HomeMy WebLinkAbout02/07/2024 - Agenda Packet
AGENDA
Planning Commission Meeting
6:00 PM - Wednesday, February 7, 2024
Council Chambers, 7th Floor, City Hall – 1055 S. Grady Way
1. CALL TO ORDER
2. ROLL CALL
3. CORRESPONDENCE RECEIVED
4. AUDIENCE COMMENT (NON-AGENDA ITEMS)
1. Virtual Attendees
2. In-person Attendees
Those attending virtually (Call 253-215-8782, Zoom meeting ID: 840 3463 9736, password:
Weplan2024 or
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PqpEJ_02KdhxN6jJnlqlh0io.dYgRlsWyFtXn5Q2X
will be offered an opportunity to speak after the in-person (physical meeting at the City Hall,
7F Council Chambers) comments are completed.
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Recording Secretary.
Each speaker will be provided three (3) minutes to address an item. Groups or organizations
are encouraged to select a spokesperson to speak on a group’s behalf.
Alternatively, interested parties are encouraged to provide written comments to
planningcommission@rentonwa.gov.
Attendees will be muted and not audible to the Commission except during times they are
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Public can use the “Raise Hand” option if attending through video.
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5. COMMISSIONER COMMENTS
6. ADMINISTRATOR'S REPORT
7. RAINIER/GRADY JUNCTION TOD SUBAREA PLAN DRAFT EIS-BRIEFING
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(WITH STAFF REPORT)
a)
8. ELECTION OF SECRETARY
9. COMMISSIONER COMMENTS
10. ADJOURNMENT
Hearing assistance devices for use in the Council Chambers are available upon request.
For more information please visit rentonwa.gov/planningcommission
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CITY OF RENTON
Community and Economic Development Department
Draft Rainier/Grady Junction TOD Subarea Planned Action EIS
Staff: Paul Hintz, Principal Planner
Date: February 7, 2024
Applicant or Requestor: Staff
GENERAL DESCRIPTION
The City’s Environmental Review Committee has released the draft Rainier/Grady Junction TOD Subarea
Planned Action Environmental Impact Statement (EIS) for a 30-day public comment period ending on
February 24, 2024. The EIS evaluates three development alternatives for implementing the
Rainier/Grady Junction TOD Subarea Plan and the potential impacts on the natural environment, land
use and future growth, transportation systems and facilities, utilities systems and facilities, and public
services. Likely adverse impacts are identified along with proposed mitigation measures. Staff is seeking
input on the community’s preferred alternative and whether all likely adverse impacts are identified,
and appropriate mitigation provided.
BACKGROUND
The City adopted the Rainier/Grady Junction TOD
Subarea Plan in 2021 to establish a community-driven
vision for a pedestrian-oriented district surrounding
the future South Renton Transit Center located at the
northeast corner of the Rainier Ave S and SW/S Grady
Way junction. The proposed concepts include mixed-
use development at scales exceeding current
allowances, strong pedestrian and bicycle connections,
new streets that create better access for all modes in
the super-block referred to as “Renton Village,” a
pedestrian-oriented internal main street, the creation
of public open space upon utility easement corridors,
and housing that accommodates a wide range of
incomes.
The City secured a grant from the Washington State
Department of Commerce to complete an
Environmental Impact Statement (EIS) pursuant to the
State Environmental Policy Act (SEPA) to assess three
development alternatives that include different levels of housing and employment growth in the study
area. The SEPA requires a statement of objectives describing the purpose and need for the proposals.
The Subarea Plan includes the following four goals, which serve as objectives for the EIS:
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1. Align with Overall Vision for Renton: Align with overall vision for Renton’s City Center area and
support the unique role of the subarea in ways that are complementary to Downtown, the
larger City Center area, and Renton as a whole.
2. Transition to Multimodal Center: Transition the area into a pedestrian-oriented district with a
multi-modal center and strong pedestrian connections.
3. Create a Livable Neighborhood: Create a livable, distinct neighborhood that is active 18 hours a
day, complements Downtown, and gracefully integrates with neighboring areas.
