HomeMy WebLinkAboutPRE23-000403_(Sound_Transit_NE_44th_Park-and-Ride)_Summary_Comments_240201_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
PREAPPLICATION MEETING FOR
NE 44th Park and Ride
NE 43rd St and Jones Ave NE
PRE23-000403
February 1, 2024
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425-430-7383, samorman@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider giving
copies of it to any engineers, architects, and contractors who work on the project. You will
need to submit a copy of this packet when you apply for land use and/or environmental
permits.
Pre-screening: When you have the project application ready for submittal, email the project
manager to have it pre-screened.
The pre-application meeting is informal and non-binding. The comments provided on the
proposal are based on the codes and policies in effect at the time of review. The applicant is
cautioned that the development regulations are regularly amended and the proposal will be
formally reviewed under the regulations in effect at the time of project submittal. The
information contained in this summary is subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services
Director, Department of Community & Economic Development Administrator, Public Works
Administrator, and City Council).
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:February 1, 2024
TO:Clark Close, Principal Planner
FROM:Sam Morman, Civil Engineer II, Plan Review
SUBJECT:NE 44th St Park and Ride
Parcel # 3224059010
PRE23-000403
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official City decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
3224059010. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
WATER
1. The project is within the City of Rentons water service area in the Kennydale 308 Pressure
Zone.
2. The static water pressure is approximately 116 psi at ground elevation of 38 feet.
3. There is an existing 8-inch water main located in Jones Ave NE that can deliver a maximum
flow capacity of 2,400 GPM (see water plan no W-040501).
4. There are no water services or meters serving the existing lot.
5. Based on the information provided with the pre-application submittal documents, the
following developers installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to the items
that follow.
•Installation of a water meter for landscape irrigation.
i. A DCVA per City Standard Plan 340.8 is required downstream of the
irrigation meter.
ii. DCVAs size 2-inch or smaller shall be installed a meter box.
iii. A PRV per City Standard Plan 340.4 will be required downstream of the
water meter as the psi exceeds 80 psi.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. The development is subject to applicable water system development charges (SDCs) and
meter installation fees based on the number and size of the meters for domestic uses and for
fire sprinkler use. The development is also subject to fees for water connections, cut and caps,
NE 44th St Park and Ride PRE23-000403
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and purity tests. Current fees can be found in the 2024 Development Fees Document on the
Citys website. Fees that are current will be charged at the time of construction permit
issuance.
•The SDC fee for water is based on the size of the new domestic water meter(s) to
serve the project. The current water fee for a single 1-inch meter is $4,850 per
meter, 1-1/2 inch meter is $24,250, a 2-inch meter is $38,000.
•Water service installation charges for each proposed domestic or landscape
irrigation water service is applicable. Water Service installation fee is $2,875.00* per
1-inch service line, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch
service line. Fee is payable at permit issuance.
•Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and
$950.00 per 2-inch meter. Fee is payable at permit issuance.
•Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at construction permit
issuance.
•The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&
repo=CityofRenton
SEWER
1. Based on the submitted materials, the project does not to impact the sewer system
requirements.
2. There is an existing 36-inch King County wastewater main running across the parcel east to
west towards the southern end of the parcel, approximately 220 feet north of the southern
border of the project parcel.
SURFACE WATER
1. There is an existing surface water ditch fronting the northeast corner of the project parcel
along Jones Ave NE, running for approximately 400 feet. The ditch connects to the conveynace
system on the east side of Jones Ave NE (see record drawing R-150504).
2. Critical areas on site that may affect stormwater review include flood hazard areas,
wetlands, and regulated shorelines.
3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual will be required. Refer to Figure 1.1.2.A Flow Chart of the 2022 Renton
Surface Water Design Manual (RSWDM) to determine what type of drainage review is
required for this site. The site falls within the Citys Flow Control Duration (Matching Forested
Conditions) Standard area. The site falls within the East Lake Washington drainage basin.
