HomeMy WebLinkAboutSR_HEX_Report_LUA-05-133PUBLIC
HEARING
City of Renton
Department of Planning / Building / Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public March 14, 2006
Hearing Date
File Name: Rainier Mixed-Use South Parking Lot (Chang's Parking Lot)
File Number: LUA 04-093, ECF, SA-A and LUA 05-133, V-H Project Manager: Keri Weaver
Project The applicant is requesting Administrative Site Plan and Variance review for the construction of 27
parking spaces within a surface lot associated with Chang's Mongolian Grill restaurant. The Description: proposal includes portions of two large parcels containing Category 2 and 3 wetlands. The
Category 3 wetland would be filled in to accommodate the parking lot with wetland compensation
proposed off-site and include wetland creation, enhancement and buffer averaging. The proposal
also involves the removal of noxious weeds; piping of an existing watercourse; installing a
retaining wall; utility improvements; and a parking modification. Continued on next page
Project West of 505 Rainier Ave. N. and southeast of NW 6th Street
Location:
Exist. Bldg. N/A Proposed New Bldg. Area: NA
Area:
Site Area: South Parcel -20,012 sq ft North Parcel -59,951 sq ft
Project Location Map SitePLN -,pt. doc. doc
City of Renton PIBIPW Department Pre ary Report to the Hearing Examiner
LUA04-093 AND LUA05-133 RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
PUBLIC HEARING DATE: MARCH 14,2006 Page 2 of 11
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: Sheet A001. Overall Site (Key) Plan (dated July 29,2004)
Exhibit NO.4: Sheet A002. South Lot and South Wetland Fill Plan (dated July 29,2004)
Exhibit NO.5: Sheet A003. North Wetland Enlargement & Enhancement Plan (dated July 29,2004)
Exhibit NO.6: Sheet W1. Conceptual Planting Plan (dated July 29,2004)
Exhibit NO.7: Sheet C1.0. Demolition and TESC Plan (dated July 29,2004)
Exhibit NO.8: Sheet C2.0. Parking Lot Grading and Drainage Plan (dated July 29,2004)
Exhibit No.9: Sheet C4.0. North Wetland Grading and Drainage Plan (dated July 29,2004)
Exhibit No.1 0: Zoning Map, Sheet E 3 West (dated Dec. 28, 2004)
Exhibit No. 11: ERC Mitigation Measures
Exhibit No. 12: Letter from Kathy Curry, The Watershed Company, dated August 31, 2004
Exhibit No. 13: Letter from Hugh Mortensen, The Watershed Company, dated December 13, 2005
c. GENERAL INFORM A TION:
1.
2.
3.
4.
Owners/Applicants:
Zoning Designation:
Comprehensive Plan
Land Use Designation:
Existing Site Use:
5. Neighborhood Characteristics
6.
7.
B.
North:
East:
South:
West:
Access:
Site Area:
Project Data:
EXisting Building Area:
New Building Area:
SitePLN_rpt.doc.doc
JDA Group, LLC, and I.D. Kline Corp., 95 S. Tobin Street, Renton, WA
98055
Commercial Arterial (CA)
Employment Area -Commercial (EA-C)
Vacant
Sixth Street short plat, zoned Residential-8 units/acre (R-8)
Auto repair shop and espresso stand -zoned CA
Chang's Mongolian Grill restaurant -zoned CA
Single-family residential-zoned R-8
From Chang's existing parking lot off Rainier Ave. N
9,200 square feet (parking lot) of 20,012 sq ft parcel
Area
N/A
N/A
comments
N/A
N/A
City of Renton PIBIPW Department Prf, ary Report to the Hearing Examiner
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
PUBLIC HEARING DATE: MARCH 14,2006
Total Building Area: N/A
C. HISTORICAUBACKGROUND
ACTION
Zoning
Comprehensive Plan
Annexation
Short Plat (Sixth Street)
Site Development Plan
(Rainier Station)
Land Use File No.
