HomeMy WebLinkAboutSR_HEX_Report_LUA-05-155PUBLIC
HEARING
City of Renton
Department of Planning / Building / Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing March 28, 2006
Date
Project Name: Rainier Station File Number: LUA05-155, SA-H, V-H, ECF
Contact: Meredith Everist, Baylis Architects, 10801 Main St., Ste. Project Manager: Keri Weaver
110, Bellevue, WA 98004
Project The applicant is requesting Environmental (SEPA) Review and Site Development Plan
review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, Description: on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE.
Existing buildings on the site will be removed. Continued on next page
Project Location: Southeast of NW 6th Street, west of Renton Municipal Airport
Exist. Bldg. Area: To be demolished Proposed New Bldg. Area: 52,000 sf and a
209-stall parking
garage
Site Area: 3.3 acres (144,975 sq ft)
Project Location Map Rainier Station SitePLNJpt.doc.doc
City of Renton PIBIPW Department e
RAINIER STA nON SITE DEVELOPMENT PLAN
prenary Report to the Hearing Examiner
LUA05-155, SA-H, V-H, ECF
PUBLIC HEARING DA TE: MARCH 28, 2006 Page 20'10
B. EXHIBITS
The following exhibits are entered into the record:
Exhibit No.1: Yellow file containing: application, proof of posting and publication, environmental review
and other documentation pertinent to this request.
Exhibit No.2: Neighborhood Map (dated Nov. 10,2004).
Exhibit No.3: Site Plan (dated Nov. 21, 2005)
Exhibit No.4: Land Clearing Plan (dated Nov. 17,2005)
Exhibit No.5: Utility Plan (dated Nov. 17,2005)
Exhibit No.6: Grading and Drainage Plan (dated Nov. 17,2005)
Exhibit No.7: Landscaping/Planting Plan (dated Nov. 18,2005)
Exhibit No.8: Letter from Gregg Zimmerman to Richard L. Wagner (dated April 12, 2004)
Exhibit No.9: Zoning Map, Sheet E 3 West (dated Dec. 28, 2004)
Exhibit No.1 0: ERC Mitigation Measures
c. GENERAL INFORMA TION:
1.
2.
3.
4.
5.
6.
7.
B.
Owners/Applicants:
Zoning Designation:
Comprehensive Plan
Land Use Designation:
Existing/Previous Site Use:
Neighborhood Characteristics
North:
East:
South:
West:
Access:
Site Area:
Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Rainier Station SitePLN_rpt.doc.doc
JDA Group, LLC, 95 S. Tobin Street, Renton, WA 98055
Commercial Arterial (CA)
Employment Area -Commercial (EA-C)
Auto service and sales
North: Single-family residential and undeveloped property (CA, R-8
and R-1 zoning).
Rainier Ave. NE and Renton Municipal Airport
Chang's Mongolian Grill restaurant -zoned CA
Single-family residential and undeveloped property (R-8 and R-1
zoning)
From Rainier Ave. N
3.3 acres (144,975 sq ft)
Area
To be demolished
52,000 sq ft
52,000 sq ft
City of Renton PIBIPW Department e
RAINIER STA T/ON SITE DEVELOPMENT PLAN
pr.ary Report to the Hearing Examiner
LUA05-155, SA-H, V-H, ECF
PUBLIC HEARING DA TE: MARCH 28, 2006
C. HISTORICAUBACKGROUND
ACTION
Zoning
Comprehensive Plan
Annexation
Related Project-
Rainier Ave. Mixed-Use South
Parking Lot Variance and Site
Plan
Land Use File No.
N/A
N/A
N/A
LUA04-093 and
LUA 05-133
Page 3 of 10
Ordinance No. Date
5044 12/10/2003
5045 12/10/2003
4498 02/20/1995
1461 09/15/1963
N/A pending
D. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULA TIONS (RMC TITLE IV):
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-120.B: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Special Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations -General
Section 4-4-070: Landscaping Regulations
Section 4-4-080: Parking, Loading, and Driveway Regulations
Section 4-4-090: Refuse and Recyclables Standards
Section 4-4-095: Screening and Storage Height/Location Limitations
4. Chapter 6 Streets and Utility Standards
5. Chapter 9 Procedures and Review Criteria
Section 4-9-200: Site Plan Review
6. Chapter 11 Definitions
E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Environmental Element
3. Transportation Element
F. DEPARTMENT ANAL YSIS:
1. PROJECT DESCRIPTION/BACKGROUND (CONTO.)
The project site is located within the Rainier Commercial Corridor, and currently contains three auto repair
and sales centers which will be removed prior to development of the proposed project. The project will
consist of 3 buildings with heights from 1 to 3 stories, and building footprints ranging from 7,600 sq ft to
12,000 sq ft. Proposed building heights are approximately 38 ft for Buildings One and Two, and 45 ft for
Rainier Station SitePLN_rpt.doc.doc
City of Renton PIBIPW Department e,
RAINIER STA TlON SITE DEVELOPMENT PLAN
PUBLIC HEARING DA TE: MARCH 28, 2006
pnenary Report to the Hearing Examiner
LUA05-155, SA-H, V-H, ECF
Page 4 of 10
Building Three, which is consistent with the height restriction of 45 ft required for the neighboring Renton
Municipal Airport. Vehicular access will be provided by two main driveways on the south side of the site
along Rainier Ave. N, as well as a third loading-only driveway that will serve Building Three. A 2-level
parking garage will be located in the northwest corner of the site. The proposal also includes the
construction of shoring walls and retaining walls and rockeries as recommended in the Geotechnical
Report.