4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRent
on
5. The new plus replaced pollution generating impervious surface exceeds 5,000 SF. As such, the
applicant will be required to provide enhanced basic water quality treatment. Any proposed
detention and/or water quality vault shall be designed in accordance with the RSWDM that is
current at the time of civil construction permit application. Separate structural plans will be
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required to be submitted for review and approval under a separate building permit for the
detention and/or water quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate
the new runoff created by this development to the maximum extent feasible. On-site BMPs
shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage
plan, including the application of on-site BMPs, shall be included with the land use application,
as applicable to the project. The final drainage plan and drainage report must be submitted
with the utility construction permit application.
7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement
#9 and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. The development is subject to a surface water system development charge (SDC) fees. Fees
will be charged based on the rate at the time of construction permit issuance.
•The current SDC fee is charged per square foot of new impervious surface at $0.92
per square foot, but not less than $2,300.
•The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo
=CityofRenton
TRANSPORTATION
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000. The proposed project fronts Jones Ave NE to the east, and private property on all
other sides.
a. Jones Ave NE is classified as a Commercial Access street. Existing right-of-way (ROW)
width is approximately 60 feet according to the King County Assessors Map with an
existing paved width of approximately 26 feet. To meet the Citys complete street
standards for Commercial Access streets, minimum ROW is 69 feet. Per City code 4-
6-060, minimum half street improvements shall include a pavement width of 36 feet
(18-feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 6-foot sidewalk,
a 2-foot clear space, street trees and storm drainage improvements. Approximately
4.5-feet of dedication will be required pending final survey.
2. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall
provide slotted drains.
c. The width of any driveway shall not exceed thirty feet (30).
3. As the project is proposing a change in use that will result in additional traffic, a traffic study
meeting City of Renton traffic study guidelines may be required at the land-use submittal. If
the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic
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impact analysis will be required. The development may be subject to transportation impact
fees. Fees will be assessed at the time of a complete building permit application.
4. All new and proposed electrical or communication utilities are required to be installed
underground per RMC 4-6-090.
5. Paving and trench restoration within the City of Renton right of way shall comply with the
Citys Trench Restoration and Street Overlay Requirements.
6. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of building permit issuance.
a. Unless noted otherwise in the Fee Schedule, the 2024 transportation impact fee is
$8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=
CityofRenton
GENERAL COMMENTS
1. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
2. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
4. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:February 1, 2024
TO:Pre-Application File No. 23-000403
FROM:Clark H. Close Principal Planner
SUBJECT:NE 44th Park-and-Ride Parcel No. 3224059010
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: Sound Transit and the City of Renton, as a joint venture, are proposing to
construct a new park-and-ride facility located near Exit 7. The future 2.95-acre park-and-ride site
is proposed to be located west of the NE 43rd St and Jones Ave NE intersection (parcel no.
3224059010). The project site is a city owned parcel. Vehicular access to the site will be from
Jones Ave NE. Jones Ave NE will receive full frontage improvements including curb, gutter, planter
strip, sidewalk, street trees and storm drainage improvements. This project is anticipated to
create May Creek trail connections that would allow pedestrians to utilize the new trail crossing
under I-405. In addition, a new 20-foot-wide trail lease area is proposed within WSDOT Limited
Access Right-of-Way that would include the construction of a boardwalk trail from the proposed
new park-and-ride facility to NE 44th St. Design and permitting are anticipated to be completed
in 2025 with construction to follow. The construction work will be coordinated with WSDOTs I-
405 Renton to Bellevue project.
The park-and-ride facility would include the following:
•203 transit user parking spaces that would include the following types of stalls: seven (7)
ADA stalls, 12 motorcycle stalls, and 196 standard stalls.
•1 maintenance parking stall.
•25 electric vehicle charging stations.
•Plaza with 20 bike lockers and a maintenance shed.
•Connection to the 10-foot-wide boardwalk/walkway to the Seahawks inline station.
NE 44th Park-and-Ride
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The site is known to contains wetlands, regulated shorelines (environmental designation Urban
Conservancy and a Type S stream May Creek), special flood hazard areas and floodway (FEMA
Zone AE), critical habitat, regulated slopes, and high seismic hazards.
Current Use: The site is currently vacant land and primarily forested. The I-405, Renton to Bellevue
project includes extending May Creek Trail through the southern portion of the lot. Once
completed, the soft surface pedestrian trail would provide a trail connection from Lake
Washington Blvd N to Jones Ave NE.
