HomeMy WebLinkAboutEx20 PPT_HEX Hearing_Renton School District Parking Lot Expansion_250218Public Hearing Renton School District Transportation Expansion LUA24-000376 February 18, 2025
Nichole Perry
Associate Planner
Good morning, my name is Nichole Perry, and I’m an Associate Planner with the City of Renton. Today, I’ll be presenting the Renton School District Transportation Expansion project, case
number LUA24-000376.
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Project Site
RENTON AIRPORT
444 & 450 Park Ave N
Parcel Numbers (APNs): 7224000675 & 7224000676
Site Area: 0.45 acres (19,596 SF)
Zoning: Commercial Arterial (CA) with Urban Design District D overlay
Comprehensive Plan Land Use: Commercial Mixed Use (CMU)
Environmental Considerations: High Seismic Hazard Area & Wellhead Protection Area Zone 2
The project site is located at 444 and 450 Park Ave N, covering approximately 0.45 acres. It is zoned Commercial Arterial with an Urban Design District D overlay and designated as Commercial
Mixed Use in the Comprehensive Plan. Additionally, the site falls within a High Seismic Hazard Area and Wellhead Protection Area Zone 2.
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Project Proposal
Expand the Renton School District parking lot to integrate with the Transportation & Fleet Maintenance Facility
Add 44 parking stalls (12 for fleet, 32 for staff/visitors)
Includes 1 ADA-compliant stall
Install 8’ security fence with a 10.5’ setback along Park Ave N
Site improvements include:
Remove 3 curb cuts
Build a 1,200 sq. ft. public plaza at Park Ave N & N 5th St
Add 5,743 sq. ft. of landscaping with 16 new trees
Access via Park Ave N & N 5th St through connected lots
Approvals requested: Site Plan Review, Conditional Use Permit (CUP), Variance
This project expands the Renton School District’s parking lot to support its Transportation & Fleet Maintenance Facility. It adds 44 new parking stalls, including one ADA stall and 12
designated for fleet vehicles. The plan also includes security upgrades with an 8-foot fence, site improvements such as a 1,200-square-foot public plaza, and enhanced landscaping. Access
will be from Park Ave N and N 5th St, and the applicant is requesting Site Plan Review, a Conditional Use Permit, and a Variance for the fence setback.
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Site Plan
Here is the site plan showing the proposed layout. You can see the parking configuration, access points, and key site improvements. This plan illustrates how the expansion integrates
with the existing facility while maintaining efficient site circulation.
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Zoning and Land Use Designations
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City Center Planning Area
Commercial Arterial (CA) zone
Urban Design District D overlay
Commercial Mixed Use (CMU) Comp Plan Land Use Designation
CA zoning east, south, west; UC-2 zoning to the north
Government use is permitted in this zone upon Hearing approval
Image via COR Maps
The project site is located within the City Center Planning Area and falls under the Commercial Arterial (CA) zoning district with an Urban Design District D overlay. The Comprehensive
Plan designates this area as Commercial Mixed Use. Surrounding zoning includes Commercial Arterial to the east, south, and west, with Urban Center-2 zoning to the north. Government facilities,
such as this transportation expansion, are allowed in the CA zone with Hearing Examiner approval.
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Critical Areas
RENTON AIRPORT
High Seismic Hazard Area
The project site is located within a High Seismic Hazard Area, meaning the development must meet additional geotechnical and structural requirements to ensure safety and stability. The
project has undergone appropriate review to comply with these regulations.
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Wellhead Protection Area Zone 2
Critical Areas
The site is also located within a Wellhead Protection Area Zone 2, which is designated to safeguard groundwater resources. This designation ensures that any development on the site follows
best practices for stormwater management and pollution prevention.
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Site Plan Review
Primary Access:
Connected lots via Park Ave N & N 5th St
Parking:
New 44-stall surface parking lot
Landscaping:
5,743 SF of new greenery, 16 trees, and a 1,200 SF pedestrian plaza
Traffic Impact:
Per analysis, no significant impacts expected
Primary access to the site will be through the connected lots via Park Ave N and N 5th St. The new surface parking lot will include 44 stalls, with 5,743 square feet of new landscaping,
including a 1,200-square-foot pedestrian plaza and 16 new trees. According to the submitted Traffic Impact Analysis, the project will not result in any significant traffic impacts.
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Conditional Use Analysis Summary
Compliance: Meets Comprehensive Plan & zoning regulations
Appropriate Location: No overconcentration; fits commercial/light industrial area
Impact on Adjacent Properties: Minimal; landscaping mitigates visual impact
Compatibility: Consistent with neighborhood’s mixed-use character
Parking: 44 new stalls, including 1 ADA-compliant space, adequate for staff & fleet
Traffic: No significant impact; pedestrian safety improvements included
Noise, Light & Glare: Minimal noise; added security lighting, operational hours only
Landscaping: 10-ft buffer, 16 new trees; detailed plan required
The Conditional Use Permit analysis confirms that this project meets all requirements. It complies with the Comprehensive Plan and zoning regulations, is appropriately located in a commercial
and light industrial area, and does not create an overconcentration of similar uses. The impact on adjacent properties is minimal, with landscaping designed to mitigate visual effects.