Grading and excavation work includes the stripping of topsoils and unsuitable materials and cutslfills,
particularly along the western property line, resulting in a net export of approximately 4,400 cu yd of
material. Off-site improvements will include a new frontage sidewalk and landscaping along Rainier Ave. N,
landscaping of the interior and parking lots, and sewer/water improvements that will serve the site and
adjacent properties.
An offsite Class II wetland is located within 25 ft of the subject project. The applicant is requesting a 25 ft
buffer reduction from this wetland, from 50 ft to 25 ft, with mitigation in the form of increased buffers on the
north and south sides of the wetland at a 1:1 ratio. Construction of a permanent fence and signage on the
east edge of the buffer adjacent to the proposed development will also be required. These requirements
are addressed in proposed Condition 10.
The applicant proposes to adjust the existing lot lines so that each building will be located on an individual
lot, which can be sold individually in future. The parking garage will be permanently available for use by all
buildings, regardless of ownership. The applicant is required to submit an application for the necessary lot
line adjustments prior to applying for construction permits, as noted in proposed Condition 4, so that
accurate information about the proposed building siting, setbacks and boundary lines will be available to
staff when reviewing permit applications. Proposed Condition 5 indicates that the applicant must also
submit draft CC&Rs for review and approval by the Development Services Division, regarding maintenance
of common areas and facilities, including parking. This requirement will ensure that common areas and
facilities will continue to be maintained and available to the site occupants regardless of future ownership
transfers.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
February 20, 2006, the Environmental Review Committee issued a Determination of Non-Significance,
Mitigated for the project. The DNS-M included five (5) mitigation measures. A 14-day appeal period
commenced on February 24, 2006 and ended on March 10, 2006. No appeals of the DNS-M were filed.
3. ERG MITIGATION MEASURES
Based on an analysis of probable impacts from the proposed project, the following mitigation measures
were issued for the Determination of Non-Significance -Mitigated:
l. The project shall be required to be designed and comply with the Department of Ecology's (DOE)
Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater
Management Manual.
2. The applicant shall comply with the requirements of the Geotechnical Engineering Report prepared
by The Riley Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and
protect the subject property and adjacent properties from adverse impacts that may result from
alteration of onsite steep slopes or nearby areas.
3. Approval of the Rainier Station development proposal is subject to approval of a reduction of the
required 50 ft buffer from an offsite Class II wetland to 25 ft, as part of the site development and
variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04-
093 and LUA05-133. If the buffer reduction is not approved as part of that development proposal,
the applicant shall be required to submit a request for the buffer reduction as part of the site
development plan for the Rainier Station application.
Rainier Station SitePLN_rpt.doc.doc
City of Renton PIBIPW Department e
RAINIER STA TlON SITE DEVELOPMENT PLAN
pnenary Report to the Hearing Examiner
LUA05-155, SA-H, V-H, ECF
PUBLIC HEARING DA TE: MARCH 28, 2006 Page 5 of 10
4. The applicant shall pay a Transportation Mitigation Fee of $86,550 to mitigate for the proposed
1 ,154 new average daily trips that will be generated by the proposed development.
5. The applicant shall pay a Fire Mitigation Fee of $7,852 for Building One, $8,320 for Building Two,
and $10,920 for Building Three.
4. STAFF REVIEW COMMENTS
Representatives from various City departments have reviewed the application materials to identify and
address site plan issues from 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 the report.
5. CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA
As per RMC 4-9-200.E, "The Reviewing Official shall review and act upon site plans based upon
comprehensive planning considerations and the following criteria. These criteria are objectives of good site
plans to be aimed for in development within the City of Renton. However, strict compliance with anyone or
more particular criterion may not be necessary or reasonable. These criteria also provide a frame of
reference for the applicant in developing a site, but are not intended to be inflexible standards or to
discourage creativity and innovation. The site plan review criteria include, but are not limited to, the
following":
A. CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS AND POLICIES:
The subject site is designated Employment Area -Commercial (EA-C) on the City's Comprehensive
Plan Land Use Map. The purpose of EA-C is to provide for commercial uses requiring large amounts of
land and/or high visibility and access to large volumes of automobile traffic in areas outside of Centers
and the Center Downtown designations.
The proposal is consistent with the following policies intended to guide development in the EA-C land
use designation:
Policy LU-170. Individual development projects should be encouraged to: a. minimize curb cuts and
share access points
Policy LU-174. Parking areas should be landscaped (including street trees, buffers, berms), especially
along the roadways, to reduce the visual impacts. The proposal includes landscaped parking areas and
street frontage.
Policy EN-B. -Achieve no overall net loss of the City's remaining wetlands base.
Policy EN-9. -In no case should development activities decrease net acreage of existing wetlands.
Policy EN -10.-Establish and protect buffers along wetlands to facilitate infiltration and maintain stable water
temperatures, provide for the biological regime, reduce amount and velocity of run-off, and provide for wildlife
habitat.