1.Zoning /Land Use Designation, and Overlays: The subject property is located in the
Residential Low Density Comprehensive Plan land use designation and the Resource
Conservation (RC) zoning district.
Vehicle related activity dedicated park and ride is not a permitted use in the RC zone. Park
and Ride (Dedicated) use is defined as a surface parking lot or structured parking garage used
for parking of vehicles for commuters using any form of transit or ridesharing. Dedicated park
and ride use is permitted in the industrial zones (IL, IM, and IH) and the following
commercial zones (CV, CA, CD, CO, UC-1, and UC-2) with the condition that all park and rides
provide parking within a structured parking garage if located west or north of I-405. A
comprehensive plan amendment and rezone would be required for the proposed dedicated
park and ride land use.
2.Development Standards (provided the site completes the comprehensive plan amendment
and rezone to Commercial and Mixed Use (CMU) and Commercial Arterial (CA),
respectively): Following the comprehensive plan amendment and rezone, the project would
be subject to RMC 4-2-120A, Development Standards for Commercial Zoning Designations
and District D overlay RMC 4-3-100 Urban Design Regulations effective at the time of
complete application (noted as CA standards herein).
Density N/A.
Minimum Lot Size, Width and Depth The minimum lot size is 5,000 square feet for lots
created after November 10, 2004. There are no minimum requirements for lot width or depth
within the CA zone at this location.
Lot Coverage The CA zone allows a maximum building coverage of 65 percent or 75 percent
if parking is provided within a building or within an on-site parking garage.
Setbacks Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement or tract. Minimum front yard and
secondary front yard setbacks are 15 feet. Maximum front yard and secondary front yard
setbacks are 20 feet. No minimum or maximum setbacks are required for rear and side yards,
except 15 feet if the lot abuts a lot zoned residential.
Building Height Maximum building height is 50 feet, except 70 feet for mixed use
(commercial and residential) in the same building. Heights for mixed use buildings may exceed
the Zones maximum height with a Conditional Use Permit. Building height requirements
would be verified at the time of formal application.
Screening Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details
for the proposed methods of screening.
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3.Refuse and Recycling Areas: All new developments shall provide on-site refuse and recyclable
deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and
Recyclables Standards. The size of these areas shall be dependent on the size and number of
the proposed uses. A narrative should be provided as part of the land use application that
identifies refuse and recycling location points. Outdoor refuse and recyclables deposit areas
and collection points shall not be located in any required setback or landscape areas.
4.Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees
in the right-of-way planter will also be required.
Surface parking lots shall contain a perimeter landscaping screen at least 10 feet in width
measured from the right-of-way. Trees shall be planted at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage. Shrubs shall be planted at the minimum rate
of one per 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 90% coverage of the
landscaped area within three (3) years of installation.
Surface parking lots containing 100 or more stalls shall provide a minimum of 35 square feet
of interior parking lot landscaping per stall. Any interior parking lot landscaping area shall be
sized to dimensions of at least eight feet (8’) by twelve feet (12’). Landscaping shall be
dispersed throughout the parking area and shall include a mixture of trees, shrubs, and
groundcover.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan shall be submitted at the time of land
use application.
5.Significant Tree Retention: A review of COR Maps shows mature trees on the site. When
significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods)
are proposed to be removed, a tree inventory and a tree retention plan along with an arborist
report, tree retention plan and tree retention worksheet shall be provided with the formal
land use application as defined in RMC 4-8-120. The tree retention plan must show
preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention
and Land Clearing Regulations for further general and specific tree retention and land clearing
requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject to
an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of
existing significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
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TREE SIZE TREE CREDITS
Preserved tree 6 9 caliper inches 4
Preserved tree 10 12 caliper inches 5
Preserved tree 12 15 caliper inches 6
Preserved tree 16 18 caliper inches 7
Preserved tree 19 21 caliper inches 8
Preserved tree 22 24 caliper inches 9
Preserved tree 25 28 caliper inches 10
Preserved tree 29 32 caliper inches 11
Preserved tree 33 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
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; significant trees over sixty feet (60’) in height or greater than
eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting
properties from strong winds, which could otherwise allow such sheltered trees to be blown
down if removed.