The project is compatible with the mixed-use character of the neighborhood, provides adequate parking for staff and fleet, and includes pedestrian safety improvements. Additionally,
noise and lighting impacts are minimal and limited to operational hours. Landscaping enhancements include a 10-foot buffer and 16 new trees, with a detailed plan required for approval.
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Reasonable Use Variance
Request:
Approval for an 8-ft security fence along Park Ave N (exceeds max height)
Reduction of the required 15-ft setback to 10.5 ft
Justification for Variance:
Site constraints limit parking and security needs
Strict zoning reduces operational space
Comparable facilities have similar fencing
No Public Detriment:
Fence and landscaping preserve visual appeal
No negative impact on adjacent properties
No Special Privilege:
Surrounding industrial/commercial properties have similar security fencing
Minimum Variance Necessary:
Full 15-ft setback maintained on N 5th St
10.5-ft setback on Park Ave N allows for parking and landscaping
8-ft fence is the minimum height needed for security
The applicant is requesting a variance to allow an 8-foot security fence along Park Ave N, exceeding the maximum height limit, and to reduce the required 15-foot setback to 10.5 feet.
Due to site constraints, strict zoning requirements would limit parking and security. Similar facilities have comparable fencing, ensuring consistency. The proposed fence and landscaping
will maintain visual appeal and have no negative impact on adjacent properties. This request does not grant a special privilege, as nearby industrial and commercial properties have similar
security measures. Additionally, the variance is the minimum necessary, as the setback along N 5th St remains at 15 feet, and the 8-foot fence is the lowest height needed for security
purposes.
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Reasonable Use Variance Site Map
This site plan highlights the areas related to the variance request. The proposed 8-foot security fence along Park Ave N, shown here, requires a variance due to exceeding the height
limit and the reduced 10.5-foot setback. The fence along N 5th St is compliant and does not require a variance. This layout allows for improved security while maintaining necessary parking
and landscaping buffers.
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Environmental Review
Lead Agency: Renton School District
Review Process:
SEPA Checklist issued: Oct 7, 2024
Comment Period: Oct 7-21, 2024
Determination of Non-Significance (DNS) Issued: Dec 16, 2024
DNS Comment Period: December 16- 30, 2024
Notice of Application (NOA) Issued: January 6, 2025
End of Appeal Period: February 3, 2025
No appeals filed
Mitigation Measures:
Inadvertent Discovery Plan for cultural resources; notify Duwamish Tribe & DAHP
Native vegetation required for new plantings
Contaminated soils managed per WAC 173-350
Only clean fill materials permitted
Stormwater Permit required if applicable
Public Involvement:
No public/agency comments received
For environmental review, the Renton School District is the lead agency for this project. The SEPA process began with a checklist issued on October 7, 2024, followed by a comment period.
A Determination of Non-Significance (DNS) was issued on December 16, 2024, with no appeals filed. Required mitigation measures include cultural resource protection, native vegetation
for new plantings, and compliance with contaminated soil regulations. No public or agency comments were received during the review process.
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Recommendation & Conditions
Staff Recommendation: Approval of the Site Plan Review, Conditional Use Permit (CUP), and Variance, subject to conditions.
Conditions of Approval:
Compliance with Plans & Regulations – The project must adhere to submitted plans, zoning, and Comprehensive Plan policies.
Landscaping Requirements – Install 16 new trees and maintain a 10-ft landscape buffer as specified.
Fence & Setback Compliance – The 8-ft security fence along Park Ave N must follow the approved 10.5-ft setback variance.
Stormwater & Environmental Standards – Obtain required stormwater permits and follow contaminated soil management per WAC 173-350.
Cultural Resource Protection – Implement an Inadvertent Discovery Plan and notify the Duwamish Tribe & DAHP if resources are found.
Operational Conditions – Lighting must be limited to operational hours; noise and security measures must align with city standards.
Staff recommends approval for the Site Plan Review, Conditional Use Permit, and Variance, subject to conditions. These conditions ensure compliance with zoning regulations, environmental
protections, and operational standards. The key conditions include:
Compliance with approved plans and zoning policies
Maintaining a 10-ft landscape buffer with 16 new trees
Ensuring the 8-ft security fence follows the approved 10.5-ft setback
Obtaining required stormwater permits and managing contaminated soil per WAC 173-350
Implementing an Inadvertent Discovery Plan for cultural resources
Limiting lighting to operational hours and ensuring noise control
"These conditions will help mitigate any potential impacts, maintain compatibility with the surrounding area, and ensure the project meets all regulatory requirements.“
That concludes my presentation, I am happy to answer any questions at this time.
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