4. Catalyze Desired Changes: Leverage the recent and planned public investment in the area for
the private investment to follow.
The three alternatives include the SEPA-required “No Action” alternative, and two “action alternatives”
that are intentionally different from each other. Alternative 2, Incentive-Based Growth, is modeled
based on the scale envisioned by the Subarea Plan whereas Alternative 3, Required Public Benefit,
models a more intense scale of development. Unlike Alternative 2 that incentivizes public benefits like
public open space and affordable housing by offering greater building height or residential density,
Alternative 3 requires such public benefits at any scale of development.
• Alternative 1 – Existing Plan (No Action): Continuation of existing regulations and trends.
Development would adhere to the existing Comprehensive Plan policies, land use
designations and zoning districts, while aligning with the adopted Subarea Plan goals of
transit-oriented development, community benefits, and quality of life.
Existing zoning allows mixed-use development but not at the scale envisioned by the
Subarea Plan.
• Alternative 2 – Incentive-Based Growth: Set minimum standards and incentives to achieve the
vision of the Subarea Plan including public benefits (e.g., affordable housing, open space, etc.)
resulting in a predominately mid-rise development pattern with some high-rise development
possible through incentivized standards.
This growth alternative is modeled to include a mix of development typologies with
most buildings no taller than 5-10 stories, with the potential to achieve greater heights,
in exchange for public benefits (e.g., affordable housing, open space, etc.), in Renton
Village surrounding a pedestrian-oriented internal main street concept.
The required buffers around the existing high voltage transmission lines would create
opportunities for at grade recreational and open space to complement the scale of the
mixed-use development and create a continuous greenbelt connecting to the modal
improvements planned for S 7th Street.
A mix of six-story mixed-use and single-story retail structures are modeled east of
Shattuck Avenue S between S 7th Street and S Grady Way to provide a transition into
the South Renton neighborhood (located on the opposing side of S 7th Street and
Shattuck Avenue S).
Alternative 2 would allow development at a greater scale than Alternative 1 (No Action)
but would offer developers incentives to achieve even greater scale and intensity of use,
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which is often the desired approach for developers (i.e., incentives instead of
mandates).
• Alternative 3 – Required Public Benefit: Allow high-rise development with required standards
and public benefits scaled to proposed development (i.e., larger developments provide greater
levels of public benefits).
Alternative 3 would include a mix of Commercial Towers and Mixed-Use towers –10-14
stories in height predominantly. The greater heights in the range would be focused in
Renton Village surrounding a pedestrian-oriented internal main street concept as well as
other locations near investments in walkability, transit access, or greenspace.
The wide easements under the existing high-voltage transmission lines would create
opportunities for at grade recreational and open space to complement the scale of the
mixed-use development and create a continuous greenbelt connecting to the modal
improvements planned for S 7th Street.
Up to twelve stories of mixed-use development is modeled east of Shattuck Avenue S
between S 7th Street and S Grady Way.
While Alternative 3 is modeled to show the greatest potential for growth, it requires
public benefits instead of incentivizing the creation of public benefits like Alternative 2.
For example, inclusionary zoning requires affordable units to be included within new
residential development projects or requires payment for construction of such units
elsewhere in the community.
Inclusionary zoning, or similarly structured mandates for public benefits, is an approach
not typically favored by developers because it is often difficult for cities to determine an
appropriate percentage of affordable units to require.
A very active housing market is necessary for inclusionary zoning to be successful. In
Renton, most newly constructed multifamily housing is below the maximum density
allowed by zoning, which indicates that increasing allowed residential density would
likely not result in more housing being produced. In fact, according to MRSC, “if your
local housing market is not strong enough, developers may opt not to build any
residential housing (which might then exacerbate the affordable housing issue).”
STAFF RECOMMENDATION
Staff recommends Alternative 2, Incentive-Based Growth, be considered as the preferred alternative.
AGENDA ITEM #7. a)
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