subject site is a portion of a 5.2-acre Renton School District Administration and Transportation Facility that includes a 7,340 square foot office/administration building,
a 9,420 square foot service garage for fleet maintenance repairs and car washes, gas pumps which has an approximately 3,600 square feet canopy cover, and fleet storage for district vehicles
(including school buses). The majority of the facility is surface parking for employees and fleet vehicles. The school district purchased the two (2) additional parcels in 2017 for employee
parking and to provide additional security fencing for the protection of these assets within the greater facility.
Based on the parking requirement to provide a minimum of 2.0 parking spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor
area, the 7,340 square foot office/administration building would require between 15 and 33 parking spaces. The 9,420 square foot service garage would be required to provide a minimum
and maximum of 24 parking spaces based on the vehicle service and repair (large and small vehicles) requirement to provide 2.5 spaces per 1,000 square feet of net floor area. RMC does
not provide a minimum or maximum parking requirement for fleet vehicle storage. The most similar use based upon staff experience would be outdoor storage area with a minimum and maximum
of 0.5 parking spaces per 1,000 square feet of area. The fleet storage area for district vehicles, including school buses, is approximately 2.25 acres, which would allow for an additional
49 parking spaces at the facility. A total of 88-106 spaces would be required on the project site. The applicant has proposed a total of 98 spaces, which falls within the required parking
range for these three (3) uses.
EV Parking:
The applicant has proposed the inclusion of Electric Vehicle (EV) parking spaces within the expanded parking lot to comply with Washington Administrative Code (WAC) Section 51-50-0429
requirements. The WAC Code mandates that 10% of total parking spaces include EV charging capability. For this project, a minimum of five (5) parking spaces will have EV charging infrastructure
installed and be EV Charging Ready. Additionally, the project will install vaults/handholes and conduits with terminated wires for five (5) more parking spaces for future EV chargers.
The project will also include EV Charging Ready infrastructure for one (1) accessible parking space located in the southeast corner of the proposed
Compliant if condition of approval is met
Parking: Parking regulations for other government facility are not specifically identified under RMC 4-4-080F.10.e. The department staff shall determine which use(s) 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 above shall be the same as for the most similar
use listed.
General office is required to provide a minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Vehicle service
and repair (large and small vehicles) is required to provide a minimum and maximum of 2.5 per 1,000 square feet of net floor area.
Minimum standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Each parallel stall shall be 23 feet by 9 feet in size. Van accessible
parking stall dimensions are 8 feet by 20 feet with a companion access aisle of 8 feet wide. Typical accessible parking stall dimensions are 8 feet by 20 feet with a companion access
aisle of 5 feet wide.
Staff Comment: The applicant has proposed the construction of 44 new parking spaces within the expanded parking lot. The additional parking is intended to accommodate Renton School District
staff and fleet vehicles for operational purposes (Exhibits 2, 5, and 10). The expanded parking lot would include one (1) additional accessible parking space to go along with four (4)
existing ADA-compliant parking spaces. Together, the ADA spaces exceed the four (4) required accessibility requirements for 98 total on-site vehicle parking spaces. The dimensions of
the proposed parking stalls comply with the minimum standard parking stall dimension. In addition, the parking lot layout supports efficient circulation, as detailed in the civil plans.
The proposal includes the removal of 35 existing surface parking spaces and the construction of 44 new surface parking spaces within the expanded parking lot or nine (9) additional parking
spaces. The subject site is a portion of a 5.2-acre Renton School District Administration and Transportation Facility that includes a 7,340 square foot office/administration building,
a 9,420 square foot service garage for fleet maintenance repairs and car washes, gas pumps which has an approximately 3,600 square feet canopy cover, and fleet storage for district vehicles
(including school buses). The majority of the facility is surface parking for employees and fleet vehicles. The school district purchased the two (2) additional parcels in 2017 for employee
parking and to provide additional security fencing for the protection of these assets within the greater facility.
Based on the parking requirement to provide a minimum of 2.0 parking spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor
area, the 7,340 square foot office/administration building would require between 15 and 33 parking spaces. The 9,420 square foot service garage would be required to provide a minimum
and maximum of 24 parking spaces based on the vehicle service and repair (large and small vehicles) requirement to provide 2.5 spaces per 1,000 square feet of net floor area. RMC does
not provide a minimum or maximum parking requirement for fleet vehicle storage. The most similar use based upon staff experience would be outdoor storage area with a minimum and maximum
of 0.5 parking spaces per 1,000 square feet of area. The fleet storage area for district vehicles, including school buses, is approximately 2.25 acres, which would allow for an additional
49 parking spaces at the facility. A total of 88-106 spaces would be required on the project site. The applicant has proposed a total of 98 spaces, which falls within the required parking
range for these three (3) uses.
EV Parking:
The applicant has proposed the inclusion of Electric Vehicle (EV) parking spaces within the expanded parking lot to comply with Washington Administrative Code (WAC) Section 51-50-0429
requirements. The WAC Code mandates that 10% of total parking spaces include EV charging capability. For this project, a minimum of five (5) parking spaces will have EV charging infrastructure
installed and be EV Charging Ready. Additionally, the project will install vaults/handholes and conduits with terminated wires for five (5) more parking spaces for future EV chargers.
The project will also include EV Charging Ready infrastructure for one (1) accessible parking space located in the southeast corner of the proposed parking lot. An EV Capable Vault will
be installed for five (5) additional future chargers.
However, the applicant has submitted an exception request arguing that the parking lot expansion does not involve new building construction and will primarily serve school bus drivers
who will not be accessing the existing building. Due to this, the applicant requests that the provisions for EV Parking Infrastructure be removed for this project.