N/A
N/A
N/A
LUA04-093, SoH
LUA05-155, SA-H,
V-H, LLA, ECF
LUA04-093 AND LUA05-133
Page 3 of 11
N/A
Ordinance No. Date
5141 6/07/1993
4498 02/20/1995
1461 09/15/1963
N/A 11/04/2004
pending
D. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULA TlONS (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 HeighVLocation 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 OF SITE DEVELOPMENT PLAN APPLICATION:
1. PROJECT DESCRIPTION/BACKGROUND
The subject project includes portions of two parcels (to be referred to as the South Parcel and the North Parcel).
The applicant is proposing to construct a 27 stall surface parking lot with access drive, pedestrian connection and
SitePLN_rpt.doc.doc
City of Renton PIBIPW Department
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
PUBLIC HEARING DATE: MARCH 14,2006
Prl, ary Report to the Hearing Examiner
LUA04-093 AND LUA05-133
Page 4 of 11
storm water management facilities. The filling of a Category 3 wetland on-site and off-site wetland compensation to
a Category 2, piping of an existing watercourse, and installing retaining wall are also included on the south parcel
development. The north parcel, which is not contiguous to the south parcel, would include wetland enhancement
and creation, removal of uncontrolled fill, construction of an ecology block wall and wetland buffer averaging.
The site is located west of Rainier Ave. South and north of an existing restaurant, Chang's Mongolian Grill. A
request for a parking modification has been made by the applicant to increase the number of parking spaces for the
restaurant. The applicant contends the parking lot is needed to support the restaurant by additional parking during
peak hours, specifically the lunch hours and evenings of Friday and Saturday.
Adjacent to the site is a auto repair with espresso stand to the east, to the south is Chang's, to the north is the
approved but undeveloped Sixth Street short plat, and single family residential to the west.
The site is zoned Commercial Arterial (CA) as designated on the City's zoning map and Employment Area -
Commercial (EA-C) on the City's Comprehensive Plan.
A utility easement exists on a portion of the existing south parcel and the adjacent restaurant parcel; however,
reCiprocal cross-access easements between the subject site and Chang's are required.
The South Wetland and North Wetland are at the bottom of small ravines. The edges of both sites are bound by
steep slopes that surface drain to a small watercourse. Existing vegetation includes maple, alder, cottonwood, fir
and hemlock and an understory of blackberries and shrubs. One tree from the south parcel and four from the north
wetland area are proposed to be removed. The applicant is requesting buffer averaging to reduce the required
buffer of 50 ft for the North Wetland, to 25 ft on the east side in order to accommodate a future development
proposal (Rainier Station). The applicant also requests a modification to the required wetland compensation timing,
which would be reduced from a 12 month timeframe to be concurrent with filling the south wetland.
Additionally, the applicant is requesting a variance from the Tree Cutting and Land Clearing Regulations for
proposed vegetation removal and work within the required 25-ft buffer of the onsite watercourse/stream. The
project is dependent upon approval of this variance, as the parking lot is proposed to be placed within the filled area
of the South Wetland. The project is vested to its application acceptance date of August 12, 2004, and is not subject
to the current Critical Areas regulations.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
February 6, 2006 the Environmental Review Committee issued a Determination of Non-Significance, Mitigated
(DNS-M) for the project. The DNS-M included six (6) mitigation measures. A 14-day appeal period commenced on
February 6, 2006 and ended on February 20, 2006. On February 20, 2006, the applicant appealed the DNS-M, and
asked the Environmental Review Committee to reconsider and clarify the mitigation measures for silt fencing,
wetland fencing and signage, and placement of an ecology block wall. The Environmental Review Committee
issued a Revised DNS-M on February 23, 2006. A 14-day appeal period for the Revised DNS-M commenced on
February 23, 2006, and ended on March 10, 2006.
3. ERC MITIGATION MEASURES
Based on an analysis of probable impacts from the proposed project, the following mitigation measures were issued
for the Revised Determination of Non-Significance -Mitigated, dated February 23, 2006:
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. During site preparation and construction, the applicant shall install silt fencing with brightly colored
construction flags to indicate the boundaries of the North and South wetlands and buffer areas adjacent
to the proposed construction areas. The satisfaction of this requirement shall be subject to the review
and approval of the Development Services Division and be completed prior to the issuance of
construction/utility permits.