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.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City’s discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator’s satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet
prepared by an arborist or landscape architect would be reviewed at the time of the land
use application.
6.Fences/Retaining Walls: Within residential zones the maximum height of any fence, hedge,
or retaining wall within the front yard and secondary front yard shall not exceed 48 inches
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(48) in height within the front yard property line or 42 inches in height (42) within any part
of the clear vision area. Fences, hedges or retaining walls within the side and rear yard setback
shall not exceed 72 inches (72) in height. The maximum height of any fence, hedge or
retaining wall shall be 72 inches (72). Fences, hedges and retaining walls shall not stand in or
in front of any required landscaping.
If the applicant intends to install any fences and/or retaining walls as part of this project, the
location must be designated on the landscape plan or grading plan. A fence and/or wall detail
should also be included on the plan as well. The fencing, as identified in the submitted
materials, would include existing fencing, installation of temporary chain link tree protection
construction fencing, silt fencing, high visibility fencing, and split-rail fencing along portions
of the pathway to minimize potential disturbance to sensitive area.
7.Parking/driveways: Parking areas within the SMP Urban Conservancy Environment Overlay
District is allowed only to serve approved or conditional uses, but should be located outside
of shoreline jurisdiction if feasible (RMC 4-3-090E). All development within shoreline
jurisdiction, even if a permitted use, is subject to a Shoreline Substantial Development permit
or Shoreline Exemption as required in RMC 4-9-190B.3. The applicant would be required at
the time of land use permit application to provide a parking analysis of the subject site.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an
adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of
ADA accessible stalls based on the total number of spaces must be provided. See RMC 4-4-
080 for more details. It should be noted that the parking regulations specify standard stall
dimensions of 9 feet x 20 feet, compact dimensions of 8‰ feet x 16 feet, and parallel stall
dimensions of 9 feet x 23 feet. Parking area landscaping requirements apply to off-street
parking areas. The applicant has identified parking access would be achieved by two (2)
driveway approaches along Jones Ave NE. The applicant shall identify all on-street and off-
street parking areas that may provide access for users as part of a parking analysis.
Bicycle parking is a requirement for all non-residential zones based on the number of vehicle
stalls required to be provided on site. Specific bicycle parking location, dimensions, marking,
lighting, and other standards are located in the parking standards code section (RMC 4-4-
080F.11). The applicant will want to consider including a bicycle parking area(s) near the
southern portion of the park-and-ride for users to take a break or enjoy the natural features
along May Creek trail.
8.Access: Access to the existing and proposed portions of the May Creek trail segment are
provided for or planned for along Lake Washington Blvd N and Jones Ave NE.
9.Urban Design Regulations: Compliance with Urban Design Regulations, District D will be
required if the property is rezoned to CA. The land use application would require providing
a written narrative to identify how the project meets each applicable urban design
regulation. Please refer the standards in their entirety at RMC 4-3-100. The following bullets
are some, but not all, of the guidelines and standards outlined in the regulations.
10.Shoreline Master Program Regulations: The project site is within the shoreline area of the
May Creek and would therefore be subject the regulations within the Citys Shoreline Master
Program (RMC 4-3-090). The site is designated as Urban Conservancy overlay, pursuant to the
Shoreline environment overlay. May Creek is a regulated Shoreline and any development
within 200-feet of the ordinary high water mark of the creek would be required to comply wit
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h the Shoreline Master Program. The regulations include any areas below within the 200-foot
buffer and extend to critical areas that overlap into the SMP buffer, including: lands within
two hundred feet (200’), as measured on a horizontal plane, from the OHWM, or lands within
two hundred feet (200’) from floodways, whichever is greater; and other critical areas listed
in RMC 4-3-090B.
Non-vehicular multi-use trails constructed for recreation are a permitted shoreline use
provided that the use does not degrade the ecological functions or natural character of the
shoreline area.
Development and design criteria for both overland and overwater trails are specified in RMC
4-3-090. These criteria include:
•Subsection D.2.a Environmental Effects: Impact evaluation is required according to a
mitigation sequence to first avoid and lastly compensate for impacts, where no net loss
of ecological functions must be determined.