While the applicant contends that the EV infrastructure requirements should not apply due to the absence of new building construction and the specific use of the parking lot by bus drivers,
staff must consider compliance with WAC Section 51-50-0429. The code specifies that parking lot expansions, as accessory structures, are subject to EV infrastructure requirements regardless
of building access. Therefore, unless formally exempted, the project is required to meet the EV parking provisions outlined above. For more details, refer to Exhibit 18.
Compliant if condition of approval is met
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.
Staff Comment: Based on the minimum number of vehicle parking spaces required for the parking lot expansion, the applicant is required to provide a minimum of four (4) bicycle parking
spaces. Bicycle parking should be located near the front entrance and positioned to ensure accessibility without obstruction from vehicles. The submitted documents did not include information
or specifications for the required bicycle parking spaces, and therefore, compliance with the bicycle parking standards in RMC 4-4-080F.11 could not be determined. As a condition of
approval, the applicant shall provide details of the proposed off-street (interior or exterior) bicycle parking for at least four (4) spaces in accordance with RMC 4-4-080F.11. A bicycle
parking detail shall be provided at the time of civil construction permit to the Current Planning Project Manager for review and approval prior to civil construction permit issuance.
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Fences and Retaining Walls: The maximum height of any fence, hedge or retaining wall is eight feet (8'), provided the fence, hedge, or retaining wall does not exceed forty-eight inches
(48") in height within fifteen feet (15’) of the front or secondary front yard property line. Fences, hedges, or retaining walls shall not exceed forty-eight inches (48") in height within
fifteen feet (15') of a rear yard property line that abuts a public street. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in height in any part of
the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown Zone) shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public street on
a site that is nonconforming with regard to street frontage landscaping requirements, the site shall be brought into compliance with street frontage landscaping requirements prior to
fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way.
Staff Comment: The applicant has proposed the installation of an eight-foot (8') tall security fence around the perimeter of the new parking lot (Exhibits 4, 15, and 17). The fence is
intended to enhance security for the Renton School District fleet vehicles. A variance has been requested to allow a reduced 10.5-foot (10.5’) setback along Park Ave N, where a 15-foot
(15’) setback is typically required. No new retaining walls are proposed as part of the project. All new fences would comply with the fence and wall standards in RMC 4-4-040, subject
to approval of the requested variance. See variance discussion under FOF 21, Variance Analysis for more information.
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Fences and Retaining Walls: The maximum height of any fence, hedge or retaining wall is eight feet (8'), provided the fence, hedge, or retaining wall does not exceed forty-eight inches
(48") in height within fifteen feet (15’) of the front or secondary front yard property line. Fences, hedges, or retaining walls shall not exceed forty-eight inches (48") in height within
fifteen feet (15') of a rear yard property line that abuts a public street. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in height in any part of
the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown Zone) shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a public street on
a site that is nonconforming with regard to street frontage landscaping requirements, the site shall be brought into compliance with street frontage landscaping requirements prior to
fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way.
Staff Comment: The applicant has proposed the installation of an eight-foot (8') tall security fence around the perimeter of the new parking lot (Exhibits 4, 15, and 17). The fence is
intended to enhance security for the Renton School District fleet vehicles. A variance has been requested to allow a reduced 10.5-foot (10.5’) setback along Park Ave N, where a 15-foot
(15’) setback is typically required. No new retaining walls are proposed as part of the project. All new fences would comply with the fence and wall standards in RMC 4-4-040, subject
to approval of the requested variance. See variance discussion under FOF 21, Variance Analysis for more information.
Compliant if condition of approval is met
Lighting: Lighting that is appropriate to the architectural character of the neighborhood and of a human scale shall be provided. Lighting shall be minimal where possible to achieve
the desired purpose. Light spillover for all lighting, as well as single source lighting of large areas shall be avoided.
Staff Comment: A general lighting plan was included on the utilities site plan (Exhibit 5). According to the general lighting plan, SEPA Environmental Checklist (Exhibit 10) and SEPA
Determination of Nonsignificance (DNS) (Exhibit 11), the light fixtures would be non-glare and mounted no more than 25 feet (25’) above the ground and fitted with full cutoff luminaires
to minimize the impact onto adjacent and abutting properties. However, no pole elevations, foundation details, fixture details, or lighting levels plans were included to show that light
spillover would be minimized onto adjacent properties, as is common with a final lighting plan. Therefore, staff recommends, as a condition of approval, that the applicant submit a lighting
plan that demonstrates compliance with Renton Municipal Code (RMC) 4-4-075 and provides enough light for safety and security but does not create excessive light impacts on neighboring
properties. The final lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance.
Design District Review: The project site is located within Design District ‘D’. No buildings are proposed. See FOF 16, Zoning Development Standard Compliance for conformance with parking
and vehicular access, signage, and lighting requirements.
Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for development in the Commercial Arterial (CA) zoning classification when it is not exempt from Environmental
(SEPA) Review. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.3, the following table contains project elements intended
to comply with level of detail needed for Site Plan requests:
Compliance
Site Plan Criteria and Analysis
Compliant if conditions of approval are met
Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
Compliant if conditions of approval are met
Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard Compliance.
Compliant if conditions of approval are met
Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard Compliance.
Compliant if conditions of approval are met
Design Regulation Compliance and Consistency.
Staff Comment: See FOF 17, Design District Review.
N/A
Planned action ordinance and Development agreement Compliance and Consistency.
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Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site.
Staff Comment: No new structures are proposed as part of the project.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties.
