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D_SRTC_Minor_Site_Plan_Mod_FINAL
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 1, 2025
Project File Number: PR21-000095
Project Name: South Renton Transit Center and Roadway Improvements Project Minor Site
Plan Modification
Land Use File Number: LUA25-000125, MOD
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Sound Transit, 401 S Jackson St, Seattle, WA 98104
Contact: Gary Yao, Sound Transit, 401 S Jackson St, Seattle, WA 98104
Project Location: 200 S Grady Way, 101 S Grady Way, and 760 Rainier Ave S, Renton, WA 98057
(APNs 1923059035, 1923059032, 1923059063, 1923059068, and
1923059074)
Project Summary: The applicant is requesting a Minor Site Plan Modification to the South Renton
Transit Center (SRTC) and Roadway Improvements Project Master Plan, Site
Plan, and Conditional Use Permit (CUP) approval (LUA24-000233). The subject
property is approximately 8.3 acres and is in the Commercial Mixed Use
Comprehensive Plan designation, Commercial Arterial (CA) zone, and the
Urban Design District D overlay district. The proposal is to remove the battery
electric bus (BEB) equipment yard, BEB charging gantry, and hammerhead to
the east of the BEB equipment yard included in the SRTC approval. The bus
layover area would remain as approved; only the BEB charging gantry would be
removed. Landscaping would replace the hammerhead and BEB equipment
yard location. No other changes are requested at this time. According to City
of Renton (COR) Maps, the site contains a potential High Seismic Hazard Area
and is within the Downtown Wellhead Protection Area Zone 2.
Site Area: Approximately 8.3 acres
Docusign Envelope ID: 4CF7BBEF-EE1C-4797-8BE8-93BC391B0A45
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements
Project Minor Site Plan Modification
Administrative Modification Report & Decision LUA25-000125, MOD
Report of May 1, 2025 Page 2 of 5
D_SRTC_Minor_Site_Plan_Mod_FINAL
B. EXHIBITS:
Exhibit 1: Administrative Minor Site Plan Modification Decision
Exhibit 2: Modified Site Plan
Exhibit 3: Project Narrative
Exhibit 4: Modification Request Justification
Exhibit 5: LUA24-000233 Hearing Examiner Decision issued October 29, 2024
Exhibit 6: LUA24-000233 Site Plan
Exhibit 7: LUA24-000233 Gantry Elevations
C. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on April
16, 2025 and determined the application complete on April 16, 2025. The project complies with the
Type I 65-day review time period.
2. The applicant’s submittal materials comply with the requirements necessary to process the
modification request (Exhibits 2-7).
3. The project site is located at 200 S Grady Way, 101 S Grady Way, and 760 Rainier Ave S, Renton, WA
98057 (APNs 1923059035, 1923059032, 1923059063, 1923059068, and 1923059074).
4. The project site is currently being developed with the South Renton Transit Center and Roadway
Improvements project under LUA24-000233 as modified under the current request.
5. Access to the site would be provided from Rainier Ave S and Lake Ave S.
6. The property is located within the Commercial Mixed use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Arterial (CA) zoning classification, Urban Design District
C, and Rainier Grady Junction Overlay.
8. Per the original land use decision, there are ten (10) significant trees identified on the project site,
and of those trees, four (4) are proposed for removal. There are also 57 trees on the King County Park-
and-Ride property to the east of the project site, and of those trees, two (2) are proposed for removal.
9. The project site is mapped with a potential High Seismic Hazard Area and is within the Downtown
Wellhead Protection Area Zone 2.
10. The applicant anticipates that construction mobilization would begin in June 2025. The SRTC is
expected to open for operation in January 2027. Construction activities are proposed to begin in 2025
and end in April 2027.
11. 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.
12. Site Plan Modification Analysis: The applicant is requesting a Minor Site Plan Modification to
remove the battery electric bus (BEB) equipment yard, BEB charging gantry, and hammerhead to the
east of the BEB equipment yard. The bus layover area would remain as approved; only the BEB
Docusign Envelope ID: 4CF7BBEF-EE1C-4797-8BE8-93BC391B0A45
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements
Project Minor Site Plan Modification
Administrative Modification Report & Decision LUA25-000125, MOD
Report of May 1, 2025 Page 3 of 5
D_SRTC_Minor_Site_Plan_Mod_FINAL
charging gantry would be removed. Landscaping would replace the hammerhead and BEB
equipment yard location. The proposal is compliant with the following modification criteria,
pursuant to RMC 4-9-200H.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
a. Involve more than a ten percent (10%) increase or decrease in any measurable
aspect of the approved plan such as, but not limited to, area, scale, building
height, density, commercial area, amenities, public or private open space,
landscaping, parking spaces, building materials (e.g., glazing), etc.;
Staff Comment: The proposed modification would include the removal of the 30-
foot (30’) tall gantry, the BEB charging equipment yard, and adjacent hammerhead
turnaround paved areas. The equipment yard and hammerhead would be replaced
with landscaping. The total landscaped area would not be increased by more than
ten percent (10%) from the previously approved SRTC Site Plan (Exhibit 6). The
originally approved site plan included a total landscaped area of 101,940 square
feet. The proposed modification would increase the total landscaped area to
106,583 square feet, which would be an approximate five percent (5%) increase in
landscaped area. See attached Site Plan (Exhibit 2) for the location of the proposed
landscape area and updated total landscaped area calculations.
