HomeMy WebLinkAboutSR_RRFA Fire Station 16_HEX_FINALREPORT TO THE HEARING EXAMINER
Hearing Date:
February 25, 2025
Project File Number:
PR24-000084
Project Name:
Renton Regional Fire Authority New Fire Station 16 and Maintenance Building
Land Use File Number:
LUA24-000373, ECF, CU-H, SA-H, MOD
Project Manager:
Jill Ding, Senior Planner
Owner:
Renton Regional Fire Authority, 18002 108th Ave SE, Renton, WA 98055
Applicant/Contact:
Brian Harris, TCA Architecture Planning, 6211 Roosevelt Way NE, Seattle, WA 98115
Project Location:
15815 SE 128th St, Renton, WA 98059 (APNs 3664500007, 3664500008, 3664500009, and 3664500330)
Project Summary:
The applicant is requesting a Hearing Examiner Conditional Use Permit, Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and a Street Standards Modification for the construction
of a new fire station and maintenance building. The project site totals 151,721 square feet (3.48 acres) and is located within the Residential-4 (R-4) dwelling unit per acre zone. A
Lot Combination (LUA24-000371) is being processed under a separate application to combine all parcels into one (1) lot and a Street Vacation request has been submitted to vacate the
existing onsite alley. The proposed fire station would consist of three (3) drive-thru apparatus bays, living/administrative and apparatus bay support spaces. The fire station would
have a total area of 14,314 square feet. The proposed maintenance building would consist of five (5) back-in maintenance bays with maintenance staff area and support spaces required
to service apparatuses. The maintenance building would have a total building area of 13,282 square feet. The proposed fire station would have a maximum height of approximately 25 feet
(25’) and the maintenance building would have a maximum height of approximately 38 feet (38’). Access to the site is proposed via two (2) curb cuts off SE 128th St and one (1) curb cut
off 158th Ave SE. Approximately 20 surface parking stalls are proposed on the project site. A Street Standards Modification is requested to allow the frontage improvements along SE 128th
St to comply with the corridor improvement plan for NE 4th St. According to COR Maps, no critical areas are mapped on the project site.
Site Area:
151,721 sq. ft. (3.48 acres)
B. EXHIBITS:
Exhibits 1-13:
As shown in the Environmental Review Committee (ERC) Report
Staff Report to the Hearing Examiner
SEPA Determination of Non-Significance - Mitigated (DNS-M)
Conditional Use Permit Justification
Street Standard Modification Justification
Tree Retention & Land Clearing Plan, prepared by Atlas Technical Consultants, LLC, dated November 13, 2024
Tree Retention and Tree Credit Worksheet
C. GENERAL INFORMATION:
Owner(s) of Record:
Renton Regional Fire Authority
18002 108th Ave SE
Renton, WA 98055
Zoning Classification:
Comprehensive Plan Land Use Designation:
Existing Site Use:
Existing single-family residence and detached accessory structures, proposed for removal.
Critical Areas:
None mapped.
Neighborhood Characteristics:
North:
Single-family residential, unincorporated King County
East:
Religious Institution, Residential Low Density (RLD) Comprehensive Plan Designation and R-4 zone
South:
Single-family residential, unincorporated King County
West:
Single-family residential, Residential Low Density (RLD) Comprehensive Plan Designation and R-4 zone
Site Area:
151,721 sq. ft. (3.48 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 (Graves)
N/A
6011
03/06/2021
Lot Combination
LUA24-000371
N/A
N/A
E. PUBLIC SERVICES:
Existing Utilities
Water: Water service will be provided by King County Water District 90.
Sewer: Sewer service is provided by the City of Renton. There is no sewer infrastructure fronting the project site.
Surface/Storm Water: The site is relatively flat with a slight slope from northeast to southwest. There is no public storm main fronting the project site.
Streets: The project site fronts on SE 128th St (NE 4th St) along the north property line. SE 128th St is classified as a Principle Arterial with an existing right-of-way (ROW) width
of approximately 84 feet (84’). The project site fronts on 156th Ave SE along the west property line. 156th Ave SE is classified as a residential access street with an existing ROW width
of approximately sixty 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 4-2-110: Residential Development Standards
Chapter 4 City-Wide Property Development Standards
Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
Chapter 9 Permits – Specific
Section 4-9-030 Conditional Use Permits
Section 4-9-200 Master Plan and Site Plan Review
Section 4-9-250 Variances, Waivers, Modifications, and Alternates
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 December 17, 2024 and determined the application complete on December 18, 2024. The project
complies with the 120-day review period.
A pubic meeting was not required as the proposal includes the construction of a public building.
The project site is located 15815 SE 128th St, Renton, WA 98059 (APNs 3664500007, 3664500008, 3664500009, and 3664500330).
The project site is currently developed with an existing single-family residence and associated detached accessory structures, which are proposed for removal.
Access to the site is proposed via two (2) curb cuts off SE 128th St and one (1) curb cut off 158th Ave SE.
The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
The site is located within the Residential-4 (R-4) zoning classification.
There are approximately 118 trees located on-site, of which the applicant is proposing to retain a total of 31 trees.
There are no critical areas mapped on the project site.
Total earthwork proposed for the project construction would include approximately 21,200 cubic yards of cut and 9,500 cubic yards of fill.
The applicant is proposing to begin construction in summer of 2025 and end in fall of 2026.
Staff received two (2) agency comment emails. One from the U.S. Army Corps of Engineers (Exhibit 7) and the other from the Duwamish Tribe (Exhibit 9). Staff responded to the comment
letters in Exhibits 8 and 10.
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 27, 2025 the Environmental Review Committee issued a Determination of Non-Significance
- Mitigated (DNS-M) for the Renton Regional Fire Authority New Fire Station 16 and Maintenance Building (Exhibit 15). The DNS-M included four (4) mitigation measures. A 14-day appeal
period commenced on January 27, 2025 and ended on February 10, 2025. No appeals of the threshold determination have been filed.
Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance
– Mitigated:
Construction on the project site shall comply with the recommendations of the submitted Geotechnical Report, prepared by GeoEngineers, Inc., dated August 5, 2022, and any future addenda.
The applicant’s geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the civil construction and building permit plans and in their opinion the plans and
specifications meet the intent of the report(s).
The applicant’s geotechnical engineer shall provide notes on the construction and building permit plans identifying when on-site geotechnical engineer supervision of construction events
is recommended.
The applicant shall submit an Inadvertent Discovery Plan prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project
Manager prior to permit issuance.
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 Residential Low Density (LD) on the City’s Comprehensive Plan Map. The purpose of the RLD designation is to provide transition to
the rural area, or those appropriate for larger lot housing within the Residential Low Density (RLD) land use designation to allow for a range of lifestyles. The proposal is compliant
with the following development standards if all conditions of approval are met:
Compliance
Comprehensive Plan Analysis
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Policy LU-6: Site and design essential public facilities to be efficient and convenient and to equitably distribute the impacts and benefits. Facilities should be sited on an arterial
street with good access including transit service, and where parking requirements are appropriate to the use. If the use is people intensive, it should be in a Center, compatible with
surrounding uses and collocated with other uses when possible.
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Goal LU-BB: Ensure new development supports a high quality of life with design that is functional and attractive.
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Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.
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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.
(
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 site is classified Residential-4 (R-4) on the City’s Zoning Map. The R-4 designation serves as a transition between rural designation zones
and higher density residential zones. It is intended as an intermediate lower density residential zone. The proposal is compliant with the following development standards, as outlined
in RMC 4-2-110.A, if all conditions of approval are met:
Compliance
R-4 Zone Develop Standards and Analysis
(
Use: City government facilities are permitted within the R-4 zone subject to the approval of a Hearing Examiner Conditional Use Permit. See further discussion below under FOF 19, Conditional
Use Analysis.
N/A
Density: There is no minimum density required in the R-4 zone. The maximum density permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive
areas, areas intended for public right-of-way, and private access easements.
Staff Comment: Not applicable, no new dwelling units are proposed.
(
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet
is required.
Staff Comment: A Lot Combination is currently being processed under a separate land use application (LUA24-000371). Upon approval of the Lot Combination, the project site would have
an area of 151,943 square feet, a minimum width of approximately 227 feet (227’), and a minimum depth of approximately 614 feet (614’). The proposed area, width and depth of the new
lot would exceed the minimum lot size, width, and depth requirements of the R-4 zone.
(
Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot depth of 100 feet
is required.
Staff Comment: A Lot Combination is currently being processed under a separate land use application (LUA24-000371). Upon approval of the Lot Combination, the project site would have
an area of 151,943 square feet, a minimum width of approximately 227 feet (227’), and a minimum depth of approximately 614 feet (614’). The proposed area, width and depth of the new
lot would exceed the minimum lot size, width, and depth requirements of the R-4 zone.