Staff Comment: A five-foot (5’) wide sidewalk is located along the public frontages of the Transportation Facility. The proposed public sidewalk improvements and interior sidewalk improvements
would provide safe pedestrian access to and from the site. In addition, the project includes pedestrian improvements, including a 1,200 square-foot public plaza at the corner of Park
Ave N and N 5th St, enhancing walkability and connectivity in the area (Exhibits 2 and 5). Vehicular connections to adjacent properties are not proposed or necessary, as the surrounding
uses primarily consist of school district operations, fleet maintenance, and commercial properties. The parking lot expansion is designed to optimize internal circulation for district
staff and fleet vehicles while maintaining safe and efficient access to public roadways. Pedestrian connections to adjacent properties are provided via the public sidewalk along Park
Ave N and N 5th St.
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 analysis above under FOF 16: Zoning Development Standard Compliance. The proposed eight-foot (8’) tall security fence and perimeter landscaping along Park Ave N and
N 5th St would provide additional screening for district fleet vehicles and storage areas (Exhibits 15 and 17). Utilities would be located underground where required by RMC 4-6-090.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features.
Staff Comment: The site is located in a developed commercial and industrial area with limited natural features. The proposed parking lot expansion and associated improvements would occur
at or slightly above grade and would not significantly impact any existing views in the immediate vicinity. The project includes landscaping enhancements along Park Ave N and N 5th St,
which would improve the visual character of the site while maintaining compatibility with the surrounding area.
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 existing Renton School District Administration and Transportation Facility and the proposed parking lot expansion would not create a significant visual impact or negatively
affect any natural characteristics on the site. The existing facility is consistent in scale and style with surrounding commercial and industrial buildings and does not appear out of
place within the area. The parking lot expansion is designed to accommodate fleet vehicle storage and staff parking while maintaining compatibility with the site’s existing use. Landscaping
improvements along Park Ave N and N 5th St would help soften the visual presence of the parking lot from public rights-of-way (Exhibit 4 and 5).
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: The applicant has proposed the removal of three (3) existing trees and the planting of 16 new trees as part of the on-site landscaping improvements. Minor clearing of
overgrown groundcover may be necessary along the perimeter to accommodate new plantings. Approximately 25 cubic yards of material would be excavated on-site and approximately 290 cubic
yards of earthwork is proposed. As a result, no significant grading, cutting, or filling is proposed, as the site is primarily flat (Exhibit 9).
The applicant submitted a Cultural Resources Assessment, prepared by Drayton Archaeology, dated September 23, 2024 (Exhibit 8) with the application. The report concluded that the project
is located within an area of moderate probability for encountering cultural resources. An Inadvertent Discovery Plan is required to be implemented during all ground disturbing activity.
If any cultural resources surveys or archaeological investigations occur, the Duwamish Tribe and Department of Archaeology and Historic Preservation (DAHP) shall be notified in advance
(Exhibit 11).
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 proposed parking lot expansion involves the removal of a portion of the existing impervious parking area and incorporation of sidewalks, landscaping, and a public
amenity space to create more parking capacity (Exhibits 6 and 8). The project would include new catch basins to collect surface runoff and route through water quality treatment prior
to discharging to the existing storm main in N 5th St. According to the TIR, the stormwater management upgrades would provide improved water quality treatment compared to existing conditions.
Additionally, the project includes substantial perimeter and interior parking lot landscaping, which would help mitigate stormwater runoff and enhance the site's environmental function.
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: The proposed parking lot improvements include significant landscaping enhancements, providing a visual buffer along Park Ave N and N 5th St while improving the overall
appearance of the site. The addition of perimeter and interior parking lot landscaping represents a notable improvement over the existing conditions. The proposed planting areas would
help soften the visual impact of the parking lot, enhance the pedestrian experience, and provide environmental benefits such as shade and stormwater uptake. See discussion under FOF
16, Zoning Development Standard Compliance: Landscaping for additional analysis.
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: The proposed parking lot improvements include significant landscaping enhancements, providing a visual buffer along Park Ave N and N 5th St while improving the overall
appearance of the site. The addition of perimeter and interior parking lot landscaping represents a notable improvement over the existing conditions. The proposed planting areas would
help soften the visual impact of the parking lot, enhance the pedestrian experience, and provide environmental benefits such as shade and stormwater uptake. See discussion under FOF
16, Zoning Development Standard Compliance: Landscaping for additional analysis.
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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.
Staff Comment: The existing three (3) driveways along Park Ave N are proposed to be removed. The entrance from the existing lots would provide adequate access for the site’s operations,
including employee parking and fleet vehicle movement. The site does not access an arterial street.
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 proposed improvements, including new pavement, sidewalks, curbs, the removal of three (3) existing driveways, new parking lot striping for designated parking spaces,
and new landscaping would significantly enhance on-site circulation and reduce potential conflicts between vehicles and pedestrians.
Pedestrian circulation needs are expected to be minimal given the site’s function and use as a transportation and fleet facility. However, the project includes improvements to the ADA
accessibility of the site, such as two (2) new ramps near the front entrance and updated striping for an ADA-compliant parking space (Exhibit 5). These proposed upgrades to the site
would ensure safe and efficient circulation for employees and district staff accessing the facility.
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas.