SitePLN_rpt.doc.doc
City of Renton PIBIPW Department PrE-, ary Report to the Hearing Examiner
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE) LUA04-093 AND LUA05-133
PUBLIC HEARING DATE: MARCH 14,2006 Page 5 of 11
3. After the development of parking lot and associated site improvements, the applicant shall install
permanent fencing (Le. split-rail fence or other approved barrier) and signage along the entire eastern
edge of the North and South wetland buffers. The satisfaction of this requirement shall be subject to the
review and approval of the Development Services Division.
4. The applicant shall provide the total buffer fill square footage and an update landscape plan illustrating
the exact locations of where interplanting was installed on the South Parcel as part of the Wetland
Mitigation Plan. The satisfaction of this requirement shall be subject to the review and approval of the
Development Services Division.
5. In the event that archaeological deposits are found during construction, work shall stop and the
contractor(s) shall contact the State Archaeologist at the State of Washington Office of Archaeology
and Historic Preservation, phone (360) 586-3065.
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. The proposed parking lot shares the same curb cut/driveway with Chang's
Mongolian Grill to access Rainier Ave. North.
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 areas around the
perimeter of the parking lot.
Policy EN-B. -Achieve no overall net loss of the City's remaining wetlands base. The applicant is
proposing to fill in a Category 3 wetland and compensation via wetland creation and enhancement to a
Category 2 wetland in order to address code requirements and to maintain the same wetland square
footage.
Policy EN-9. -In no case should development activities decrease net acreage of existing wetlands. The
applicant would provide wetland creation and enhancement to an off-site wetland to compensate for
filling of an on-site wetland; thus no decrease of acreage would occur.
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
SitePLN_rpt.doc.doc
City of Renton P/B/PW Department
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
PUBLIC HEARING DATE: MARCH 14, 2006
PrE-ary Report to the Hearing Examiner
LUA04-093 AND LUA05-133
Page 6 of 11
provide for wildlife habitat. Buffers along the wetland would be enhanced; however, the north wetland is
proposed to have an ecology block wall separating the buffer from the wetland.
B. CONFORMANCE WITH LAND USE REGULA TlONS
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 surface parking lot would be an outright permitted use
within the CA zone.
The proposal's satisfaction of the applicable development standards of the CA zone are discussed
below:
Lot Coverage -There are no buildings proposed.
Setbacks -The CA zone requires a minimum front building setback of 10 feet and no maximum
setback from the street property line. No building is proposed as part of this application.
Landscaping -The CA zone requires a minimum 10 foot landscaped setback from all street frontages.
The site does not front any public streets. However, the perimeter of the parking lot is required to have
a minimum width of five feet of landscaping. The parking lot is 9,100 sq. ft.; thus does not trigger the 5%
landscaping requirement.
The applicant is proposing to have an interplanting of plant materials around the parking lot. The
landscape plan calls out a variety of native trees, shrubs and herbs to be determined by the Landscape
architect or wetland biologist. The plan indicates that they would field locate plants within these areas.
To ensure sufficient plants are installed, staff recommended as part of the environmental review a
mitigation measure requiring a final landscape plan be submitted illustrating where and how many
interplantings were installed. Buffer enhancement plant materials include: Vine Maple, Redstem
Dogwood, willows, Red Elderberry; and Sword Fern, to name a few.
The site does abut residentially zoned properties. The south parcel abuts R-8 to the north and west.
However, due to the steep slopes and the wetlands, the side and rear yard landscaped areas would be
provided for by the additional landscaping as part of the wetland compensation; thus the project
complies with this development standard.
Building Height -There are no buildings proposed as part of this development.
Parking -The parking regulations require a specific number of off-street parking stalls be provided
based on the amount of square footage dedicated to certain uses. The applicant is requesting a parking
modification to allow additional parking to support Chang's Mongolian Grill. Approval of the modification
is made concurrently with the site plan approval.