Compliant if condition of approval is met
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet, side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front yard
(applies to corner lots) is 30 feet, and the rear yard is 25 feet.
Staff Comment: The setbacks for the proposed structures have been measured from the boundaries of the project site as shown on the proposed Lot Combination. To ensure that the proposed
fire station and maintenance building and all proposed improvements are in compliance with the required setback areas, staff recommends, as a condition of approval that the Lot Combination
and alley vacation be completed and recorded prior to the issuance of a temporary or final Certificate of Occupancy for the proposed fire station and maintenance building.
The proposed fire station would have the following setbacks from the boundaries of the overall project site: a front setback of approximately 60 feet (60’), a side yard setback (west
property line) of approximately 17 feet (17’), a side yard setback (east property line) of approximately 53 feet (53’), and a rear setback of approximately 446 feet (446’) (Exhibit 2).
The proposed maintenance building would have the following setbacks from the boundaries of the overall project site: an approximately 336-foot (336’) front setback, a side yard setback
(west property line) of approximately 18 feet (18’), a side yard setback (ease property line) of approximately 70 feet (70’), and a rear setback of approximately 127 feet (127’).
As proposed and conditioned the proposed buildings would comply with the required setbacks for the R-4 zone.
(
Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with
a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the
height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed
the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs
pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal
feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less
than the maximum wall plate height allowed.
The allowed building height for public facilities within the R-4 zone shall be determined through site plan review.
Staff Comment: As shown on the submitted site plan (Exhibit 2), the proposed fire station would have a total building footprint of 14,160 square feet and the maintenance building would
have a total building footprint of 11,248 square feet (including the 1,362 square feet future expansion). The total building footprint would be 25,408 square feet. Based on a total site
area of 151,721 square feet, a total building footprint of 25,408 square feet would result in a building coverage of 16.7%, which is less than the 35% maximum coverage permitted within
the R-4 zone.
As shown on the submitted site plan (Exhibit 2), the total impervious surface area proposed would be 74,765 square feet. Based on a total site area of 151,721 square feet, the proposal
would have a total impervious surface coverage of 49%, which is less than the 50% maximum permitted within the R-4 zone.
The proposed fire station would have a maximum building height of approximately 26 feet (26’), which is less than the maximum height limit of 32 feet (32’) permitted in the R-4 zone.
The proposed maintenance building would have a maximum building height of approximately 37 feet (37’), which would exceed the maximum height limit of 32 feet (32’) permitted in the R-4
zone. Building height for public facilities within the R-4 zone would be determined through site plan review, see further discussion below under FOF 21, Site Plan Review.
(
Building Standards: The R-4 zone has a maximum building coverage of 35% and a maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building height of 3 stories with
a wall plate height of 32 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the
height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed
the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs
pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal
feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less
than the maximum wall plate height allowed.
The allowed building height for public facilities within the R-4 zone shall be determined through site plan review.
Staff Comment: As shown on the submitted site plan (Exhibit 2), the proposed fire station would have a total building footprint of 14,160 square feet and the maintenance building would
have a total building footprint of 11,248 square feet (including the 1,362 square feet future expansion). The total building footprint would be 25,408 square feet. Based on a total site
area of 151,721 square feet, a total building footprint of 25,408 square feet would result in a building coverage of 16.7%, which is less than the 35% maximum coverage permitted within
the R-4 zone.
As shown on the submitted site plan (Exhibit 2), the total impervious surface area proposed would be 74,765 square feet. Based on a total site area of 151,721 square feet, the proposal
would have a total impervious surface coverage of 49%, which is less than the 50% maximum permitted within the R-4 zone.
The proposed fire station would have a maximum building height of approximately 26 feet (26’), which is less than the maximum height limit of 32 feet (32’) permitted in the R-4 zone.
The proposed maintenance building would have a maximum building height of approximately 37 feet (37’), which would exceed the maximum height limit of 32 feet (32’) permitted in the R-4
zone. Building height for public facilities within the R-4 zone would be determined through site plan review, see further discussion below under FOF 21, Site Plan Review.
Compliant if condition of approval is met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. 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.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator
and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils,
or other measures to help prevent tree roots from damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained,
irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities
located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are
identified in the City’s Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
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.
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.
For non-residential development within 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 common property lines.
A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas.
Staff Comment: A Conceptual Landscape Plan was included with the Conditional Use Plan Set (Exhibit 2). The submitted landscape plan did not include street trees or ground cover within
the required planting strips along the SE 128th St or 158th Ave SE street frontages.
A ten-foot (10’) wide onsite landscape strip was included along the street frontages. Along SE 128th St, the onsite landscape strip would be comprised primarily of ground cover (creeping
mahonia and beach strawberry) and shrubs (Oregon grape, western sword fern, David viburnum, and prostrate white abelia). Two (2) trees are proposed (city sprite Japanese zelkova). Along
the 158th Ave SE street frontage, the onsite landscape strip would be comprised primarily of ground cover (beach strawberry) and shrubs (western sword fern, salal, compact Oregon grape,
California was myrtle, red flowering currant, and snowberry). One (1) incense cedar tree is proposed.
A 15-foot (15’) wide landscape strip is proposed around the site perimeter to buffer the surrounding residential and religious institution uses from the proposed fire station. Along
the west property line, this landscape strip would be comprised of a mix of trees (excelsa western red cedar, shore pine, incense cedar, and western hemlock), shrubs (sword fern, California
wax myrtle, Oregon grape, ocean-spray, evergreen huckleberry, salal, red flowering currant, and snowberry) and ground cover (kinnikinnick and creping mahonia). Along the south property
line, this landscape strip would be comprised of retained trees and shrubs (salal, compact Oregon grape, California wax myrtle, red flowering currant, snowberry, ocean-spray, and wild
mockorange). Along the east property line, this landscape strip would be comprised of trees (city sprite Japanese zelkova, incense cedar, excelsa western red cedar, Douglas fir, western
hemlock, shore pine, and a mix of retained trees) and shrubs (salal, compact Oregon grape, California wax myrtle, red flowering currant, snowberry, Oregon grape, ocean-spray, and wild
mockorange).
Staff recommends, as a condition of approval that a detailed landscape plan be submitted at the time of Construction Permit review. The detailed landscape plan shall include, but not
be limited to, street trees and ground cover within the street tree planting strip, and the ten-foot (10’) onsite landscape strip required along the street frontages shall be landscaped
with a mix of trees, shrubs, and ground cover. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval.
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows:
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.
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.
For non-residential development within 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 common property lines.
A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas.
Staff Comment: A Conceptual Landscape Plan was included with the Conditional Use Plan Set (Exhibit 2). The submitted landscape plan did not include street trees or ground cover within
the required planting strips along the SE 128th St or 158th Ave SE street frontages.
Compliant if condition of approval is met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. 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.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator
and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils,
or other measures to help prevent tree roots from damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained,
irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities
located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are
identified in the City’s Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
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.
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.
For non-residential development within 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 common property lines.
A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas.
Staff Comment: A Conceptual Landscape Plan was included with the Conditional Use Plan Set (Exhibit 2). The submitted landscape plan did not include street trees or ground cover within
the required planting strips along the SE 128th St or 158th Ave SE street frontages.
A ten-foot (10’) wide onsite landscape strip was included along the street frontages. Along SE 128th St, the onsite landscape strip would be comprised primarily of ground cover (creeping
mahonia and beach strawberry) and shrubs (Oregon grape, western sword fern, David viburnum, and prostrate white abelia). Two (2) trees are proposed (city sprite Japanese zelkova). Along
the 158th Ave SE street frontage, the onsite landscape strip would be comprised primarily of ground cover (beach strawberry) and shrubs (western sword fern, salal, compact Oregon grape,
California was myrtle, red flowering currant, and snowberry). One (1) incense cedar tree is proposed.
A 15-foot (15’) wide landscape strip is proposed around the site perimeter to buffer the surrounding residential and religious institution uses from the proposed fire station. Along
the west property line, this landscape strip would be comprised of a mix of trees (excelsa western red cedar, shore pine, incense cedar, and western hemlock), shrubs (sword fern, California
wax myrtle, Oregon grape, ocean-spray, evergreen huckleberry, salal, red flowering currant, and snowberry) and ground cover (kinnikinnick and creping mahonia). Along the south property
line, this landscape strip would be comprised of retained trees and shrubs (salal, compact Oregon grape, California wax myrtle, red flowering currant, snowberry, ocean-spray, and wild
mockorange). Along the east property line, this landscape strip would be comprised of trees (city sprite Japanese zelkova, incense cedar, excelsa western red cedar, Douglas fir, western
hemlock, shore pine, and a mix of retained trees) and shrubs (salal, compact Oregon grape, California wax myrtle, red flowering currant, snowberry, Oregon grape, ocean-spray, and wild
mockorange).