Staff Comment: The proposed expansion of the Renton School District’s Administration and Transportation Facility does not involve regular commercial deliveries or large-scale freight
operations. The parking lot would primarily be used for fleet vehicle storage and staff parking. Given the nature of the use, no dedicated loading docks would be necessary. Vehicle access
points and internal circulation have been designed to facilitate safe and efficient movement of fleet vehicles without interference with pedestrian areas. If any future modifications
to loading or delivery areas are proposed, the applicant would be subject to compliance with loading and delivery standards.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The site is expected to primarily serve Renton School District staff and fleet operations, with most employees arriving by vehicle. However, multiple King County Metro
bus stops are located nearby along Park Ave N and N 4th St, providing access to public transit within a short walking distance of the site. Additionally, the site is within proximity
to planned transit improvements that would enhance connectivity to public transportation. Bicycle trips are expected to be minimal, but the project is required to provide bicycle parking
to accommodate employees or visitors who choose to bike to the site (Exhibit 5). See recommending condition and discussion under FOF 16, Zoning Development Standard Compliance Bicycle
Parking for additional analysis.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: The site is expected to primarily serve Renton School District staff and fleet operations, with most employees arriving by vehicle. However, multiple King County Metro
bus stops are located nearby along Park Ave N and N 4th St, providing access to public transit within a short walking distance of the site. Additionally, the site is within proximity
to planned transit improvements that would enhance connectivity to public transportation. Bicycle trips are expected to be minimal, but the project is required to provide bicycle parking
to accommodate employees or visitors who choose to bike to the site (Exhibit 5). See recommending condition and discussion under FOF 16, Zoning Development Standard Compliance Bicycle
Parking for additional analysis.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposed parking lot expansion is designed to serve Renton School District staff and fleet operations, with minimal pedestrian traffic anticipated. The site includes
existing pedestrian walkways near the front entrance, ensuring safe access from the parking area to the building. The proposed improvements include a 1,200 square foot pedestrian plaza
at the corner of Park Ave N and N 5th St, which would enhance walkability and provide an improved pedestrian experience. See ‘Circulation’ under criterion ‘e’ above for further analysis
and conditions of approval related to pedestrian connections.
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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: Given the commercial nature of the surrounding area, dedicated open space is generally not provided on similar sites. However, the proposed project includes a 1,200 square
foot pedestrian plaza at the intersection of Park Ave N and N 5th St, which would serve as an enhanced public space and focal point (Exhibits 4 and 5).
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Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: Due to the site’s location in a developed commercial area, no significant view corridors exist within or adjacent to the project site. The proposed parking lot expansion
and security fencing would not impact existing sightlines, and no changes to building height or massing are proposed.
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Natural Systems: Arranging project elements to protect existing natural systems where applicable.
Staff Comment: See “Natural Features” under criterion ‘f’ above.
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Services and Infrastructure: Making available public services and facilities to accommodate the proposed use:
Police and Fire.
Staff Comment: See FOF 22, Availability and Impact on Public Services: Police and Fire.
Water and Sewer.
Staff Comment: Water and sewer service is available to the site. The applicant submitted a preliminary civil construction plan set, prepared by Jacobson Consulting Engineers, dated October
18, 2024 (Exhibit 5). Due to the site proposal of a parking lot, there are no new fire hydrants or domestic services; however, the plans include an extension of the existing irrigation
services onto the proposed parking lot. The applicant would be required to confirm that the extension of the irrigation service is downstream of the existing Double Check Valve Assembly
(DCVA). If the extension of the irrigation service is not downstream of the existing DCVA, a new irrigation service, meter, and DCVA would be required for installation (Exhibit 19).
The development would be subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic uses. The development
would be subject to fees for water connections, cut and caps, and purity tests. Since the development is proposing an irrigation meter and not domestic services, system development charges
are not applicable. Fees would be charged based on the Current Fee Schedule rate at the time of construction permit issuance.
Water and Sewer.
Staff Comment: Water and sewer service is available to the site. The applicant submitted a preliminary civil construction plan set, prepared by Jacobson Consulting Engineers, dated October
18, 2024 (Exhibit 5). Due to the site proposal of a parking lot, there are no new fire hydrants or domestic services; however, the plans include an extension of the existing irrigation
services onto the proposed parking lot. The applicant would be required to confirm that the extension of the irrigation service is downstream of the existing Double Check Valve Assembly
(DCVA). If the extension of the irrigation service is not downstream of the existing DCVA, a new irrigation service, meter, and DCVA would be required for installation (Exhibit 19).
The development would be subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic uses. The development
would be subject to fees for water connections, cut and caps, and purity tests. Since the development is proposing an irrigation meter and not domestic services, system development charges
are not applicable. Fees would be charged based on the Current Fee Schedule rate at the time of construction permit issuance.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report, prepared by Jacobson Consulting Engineers, dated October 18, 2024 (Exhibit 6) with the application. Site improvements
would result in more than 5,000 square feet of new plus replaced impervious surface and is subject to Full Drainage Review in accordance with the 2022 Renton Surface Water Design Manual
(RSWDM). The TIR addressed the nine (9) required minimum requirements and six (6) special requirements for Full Drainage Review. Based on the city’s flow control map, the site falls
within the Peak Rate Flow Control Standard area matching Existing Conditions and is within the Lower Cedar River Drainage Basin. As a result, the applicant is required to provide enhanced
basic water quality treatment. The applicant has proposed a Modular Wetland water quality treatment facility to provide enhanced water quality treatment. Staff generally concurs with
the preliminary stormwater mitigation strategies with the exception of the BMP analysis and feasibility selection criteria (Exhibit 19). The civil construction plans and the final TIR
would be reviewed for conformance to the core and special requirements during the civil construction permit review process.
A Construction Stormwater General Permit from Department of Ecology would not be required since grading and clearing of the site does not exceed one (1) acre. A Stormwater Pollution
Prevention Plan (SWPPP) is required for this site for any outside work. In addition, a Construction Stormwater Pollution Prevention Plan (CSWPPP) and an Erosion and Sediment Control
(ESC) Plan would be required for the site to ensure compliance with stormwater management regulations (Exhibit 12). Stormwater system development charges apply, with a 2025 fee of $0.94
per square foot of new impervious surface (minimum $2,350). The fee that is current would be charged at the time of construction permit issuance. Compliance with the 2022 RSWDM or future
city stormwater regulations is expected to mitigate stormwater impacts.