•Subsection D.2.b Burden on Applicant: Applicants for permits have the burden of
proving that the proposed development is consistent with the criteria set forth in the
Shoreline Master Program and the Shoreline Management Act, including demonstrating
all reasonable efforts have been taken to provide sufficient mitigation such that the
activity does not result in net loss of ecological functions.
•Subsection D.2.c Critical Areas within Shoreline Jurisdiction: Additional regulations are
applied to areas of special flood hazards, steep slopes, and fish and wildlife habitat
conservation area that are associated with a regulated shoreline.
•Subsection D.2.d Wetlands within Shoreline Jurisdiction: Wetland identification, rating
system, buffers, and ratios for wetland impacts.
•Subsection D.2.e Development Standards for Aquatic Habitat: Best management
practices for control of erosion and sedimentation shall be implemented for all
development in shorelines through approved temporary erosion and sediment control
plan, or administrative conditions.
•Subsection D.3 Use Compatibility and Aesthetic Effects: Maximum stair and walkway
widths, lighting requirements, and community disturbances.
•Subsection D.4 Public Access: For non-water dependent development such as a trail,
uses shall provide community and/or public access consistent with the specific use
standards in subsection E of this Section, Use Regulations, unless ecological restoration is
provided. Public access consistent with the Public Access Requirements by Reach as
identified in both the Shoreline Policies of the Comprehensive Plan and within RMC 4-3-
090D.4.f. Public access shall incorporate specific location and design criteria for access,
width of trails, and resolution for different standards when City of Renton trail or
transportation plans identify specific dimensions that differ from those listed. Additional
public access development standards identify preferred location, public vehicle parking
areas, and trails indicated in city plans be constructed.
•Subsection D.4.d.i Design Criteria for Public Access Sites: Public access on sites where
vegetated open space is provided along the shoreline shall consist of a public pedestrian
walkway parallel to the OHWM of the property. The walkway shall be buffered from
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sensitive ecological features, may be set back from the waters edge, and may provide
limited and controlled access to sensitive features and the waters edge where
appropriate. Fencing may be provided to control damage to plants and other sensitive
ecological features and where appropriate. Trails shall be constructed of permeable
materials and limited to four feet (4’) to six feet (6’) in width to reduce impacts to
ecologically sensitive resources.
•Subsection D.4.f Public Access Requirements by Reach: Within May Creek Reach C, all
trail development should be set back from the waters edge with controlled public access
to the water and consistent with standards of this Section and goals of preservation and
enhancement of ecological functions.
•Subsection D.5 Building and Development Location: Location of development,
minimization of site alteration, and navigation and recreation to be preserved. For
example, shoreline developments shall locate the water-dependent, water-related, and
water-enjoyment portions of their developments along the shoreline. Development and
use shall be designed in a manner that directs land alteration away from the most
sensitive portions of the site to maximize vegetation conservation; minimize impervious
surfaces and runoff; protect riparian, nearshore and wetland habitats; protect wildlife and
habitats; protect archaeological, historic and cultural resources; minimize risk to persons
and property; and preserve aesthetic values.
•Subsection D.7 Standards for Setbacks and Height: Setback, building height, and
impervious coverage standards are provided. Limited activities are exempt from buffers
and setbacks including essential public facilities.
•Subsection E.8 Recreation: Recreation activities are allowed when there is no net loss
of ecological functions, including on- and off-site mitigation.
•Subsection E.10.d Transportation Trails: The location and design of trails shall create
the minimum impact on adjacent property owners including privacy and noise.
•Subsection E.10.e Public Parking: Parking facilities in shorelines are not a preferred use
and shall be allowed only as necessary to serve an authorized primary use.
o To encourage public use of the shoreline, public parking is to be provided at
frequent locations on public streets, at shoreline viewpoints, and at trailheads.
o Public parking facilities shall be located as far as feasible from the shoreline unless
parking areas close to the water are essential to serve approved recreation and
public access. In general, only disabled parking should be located near the
land/water interface with most other parking located within walking distance and
outside of buffers.
o Public parking facilities shall be designed and landscaped to minimize adverse
impact upon the shoreline and adjacent lands and upon the water view.
•Tribes: The applicant is encouraged to work with tribal authorities in review of the
proposal and mitigation measures prior to submittal of land use application.