Staff recommends, as a condition of approval that a detailed landscape plan be submitted at the time of Construction Permit review. The detailed landscape plan shall include, but not
be limited to, street trees and ground cover within the street tree planting strip, and the ten-foot (10’) onsite landscape strip required along the street frontages shall be landscaped
with a mix of trees, shrubs, and ground cover. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval.
Compliant if condition of approval is met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-130) require the retention of 30 percent of trees in a commercial development. Tree credit requirements
shall apply at a minimum rate of thirty (30) credits per net acre.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas
and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
Staff Comment: A Tree Retention & Land Clearing Plan, prepared by Atlas Technical Consultants, LLC, dated November 13, 2024 (Exhibit 18); a Tree Retention Plan (Exhibit 2); and a Tree
Retention and Tree Credit Worksheet (Exhibit 19) were submitted with the project application materials. A total of 118 significant trees were identified on the project site. The City’s
Tree Retention and Land Clearing Regulations require the retention of thirty percent (30%) of onsite significant trees. Of the 118 significant trees located onsite, a total of 35 trees
would be required to be retained to comply with the tree retention requirements. The applicant is proposing to retain 31 trees, which is less than the minimum thirty percent (30%) requirement.
The additional four (4) trees proposed for removal would be assigned a tree credit total of 46. To mitigate for the 46 tree credits that would be removed, the applicant is proposing
to plant an additional 28 large species trees, which would result in the planting of 56 credits and would comply with the tree replacement requirements.
In addition, the proposed project is required to provide the minimum required 30 tree credit units per net acre. The project site totals 151,721 square feet or 3.48 acres and would be
required to provide a total of 90 tree credits onsite. A total of 193 tree credits would be provided through the retention of existing trees, which would exceed the tree credit requirements.
Staff recommends, as a condition of approval, that a final Tree Retention and Replacement Plan be submitted at the time of Construction Permit Review. The final Tree Retention and Replacement
Plan shall be submitted to the Current Planning Project Manager for review and approval.
Compliant if condition of approval is met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-130) require the retention of 30 percent of trees in a commercial development. Tree credit requirements
shall apply at a minimum rate of thirty (30) credits per net acre.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas
and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
Staff Comment: A Tree Retention & Land Clearing Plan, prepared by Atlas Technical Consultants, LLC, dated November 13, 2024 (Exhibit 18); a Tree Retention Plan (Exhibit 2); and a Tree
Retention and Tree Credit Worksheet (Exhibit 19) were submitted with the project application materials. A total of 118 significant trees were identified on the project site. The City’s
Tree Retention and Land Clearing Regulations require the retention of thirty percent (30%) of onsite significant trees. Of the 118 significant trees located onsite, a total of 35 trees
would be required to be retained to comply with the tree retention requirements. The applicant is proposing to retain 31 trees, which is less than the minimum thirty percent (30%) requirement.
The additional four (4) trees proposed for removal would be assigned a tree credit total of 46. To mitigate for the 46 tree credits that would be removed, the applicant is proposing
to plant an additional 28 large species trees, which would result in the planting of 56 credits and would comply with the tree replacement requirements.
In addition, the proposed project is required to provide the minimum required 30 tree credit units per net acre. The project site totals 151,721 square feet or 3.48 acres and would be
required to provide a total of 90 tree credits onsite. A total of 193 tree credits would be provided through the retention of existing trees, which would exceed the tree credit requirements.
Staff recommends, as a condition of approval, that a final Tree Retention and Replacement Plan be submitted at the time of Construction Permit Review. The final Tree Retention and Replacement
Plan shall be submitted to the Current Planning Project Manager for review and approval.
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Parking: The City Government Facilities use type in not listed within RMC 4-4-080 Parking, Loading and Driveway Regulations. As there is not prescribed parking requirement within the
Renton Municipal Code a parking study identifying the number of spaces needed for the use would be required to be submitted with the project application. Proposed parking, including
bicycle parking, shall meet the requirements of RMC 4-4-080.
The location of ingress and egress driveways shall be subject to approval of the Department under curb cut permit procedures. Driveway width (aggregate width if more than one driveway
exists) shall not exceed forty percent (40%) of the street frontage. Driveways shall not be closer than five feet (5') to any property line (except as allowed under subsection I9 of
this Section, Joint Use Driveways). There shall be a minimum of eighteen feet (18') between driveway curb returns where there is more than one driveway on property under single ownership
or control and used as one premises. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made
parallel to the centerline of the street roadway. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or
among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted.
Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon
proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative.
Staff Comment: A Traffic Impact Analysis (TIA), prepared by Transpo Group, dated August 2024 (Exhibit 6) was submitted with the project application materials. The TIA included a parking
demand analysis for the proposed fire station and maintenance building. Parking demand for non-fire apparatus vehicles was observed at the existing fire station during both the AM and
PM peak periods. As discussed with staff, staffing at the existing and proposed fire station would remain unchanged with the relocation. There are currently three (3) people working
per 24-hour shift, with a total of twelve (12) members of the station rotating shifts. Shift change is at 8:00 am each day, with those coming on shift arriving around 7:30 am, and those
ending their shift leaving the station around 8:30 am. The maximum parking demand observed was six (6) vehicles.
The parking demand of the maintenance facility was estimated per the ITE Parking Generation Manual (6th Edition) assuming the general Light Industrial (LU #110) land use resulting in
a weekday demand of seven (7) vehicles for the maintenance building.
Including the parking demand for both the fire station per the observations of six (6) vehicles and the demand for the maintenance facility of seven (7) vehicles, the total parking demand
would be up to thirteen (13) vehicles; therefore, the proposed on-site parking supply of twenty (20) stalls would be adequate to accommodate the demand.
As shown on the submitted site plan (Exhibit 2), the proposed project includes three (3) access points, with two (2) along SE 128th St and one (1) via 158th Ave SE. Fire apparatus would
utilize the northwestern driveway along SE 128th St as an outbound only driveway (inbound access via the southern driveway). The proposed driveway width is 60 feet (60’) to provide improved
outbound maneuverability for the fire apparatus, thus, this driveway width would be wider than the maximum thirty-foot (30’) width requirement. A modification was requested to permit
the increased driveway width along with the street standards modification request. See further Modification discussion below under FOF 20.
The northeastern driveway along SE 128th St would provide access to the fire station public entry and surface parking lot. This driveway along 158th Ave SE provides inbound access for
the fire apparatus and also provides access to both the maintenance building and parking for the fire station staff.
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Parking: The City Government Facilities use type in not listed within RMC 4-4-080 Parking, Loading and Driveway Regulations. As there is not prescribed parking requirement within the
Renton Municipal Code a parking study identifying the number of spaces needed for the use would be required to be submitted with the project application. Proposed parking, including
bicycle parking, shall meet the requirements of RMC 4-4-080.
The location of ingress and egress driveways shall be subject to approval of the Department under curb cut permit procedures. Driveway width (aggregate width if more than one driveway
exists) shall not exceed forty percent (40%) of the street frontage. Driveways shall not be closer than five feet (5') to any property line (except as allowed under subsection I9 of
this Section, Joint Use Driveways). There shall be a minimum of eighteen feet (18') between driveway curb returns where there is more than one driveway on property under single ownership
or control and used as one premises. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made
parallel to the centerline of the street roadway. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or
among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted.
Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon
proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative.
Staff Comment: A Traffic Impact Analysis (TIA), prepared by Transpo Group, dated August 2024 (Exhibit 6) was submitted with the project application materials. The TIA included a parking
demand analysis for the proposed fire station and maintenance building. Parking demand for non-fire apparatus vehicles was observed at the existing fire station during both the AM and
PM peak periods. As discussed with staff, staffing at the existing and proposed fire station would remain unchanged with the relocation. There are currently three (3) people working
per 24-hour shift, with a total of twelve (12) members of the station rotating shifts. Shift change is at 8:00 am each day, with those coming on shift arriving around 7:30 am, and those
ending their shift leaving the station around 8:30 am. The maximum parking demand observed was six (6) vehicles.
The parking demand of the maintenance facility was estimated per the ITE Parking Generation Manual (6th Edition) assuming the general Light Industrial (LU #110) land use resulting in
a weekday demand of seven (7) vehicles for the maintenance building.
Including the parking demand for both the fire station per the observations of six (6) vehicles and the demand for the maintenance facility of seven (7) vehicles, the total parking demand
would be up to thirteen (13) vehicles; therefore, the proposed on-site parking supply of twenty (20) stalls would be adequate to accommodate the demand.
As shown on the submitted site plan (Exhibit 2), the proposed project includes three (3) access points, with two (2) along SE 128th St and one (1) via 158th Ave SE. Fire apparatus would
utilize the northwestern driveway along SE 128th St as an outbound only driveway (inbound access via the southern driveway). The proposed driveway width is 60 feet (60’) to provide improved
outbound maneuverability for the fire apparatus, thus, this driveway width would be wider than the maximum thirty-foot (30’) width requirement. A modification was requested to permit
the increased driveway width along with the street standards modification request. See further Modification discussion below under FOF 20.