Transportation.
Staff Comment: Park Ave N is classified as a commercial access road, with an existing right-of-way (ROW) width of 60 feet (60’). The existing street section consists of two (2) travel
lanes with parallel parking on both sides. The project also fronts N 5th St to the north, which is classified as a local street. The site is located within a developed commercial and
industrial area with existing access and circulation patterns that accommodate both passenger and fleet vehicles.
Access to the site would be maintained via the existing parking lots (Exhibit 5). Since the project consists of parking lot improvements and no new building construction or additions
valued at over $175,000, no street frontage improvements or right-of-way dedication are required. The applicant has proposed the removal of three (3) older curb cuts along Park Ave N,
which would be replaced with a curb, gutter, and sidewalk to enhance pedestrian safety. Detailed engineering and conformance review would occur during the civil construction permit review
process.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070D (Exhibit 13), which is based upon a test of the citywide Transportation Plan and consideration of growth
levels included in the LOS-tested Transportation Plan.
Transportation.
Staff Comment: Park Ave N is classified as a commercial access road, with an existing right-of-way (ROW) width of 60 feet (60’). The existing street section consists of two (2) travel
lanes with parallel parking on both sides. The project also fronts N 5th St to the north, which is classified as a local street. The site is located within a developed commercial and
industrial area with existing access and circulation patterns that accommodate both passenger and fleet vehicles.
Access to the site would be maintained via the existing parking lots (Exhibit 5). Since the project consists of parking lot improvements and no new building construction or additions
valued at over $175,000, no street frontage improvements or right-of-way dedication are required. The applicant has proposed the removal of three (3) older curb cuts along Park Ave N,
which would be replaced with a curb, gutter, and sidewalk to enhance pedestrian safety. Detailed engineering and conformance review would occur during the civil construction permit review
process.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070D (Exhibit 13), which is based upon a test of the citywide Transportation Plan and consideration of growth
levels included in the LOS-tested Transportation Plan.
N/A
Phasing: The proposed project is not a phased development. Therefore, no detailed sequencing plan or phasing schedule is required. The single construction phase site improvements, including
the parking lot expansion, landscaping, and stormwater management upgrades (Exhibits 4 and 12). All project components are designed to comply with the development standards outlined
in Title IV upon project completion.
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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 discussion under FOF 18, Site Plan Review: Drainage.
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
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Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks
from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas.
Staff Comment: The subject site is located in an area with a known High Seismic Hazard Area. As such, the applicant submitted a Limited Geotechnical Engineering Study, prepared by Associated
Earth Sciences Incorporated, dated October 4, 2024 (Exhibit 7) with the application. The project would include approximately 15,714 square feet of new impervious surface within the parking
lot expansion area. The report includes multiple construction recommendations for site preparation and stormwater infiltration, including but not limited to, site preparation and pavement
recommendations.
As part of the SEPA Determination of Non-Significance (DNS) issued for the project (Exhibit 11), the Responsible Official (RSD) determined that the proposal did not have a probable significant
adverse impact with adherence to local, state, and federal regulations. Compliance with the threshold determination and these regulations would be reviewed during the civil construction
permit process.
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Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks
from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas.
Staff Comment: The subject site is located in an area with a known High Seismic Hazard Area. As such, the applicant submitted a Limited Geotechnical Engineering Study, prepared by Associated
Earth Sciences Incorporated, dated October 4, 2024 (Exhibit 7) with the application. The project would include approximately 15,714 square feet of new impervious surface within the parking
lot expansion area. The report includes multiple construction recommendations for site preparation and stormwater infiltration, including but not limited to, site preparation and pavement
recommendations.
As part of the SEPA Determination of Non-Significance (DNS) issued for the project (Exhibit 11), the Responsible Official (RSD) determined that the proposal did not have a probable significant
adverse impact with adherence to local, state, and federal regulations. Compliance with the threshold determination and these regulations would be reviewed during the civil construction
permit process.
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Wellhead Protection Areas:
Staff Comment: According to COR Maps, the property is located within the Downtown Wellhead Protection Zone 2. Open facilities and open conveyance systems may require a liner in accordance
with the 2022 Renton Surface Water Design Manual. Any revisions or updates to the storm drainage system onsite or nearby would be required to meet the Zone 2 Aquifer Protection Area(s)
(APA) regulations. Fill is anticipated to be brought on the site and therefore any offsite fill materials shall be from a verifiable source in order to ensure it is clear of contaminants.
The city’s grading and excavation regulations require that when imported fill is in excess of 50 cubic yards within a Wellhead Protection Zone, a source statement certified by a qualified
professional be provided or confirmation that the fill was obtained from a WSDOT approved source.
Conditional Use Analysis: The proposed project is for the construction of a new approximately 15,714 square foot expansion of an existing parking lot for the Renton School District’s
Administration and Transportation building. This is part of the larger Transportation Building and Fleet Maintenance Facility, which totals approximately 5.2 acres, or the full city
block bounded by N 5th St, Garden Ave N, N 4th St, and Park Ave N. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030D.1-8. Therefore, staff
recommends approval of the requested Conditional Use Permit.
Compliance
Conditional Use Criteria and Analysis
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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 15 for Comprehensive Plan Compliance and the discussion under FOF 16 for Zoning Development Standard Compliance.
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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 location of the new parking lot would not result in a detrimental overconcentration of the Renton School District Administration and Transportation
Facility use at this location (Exhibit 14). Rather, it would 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 applicant further contends that 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.
Staff concurs that the proposed expansion of the Renton School District’s parking lot for school bus storage and staff parking would not result in an overconcentration of similar uses.