11.Critical Areas: For all critical areas, specific report requirements are listed in RMC 4-8-120
Submittal Requirements. Qualified professionals and their credentials are required as part
of project submittals.
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Geological Hazards: Regulated slopes and high seismic hazards have been identified on or
near the subject site. A geotechnical study shall be provided by a qualified professional with
the land use application if slopes are to be worked within, where city approval would be
required for work in sensitive or protected slope area. The study shall demonstrate that the
proposal would not increase the threat of the geological hazard to adjacent properties beyond
the pre-development conditions, the proposal would not adversely impact other critical
areas, and the development can be safely accommodated on the site. In addition, the study
shall assess soil conditions and detail construction measures to assure stability.
Flood Hazard: The project site is located within the floodway, and special flood hazard areas
- 100 and 500 year flood (FEMA Zone AE). SFHA is the area that will be inundated by the
flood event having a 1-percent chance of being equaled or exceeded in any given year. All
development proposals shall not reduce the effective base flood storage volume of the
floodplain. If grading would reduce the effective storage volume, compensatory storage shall
be created on the site or off the site if legal arrangements can be made to assure that the
effective compensatory storage volume will be preserved over time. Compensatory storage
shall be configured so as not to trap or strand salmonids after flood waters recede and may
be configured to provide salmonid habitat or high flow refuge whenever suitable site
conditions exist and the configuration does not adversely affect bank stability or existing
habitat.
Wetlands: Wetlands are identified in the City of Renton (COR) maps. Wetlands are regulated
under the regulations of the Shoreline Master Program (RMC 4-3-090D). The applicant must
provide a preliminary mitigation plan to offset impacts for those wetlands and/or buffer areas
that may be impacted by the proposal. Proposals for direct impacts are required to first
demonstrate that no alternative exists that is less intrusive to the critical area. A request for
participation in the Citys Springbrook Creek Wetlands Mitigation Bank Program is
anticipated.
It is the applicants responsibility to determine whether any other critical areas are present
on the site prior to formal land use application.
12.Environmental Review: Complete the National Environmental Policy Act (NEPA) Reevaluation
to determine how design changes and location of the Park-and-Ride Lot would affect the
natural and built environment and whether those effects are substantially different from the
effects described in the I-405, Tukwila to I-90 Vicinity Express Toll Lanes Project (Project)
Environmental Assessment (EA), July 2018, and Finding of No Significant Impact (FONSI), April
2019. In addition, the proposal would not be exempt from environmental review and would
be subject to a threshold determination in accordance with the State Environmental Policy
Act WAC 197-11-800. Therefore, an environmental checklist is a submittal requirement. An
environmental determination will be made by the Renton Environmental Review Committee.
13.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
CA zone. The purpose of the site plan review process is to analyze the detailed arrangement
of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding area. Site
plan review ensures quality development consistent with City goals and policies. Site plan
review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure com
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patibility with potential future development. Decisional criteria for site plan approval are
itemized in RMC 4-9-200E.3.
14.Permit Requirements: Following a Comprehensive Plan Amendment and Rezone of the
subject parcel, the proposal would require Administrative Site Plan Review, Shoreline
Substantial Development Permit, and Environmental (SEPA) Review. The application can be
reviewed in an estimated time frame of 12 weeks once a complete application is accepted.
The 2024 Administrative Site Plan Permit review application fee is $3,030. The Shoreline
Substantial Development Permit is $3,030. The application fee for SEPA Review
(Environmental Checklist) is $1,800. Each modification request is $290.00. A 5% technology
fee added to the total cost of the reviews would also be assessed at the time of land use
application. All fees are subject to change. Detailed information regarding the land use permit
application submittal requirements can be found on the Site Plan Review Permit documents.
Other informational applications and handouts can be found on the Citys Digital Record
Library. The city requires electronic plan submittal for all applications. Please refer to the
Citys Electronic File Standards.
Additional permits from other agencies may be required. It is the applicants responsibility to
obtain these other approvals.
