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Compact Parking Stall Percentage Modification
August 10, 2021
Jill Ding, Senior Planner
City of Renton
Department of Planning and Development
Renton City Hall
1055 South Grady Way
Renton, WA 98057
RE: Harrington Redevelopment
PRE- 20000078
The purpose of this letter is to justify the percentage of compact parking stalls to overall parking stall types to be used
requested for the Harrington Redevelopment Project. We are requesting to utilize more compact structured parking type
stalls than overall stalls per Renton zoning code 4-4-080.F.8. Our current parking compact stall count is 28 out of the 69
provided stalls. With the modification, 40% of the stalls will be Renton compact structural stall type where the code
requires maximum 30%.
Compact parking stall percentage justification
A. Substantially implements the policy direction of the policies and objective of 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;
Our goal for the building design is to balance the Renton’s requirements within the shape and limitations given to
us by the site. One of the requirements we try to respect is the number of parking stalls required for the building
design as well as Renton level one interior commercial space requirements. By utilizing Renton compact
structured parking stalls, we can maximize the amount of parking possible out of our site while also giving a
generous amount of space for level one commercial and residential occupancies to operate.
B. Will meet the objective safety, function, appearance, environmental protection and maintainability
intended by the Code requirements, based upon sound engineering judgement;
Govern by the shape of our project site, program, and elements of level one need to work in an elongated design.
We’ve found running the parking stall rows the long side going north to south would get us the greatest number of
stalls possible. That leaves the stall depths and drive aisles to make up east to west of the site. On average our
site running short direction is about 105’. With the current design using one row of standard structure parking
(15’ depth) and two rows compact (12’ depth), we are left with about 18’ of space to use for occupiable areas and
circulation. If we were to approach the with say three rows of standard size parking, we would have about 12’ left
of space for habitat occupancies, making the space infeasible. Without the front occupiable space, it would leave
our parking garage as the frontage for Harrington Avenue. If we were to keep our interior spaces as is and try to
achieve standard stall precents, we would end up reducing the parking count by another 20 or more stalls. See
traffic report for more information on this approach.
Renton Parking Stall Percentage Justification
08/10/2021
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C. Will not be injurious to other properties in the vicinity;
Adjusting the parking type percentage will not be injurious to the other properties in the vicinity.
D. Conforms to the intent and purpose of the Code;
The code requirement for number of stalls could not be achieved but this layout will provide 24’ clearance
requirements for car access and give the commercial space needed to be properly utilized. In following the
Urban Design requirements, we’ve hidden the parking well behind the building, minimized number of parking
entries to one on Sunset and one in an existing rear access easement. By using a higher percent of compact
stalls, we can create the street frontage Renton is looking for while also not reducing the minimum parking stall
count any further.
E. Can be shown to be justified and required for the use and situation intended; and
Please see comment “b” for information
F. Will not create adverse impacts to other properties in the vicinity;
Please see comment “c” for information
This concludes our modification justification letter. Please feel free to contact us with any questions or concerns you may
have on the justification.
Sincerely,
Kyle Stevens
Project Architect