Conformance with Land Use Regulations
The subject site is located in the Commercial Arterial (CA) zone as depicted on the City's Zoning Map.
A variety of retail sales and services along high-volume traffic corridors, including medical offices and
clinics, are permitted in the zone. The proposed commercial development would be a permitted use in
the CA zone. The proposal's satisfaction of the applicable development standards of the CA zone are
discussed below:
Lot Coverage -The CA zone allows maximum lot coverage of 65% or 75% if parking is provided within
the building or within an onsite parking garage. The proposed development will result in approximately
65% lot coverage.
Setbacks -The CA zone requires a minimum front building setback of 10ft and no maximum setback
from the street property line. The minimum rear yard and side yard setback is 15 ft when a CA-zoned
Rainier Station SitePLN_rpt.doc.doc
City of Renton PIBIPW Department __
RAINIER STA T/ON SITE DEVELOPMENT PLAN
PUBLIC HEARING DA TE: MARCH 28, 2006
prehary Report to the Hearing Examiner
. LUA05-155, SA-H, V-H, ECF
Page 60(10
property abuts a residential zone. The proposed development will meet the front yard setback
requirements. The applicant has requested a variance to reduce the rear yard building setback from 15
ft to 1-3 ft for Buildings One and Two, and to reduce the side yard setback from 15 ft to 0-5 ft for the
parking structure. (See analysis of variance request in Section 6.)
Landscaping/Screening -The CA zone requires a minimum 10-ft landscaped setback from all street
frontages. The perimeter of the surface parking lot is required to have a minimum width of five feet of
landscaping. When a CA-zoned property abuts a residential-zoned property, a 15 ft landscaped visual
barrier is required. The buffer may be reduced to 10ft through the site development plan review
process. The applicant has requested a variance to reduce the required 15-ft landscaping barrier to 1-3
ft at the rear of Buildings One and Two, and to 0-5 ft for the north and south sides of the parking
structure. (See analysis of variance request in Section 6)
The application submitted a conceptual landscape plan with the site development plan. As a condition
of the site plan, the applicant will be required to submit a final landscape plan for review and approval
prior to issuance of building permits.
Building Height -The maximum allowable building height in the CA zone is 50 ft. However, the
property is located within the Renton Airport Influence Area, which limits building heights to 45 ft.
Buildings One and Two are proposed to be 38 ft high, and Building Three is proposed to be 45 ft high.
Parking -The CA zone requires that shopping centers provide a minimum of 4 parking stalls and a
maximum of 5 parking stalls per 1,000 square feet of net floor area. The applicant has calculated that
the net floor area of Buildings One-Three will be 49,226 sq ft. Therefore, the development would be
required to provide a minimum of 197 parking stalls and a maximum of 246 parking stalls. The
applicant proposes to provide 201 total parking stalls. 122 spaces will be provided in the parking
garage, and 79 will be provided in surface lots. The applicant will be required to develop CC&Rs which
indicate the distribution of parking between each building, to ensure that each building is served by an
adequate number of spaces, and which stipulates that all buildings will share use and maintenance of
common driveways and other infrastructure.
Pedestrian Connections-The CA zone requires a pedestrian connection to be provided from a public
entrance to the street. The applicant is proposing to provide internal sidewalks that will connect with
existing sidewalks on Rainier Ave N on the north and south sides of the project.
C. MITIGA TlON OF IMPACTS TO SURROUNDING PROPERTIES AND USES
The proposed development of the site as a commercial development (shopping center) is not
antiCipated to impact adjacent properties and uses. The properties to the west and north are zoned
residential and are single family developments. These properties are isolated from the proposed
development by steep topography and an existing wetland. According to code, parking lot lighting
fixtures are to be non-glare and mounted no more than 25 feet above the ground. Staff recommends
that as a condition of approval, the applicant comply with the Renton Municipal Airport's request for an
avigation easement regarding noise and flyovers from airport traffic, which has been addressed in the
plat conditions.
Potential short-term noise and traffic impacts would result from the initial construction of the project to
adjacent properties. The applicant would be required to comply with existing code provisions that
establish the allowed hours of construction activities for projects within 300 feet of residential uses to
weekdays between the hours of 7:00 am and 8:00 pm. Construction activities are not permitted prior to
9:00 am on Saturdays and no work is permitted on Sundays.
There is a Class II wetland located approximately 25 ft from the west property line. Condition #3 of the
DNS-M indicated that approval of the Rainier Station development proposal is subject to approval of a
reduction of the required 50 ft buffer from this wetland to 25 ft, as part of the site development and
variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04-093
and LUA05-133. However, as of the date of the scheduled hearing for Rainier Station (March 28,
2006), the Rainier Mixed Use South Parking Lot proposal had not yet received approval. As noted in
Rainier Station SitePLN_rpt.doc.doc
City of Renton PIBIPW Department e,
RAINIER STA TlON SITE DEVELOPMENT PLAN
prehary Report to the Hearing Examiner
LUA05-155, SA-H, V-H, ECF
PUBLIC HEARING DA TE: MARCH 28, 2006 Page 7 of 10
Condition #3 of the DNS-M, if the buffer reduction is not approved as part of the parking lot application,
the applicant shall be required to submit a request for the buffer reduction as part of the site
development plan for the Rainier Station application. The applicant submitted a buffer reduction
request for Rainier Station on March 16, 2006. Mitigation for the reduced buffer will include increased
buffers on the north and south sides of the wetland at a 1:1 ratio, as well as permanent fencing and
signage on the east edge of the wetland adjacent to the proposed development.