15.Public Information Sign: Public Information Signs are required for all Type II Land Use Permits
as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of
potential land development, specific permits/actions being considered by the City, and to
facilitate timely and effective public participation in the review process. The applicant must
follow the specifications provided in the public information sign handout. The applicant is
solely responsible for the construction, installation, maintenance, removal, and any costs
associated with the sign.
16.Neighborhood Meeting and Public Outreach Signs: The construction of public facilities are
exempt from neighborhood meeting and public outreach sign requirements.
17.Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please
contactClark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
18.Expiration: The final approval of a site plan shall expire within two (2) years of the date of
approval. A single two (2) year extension may be granted for good cause by the Administrator.
The Administrator may determine at their discretion that a public hearing before the Hearing
Examiner is required for such extension (RMC 4-9-200J). It is the applicants responsibility to
monitor the expiration dates.
PLAZA WITH B
6 MOTORCYCLE
STALLS
STALLS -9' x 20' S
MAINTENANCE SHE
14
14
6
15
15
13
16
141513
101513
3
11
2.42 AC SITE
MIN. 9' WIDE
LANDSCAPING
STALL
10' LANDSCAPING SETBACK
6' SIDEWALK
8' PLANTER10' PLANTER10' LANDSCAPING SETBACK
MAINTENANCE ST
SPACE FOR FUTURE EXPANSION
15
15
13
16
1513
1513
2.42 AC SITE
10' LANDSCAPING SETBACK
6' SIDEWALK
8' PLANTER
10' LANDSCAPING SETBACK
SPACE FOR FUTURE EXPANSION
15
15
13
16
1513
1513
11
2.42 AC SITE
10' LANDSCAPING SETBACK
6' SIDEWALK
8' PLANTER10' PLANTER10' LANDSCAPING SETBACK
11
15' LANDSCAPING SETBACKPROJECT LIMIT
7 ADA STALLS
(INCL. 2 VAN STALLS)DROP-OFF AREA
6 MOTORCYCLE
STALLS
6 MOTORCYCLE
STALLS
MAINTENANCE
SHED
MAINTENANCE
STALL
PLAZA WITH BIKE LOCKERS
WIDEN JONES AVE
TOWARDS THE SOUTH
ROW
EXISTING GUY POLE
CONSTRUCT CURB AND
GUTTER WITH CATCH
BASINS ALONG JONES
AVE.
ADDITIONAL
GREENSPACE
CONNECTION TO
TRAIL SYSTEM
MIN. 9' WIDE
LANDSCAPING
STALL
WSDOT ROW LINE
25 ELECTRICAL VEHICLE
CHARGING STALLS
CONNECTION TO
BOARDWALK / WALKWAY TO
SEAHAWKS INLINE STATION
NE 44th & I-405 PARK AND RIDE
DATE: 05/31/2023 SCALE IN FEET
0 30 601530
(1" = 30')
PRELIMINARY
FOR DISCUSSION PURPOSES ONLY
2.95 ACRE SITE
PARK AND RIDE DETAILS
203 TRANSIT USER STALLS:
-5 ADA STALLS
-2 VAN ADA STALLS
-196 STANDARD STALLS
12 MOTORCYCLE STALLS
25 ELEC. VEHICLE CHARGING STALLS
1 MAINTENANCE STALL
24' WIDE ISLES
20 BIKE LOCKERS
PARK AND RIDE STALLS ARE PER
CITY OF RENTON STANDARDS
-9' X 20' STANDARD
1601 5th Avenue, Suite 1600
Seattle, WA 98101
206.622.5822
www.kpff.com
PRELIMINARY
NE 44TH & I-405 PARK AND RIDE
DATE: 12/31/2021
FOR DISCUSSION PURPOSES ONLY
20 40
SCALE IN FEET
01020
(1" = 20')
WSDOT ROW
10' WIDE
BOARDWALK
UNKNOWN
EASEMENT
FUTURE
CURBLINE
MATCH INTO
FUTURE SIDEWALK
FUTURE RAMP
SHOULDER
20 ft wide Trail Lease ar
e
a
Cross Section
12'
6'6'
PAVEMENT SECTION PER CITY OF RENTON STDPLAN 102 20 ft4'4'
MAINTENANCE AREA
MAINTENANCE AREA
EXISTING SIGNS
EXISTING ITS CABINET
PAD PER TS27
20'