The proposed project is part of the existing Transportation and Fleet Maintenance Facility and is appropriately located within a commercial and light industrial area that supports vehicle
storage and fleet management operations (Exhibits 2 and 5).
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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 location of the new parking lot would not result in a detrimental overconcentration of the Renton School District Administration and Transportation
Facility use at this location (Exhibit 14). Rather, it would 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 applicant further contends that 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.
Staff concurs that the proposed expansion of the Renton School District’s parking lot for school bus storage and staff parking would not result in an overconcentration of similar uses.
The proposed project is part of the existing Transportation and Fleet Maintenance Facility and is appropriately located within a commercial and light industrial area that supports vehicle
storage and fleet management operations (Exhibits 2 and 5).
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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 adjacent properties would 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, including what has been present for many years. However, pedestrians in the area may be more inclined to linger on the corner of
Park and N 5th after the addition of a public plaza and may find walking along Park Ave N more pleasant with the required sidewalk and landscaping improvements.
Staff concurs that the proposed parking lot expansion to replace vacant land within the same block as the parent facility would not result in substantial or undue adverse effects on
adjacent property. The site improvements, including landscaping and pedestrian enhancements would help mitigate any visual impacts to adjacent properties.
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Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood.
Staff Comment: The applicant contends that the proposed 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 site is an elementary school and the Paccar facility, respectively. To the north is a currently vacant office building. This proposal is consistent
with the general area and is considerably softened by the addition of landscaping.
Staff concurs that the surrounding area consists of mixed commercial and industrial uses, as well as the existing transportation facility. The proposed parking lot expansion is compatible
with the scale and character of the neighborhood and would not introduce any incompatible elements (Exhibit 3).
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Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends that the very purpose of the proposal is to provide adequate parking (44 additional staff parking spaces) for the existing Transportation and Fleet
Maintenance Facility.
Staff concurs that the additional parking spaces would serve the desired purpose of the Renton School District by providing adequate parking for staff, fleet parking, and bus storage.
See discussion under FOF 16, Zoning Development Standard Compliance: Parking for additional analysis.
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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 there would be no expected increase in vehicle traffic since there would be no increase in staffing levels. The applicant further contends
that pedestrian improvements along Park Ave N would increase pedestrian safety and enjoyment. Furthermore, given access to the lot would be provided from the interior of the site, no
new access would be added from either Park Ave N or N 5th St.
Staff found that since the project is not proposing an increase in use to the existing transportation building and only providing additional secured parking for district employees, a
Traffic Impact Analysis was not required. Furthermore, staff concurs that the project scope and description would not increase staffing levels, and thus no additional trips are anticipated.
Since the project is not proposing an increase in use to the existing transportation building and only providing additional secured parking for district employees, the development would
not be subject to transportation impact fees. In addition, see discussion under FOF 18, Site Plan Review: Transportation for additional analysis.
Compliant if all conditions of approval are met
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 the only noise from the new surface parking lot would be very minor and related to vehicle circulation. The applicant further contends that
parking lot lighting would be added for safety and in accordance with city code requirements and no light and glare escapement are anticipated as light fixtures would be shielded and
downcast.
Staff concurs that the proposed parking lot expansion project would include additional lighting for security and visibility. Noise from the site is expected to be minimal, with primary
activity occurring during standard operational hours. If all conditions of approval are met, no noise, light or glare impacts are anticipated to affect this proposal. In addition, see
discussion under FOF 16, Zoning Development Standard Compliance: Lighting for additional analysis.
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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: The applicant contends that the proposal includes landscaping along the parcel perimeter and within the parking lot consistent with the Renton Municipal Code requirements.
Staff concurs that the applicant has proposed a 10-foot (10’) wide landscaping buffer, along with a plaza amenity space, along Park Ave N and N 5th St, consistent with Renton’s zoning
code. The applicant is proposing to plant trees, shrubs, and groundcover to minimize any potentially adverse effects of the proposed use on neighboring properties (Exhibit 4).
Variance Analysis: The applicant is requesting approval of a variance to allow the installation of an eight-foot (8’) tall security fence around the new staff parking lot along Park
Ave N, which exceeds the maximum fence height allowed within the required setback per RMC 4-4-040E.2.a. In addition, the applicant is requesting a four and one-half foot (4.5’) reduction
to the required 15-foot (15’) setback
for approximately 143.5 feet (143.5’) of fencing over 48 inches (48”) in height along the same street frontage. The proposal is compliant with the following variance criteria, pursuant
to RMC 4-9-250B.6. Therefore, staff recommends approval of the requested variance.
Compliance
Variance Criteria and Analysis
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That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size,
shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges
enjoyed by other property owners in the vicinity and under identical zone classification.
Staff Comment: The applicant contends that the purpose of the proposal is to meet the needs of the Renton School District and provide adequate staff parking, which includes a security
fence around the new staff parking lot at their five (5) acre School District Administration and Transportation Facility, where buses and other fleet vehicles are serviced, cleaned,
and stored (Exhibit 15). The applicant further contends that the size and dimensions of the parcels are limiting factors and in order to comply with other parking, landscaping, and pedestrian
code standards, such as the parking stall length of 20 feet (20’), the minimum 24-foot (24’) drive aisle width, the 60-foot (60’) length for the fleet vehicles and parking aisle width
to accommodate the angled fleet parking of 17 feet (17’), parking lot landscaping requirements, and walkway access width from the parking lot to the Administration building, the subject
property owner would be deprived of rights and privileges enjoyed by other property owners in the vicinity and under the same zoning district. The applicant maintains that by pushing
the fence back to 15 feet (15’), as required by RMC 4-4-040E.2.a, this would result in the loss of an entire row of parking and would therefore not meet the needs of the school district
for adequate parking for the facility.