The northeastern driveway along SE 128th St would provide access to the fire station public entry and surface parking lot. This driveway along 158th Ave SE provides inbound access for
the fire apparatus and also provides access to both the maintenance building and parking for the fire station staff.
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Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side
yard along a street setback where the fence shall not exceed forty eight inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way.
Staff Comment: As shown on the submitted grading plans (Exhibit 2), it appears that there are some retaining walls proposed along the northeastern corner of the proposed fire station.
All proposed retaining walls would be located beyond the 30-foot (30’) front yard setback and would be permitted a maximum height of six feet (6’). The maximum height proposed for the
retaining walls appears to be five feet (5’), which is less than the maximum permitted height.
A six-foot (6’), vinyl coated, slatted chain-link fence would be provided between adjacent parcels and the subject project to provide privacy and site security. Any proposed fencing
would be required to comply with the 48-inch (48”) height requirement within the front or secondary front yard setbacks, unless otherwise approved via the Special Fence Permit or Variance
process.
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Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side
yard along a street setback where the fence shall not exceed forty eight inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way.
Staff Comment: As shown on the submitted grading plans (Exhibit 2), it appears that there are some retaining walls proposed along the northeastern corner of the proposed fire station.
All proposed retaining walls would be located beyond the 30-foot (30’) front yard setback and would be permitted a maximum height of six feet (6’). The maximum height proposed for the
retaining walls appears to be five feet (5’), which is less than the maximum permitted height.
A six-foot (6’), vinyl coated, slatted chain-link fence would be provided between adjacent parcels and the subject project to provide privacy and site security. Any proposed fencing
would be required to comply with the 48-inch (48”) height requirement within the front or secondary front yard setbacks, unless otherwise approved via the Special Fence Permit or Variance
process.
Compliant if condition of approval is met
Refuse and Recyclables: In office, educational and institutional developments, a minimum of two (2) 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 four (4) 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: The fire station would have a total area of 14,314 square feet. The fire station would be required to provide a minimum of 29 square feet of recyclable deposit areas and
57 square feet of refuse deposit areas. A total minimum area of 100 square feet would be required. According to the submitted plan set (Exhibit 2), approximately 137 square feet of refuse
and recyclable deposit area would be provided for the fire station, which is more than the minimum required.
The maintenance building would have a total building area of 13,282 square feet. The maintenance building would be required to provide a minimum of 27 square feet of recyclable deposit
areas and 53 square feet of refuse deposit areas. A total minimum area of 100 square feet would be required. According to the submitted plan set (Exhibit 2), approximately 204 square
feet of refuse and recyclable deposit area would be provided for the maintenance building, which is more than the minimum required.
Outdoor refuse and recyclables deposit areas and collection points shall not be located within 50 feet (50') of a lot zoned residential, except by approval through the site development
plan review process. The proposed fire station service area would be located approximately 16 feet (16’) from the abutting residentially zoned lot to the west. The proposed refuse and
recycling enclosure is separated from the residential zone property to the west via a 16-foot (16’) wide sight-obscuring landscaped visual buffer, a six-foot (6’), vinyl coated, slatted
chain-link fence along the property line, a combined eight-foot six inch (8’ 6”) tall concrete wall with metal panels on top (total height of 11 feet [11’]), and an eight-foot (8’) tall
wall trash enclosure with a covered roof. As this lot is currently developed with an existing single-family residence, staff recommends that the service area be relocated further away
from the abutting residential property to the west. Staff recommends, as a condition of approval, that the refuse and recyclables deposit area be relocated such that the service area
would not be located within 50 feet (50’) of a property currently occupied with a residential use or locate the refuse and recycling within the fire station building. A revised site
plan showing the new location of the refuse and recyclables deposit area shall be submitted to the Current Planning Project Manager at the time of Construction Permit review for review
and approval.
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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Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050.G.2:
Wetland Category
Buffer Width
Structure Setback beyond buffer
High Habitat Function (8-9 points)
Moderate Habitat Function (5-7 points)
Low Habitat Function (3-4 points)
All Other Scores
15 ft.
Category I – Bogs & Natural Heritage Wetlands
200 ft.
Category I – All Others
200 ft.
150 ft.
115 ft.
115 ft.
Category II
175 ft.
150 ft.
100 ft.
n/a
Category III
125 ft.
100 ft.
75 ft.
n/a
Category IV
50 ft.
n/a
Staff Comment: There are no wetlands, streams, or lakes mapped on or around the project site, according to the City of Renton (COR) Mapping system. In addition, the applicant provided
a Technical Memorandum, prepared by Soundview Consultants, LLC, dated September 1, 2022 (Exhibit 4). The Technical Memorandum concluded that there are no wetlands on the project site.
During the 14-day public comment period, comments were received from the U.S. Army Corps of Engineers stating that it seems there could be impacts to aquatic features and that a Corps
permit may be needed (Exhibit 8). Those comments were provided to the applicant for future coordination with the Corps.
Conditional Use Analysis: The proposed fire station and maintenance building would be classified as City Government Facilities within the zoning use table (RMC 4-2-060), City Government
Facilities are permitted within the R-4 zone subject to the approval of a Hearing Examiner Conditional Use Permit. The proposal is compliant with the following conditional use criteria,
pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit.
Compliance
Conditional Use Criteria and Analysis
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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: As previously discussed above, the proposed fire station and maintenance building would comply with the Comprehensive Plan and R-4 zoning regulations, see FOF 16 for Comprehensive
Plan Compliance and FOF 17 for Zoning Development Standard Compliance.
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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: As previously discussed above, the proposed fire station and maintenance building would comply with the Comprehensive Plan and R-4 zoning regulations, see FOF 16 for Comprehensive
Plan Compliance and FOF 17 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 proposed fire station and fire department maintenance facility would be located in an appropriate location along and near a main arterial
(SE 128th St) in the East Renton Highlands. The search for an appropriate project site began in 2021. The proposed location was determined through the exploration of multiple sites within
a specified target response area to ensure target response times were met to service the community, a goal of finding willing sellers to avoid a condemnation process, extensive site
analysis and available land capacity to support the operational requirements of such use. As a public safety building, its presence, location and access to main arterials is an important
consideration to ensure operations are not impeded.
Staff has reviewed the request and concurs that the proposed location along SE 128th St is an appropriate location for the proposed fire station and maintenance facility. In addition,
the project site abuts an existing religious institution along its east property line, thus it is anticipated that there would be fewer impacts (i.e. noise, light, and glare) resulting
from the operation of the fire station on the abutting religious institution than on residential uses.
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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 proposed fire station and maintenance facility, at the proposed location, would not result in an undue adverse impact on adjacent property.
The project site abuts a religious institution to the east and single-family residential properties to the south and west. Residential properties are also located adjacent to the site
to the north. Required setbacks and landscape buffers have been provided to reduce impact to adjacent parcels. A six-foot (6’), vinyl coated, slatted chain-link fence would be provided
between adjacent parcels and the subject project to provide privacy and site security. In addition, the height of the proposed structures would be compatible with the existing heights
of the surrounding uses.
Key considerations when designing fire facilities is locating emergency response directly onto the primary arterial to avoid lights and sound impacting neighbors as much as possible
yet allowing for reduce travel time to an emergency call. Safety is also a consideration, and a proposed traffic beacon is considered for community safety and arterial access.
Staff has reviewed the request and concurs that the proposed use, as designed, would not result in an undue adverse impact on surrounding properties. As previously discussed above, a
religious institution is located along the east property line, and it is anticipated that the proposed fire station would have fewer impacts on a religious institution use. In addition,
the residential uses to the north would be separated from the project site by SE 128th St, thereby reducing the impacts of the fire station on these adjacent residential uses.
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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 proposed fire station and maintenance facility, at the proposed location, would not result in an undue adverse impact on adjacent property.
The project site abuts a religious institution to the east and single-family residential properties to the south and west. Residential properties are also located adjacent to the site
to the north. Required setbacks and landscape buffers have been provided to reduce impact to adjacent parcels. A six-foot (6’), vinyl coated, slatted chain-link fence would be provided
between adjacent parcels and the subject project to provide privacy and site security. In addition, the height of the proposed structures would be compatible with the existing heights
of the surrounding uses.
Key considerations when designing fire facilities is locating emergency response directly onto the primary arterial to avoid lights and sound impacting neighbors as much as possible
yet allowing for reduce travel time to an emergency call. Safety is also a consideration, and a proposed traffic beacon is considered for community safety and arterial access.