D. MITIGA TlON OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE
Construction activities related to the initial development of the project would be required to utilize best
management practices through code requirements for an approved Temporary Erosion and
Sedimentation Control Plan (TESCP). As indicated in Section D of the ERC Report dated February 14,
2006, the City of Renton issued a modification dated April 12, 2004, that allowed filling and grading to
occur on identified steep slopes in the northeastern portion of the site which were identified as man-
made, per RMC 4-3-050J5.bii. The modification did not approve development or construction on the
identified slopes, and other remaining onsite slopes were not included in the exception. Staff
recommends that as a condition of plat approval, the applicant be required to comply with the terms of
this letter of modification for any proposed filling or grading on steep slopes.
Conditions #1 of the DNS-M requires that the project be required to be designed and comply with the
Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of
the 2001 Stormwater Management Manual. Condition #2 of the DNS-M requires the applicant to
comply with the requirements of the Geotechnical Engineering Report prepared by The Riley Group,
Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and protect the subject property
and adjacent properties from adverse impacts that may result from alteration of onsite steep slopes or
nearby areas.
The project is required to be screened from adjacent residential-zoned properties. The applicant has
requested a variance that would allow required 15-ft landscaping and screening areas to be reduced to
0-5 ft (see Section 6).
E. CONSER VA TlON OF AREA-WIDE PROPERTY VALUES
The proposed development is not expected to decrease property values in the vicinity of the site. The
redevelopment of the site into a modern commercial development will enhance the surrounding
commercial area, and will include landscaping, infrastructure improvements and pedestrian
connections.
F. SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULA TION
Vehicular access to the site is via two general driveways located at the south and middle of the site, and
one load-only driveway at the east end of the site. The driveways and internal aisles have been
designed in compliance with Fire Department regulations.
Construction truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development
Guidelines Ordinance in order to avoid conflicts with peak hour traffic. The Traffic Planning Section will
review construction-related impacts prior to issuing final construction permits.
G. PROVISION OF ADEQUA TE LIGHT AND AIR
Exterior onsite lighting, including security and parking lot lighting, would be regulated by code.
Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the building
or the ground and can not trespass beyond the property lines. The site is located within the Airport
Influence Area, and is required to comply with requirements that lighting not create glare that could
interfere with aviation traffic, as indicated in proposed Condition 3.
H. MITIGA T/ON OF NOISE, ODORS AND OTHER HARMFUL OR UNHEAL THY CONDITIONS
It is anticipated that the most significant noise, odor and other potentially harmful impacts would occur
during the construction phase of the project. The applicant is required to submit a Construction
Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust,
traffic controls, etc. prior to any construction/building permits being issued. It does not appear that the
proposed development (shopping center) would not generate any harmful or unhealthy conditions.
Rainier Station SitePLN_rpt.doc.doc
City of Renton PIBIPW Department ~
RAINIER STA TlON SITE DEVELOPMENT PLAN
pr_nary Report to the Hearing Examiner
LUA05-155, SA-H, V-H, ECF
PUBLIC HEARING DA TE: MARCH 28, 2006 Page 8 of 10
The applicant has requested an administrative modification for the location of refuse and recycling
pickup locations at the rear of the property. Per city code, these locations must be at least 50 ft from
residential-zoned property. However, there is a significant grade change (more than 50 feet in height)
between the subject property and adjacent residential-zoned properties, and the slope area is primarily
wooded. Staff believes that adequate buffering and screening from residential properties will be
provided at the proposed pickup locations, and support the modification.
I. AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED
USE
Fire Department and Police staff have indicated that the City's existing facilities and resources are
adequate to accommodate the subject proposal.
Water -There is a 12" water main located in Rainier Ave N, and a 12" water main located in NW 6th
Street. The static water pressure at the street level is approximately 65 psi, and approximately 60 psi
at a finish floor elevation of 50 ft. The site is within the 196 Water Pressure Zone. The site is outside an
Aquifer Protection Zone. Water would be needed for the irrigation system and include the installation of
a new water meter.
Based on the fire flow analysis using the City's water system hydraulic model, the existing water line in
Rainier Ave. N can deliver 3,500 gpm, with a minimum of 20 psi residual pressure during a fire. Per
City Code, a looped water line must be installed around the proposed buildings or complex of buildings
if the fireflow demand exceeds 2,500 gpm. It appears that the development will have a fire flow
demand of approximately 2,750 gpm to 3,500 gpm. Additional hydrants will also be required. The
applicant will be required to coordinate with the City's Utility Systems Division for any necessary
rerouting, replacement or other work required on the water or sewer mains, as indicated in proposed
Condition 9.
Sanitary Sewer and Storm Drainage -There is an existing 8" sewer main in Rainier Ave. N. There is
also an 8" sewer main that runs from the cul-de-sac in NW 6th St through the site, which connects to the
main located in Rainier Ave. N. The applicant will be required to coordinate with the City's Utility
Systems Division for any necessary rerouting, replacement or other work required on the sewer mains.