Staff concurs that the subject site, located in the Community Center Planning Area, warrants enhanced security measures to protect district vehicles from theft and vandalism. The proposed
use generally requires that vehicles and property be secured to prevent damage and/or future code enforcement cases. The size and shape of the parcels located at the corner of Park Ave
N and N 5th St limit the available space to create additional parking and security infrastructure. By adhering to the 15-foot (15’) setback requirement for fences over 48 inches (48”),
along this 143.5-foot (143.5’) section of Park Ave N street frontage, it is estimated that the applicant would suffer practical difficulties and unnecessary hardship through a significant
reduction of available parking area, thereby preventing the school district from meeting its operational and security needs of the facility. Additionally, other similar transportation
and fleet maintenance facilities typically include security fencing of similar height, making this variance necessary to ensure the continued safe operation of the facility. Finally,
the project includes a 1,200 square foot public plaza at the corner of Park Ave N and N 5th St to comply with the clear vision area.
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That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property
is situated.
Staff Comment: The applicant contends that granting of the variance would not be detrimental to the public welfare or injurious to the property or improvements in the vicinity and CA
zone in which the subject parcels are located. The applicant further contends that the variance would have some positive effects on public welfare. For example: a) by allowing the security
fencing, streetscape improvements are triggers, such as i) the removal of two (2) existing curb cuts from Park Ave N (improving pedestrian conditions); ii) installation of a 10.5-foot
(10.5’) wide perimeter landscape strip (in place of a 15-foot [15’] wide landscape strip) to screen surface parking from pedestrian walkways on Park Ave N; iii) enhancing the pedestrian
environment along Park Ave N via landscaping and creating continuity with the remainder of the block; iv) creation of a public plaza at Park Ave N and N 5th St; b) protecting the district’s
assets; and c) no detrimental impact to pedestrian use along the property frontage.
Staff concurs that the granting of the variance would not be materially detrimental to the public welfare or injurious to surrounding properties. The proposed security fence, combined
with landscaping buffers along Park Ave N, would maintain visual appeal and provide security without negatively affecting adjacent properties.
(
That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property
is situated.
Staff Comment: The applicant contends that granting of the variance would not be detrimental to the public welfare or injurious to the property or improvements in the vicinity and CA
zone in which the subject parcels are located. The applicant further contends that the variance would have some positive effects on public welfare. For example: a) by allowing the security
fencing, streetscape improvements are triggers, such as i) the removal of two (2) existing curb cuts from Park Ave N (improving pedestrian conditions); ii) installation of a 10.5-foot
(10.5’) wide perimeter landscape strip (in place of a 15-foot [15’] wide landscape strip) to screen surface parking from pedestrian walkways on Park Ave N; iii) enhancing the pedestrian
environment along Park Ave N via landscaping and creating continuity with the remainder of the block; iv) creation of a public plaza at Park Ave N and N 5th St; b) protecting the district’s
assets; and c) no detrimental impact to pedestrian use along the property frontage.
Staff concurs that the granting of the variance would not be materially detrimental to the public welfare or injurious to surrounding properties. The proposed security fence, combined
with landscaping buffers along Park Ave N, would maintain visual appeal and provide security without negatively affecting adjacent properties.
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That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property
is situated.
Staff Comment: The applicant contends that most properties in this section of Park Ave N are either built right up to the street without any landscaping and/or have a parking lot between
the structure and the sidewalk. As a result, the proposed plan is closer to the current zoning requirements of 10-foot (10’) wide street frontage landscaping than the existing conditions.
The applicant further contends that the Transportation Facility is surrounded on all but the west side of the property by very large parcels with industrial activity and large surface
parking lots, where fencing is commonly seen. Currently, there is six-foot (6’) tall chain link fencing around the vacant office building just to the north at 530 Park Ave N, that is
setback approximately eight feet (8’) from the sidewalk. About a quarter (1/4) mile north, there is another business with six-foot (6’) tall chain link fencing adjacent to the sidewalk.
Even on the remainder of the site, security fencing is present along N 5th St that has an approximately five-foot (5’) setback/landscaping strip (Exhibit 16).
Staff concurs that the surrounding area includes a mix of industrial and commercial properties, many of which have similar security measures, including fencing. The proposed variance
would allow the district to implement comparable or superior security features, including the installation of an eight-foot (8’) tall security fence constructed of galvanized steel and
coated with a corrosion protection product and powder-coated black paint, to those of other properties in the vicinity.
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That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the fence setback variance on the west side of the site (Park Ave N) is the minimum variance that would accomplish the desired purpose of increasing
the security around the site for the protection of school district fleet vehicles. The applicant further contends that the original proposal has already been revised where possible to
correspond to Renton Code requirements. On the north side of the site (N 5th St), the fence has been setback the required 15 feet (15’), with additional landscaping added, and the site
has been reorganized to only allow vehicle storage on the IL zoned portion of the site (Exhibits 2 and 4). However, on the west side of the site along Park Ave N, reducing the 10.5-foot
(10.5’) setback would necessitate a loss of an entire row of parking. Finally, the applicant maintains that the proposal has been drafted for the landscaping to be consistent with what
is already present on the site, and it allows adequate parking for the school district’s needs and creates a cohesive pedestrian environment and aesthetic appeal.
Staff concurs that the applicant has minimized the request by maintaining compliance with the required 15-foot (15’) setback along N 5th St while only requesting a reduced setback of
four and one-half feet (4.5’) along approximately 143.5 linear feet (143.5’) along Park Ave N (Exhibits 4 and 17). The reduced fence setback allows for the necessary parking and circulation
space necessary while maintaining a landscape buffer between the fence and the public sidewalk. The fence height of eight feet (8’) tall is the minimum necessary to deter unauthorized
access and vandalism while remaining consistent with other security fencing in the area.