Staff has reviewed the request and concurs that the proposed use, as designed, would not result in an undue adverse impact on surrounding properties. As previously discussed above, a
religious institution is located along the east property line, and it is anticipated that the proposed fire station would have fewer impacts on a religious institution use. In addition,
the residential uses to the north would be separated from the project site by SE 128th St, thereby reducing the impacts of the fire station on these adjacent residential uses.
Compliant if conditions of approval are met
Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood.
Staff Comment: The applicant contends that the proposed fire station and maintenance facility would be compatible with the scale and character of the neighborhood. The proposed fire
station replaces the existing station located at 12923 156th Ave SE – Renton. The form of the new fire station is scaled to reduce the building mass to integrate into the existing neighborhood
context and the maintenance building has been placed on the site to screen the adjacent neighbors from the operational side and sunk into the ground to reduce the mass on the south side
of the building. Both buildings are modulated with textured materials, windows, and color to reduce their scale and fit in with adjacent uses.
Staff has reviewed the proposal. The north façade of the proposed fire station (fronting along SE 128th St) is primarily dominated by the three (3) apparatus bays. The apparatus bays
feature industrial looking roll up doors. In order to be more compatible with the surrounding residential uses, the primary pedestrian building entrance should be revised to be more
prominent. This would help add balance to the front building façade and reduce the visual impact of the apparatus bays. In addition, the apparatus bays should include architectural treatment
to reduce their visual impact. Staff recommends, as a condition of approval, that revised architectural elevations be submitted at the time of building permit review for review and approval
by the Current Planning Project Manager. The revised elevations shall include a more prominent, primary pedestrian entrance and shall include architectural treatment to the apparatus
bays to reduce their visual impact.
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Parking: Adequate parking is, or will be made, available.
Staff Comment: As previously discussed above under FOF 17, Zoning Development Standard Compliance, adequate parking would be provided on the project site.
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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 traffic from the proposed project would most likely be impacted by emergency apparatus response onto SE 128th St. A new emergency beacon is
proposed at the intersection of SE 128th St and 158th Ave SE to slow traffic and allow for safe response.
The applicant contends that city required frontage improvements, including a one-foot (1’) right-of-way (ROW) dedication along SE 128th St, to allow for future road widening and to mitigate
for impacts to traffic. Required ROW improvements include the addition of sidewalks, curb and gutter, and landscape planters along SE 128th St and 158th Ave SE. Currently, SE 128th St
has only a paved shoulder and 158th Ave SE has only a gravel shoulder. The addition of sidewalks and landscape planters would improve pedestrian safety.
New drive access points along SE 128th St are located 50 feet (50’) apart, which would comply with city driveway spacing standards.
Staff has reviewed the request and concurs that the proposal has been designed to ensure safe movement for vehicles and pedestrians to and from the project site.
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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 traffic from the proposed project would most likely be impacted by emergency apparatus response onto SE 128th St. A new emergency beacon is
proposed at the intersection of SE 128th St and 158th Ave SE to slow traffic and allow for safe response.
The applicant contends that city required frontage improvements, including a one-foot (1’) right-of-way (ROW) dedication along SE 128th St, to allow for future road widening and to mitigate
for impacts to traffic. Required ROW improvements include the addition of sidewalks, curb and gutter, and landscape planters along SE 128th St and 158th Ave SE. Currently, SE 128th St
has only a paved shoulder and 158th Ave SE has only a gravel shoulder. The addition of sidewalks and landscape planters would improve pedestrian safety.
New drive access points along SE 128th St are located 50 feet (50’) apart, which would comply with city driveway spacing standards.
Staff has reviewed the request and concurs that the proposal has been designed to ensure safe movement for vehicles and pedestrians to and from the project site.
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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 noise, light, and glare impacts from the proposed project have been evaluated and adequately mitigated. During project construction, noise
levels would temporarily increase near the construction activity due to heavy equipment use and construction materials transport. Sound levels generated during construction would vary
based on the construction phase and equipment used. Generally, at a distance of 50 feet (50’), sound levels for various types of construction equipment or vehicles typically vary from
76 decibels (dBA) to 89 dBA. Construction activity is proposed on weekdays between the hours of seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. No night work is proposed.
Ongoing noise impacts from the maintenance and operation of the fire station would be anticipated. Safety sirens (115 dBA) from the fire trucks and other safety vehicles would be short
and infrequent and would also be a source of noise during operation of the fire station facility. However, safety sirens are exempt from the noise ordinance. Regular traffic and operational
noise are also anticipated from incoming/departing fire apparatuses, medic, and firefighter vehicles including operation of apparatus bay doors.
Construction related noise complaints (if any) would be discussed during weekly construction meetings and addressed as necessary if it becomes an issue. To mitigate noise impacts from
returning and visiting apparatuses, the proposed fire station has been setback from neighboring residences. The fire station includes an approximately 16-foot (16’) setback from the
abutting residential property line to the west and the maintenance building includes an approximately 18-foot (18’) setback from the abutting west property line. In addition, landscaping
is proposed around the site perimeter. Proposed landscaping would include a mix of trees, shrubs, and ground cover. It is anticipated that proposed landscaping would aid as a noise buffer.
The proposed on-site standby generator would be placed within a sound attenuating enclosure.
Sources of light and glare associated with the project proposal include new overhead site lighting and vehicle lights. Glare from fire trucks and other safety vehicles would be more
prevalent at dawn and dusk during the winter months when primary commute periods extend beyond daylight hours. Onsite lighting would be provided for safety, security, and wayfinding.
The following measures would be incorporated into the project design to reduce or control light and glare impacts: lighting types would be carefully planned to reduce potential spill
of light off the project site; maximum height of on-site lighting is expected to be approximately 25 feet (25’) above lowest grade at building; plant materials for landscaping and buffer
plantings would be considered and located to effectively reduce light and glare from vehicles maneuvering on the site; and use of sharp cutoff fixtures and the strategic locating of
fixtures such that lighting would not extend beyond site boundaries.
Staff has reviewed the request and proposed mitigation and concurs that noise, light, and glare impacts have been considered and adequately mitigated.
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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 noise, light, and glare impacts from the proposed project have been evaluated and adequately mitigated. During project construction, noise
levels would temporarily increase near the construction activity due to heavy equipment use and construction materials transport. Sound levels generated during construction would vary
based on the construction phase and equipment used. Generally, at a distance of 50 feet (50’), sound levels for various types of construction equipment or vehicles typically vary from
76 decibels (dBA) to 89 dBA. Construction activity is proposed on weekdays between the hours of seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. No night work is proposed.
Ongoing noise impacts from the maintenance and operation of the fire station would be anticipated. Safety sirens (115 dBA) from the fire trucks and other safety vehicles would be short
and infrequent and would also be a source of noise during operation of the fire station facility. However, safety sirens are exempt from the noise ordinance. Regular traffic and operational
noise are also anticipated from incoming/departing fire apparatuses, medic, and firefighter vehicles including operation of apparatus bay doors.
Construction related noise complaints (if any) would be discussed during weekly construction meetings and addressed as necessary if it becomes an issue. To mitigate noise impacts from
returning and visiting apparatuses, the proposed fire station has been setback from neighboring residences. The fire station includes an approximately 16-foot (16’) setback from the
abutting residential property line to the west and the maintenance building includes an approximately 18-foot (18’) setback from the abutting west property line. In addition, landscaping
is proposed around the site perimeter. Proposed landscaping would include a mix of trees, shrubs, and ground cover. It is anticipated that proposed landscaping would aid as a noise buffer.
The proposed on-site standby generator would be placed within a sound attenuating enclosure.
Sources of light and glare associated with the project proposal include new overhead site lighting and vehicle lights. Glare from fire trucks and other safety vehicles would be more
prevalent at dawn and dusk during the winter months when primary commute periods extend beyond daylight hours. Onsite lighting would be provided for safety, security, and wayfinding.
The following measures would be incorporated into the project design to reduce or control light and glare impacts: lighting types would be carefully planned to reduce potential spill
of light off the project site; maximum height of on-site lighting is expected to be approximately 25 feet (25’) above lowest grade at building; plant materials for landscaping and buffer
plantings would be considered and located to effectively reduce light and glare from vehicles maneuvering on the site; and use of sharp cutoff fixtures and the strategic locating of
fixtures such that lighting would not extend beyond site boundaries.
Staff has reviewed the request and proposed mitigation and concurs that noise, light, and glare impacts have been considered and adequately mitigated.
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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 landscape buffers have been provided in compliance with code requirements. Additional landscaping would be provided in spaces not occupied
by buildings or paving. No critical areas present on or adjacent to the subject parcel which would require additional buffering.
Staff has reviewed the request, as previously discussed above under FOF 17, Zoning Development Standard Compliance: Landscaping and Tree Retention. Landscaping is proposed on and around
the project site and would be required to comply with the city’s adopted Landscaping Regulations.