The applicant proposes to use an area of right-of-way on Rainier Ave. N that is currently occupied by a
power vault belonging to Puget Sound Energy as part of the front parking lot. A Right of Way Use
Permit from the City will be required, subject to Puget Sound Energy's agreement to relocate the vault.
A pedestrian right-of-way across the southern portion of the site, extending to Rainier Ave N was
previously approved for vacation by the City Council, but has not yet been finalized by the applicant.
Proposed Condition 6 addresses these issues.
Please refer to Advisory Notes for all code required improvements, fees and charges.
J. PREVENTION OF NEIGHBORHOOD DETERIORA TlON AND BLIGHT.
The proposal would result in the development of a modern shopping center and associated parking
facilities. No deterioration or blight is expected to occur as a result of this proposal.
6. STAFF ANAL YSIS OF VARIANCE REQUEST
The applicant is requesting a variance from the landscaping/screening and setback requirements in the City's
Development Regulations. The applicant has indicated that the variance requests are based upon the
topographical features and constraints of the site.
The development regulations require that when a CA-zoned property abuts a residential-zoned property, a 15-ft
landscaped visual barrier between the CA-zoned property and the residential-zoned property is required. This visual
barrier may be reduced to 10ft through the site development plan review process. Additionally, when a CA-zoned
property abuts a residential zone, the minimum rear yard and side yard setback is 15 ft. The applicant has
requested a variance to reduce the rear yard building setbacks and associated landscaped areas from 15 ft to 1-3 ft
Rainier Station SitePLN_rpt.doc.doc
City of Renton PIBIPW Department •
RAINIER STA TlON SITE DEVELOPMENT PLAN
PUBLIC HEARING DA TE: MARCH 28, 2006
p.nary Report to the Hearing Examiner
LUA05-155, SA-H, V-H, ECF
Page 9 of 10
for Buildings One and Two, and to reduce the side yard setbacks and associated landscaped areas from 15 ft to 0-5
ft for the parking structure.
1. Consistency with Variance Criteria
Section 4-9-250B.5.a. lists four criteria that are required to be considered, along with all other relevant information,
in making a decision on a variance application. A determination must be made that the conditions specified below
have been found to exist:
a. That the applicant suffers undue hardship and the variance is necessary because of special
circumstances applicable to subject property, including size, shape, topography, location or
surroundings of the subject property, and the strict application of the Zoning Code is found to
deprive subject property owner of rights and privileges enjoyed by other property owners in the
vicinity and under identical zone classification:
The applicant alleges that special circumstances apply to the subject site, which impose undue limitations
on its development under applicable development regulations. Specifically, the applicant indicates that
the offsite proximity of a Class II wetland, and a large area of steep slopes on the west side of the
property and offsite have unduly constrained the buildable area of the site if the requested variances are
not provided.
b. That the granting of the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which subject property is
situated:
The applicant contends that because of the significant grade change (more than 50 feet in height)
between the subject property and adjacent residential-zoned properties, effective screening of
commercial uses through landscaping cannot be achieved, since residential properties are located above
the rear of the proposed development. Additionally, a Class II wetland within a forested area, and dense
areas of native vegetation, are located between this property and neighboring residential properties and
provides a natural barrier. Therefore, it is immaterial whether 5 ft or 15 ft of screening landscaping or
setback is proposed with respect to effective screening and buffer functions, and no material detriment
will result to neighboring properties as a result of the proposed variance.
c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon
uses of other properties in the vicinity and zone in which the subject property is situated:
For other properties in similar circumstances where topographical features and building locations have
reduced or eliminated the screening and buffer functions of landscaping and setbacks between
commercial and residential uses. it is likely that the City would also recommend approval of a variance to
reduce landscaping and setback requirements.
d. That the approval is a minimum variance that will accomplish the desired purpose:
The applicant contends that the request is a minimum variance needed in order to develop the proposal,
due to the steep topography and limited buildable area. Impacts to steep slopes will be limited to those
identified as man-made, and the development will comply with the wetland buffering and mitigation
requirements established in the recommended plat conditions. The proposed variance will not result in
any effective reduction of buffering or screening for neighboring properties since the 50 ft difference in
height between adjacent uses minimizes any benefit of landscaping and setbacks. The development
proposal will comply with front setbacks and landscaping requirements along Rainier Ave N, and granting
of the variance will not impact public views or amenities along the street frontage.
Rainier Station SitePLN_rpLdoc.doc
City of Renton PIBIPW Department •
RAINIER STA T/ON SITE DEVELOPMENT PLAN
PUBLIC HEARING DA TE: MARCH 28. 2006
G.. RECOMMENDA TION:
p~nal}' Report to the Hearing Examiner
LUA05-155, SA-H, V-H, ECF
Page 10 of 10
Staff recommends approval of the Rainier Station Site Development Plan and associated variance
requests, Project File No. LUA05-155, SA-H, V-H, ECF, subject to the following conditions:
1. The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated
that was issued by the Environmental Review Committee on February 24, 2006, except Condition #3 of
the DNS-M as modified by recommended site plan condition #10 below.
2. The applicant shall comply with the terms of the letter of modification from Gregg Zimmerman to
Richard L. Wagner, dated December 12, 2004, regarding proposed impacts to man-made steep slopes
on the subject site.