(
That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the fence setback variance on the west side of the site (Park Ave N) is the minimum variance that would accomplish the desired purpose of increasing
the security around the site for the protection of school district fleet vehicles. The applicant further contends that the original proposal has already been revised where possible to
correspond to Renton Code requirements. On the north side of the site (N 5th St), the fence has been setback the required 15 feet (15’), with additional landscaping added, and the site
has been reorganized to only allow vehicle storage on the IL zoned portion of the site (Exhibits 2 and 4). However, on the west side of the site along Park Ave N, reducing the 10.5-foot
(10.5’) setback would necessitate a loss of an entire row of parking. Finally, the applicant maintains that the proposal has been drafted for the landscaping to be consistent with what
is already present on the site, and it allows adequate parking for the school district’s needs and creates a cohesive pedestrian environment and aesthetic appeal.
Staff concurs that the applicant has minimized the request by maintaining compliance with the required 15-foot (15’) setback along N 5th St while only requesting a reduced setback of
four and one-half feet (4.5’) along approximately 143.5 linear feet (143.5’) along Park Ave N (Exhibits 4 and 17). The reduced fence setback allows for the necessary parking and circulation
space necessary while maintaining a landscape buffer between the fence and the public sidewalk. The fence height of eight feet (8’) tall is the minimum necessary to deter unauthorized
access and vandalism while remaining consistent with other security fencing in the area.
Availability and Impact on Public Services:
Compliance
Availability and Impact on Public Services Analysis
(
Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist to provide services to the proposed development, provided the applicant complies with Code-required
improvements and fees. Renton Regional Fire Authority has determined that no additional fire requirements are pertinent to this proposal and that the existing public facilities are adequate
for fire protection.
N/A
Schools: Not applicable.
N/A
Parks: Not applicable.
(
Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water.
Staff Comment: See discussion under FOF 18, Site Plan Review: Drainage.
(
Water: See discussion under FOF 18, Site Plan Review: Water and Sewer.
(
Sanitary Sewer: See discussion under FOF 18, Site Plan Review: Water and Sewer.
I. CONCLUSIONS:
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 15.
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 16.
The proposed Site Plan Review complies with the Site Plan Review criteria provided the applicant complies with City Code and conditions of approval, see FOF 18.
The proposed Site Plan Review complies with the Critical Areas Regulations as established by City Code and state law provided the applicant complies with City Code and conditions of
approval, see FOF 19.
The proposed Site Plan Review complies with the Conditional Use criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF
20.
The proposed Site Plan Review complies with the Variance criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 21.
There are adequate public services and facilities to accommodate the proposed Site Plan Review, see FOF 18 and FOF 22.
Key features, which are integral to this project include provision of perimeter landscaping, storm water improvements, security fencing, and integration of the parking lot into the Renton
School District Transportation Facility.
J. RECOMMENDATION:
Staff recommends approval of the Renton School District Transportation Expansion, File No. LUA24-000376, SA-H, CU-H, V-H, as depicted in the Site Plan (Exhibit 2), subject to the following
conditions:
The applicant shall provide details of the proposed off-street (interior or exterior) bicycle parking for at least four (4) spaces in accordance with RMC 4-4-080F.11. A bicycle parking
detail shall be provided at the time of civil construction permit to the Current Planning Project Manager for review and approval prior to civil construction permit issuance.
The applicant shall submit a lighting plan that demonstrates compliance with Renton Municipal Code (RMC) 4-4-075 and provides enough light for safety and security but does not create
excessive light impacts on neighboring properties. The final lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance.
Prior to final approval, the applicant shall provide documentation demonstrating compliance with Washington Administrative Code (WAC) Section 51-50-0429, ensuring that a minimum of five
(5) parking spaces are EV Charging Ready, infrastructure for five (5) additional future EV chargers is installed, and one (1) accessible parking space includes EV Charging Ready infrastructure.
CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Renton School District Transportation Expansion
Land Use File Number:
LUA24-000376, SA-H, CU-H, V-H
Date of Hearing
February 18, 2025
Staff Contact
Nichole Perry
Associate Planner
Project Contact
Allison Conley, AHBL Inc., 1200 6th Ave, Ste 1620, Seattle, WA 98101
Project Location
444 and 450 Park Ave N (APNs 7224000675 and 7224000676)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibit 1:
Staff Report to the Hearing Examiner
Site Plan
Neighborhood Detail Map
Landscape Plans
Civil Construction Plan Set (Overall Site Plan, Grading Plan, Paving Plan, and Storm Drainage and Utility Plan)
Technical Information Report, prepared by Jacobson Consulting Engineers, dated October 18, 2024
Limited Geotechnical Engineering Study, prepared by Associated Earth Sciences, Incorporated, dated October 4, 2024
Cultural Resources Assessment, prepared by Drayton Archaeology, dated September 23, 2024
Topographic Survey
SEPA Environmental Checklist, prepared by Renton School District, dated October 3, 2024, updated December 13, 2024
SEPA Determination of Nonsignificance (DNS), dated December 16, 2024
Construction Mitigation Description
Transportation Concurrency Memorandum, dated December 17, 2024
Conditional Use Permit (CUP) Justification, prepared by AHBL Inc., dated October 16, 2024
Variance Request Justification, prepared by AHBL Inc., dated October 18, 2024
Variance Request Photos
Variance Request Fence Location Plan
EV Parking Exception Request Letter, prepared by Jacobson Consulting Engineers, dated February 3, 2025
Advisory Notes