Modification Analysis: The applicant is requesting a modification from RMC 4-4-080 Parking, Loading, and Driveway Regulations and RMC 4-6-060 Street Standards in order to increase the
maximum driveway width permitted along SE 128th St from 50 feet (50’) to approximately 60 feet (60’) and to design the frontage improvements along SE 128th St (NE 4th St) to comply with
the NE 4th Street Corridor Improvement Plan. The frontage improvements for the NE 4th Street Corridor Improvement Plan would consist of a 66-foot (66’) wide paved road and a ten-foot
(10’) wide landscaped sidewalk and storm drainage improvements. Dedication of approximately one foot (1’) would be required for the street frontage. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to
conditions as noted below:
Compliance
Modification Criteria and Analysis
(
Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification
is the minimum adjustment necessary to implement these policies and objectives.
Staff Comment: See FOF 16, Comprehensive Plan Compliance.
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Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment.
Staff Comment: The applicant contends that the modified street section would comply with the NE 4th Street Corridor Improvement Plan, and would meet the objectives, safety, function,
and appearance intended by the street standard requirements.
In addition, the increased driveway width requested along SE 128th St would allow for the safe exiting of the fire apparatus, which would meet the objectives, safety, and function intended
by the city’s driveway standards.
Staff concurs the proposed modifications would meet the objectives intended by code requirements. The NE 4th Street Corridor Improvement Plan was adopted by the city and included in
the 2023-2028 Six-Year Transportation Improvement Program, Adopted October 3, 2022 per Resolution No. 4482 as a preferred alternative to the frontage improvements adopted in the Street
Standards. As discussed by the applicant, staff concurs that the wider driveway proposed would allow for safe exiting movements for the fire apparatus, which would meet the objectives
intended by the driveway standards.
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Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment.
Staff Comment: The applicant contends that the modified street section would comply with the NE 4th Street Corridor Improvement Plan, and would meet the objectives, safety, function,
and appearance intended by the street standard requirements.
In addition, the increased driveway width requested along SE 128th St would allow for the safe exiting of the fire apparatus, which would meet the objectives, safety, and function intended
by the city’s driveway standards.
Staff concurs the proposed modifications would meet the objectives intended by code requirements. The NE 4th Street Corridor Improvement Plan was adopted by the city and included in
the 2023-2028 Six-Year Transportation Improvement Program, Adopted October 3, 2022 per Resolution No. 4482 as a preferred alternative to the frontage improvements adopted in the Street
Standards. As discussed by the applicant, staff concurs that the wider driveway proposed would allow for safe exiting movements for the fire apparatus, which would meet the objectives
intended by the driveway standards.
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Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the proposed modifications to comply with the NE 4th Street Corridor Improvement Plan and to widen the proposed driveway along SE 128th St
to approximately 60 feet (60’) would not result in adverse impacts to other properties in the vicinity.
Staff has reviewed the requested modifications and concurs that the proposals would not adversely impact other properties in the vicinity. As previously discussed above, the NE 4th Street
Corridor Improvement Plan was adopted by the city and is the preferred alternative for frontage improvements along NE 4th St and SE 128th St. In addition, the increased driveway width
would allow for fire apparatus to safely exit the project site.
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Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
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Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for public buildings in the R-4 zoning classification and a means to propose modifications to development standards
for developments otherwise exempt from site plan review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following
table contains project elements intended to comply with level of detail needed for 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 16, Comprehensive Plan Compliance.
Compliant if conditions of approval are met
Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard Compliance.
N/A
Design Regulation Compliance and Consistency.
Staff Comment: Not applicable, the project is not located within a design regulation overlay and would not be subject to the residential design and open space requirements.
N/A
Design Regulation Compliance and Consistency.
Staff Comment: Not applicable, the project is not located within a design regulation overlay and would not be subject to the residential design and open space requirements.
N/A
Planned action ordinance and Development agreement Compliance and Consistency.
Compliant if condition of approval is met
Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site.
Staff Comment: The proposed fire station would be located on the northern portion of the project site and the maintenance building would be located on the southern portion of the project
site. The proposal would not result in an overconcentration of development on a particular portion of the project site.
The proposed fire station would have a maximum building height of approximately 26 feet (26’), which is less than the maximum height limit of 32 feet (32’) permitted in the R-4 zone.
The proposed maintenance building would have a maximum building height of approximately 37 feet (37’), which would exceed the maximum height limit of 32 feet (32’) permitted in the R-4
zone. Building height for public facilities within the R-4 zone would be determined through site plan review. To mitigate for the additional proposed building height, the applicant has
proposed to increase the setbacks for the proposed maintenance building beyond the minimum setbacks required by the R-4 zone. The proposed maintenance building would be approximately
18 feet (18’) from the closest property line. The minimum side yard setback is 10 feet (10’). The proposed additional eight feet (8’) of increased setback would mitigate for the five
(5) additional feet of proposed building height for the maintenance building. The proposal would not result in overscale structures on the project site.
Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties.
Staff Comment: The proposed project improvements would include a fire station building and maintenance building with a central driveway connecting access to both buildings, 158th Ave
SE to the west, and SE 128th St to the north. There would be three (3) parking areas, one (1) located in the northeast corner of the site with three (3) stalls, one (1) located south
of the fire station building with 12 stalls, and one (1) located to the south of the maintenance building with five (5) stalls. In addition, a pedestrian connection is proposed between
the primary pedestrian entrance and the sidewalk proposed along SE 128th 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: There is a combined generator and refuse and recyclable deposit area located to the southwest of the proposed fire station and a secondary refuse and recyclable deposit
area located to the northeast of the proposed maintenance building. Adequate area has been proposed for the proposed service areas as previously discussed under FOF 17, Zoning Development
Standard Compliance: Refuse and Recyclables. The proposed service areas and generator would be screened with a combined concrete wall, ranging in height from seven feet (7’) to eight
feet and six inches (8’ 6”), with metal panels on top. The total height of the proposed enclosure would be 11 feet (11’). As previously discuss above, staff is recommending that this
enclosure be relocated to be not less than within 50 feet (50’) of a residential use or located within the fire station building.
The service area associated with the maintenance building would be screened with an 11-foot (11’) roofed metal panel enclosure.
As shown on the submitted architectural elevations within the plan set (Exhibit 2), an elevated parapet is proposed on the fire station to screen mechanical rooftop mechanical equipment
from public view. No mechanical equipment is proposed on the roof of the maintenance building.
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: There is a combined generator and refuse and recyclable deposit area located to the southwest of the proposed fire station and a secondary refuse and recyclable deposit
area located to the northeast of the proposed maintenance building. Adequate area has been proposed for the proposed service areas as previously discussed under FOF 17, Zoning Development
Standard Compliance: Refuse and Recyclables. The proposed service areas and generator would be screened with a combined concrete wall, ranging in height from seven feet (7’) to eight
feet and six inches (8’ 6”), with metal panels on top. The total height of the proposed enclosure would be 11 feet (11’). As previously discuss above, staff is recommending that this
enclosure be relocated to be not less than within 50 feet (50’) of a residential use or located within the fire station building.
The service area associated with the maintenance building would be screened with an 11-foot (11’) roofed metal panel enclosure.
As shown on the submitted architectural elevations within the plan set (Exhibit 2), an elevated parapet is proposed on the fire station to screen mechanical rooftop mechanical equipment
from public view. No mechanical equipment is proposed on the roof of the maintenance building.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features.
Staff Comment: It is not anticipated that the proposed development would adversely impact views of surrounding properties.
Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance
of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard: Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore, staff recommends as a condition of approval, that the applicant submit a detailed lighting plan that
adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and down-lighting shall be used in all cases to assure safe pedestrian
and vehicular movement. The lighting plan shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager for review and
approval prior to civil construction permit issuance.
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On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation.
Staff Comment: The proposed fire station would be located on the north portion of the project site and the proposed maintenance would be located on the south portion of the project site.
The proposed fire station would be located close to SE 128th St, a principal arterial street, which would help to minimize noise impacts from the fire station on surrounding properties.
The proposed maintenance building has been oriented such that the back of the building would face the closest abutting residential property, which would help buffer the neighboring residence
from noise associated with the maintenance building.
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation.
Staff Comment: The proposed fire station would be located on the north portion of the project site and the proposed maintenance would be located on the south portion of the project site.
The proposed fire station would be located close to SE 128th St, a principal arterial street, which would help to minimize noise impacts from the fire station on surrounding properties.
The proposed maintenance building has been oriented such that the back of the building would face the closest abutting residential property, which would help buffer the neighboring residence
from noise associated with the maintenance building.
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 proposed Fire Station 16 building would have a maximum building height of approximately 26 feet (26’), which is less than the maximum height limit of 32 feet (32’)
permitted in the R-4 zone.
The proposed maintenance building would have a maximum building height of approximately 37 feet (37’), which would exceed the maximum height limit of 32 feet (32’) permitted in the R-4
zone.