The parking ratio applicable to the site is: Eating and Drinking Establishments -1 space per 100 sq. ft.
Based on these use requirements and on the 3,500 net sq. ft. floor area, 35 parking spaces would be
required to meet code. Currently there are 43 spaces on-site which is 8 greater than required. The
applicant proposes to provide 27 additional parking spaces to total 70 parking spaces distributed
between the two lots.
The applicant's justification to support their request is as follows:
In 2001, Chang's Restaurant took ownership of the facility. The facility is approximately 5,000 gross sq.
ft. with a net area of 3,500 sq. ft. seating 140 patrons. The restaurant has been and is deemed to be
successful with an ongoing stream of patrons during the busiest times (lunch) and evening hours of
Friday and Saturday. They contend that potential patrons enter the parking lot and exit due to lack of
parking and that the parking has become the de-facto cap on the growth of the business. To alleviate
this cap on their growth, the restaurant has been looking for nearby locations to expand their parking.
As no on-street parking is available or allowed and other sites are not available, the JDA Group property
abutting the restaurant property was identified as the best and only alternative by the applicant.
SitePLN_rpt.doc.doc
City of Renton PIBIPW Department
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
PrE-ary Report to the Hearing Examiner
LUA04-093 AND LUA05-133
PUBLIC HEARING DATE: MARCH 14,2006 Page 7 of 11
Modifications may be granted by the Department Administrator for individual cases providing that a
specific reason makes the strict letter of the Code impractical, and that the modification is in conformity
with the intent and purpose of this Code and that such modification:
a. Will meet the objectives and safety, function, appearance, environmental protection, and
maintainability intended by the Code Requirements, based upon sound engineering judgment; and
The applicant states that the existing restaurant does not provide adequate parking to support its
business during peak hours and its format and popularity and continuing the limited amount of
parking limits the potential economic development of the restaurant.
The function, appearance and maintainability is met. Environmental protection is affected by the
proposed parking lot by the filling of a wetland and piping of a watercourse. The applicant is
proposing wetland compensation for the impacts to the on-site wetland by creating and enhancing
an offsite wetland.
b. Will not be injurious to other property(ies) in the vicinity; and
The applicant states that the proposed parking lot is located on similarly zoned commercial property
and is topographically isolated from other less intensively zoned properties nearby.
The surrounding developed properties include the restaurant, auto businesses and an espresso
stand. The residential areas are physically isolated due to the topography. The parking lot itself
would not affect the surrounding properties. Parking currently exists for the restaurant and the
additional spaces would maintain the associated use.
c. Conform to the intent and purpose of the Code; and
The applicant contends that providing sufficient parking for users of the restaurant is the intent of
the Code by keeping the business viable and managing parking for the neighborhood.
The Code does require parking dependent on the use proposed. Modifications to the code are
permitted in order for unique circumstances, such as limited parking, and to provide for flexibility
where justified. The additional parking meets the intent of the Code.
d. Can be shown to be justified and required for the use and situation intended; and
The applicant observed the existing traffic and parking patterns of the restaurant which confirms the
need for additional parking.
The additional parking appears to be justified for the continuing viability of the restaurant due to the
constraint of the site and the surrounding development.
e. Will not create adverse impacts to other property(ies) in the vicinity.
As previously noted by the applicant, the site is isolated by topography and vegetation on the south,
west and north and abuts an existing used car sales lot on the east.
A parking lot is a permitted use in the zone and would not impact the other businesses in the
vicinity.
Staff recommends approval of the modification granted all other conditions and mitigation measures are
complied with.
Screening -There are no buildings proposed; thus screening is not applicable in this case.
Pedestrian Connection -The CA zone requires a pedestrian connection to be provided from a public
entrance to the street and in this case from the new parking lot to Chang's restaurant. The applicant is
proposing to provide a four foot wide concrete pedestrian way flush with the pavement from the new
parking lot to Chang's existing parking lot. Staff recommends as a condition of site plan approval that
the applicant construct the pedestrian connection of a different material than the driveway to further
define the separation of the automobile from the pedestrian and be clearly signed with text similar to
"Yield to Pedestrians".