3. The applicant shall provide detailed landscape and lighting plans that show proposed parking lot
landscaping and lighting prior to the recording of the final site development plan, subject to review and
approval by the Development Services Division. Lighting shall comply with RMC 4-4-075 and shall not
create offsite glare that may interfere with aviation traffic.
4. Prior to application for construction permits, the applicant shall apply for the necessary lot line
adjustments to create 3 individual parcels as depicted on the site plan dated December 21, 2005.
5. Prior to issuance of construction permits, the applicant shall provide draft CC&Rs for the review and
approval of the Development Services Division regarding the assignment of parking spaces to each
building, and maintenance of common landscaping, storage, refuse and recycling facilities, and parking
and driveway areas.
6. Prior to issuance of construction permits, the applicant shall obtain any right-of-way use permits, right-
of-way vacations, or release of easements that are necessary for the proposed development as
depicted on the site plan dated December 21,2005.
7. Prior to issuance of construction permits, the applicant shall submit a final detailed landscape plan for
review and approval by the Development Services Division.
8. Prior to receiving certificates of occupancy, the applicant shall provide an avigation easement to the City
of Renton Municipal Airport for noise and flyovers resulting from airport traffic, in a format to be
determined by the Development Services Division and the Renton Municipal Airport.
9. The applicant shall coordinate with the City's Utility Systems Division for required onsite and offsite
water/sewer improvements, including development of the Sixth Street Short Plat (LUA04-093).
10. The buffer for the Class II wetland located to the west of the subject property shall be reduced to 25 ft in
those areas where the required 50-ft buffer areas intersect the Rainier Station property line. Mitigation
shall be required in the form of increased buffers on the north and south sides of the wetland at a 1:1
ratio. A permanent fence and signage shall also be constructed on the east side of the wetland
adjacent to the proposed development. Prior to application for construction permits, the applicant shall
be required to submit a detailed wetland buffer mitigation plan for review and approval by the
Development Services Division, which shall include plans for fencing and signage.
EXPIRATION PERIODS:
Site Plan Approvals (SA): Two (2) years from the final approval (signature) date.
Rainier Station SitePLN_rpt.doc.doc
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PLMDNC NOlES:
• Planting I0Il for IhNb./groundco'M"l IhaII b. deemed oa new
taplOl/compoet cultlvotlCl Into existing prepared IUbgtade. T,.... shall be pit
planted with prepared ptontlng hoi .. being 0 minimum twice oa wide QI the
football and ot leaat nine Inch .. (9·) deeper.
• SoB Preparation: Cultfvote Ihrvb bed IUbgroda to a minimum depth of ten
Inch .. (10·) and deon/r.tnoYe 011 rodta, root.. debtII over two Incha In
diameter. loy a two Inch (2·) depth of camPOIt OWl" enth bed and tm ogofn
to a mlnmum d4rpth of ten Inc:hcla (10-) to ~ Compoat thClr'OlJghly Into
grode. Then toy a two Inch Jlft of Compott and tID avcm. .
• FertRIH on Inltonld plCl'tb ~g bClckftJI aperotlone wfth 4-2-2 A9rO
Tronaplant .. aa recommended by Manufacturer.
• Subltltutlon. or dlan911 In material. and plac."ent shaD be mode anly on
the written "'-onion .. _ bet_ Canlnlc"', Lon_ Arddtec:t
and awn ...
• Muldl 011 bedt with a minimum 2 Inch (r) depth of approved 'mulch', FJnlllh ~ of mufell _ be I" b4fow odJac:-!t _ ",rfoca ond flu'" wftll f .... (.).
Stake trea aa directed by Londlcopt Architect
• An new plantln91 will be MIWCI by an automatic lrriIj,otJon ."tern.
• The londacq)e Architect retalne the fight to Inepeet treet. ahruDt O"Id
9f'OlIfIdco¥'Ir for compllonce with reqyr.nentt for plant lin and quality at ony
time. Thll Includll but It not Umltld to lite and condition of rooW .. root
."tem .. Ineect .. latent In)mea and defects. Remove rejected material
Immediately from projlct alte.
• Upon completion of Ute Intpectlon, the landlOClpe Architect thalt amend the
Contractor'. llat of Iteml to be com.,ttlld or corrected (P\mdl Uat) and indicate
the time pertod for th_ completion or correction, Thlt tholl conltltute .
Sutmontkd Completion and PnMllonal Accaptcmct IIhaII b'l granted at thl. tim .. n.. LondIcGpo ArdIlteet w. mok, an ~ lot FInci Accept .... 01 the _ ."... _at by til, Canlnlc .... If 011 01 til. ltome 01 the """ell Uot how
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• Warranty: Thll Wommty thalS Indude ,"""acing and planting acme .tte and
-'" of ~ant mot_ ....... on ~Q1I tIIot ~ cfai9natod to be ""' .... by the Lon_ ArdIltoct. Ucopt lot I ....... to _y _.
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plANT SCHEDULE
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Ii) ""!peN. c. ·T ... _' 1 H(1UWOOO.lJlllPER mOl. !'~ hgt.
Ii) KoIm~ I. 'Ootbo Rodl _'1 .OUNTAIH LAURamIn. 2'" opt.