Both proposed structures would have heights that would be comparable to other residential development in the R-4 zone. It is not anticipated that the proposed structures would adversely
impact view, sunlight, or prevailing winds to abutting properties.
Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces.
Staff Comment: See previous discussion above under FOF 17 Zoning Development Standard Compliance: Tree Retention and Landscaping. The topography of the project site is relatively flat,
and it is not anticipated that the development would result in undue cutting or filling onsite. In addition, as previously discussed above under FOF 17 Zoning Development Standard Compliance:
Building Standards, the proposed development would be in compliance with the R-4 standards for building coverage and impervious surface coverage.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to
multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas;
(4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low
impact development techniques consistent with RMC 4-6-030.
Staff Comment: The proposal would include three (3) parking areas, one (1) located in the northeast corner of the site with three (3) stalls, one (1) located south of the fire station
building with 12 stalls, and one (1) located to the south of the maintenance building with five (5) stalls. The proposed surface parking has been broken up and each parking area is proposed
to be conveniently located within close proximity to the building that it would serve.
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. Landscaping
shall be consistent with RMC 4-4-070.
Staff Comment: See discussion under FOF 17, Zoning Development Standard Compliance: Landscaping for more information and 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. Landscaping
shall be consistent with RMC 4-4-070.
Staff Comment: See discussion under FOF 17, Zoning Development Standard Compliance: Landscaping for more information and analysis.
Compliant if condition of approval is met
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: As shown on the submitted site plan (Exhibit 2), the proposed project includes three (3) access points, with two (2) along SE 128th St and one (1) via 158th Ave SE. Fire
apparatus would utilize the northwestern driveway along SE 128th St as an outbound only driveway (inbound access via the southern driveway) to ensure that the fire apparatus can provide
quicker response times to emergency calls.
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 proposal includes a central driveway connecting access to both buildings, 158th Ave SE to the west, and SE 128th St to the north, allowing for safe and efficient internal
circulation of vehicular traffic.
Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas.
Staff Comment: There are no loading and delivery areas associated with the proposed fire station.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of required off-street parking spaces. A Traffic Impact Analysis (TIA), prepared by Transpo
Group, dated August 2024 (Exhibit 6) was submitted with the project application materials. The TIA included a parking demand analysis for the proposed fire station and maintenance building.
According to the TIA, the total parking demand would be up to 13 vehicles. Based on the requirement for 13 parking spaces, a total of one (1) bicycle parking space would be required
on the project site. Staff recommends, as a condition of approval, that a revised site plan be provided showing the location of the required bicycle parking and a bicycle parking detail
be provided at the time of Construction Permit Review for review and approval by the Current Planning Project Manager.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposal includes a pedestrian access between the sidewalk along SE 128th St and the primary building entrance on the north facade of the proposed fire station.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposal includes a pedestrian access between the sidewalk along SE 128th St and the primary building entrance on the north facade of the proposed fire station.
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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: Landscaped open spaces are proposed throughout the project site. In addition, a landscaped buffer is proposed around the site perimeter to create a visual barrier and
buffer the proposed fire station and maintenance building from the abutting residential and religious institution uses.
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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: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal.
N/A
Natural Systems: Arranging project elements to protect existing natural systems where applicable.
Staff Comment: Not applicable, there are no critical areas onsite.
Compliant if condition of approval is met
Services and Infrastructure: Making available public services and facilities to accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements
and fees. The proposed project would not be subject to Fire Impact Fees.
Water and Sewer.
Staff Comment: Water service to the site would be provided by King County Water District 90 (Exhibit 13). A water availability letter would be required to be submitted at the time of
Construction Permit application.
The proposed project site is located within the city’s sewer service area. There are currently no sewer lines fronting the project site. A sewer main extension is proposed along 158th
Ave SE. A sewer main extension is required along the full extent of the frontage of the project site to provide future connection opportunities. A portion of the ROW along 158th Ave
SE is within unincorporated King County and therefore a separate franchise permit from King County shall be required for work outside the city limits.
An application for a latecomer agreement has been submitted for the 16 properties that would potentially benefit from the proposed sewer extension. The requested latecomer agreement
would be reviewed in further detail as part of the Construction Permit review.
Individual sewer stubs from the sewer main and individual side sewers would be required for each lot. All new sewer stubs shall conform to RMC 4-6-060 of City of Renton Standard Details.
The proposed project would be subject to a wastewater system development charge (SDC) fee. The sewer SDC fee is based on the size of the new domestic water meter servicing the proposed
project. The 2025 SDC fee for a one-inch (1”) meter is $3,650.00. The project site is located within the Central Plateau Interceptor Area, and thus, the current fee for the Central Plateau
Interceptor Area is $538.48. The fee in effect would be paid at the time of Construction Permit issuance.
Water and Sewer.
Staff Comment: Water service to the site would be provided by King County Water District 90 (Exhibit 13). A water availability letter would be required to be submitted at the time of
Construction Permit application.
The proposed project site is located within the city’s sewer service area. There are currently no sewer lines fronting the project site. A sewer main extension is proposed along 158th
Ave SE. A sewer main extension is required along the full extent of the frontage of the project site to provide future connection opportunities. A portion of the ROW along 158th Ave
SE is within unincorporated King County and therefore a separate franchise permit from King County shall be required for work outside the city limits.
An application for a latecomer agreement has been submitted for the 16 properties that would potentially benefit from the proposed sewer extension. The requested latecomer agreement
would be reviewed in further detail as part of the Construction Permit review.
Individual sewer stubs from the sewer main and individual side sewers would be required for each lot. All new sewer stubs shall conform to RMC 4-6-060 of City of Renton Standard Details.
The proposed project would be subject to a wastewater system development charge (SDC) fee. The sewer SDC fee is based on the size of the new domestic water meter servicing the proposed
project. The 2025 SDC fee for a one-inch (1”) meter is $3,650.00. The project site is located within the Central Plateau Interceptor Area, and thus, the current fee for the Central Plateau
Interceptor Area is $538.48. The fee in effect would be paid at the time of Construction Permit issuance.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report (TIR), prepared by LPD Engineering, PLLC, dated November 12, 2024 (Exhibit 5) with the application. According to
the submitted TIR, topographically, the site slopes down from the southwest to the northeast. The project site has two (2) threshold discharge areas that discharge to separate drainage
basins. Threshold Discharge Area 1 (TDA 1) includes the majority of the stormwater from the site and flows northeasterly to discharge into the May Creek drainage basin. Threshold Discharge
Area 2 (TDA 2) includes a small area on the southwestern most parcel and flows southerly, and discharges into the Lower Cedar River drainage basin.
The proposed project improvements would include a fire station building and maintenance building with a central driveway connecting access to both buildings, 158th Ave SE to the west,
and SE 128th St to the north. There would be three (3) parking areas, one (1) located in the northeast corner of the site with three (3) stalls, one (1) located south of the fire station
building with 12 stalls, and one (1) located to the south of the maintenance building with five (5) stalls. The project proposes 82,759 square feet (1.90 acres) total of new plus replaced
impervious surface.
TDA 1 is comprised of 4.24 acres located within the project site and adjacent right-of-way along SE 128th St, with 80,924 square feet (1.86 acres) of new plus replaced impervious surface.
Stormwater runoff from TDA 1 would be collected in a series of catch basins and trench drains and routed via pipe conveyance systems to one (1) of two (2) detention facilities, an SC-740
StormTech Chamber system located in the north portion of the site and a detention vault located in the eastern area of the site. Pollution generating surfaces would be routed to a Modular
Wetland System for water quality treatment prior to entering the detention facilities. The detained and treated discharge will discharge to the existing ditch near the northeast corner
of the site at SE 128th St.
There is no proposed stormwater detention system for TDA 2. The TIR argues that flow control for TDA 2 is not required since the proposed improvements in TDA 2 result in less than 5,000
square feet of new plus replaced impervious surface and less than three quarter (¾) acres of new pervious surface will be added. However, the Basic Exemption’s 5,000 square feet threshold
is crossed at the project level. TDA 2 may still qualify for a flow control exemption if the applicant can demonstrate that there is no more than a 0.15-cfs difference in the sum of
developed 100‐year peak flows and the sum of historical (forested) site conditions 100‐year peak flows.
The project proposal would be required to comply with the 2022 City of Renton Surface Water Design Manual (RSWDM). The 2025 Surface Water SDC fee is $0.94 per sq. ft. of new impervious
surface, but not less than $2,350. The fee in effect will be charged at the time of Construction Permit Issuance.
Drainage.
Staff Comment: The applicant submitted a Technical Information Report (TIR), prepared by LPD Engineering, PLLC, dated November 12, 2024 (Exhibit 5) with the application. According to
the submitted TIR, topographically, the site slopes down from the southwest to the northeast. The project site has two (2) threshold discharge areas that discharge to separate drainage
basins. Threshold Discharge Area 1 (TDA 1) includes the majority of the stormwater from the site and flows northeasterly to discharge into the May Creek drainage basin. Threshold Discharge
Area 2 (TDA 2) includes a small area on the southwestern most parcel and flows southerly, and discharges into the Lower Cedar River drainage basin.