b. Have a substantially greater impact on the environment and/or public facilities
than the approved plan;
Staff Comment: No impact on the environment and/or public facilities is
anticipated. The proposal includes the removal of the gantry, BEB charging
equipment yard and hammerhead turnaround. A total of approximately 4,643
square feet of impervious surface would be removed. The equipment yard and
hammerhead turnaround would be replaced with landscaping. The removal of the
gantry would result in the removal of a nearly 30-foot (30’) tall by 200-foot (200’)
long structure from the project site, thereby reducing the visual impact of the
proposed transit center on surrounding properties.
c. Change the boundaries of the originally approved plan; and
Staff Comment: All proposed alterations would occur within the boundaries of the
project site and would not change the boundaries of the originally approved plan.
d. Substantially alter a key feature of the approved plan.
Staff Comment: No alteration to the key features identified in the staff report to the
Hearing Examiner (“the plaza at the intersection of S Grady Way and Rainier Ave S,
the core facility, and the bioretention stormwater facilities and landscaping along
S Grady Way”) are proposed. The BEB charging gantry and associated charging
equipment yard and hammerhead turnaround were not identified as key features
in the site plan approval.
Docusign Envelope ID: 4CF7BBEF-EE1C-4797-8BE8-93BC391B0A45
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements
Project Minor Site Plan Modification
Administrative Modification Report & Decision LUA25-000125, MOD
Report of May 1, 2025 Page 4 of 5
D_SRTC_Minor_Site_Plan_Mod_FINAL
D. DECISION:
The proposal satisfies 4 of the 4 criteria listed in RMC 4-9-200H.2 for approval of minor site plan
modifications. Therefore, the South Renton Transit Center and Roadway Improvements Project Minor Site
Plan Modification, File No. LUA25-000125, MOD, is approved and is subject to the following condition:
1. The applicant shall comply with the applicable conditions issued as part of the Conditional Use
Permit, Master Plan, and Site Plan decision issued on October 29, 2024 (LUA24-000233, SA-M, SA-
H, CU-H, LLA, MOD, MOD).
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on May 1, 2025 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Sound Transit
401 S Jackson St
Seattle, WA 98104
Gary Yao
Sound Transit
401 S Jackson St
Seattle, WA 98104
TRANSMITTED on May 1, 2025 to the Parties of Record from original the original approval (LUA24-000233) :
Joey Altchech
Project Manager
Joey.Altchech@soundtransit.org
Emmeline Aquino
Water Quality Planner /
Project Manager
emaquino@kingcounty.gov
Ashley Long
Senior Project Manager
ashley.long@soundtransit.org
TRANSMITTED on May 1, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Free, Economic Development Director
Nathan Janders, Development Engineering Manager
Clark Close, Current Planning Manager
Anjela Barton, Fire Marshal
E. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on May 15, 2025. An appeal of the decision must be filed within
the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
Docusign Envelope ID: 4CF7BBEF-EE1C-4797-8BE8-93BC391B0A45
5/1/2025 | 2:28 PM PDT
City of Renton Department of Community & Economic Development South Renton Transit Center and Roadway Improvements
Project Minor Site Plan Modification
Administrative Modification Report & Decision LUA25-000125, MOD
Report of May 1, 2025 Page 5 of 5
D_SRTC_Minor_Site_Plan_Mod_FINAL
Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at
a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the
first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1)
year extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
Docusign Envelope ID: 4CF7BBEF-EE1C-4797-8BE8-93BC391B0A45
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
South Renton Transit Center and Roadway
Improvements Project Minor Site Plan
Modification
Land Use File Number:
LUA25-000125, MOD
Date of Report
May 1, 2025
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Gary Yao
Sound Transit
401 S Jackson St, Seattle,
WA 98104
Project Location
200 S Grady Way, 101 S
Grady Way, and 760
Rainier Ave S, Renton,
WA 98057
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Minor Site Plan Modification Decision
Exhibit 2: Modified Site Plan
Exhibit 3: Project Narrative
Exhibit 4: Modification Request Justification
Exhibit 5: LUA24-000233 Hearing Examiner Decision issued October 29, 2024
Exhibit 6: LUA24-000233 Site Plan
Exhibit 7: LUA24-000233 Gantry Elevations
Docusign Envelope ID: 4CF7BBEF-EE1C-4797-8BE8-93BC391B0A45