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03-Z8-Z00S 14:3S
March 28, 2006
City of Renton
1055 South Grady Way
Renton. W A 98055
Attention: Mr. Neil WattS
4Z5-453-8013
RE:
JOB NO.
Rainier Avenue Mixed-Use So:uth Parking Lot
M2-0589
T-8S1 P.OOZ F-S84
PRINCIPALS
Brien Brand, AlA
Richard L. Wagner. AlA
Thomas Frye, Jr., AlA
Subject: South Wedand Classification / LUA04-093, SA-A, ECFILUA05-133. V-H
Dear Mr. Watts:
In recent convenations, both verbal and via e-mail, with City of Renton staff we resolved mat
the City would accept the Conceptual Wedand Delineation & Mitigation RepOrt prepared by
The Riley Group, Inc. dated July 22, 2004, and classification of me South Wetland as a
Category 3-It was agreed that the report would be accepted without amendment. Please
accept this letter as Our formal request to reconfirm this decision in writing.
According to the City of Renton Critical Areas Ordinance in place at the time of application
for the referenced projec~ wedand classificauon is derermined when the wetland meets one or
more of the criteria listed. in a respective category. Classification of the South Wedand is
outlined below and further explained in the attached letter by Celeste Boma, Wetland
Biologist.
Ct~tegory 2 wetlands (lre greater than 2200 square feer and meelone or mO're of the
following criteria:
a) Wetlands greater than two thousand ~wo hundred square feer thar are not
Category 1 or 3 wetlands;
The South Wetland is classified as Category 3 -so it does not meet criteria (a).
10801 Mer." SlrC'CI
Bellevue. VIlA QaOOA
T 425 454 05(,6
F 425 453 8013
www.boylosorch,leas com
03-28-2008 14:38 FROM-BAYLIS ~ITECTS 4Z5-453-801~ T-881 P. 003 . F-684
City of Renton/ Neil Watts
March 28, 2006
Page 2
b) Wetlands that have heron rookeries or raptor nesting trees~ but are not Category
1 wetlands;
.M noted in me Wetland Delinearion Report. a heron nesr has been identified
adjacent to rhe wetland. however, according (0 the Cio/ of Renton, a single nest
does nor meer the City's crireria for a rookery -so the wedand does not meet
criteria (b).
c) Wetlands of any size located lit the headwarers of II watercourse, bur ate not
Category 1 wetlands;
The water in the South Wetland enters the drainage basin from an existing storm
sewer culvert fed by the right of way improvements along Taylor Ave to the west
of the site. The water passes though the wetland and drains directly and
immediately into a constricted culvert at the east edge of the wetland. This culvert
is a pan of an extensive underp-ound culven system which connects to the 0o/'s
storm drainage system.and ultimately discharges intO Lake Washington. Since this
watercourse does not function as a headwater, and has no £ish bearing capacity, it
not a headwater wetland. -so the weIland does not meet criteria (c).
d) Wetlands assigned the Significant #2 Tllring in rhe CHtrent King County
Wetlands in'llentory 1991 or as thereafter amended;
The South Wedand is not so rated and does not meet criteria (d).
e) Wetlands having minimum exisring evidence of human related physical
alterlltion such as diking, ditching or-channelizanon.
There is substantial evidence of significant human related disturbance of the South
Wetland, including cUlvemng and outlet modification and uncontrolled dumping-
so me wetland does nor meet criteria (e).
Caregory 3 wetlands are greater than 5000 SF and meet the following crireria:
a) Wetlands thar 4're severely disturbed;
The South Wetland meets criteria (a) -The wetland has been severely disturbed by
the dominance of invasive species, the presence of fill material and seveTe under-
cutting and modification of the watercourse.
b) Wetlands that are newly emerging;
I,
, .... ".
·J 03-Z8-Z006 14:36
City of Rentonl Neil Watts
March 28, 2006
Page 3
4Z5-453-BOI3 T-861 P,004
The South Wetland meets [he criteria for a palustrine emergent Category 3
wetland.
F-684
c) All other werlands not classified as CaTegOry 1 or 2> such as smaller, high quality
wetlands.
The south wedand meets criteria (c). it is not classified as a Caregory 1 or 2.
Based on the delineation and Classification work of Celeste Botha, the Report filed by the city
dated March 14, 2006, and this recap and renatement of that information, we requen that the
. Ci~ of Renton 1l;lake the determination, or accept the .determination of this qualified licensed
professional. that the South Wetland is a Class 3 weIland subjecl: 'to the Critical Areas
Ordinance in place at the time of application.
SincerelYt
Attachment: Letter from Celene Botha. Wetland Biologist:
ME:amp
· Ol-28-2006 14:37 FROM-BAYLIS ARCHITECTS 425-453-8013 T-861 P.005 F-684 e o DdiDcarion
to ~~~Iua£i.0n9
E) PenrHL assisDmoc and agencY coanlinadon
o Professional ~ ~tian.
E) Imp"'" """lysis and ~
March 21, 2006
Richard Wagner
Baylis Architects
RE: Rainier Station Wetland Classification
Dear Mr. Wagner: .