The proposed project improvements would include a fire station building and maintenance building with a central driveway connecting access to both buildings, 158th Ave SE to the west,
and SE 128th St to the north. There would be three (3) parking areas, one (1) located in the northeast corner of the site with three (3) stalls, one (1) located south of the fire station
building with 12 stalls, and one (1) located to the south of the maintenance building with five (5) stalls. The project proposes 82,759 square feet (1.90 acres) total of new plus replaced
impervious surface.
TDA 1 is comprised of 4.24 acres located within the project site and adjacent right-of-way along SE 128th St, with 80,924 square feet (1.86 acres) of new plus replaced impervious surface.
Stormwater runoff from TDA 1 would be collected in a series of catch basins and trench drains and routed via pipe conveyance systems to one (1) of two (2) detention facilities, an SC-740
StormTech Chamber system located in the north portion of the site and a detention vault located in the eastern area of the site. Pollution generating surfaces would be routed to a Modular
Wetland System for water quality treatment prior to entering the detention facilities. The detained and treated discharge will discharge to the existing ditch near the northeast corner
of the site at SE 128th St.
There is no proposed stormwater detention system for TDA 2. The TIR argues that flow control for TDA 2 is not required since the proposed improvements in TDA 2 result in less than 5,000
square feet of new plus replaced impervious surface and less than three quarter (¾) acres of new pervious surface will be added. However, the Basic Exemption’s 5,000 square feet threshold
is crossed at the project level. TDA 2 may still qualify for a flow control exemption if the applicant can demonstrate that there is no more than a 0.15-cfs difference in the sum of
developed 100‐year peak flows and the sum of historical (forested) site conditions 100‐year peak flows.
The project proposal would be required to comply with the 2022 City of Renton Surface Water Design Manual (RSWDM). The 2025 Surface Water SDC fee is $0.94 per sq. ft. of new impervious
surface, but not less than $2,350. The fee in effect will be charged at the time of Construction Permit Issuance.
Transportation.
Staff Comment: A Traffic Impact Analysis (TIA), prepared by Transpo Group, dated August 2024 (Exhibit 6) was submitted with the project application materials. The TIA concluded that
the proposed project would result in eight (8) net new AM and two (2) net new PM peak hour trips for the relocated fire station and seven (7) net new AM and seven (7) net new PM trip
hour for the maintenance facility.
The report identifies three (3) recommended mitigation measures: Shift the speed limit transition to extend the 35 mph condition through the site frontage; Implement the planned two
way left turn lane along SE 128th Street; and Provide warning indicators to vehicles along SE 128th Street such as signage or an emergency signal at the northwestern driveway. Staff
has reviewed the recommended mitigation measures. Staff recommends, as a condition of approval, that an updated TIA be submitted to analyze the emergency traffic control signal warrants
and determine if a signal is warranted. Based on the determination of a signal warrant analysis, the TIA shall re-assess the recommendation to shift the speed limit transition to the
eastern property boundary. The updated TIA shall be submitted at the time of Construction Permit application for review and approval by the Development Engineering Plan Reviewer.
Proposed public access and apparatus response access is proposed off SE 128th St via two (2) separate curb cuts. Maintenance building access, firefighter crew access, and apparatus return
would occur off 158th Ave SE via one (1) curb cut. Project construction is anticipated to begin in spring of 2025 and end in fall of 2026. Construction activity is proposed on weekdays
between the hours of seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m.
A Transportation Concurrency Test, dated December 12, 2024 (Exhibit 11), was issued for the proposal. It was concluded that the proposal passed the transportation concurrency test in
accordance with RMC 4-6-070D.
The 2025 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. Payment of the impact fee in effect would be paid at the time of Building Permit
issuance.
N/A
Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. Each phase must be able to stand on its own without reliance upon
development of subsequent phases in order to meet all development standards of Title IV.
Staff Comment: The applicant is not requesting any additional phasing.
(
Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration
capability to the maximum extent practicable.
Staff Comment: See previous drainage discussion above.
I. CONCLUSIONS:
The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 16.
The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 17.
The proposed fire station and maintenance building complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 18.
The proposed fire station and maintenance building complies with the Conditional Use Permit criteria as established by City Code provided all advisory notes and conditions are complied
with, see FOF 19.
The proposed fire station and maintenance building complies with the Modification criteria as established by City Code provided all advisory notes and conditions are complied with, see
FOF 20.
The proposed fire station and maintenance building complies with the Site Plan Review criteria as established by City Code provided all advisory notes and conditions are complied with,
see FOF 21.
The proposed fire station and maintenance building complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions
of approval contained herein, see FOF 21.
There are adequate public services and facilities to accommodate the proposed fire station and maintenance building, see FOF 21.
Key features, which are integral to this project include an underground stormwater detention system, landscaping on and around the perimeter of the project site, and the material variation,
modulation and articulation, and glazing proposed for the fire station (particularly along the north facade).
J. RECOMMENDATION:
Staff recommends approval of the Renton Regional Fire Authority New Fire Station 16 and Maintenance Building Conditional Use Permit, Modification, and Site Plan Review, File No. LUA24-000373,
ECF, CU-H, SA-H, MOD, as depicted in the Conceptual Plan Set (Exhibit 2), subject to the following conditions:
The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated January 27, 2025:
Construction on the project site shall comply with the recommendations of the submitted Geotechnical Report, prepared by GeoEngineers, Inc., dated August 5, 2022, and any future addenda.
The applicant’s geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the civil construction and building permit plans and in their opinion the plans and
specifications meet the intent of the report(s).
The applicant’s geotechnical engineer shall provide notes on the construction and building permit plans identifying when on-site geotechnical engineer supervision of construction events
is recommended.
The applicant shall submit an Inadvertent Discovery Plan prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project
Manager prior to permit issuance.
The Lot Combination and alley vacation shall be completed and recorded prior to the issuance of a temporary or final Certificate of Occupancy for the proposed fire station and maintenance
building.
A detailed landscape plan shall be submitted at the time of Construction Permit review. The detailed landscape plan shall include but not be limited to: street trees and ground cover
within the street tree planting strip, and the ten-foot (10’) onsite landscape strip required along the street frontages shall be landscaped with a mix of trees, shrubs, and ground cover.
The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval.
A final Tree Retention and Replacement Plan shall be submitted at the time of Construction Permit Review. The final Tree Retention and Replacement Plan shall be submitted to the Current
Planning Project Manager for review and approval.
The refuse and recyclables deposit area shall be relocated such that the service area would not be located within 50 feet (50’) of a property currently occupied with a residential use
or locate the refuse and recycling within the fire station building. A revised site plan showing the new location of the refuse and recyclables deposit area shall be submitted to the
Current Planning Project Manager at the time of Construction Permit Review for review and approval.
Revised architectural elevations shall be submitted at the time of building permit review for review and approval by the Current Planning Project Manager. The revised elevations shall
include a more prominent, primary pedestrian entrance and shall include architectural treatment to the apparatus bays to reduce their visual impact.
The applicant shall submit a detailed lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and down-lighting
shall be used in all cases to assure safe pedestrian and vehicular movement. The lighting plan shall be submitted with the construction permit application to be reviewed and approved
by the Current Planning Project Manager for review and approval prior to civil construction permit issuance.
A revised site plan shall be provided showing the location of the required bicycle parking and a bicycle parking detail be provided at the time of Construction Permit Review for review
and approval by the Current Planning Project Manager.
An updated TIA shall be submitted to analyze the emergency traffic control signal warrants and determine if a signal is warranted. Based on the determination of a signal warrant analysis,
the TIA shall re-assess the recommendation to shift the speed limit transition to the eastern property boundary. The updated TIA shall be submitted at the time of Construction Permit
application for review and approval by the Development Engineering Plan Reviewer.
CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Renton Regional Fire Authority New Fire Station 16 and Maintenance Building
Land Use File Number:
LUA24-000373, ECF, CU-H, SA-H, MOD
Date of Hearing
February 25, 2025
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Brian Harris
TCA Architecture Planning
6211 Roosevelt Way NE, Seattle, WA 98115
Project Location
15815 SE 128th St, Renton, WA 98059 (APNs 3664500007, 3664500008, 3664500009, and 3664500330)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-13:
As shown in the Environmental Review Committee (ERC) Report
Staff Report to the Hearing Examiner
SEPA Determination of Non-Significance - Mitigated (DNS-M)
Conditional Use Permit Justification
Street Standard Modification Justification
Tree Retention & Land Clearing Plan, prepared by Atlas Technical Consultants, LLC, dated November 13, 2024
Tree Retention and Tree Credit Worksheet