At your request I am preparing this further explanation of the wetland categorization on the Rainier
Station/South Parking Lot wetland. Section 4.3.0S0M i and ii of the City of Renton's Municipal Code
provides the classification criteria, quoted below. I have highlighted the relevant ralionale that I used in
detennining the wetland classification. In briet the wetland meets the criteria for the Category 3 rating,
and thus does not meet the criteria for being a Category 2.
ii. Category 2: Category 2 weUands are wetlands which meet one or more of the following criteria:
ta) Wetlands that are not CategorY 1 or 3 wetlands; and/or
(b) Wetlands that have heron rookeries or osprey nests, but are not Category' wetlands; and/or
(c) Wetlands of any size located at the headwaters of a watercourse, i.e., a wetland with a
perennial or seasonal outflow channel, but with no defined influent channel, but are not Category
1 weuands; and/or
(d) Wetlands having minimum existing evidence of human-related physical alteration such as
diking, ditching or channelization; and/or
iii. Category 3: Category 3 wetlands are wetlands which meet one or more of the following criteria:
(a) Wetlands that are severely disturbed. Severely disturbed wetlands are wetlands whieh
meet the following criteria:
(1) Ate characterized by hydrologic isolation. human-related hydrologic alterations such
as diking, ditching. channelization and/or outlet modification; and
(2)· Have soils alterations such as the presence of fill. soil removal andlor compaction of
soils; and
(3) May have altered vegetation.
(b) Wetlands that are newly emerging. Newly emerging wetlands are:
0~-Z8-Z006 14:37 FROM-BAYLIS ARCHITECTS 4Z5-453-8013 T-861 P.006 F-684
)
Maten ~. LUUt:I e
(1) Wetlands occurring on top of fin materials; and
(2) Characterized by emergent vegetation, low plant species richness and used minimally by
wildlife. These wetlands are generally found in the areas such as the Green River Valley and
Black River Drainage Basin.
(e) All other wetlands not classified as Category 1 or 2 such assmaDer, high quality wetlands.
I hope this adequately meets your project needs at this time. Thank you for the opponunity to provide
you with wetland services. Please call with any questions or comments.
Sincerely,
Celeste Botha
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Reference: Boundary & Topographic Survey "Rainier Avenue Mixed Use",
by Triad Associates, Qated 26 September 2002
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• Sl!AmE, WASIUNOTON '1m Site Address: 5'9.625 R.t.inier Avenuo N., RenIDn, Washington
Rainier Avenue Mixed Use Project
Exh,b,~A"
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IM(P)
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- - - -Renton ~ Uml ....
o 200 pO E3
1:4800 ~ ZONING ~ =:. TBCBNICAL SBIlVICBS 7 T23N R5E W 1/2
zeNING MAPBO~
RESIDENTIAL
~ Resource Conservation
~ Residential dulac
~ Residential '" dulac
§] Residential 8 dulac
~ Residential Manufactured Homes
I R-10 I Residential 10 dulac
I R-141 Residential 14 dulac
I RH-rl Residential Multi-Family
IRM-T I Residential Multi-Family Traditional
IRM-ul Residential Multi-Family Urban Center-
MIXED USE CENTER
~ Center Village
IUC-Ntl Urban Center -North
IUC-N21 Urban Center -North 2
[§J Center Downtown-
I COR I Commercial/Office/Residential
COMMERCIAl.
~ Commercial Arterial-
~ Commercial Office-
~ Commercial Neighborhood
INDUSTRIAL
~ indUstrial -Heavy o Industrial -Medium
o Industrial -Ligbt
(P) Publicly owned
---Renton Cily Limits
---Adjacent City Limits
_ Book Pages Boundary
KROLL PAGE
• May include Overlay Districts. See Appendi:J:
maps. ,For additional regulations in Overlay
Districts. please see RllC 4-3.
PAGE# INDEX
SECTTTOWNJRANGE
Printed by Print & Mail SVC5. City of Renton
• CITY OF RENTON •
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S): LUA05-155, SA-H, V-H, LLA, ECF
APPLICANT: JDA Group, LLC
PROJECT NAME: Rainier Station
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Site
Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on
3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the
site will be removed.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
Southeast of NW 6th Street, west of Renton Municipal Airport
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and
Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual.
2. The applicant shall comply with the requirements of the Geotechnical Engineering Report prepared by The Riley
Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and protect the subject property and
adjacent properties from adverse impacts that may result from alteration of onsite steep slopes or nearby areas.
3. Approval of the Rainier Station development proposal is subject to approval of a reduction of the required 50 ft buffer
from an offsite Class II wetland to 25 ft' as part of the site development and variance application for the Rainier Mixed
Use South Parking Lot (Chang's Parking Lot) -LUA04-093 and LUA05-133. If the buffer reduction is not approved as
part of that development proposal, the applicant shall be required to submit a request for the buffer reduction as part
of the site development plan for the Rainier Station application.
4. The applicant shall pay a Transportation Mitigation Fee of $75.00 for each new average daily trip, to mitigate for the
proposed 1,154 new average daily trips that will be generated by the proposed development. Credit will be given for
the existing business operations. Fees are payable prior to the issuance of a building permit.
5. The applicant shall pay a Fire Mitigation Fee of $0.52 per square foot, for a current estimated total of $7,852 for
Building One, $8,320 for Building Two, and $10,920 for Building Three. Fees are payable prior to the issuance of
building permits for each building.
ERC Mitigation Measures Page 1 of 1