C. MITIGA TION OF IMPACTS TO SURROUNDING PROPERTIES AND USES
SitePLN_rpt.doc.doc
City of Renton PIBIPW Department
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
PUBLIC HEARING DATE: MARCH 14, 2006
PrE-ary Report to the Hearing Examiner
LUA04-093 AND LUA05-133
Page 8 of 11
The proposed development of the site as a parking lot is not anticipated to impact adjacent properties
and uses. The filling of the wetland and piping of the watercourse may impact the surroundings.
However, these issues can be appropriately addressed with mitigation of the wetland fill and an
engineering design to address hydrology. The SEPA review addressed these environmental issues.
The use is discussed within the site plan review.
The properties to the west and north are zoned residential and are single family developments. These
properties are isolated from the proposed parking lot by topography and existing vegetation. To the east
is an existing used car lot and espresso stand and to the south is Chang's Mongolian Grill, all with same
zoning of Commercial Arterial. The parking lot sited to the northwest of the business is to support
Chang's Grill and would not be highly visible from the street.
According to code, parking lot lighting fixtures are to be non-glare and mounted no more than 25 feet
above the ground. This is to help minimize the impact onto adjacent properties, including the Renton
Municipal Airport. The airport also requires an avigation easement for noise and fiyovers from airport
traffic, which has been addressed in the site plan 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.
D. MITIGA TlON OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE
The applicant is proposing to fill a Category 3 wetland to provide for the construction of the 27 stall
parking lot.
A pedestrian connection would be provided to connect the main entry of the building to the public
sidewalk and north to the parking lot.
The proposal is expected to impact the site. Critical areas are present and have been discussed within
the environmental review section of this report concerning slopes, wetlands and streams/creeks and
compensation for impacts 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). 2. As provided in the DNS-M Condition #2, a silt fence will be
required, to be installed along all areas of the North and South wetlands that may be subject to
erosion/siltation impacts from new construction and/or proposed mitigation activities.
A permanent fence is required around the entire perimeter edge of the wetland buffer (including any
newly created buffer) adjacent to the South Wetland construction area to provide awareness of the
wetland location and prevent impacts from human activity.
E. CONSERVATION OF AREA-WIDE PROPERTY VALUES
The proposed development is not expected to decrease property values in the vicinity of the site. The
development of the vacant site into a parking lot would include landscaping and infrastructure
improvements including those related to surface water.
F. SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULA TION
Vehicular access to the site will be via a 22-foot driveway located at the northwest corner of the existing
Chang's Mongolian Grill parking lot. The main portion of the Chang's parking lot has driveway access
from Rainier Ave. N.
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
SitePLN_rpt.doc.doc
City of Renton PIBIPW Deparlment Prt-lary Report to the Hearing Examiner
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE) LUA04-093 AND LUA05-133
PUBLIC HEARING DATE: MARCH 14,2006 Page 9 of 11
Exterior onsite lighting, including security and parking lot lighting, would be regulated by code.
Compliance with this code (RMC 4-4-07S) ensures that all building lights are directed onto the building
or the ground and can not trespass beyond the property lines. Staff does not anticipate that parking lot
lighting would become an issue due to the siting of the parking lot and the adjacent uses provided code
requirements are met.
H. MITIGA TION 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. The proposed development
does not appear that it would not generate any harmful or unhealthy conditions.
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 an existing 12-inch water main located in Rainier Ave. N. The static water pressure at
the street level is approximately 6S psi. The site is within the 270 Water Pressure Zone. The site is
outside an Aquifer Protection Zone. No watermain are required to be extended. Water would be needed
for the irrigation system and include the installation of a new water meter.
Sanitary Sewer and Storm Drainage -There is an existing 8-inch sewer main in NW Sth Place (portions
of which have been vacated). The development of a parking lot will not require extension of sewer
service.
A Surface Water System Development charge based on a rate of $0.249 of the total sq. ft. of the new
impervious surface area of the site. The fee is estimated at $2,187.96 for a total of 8,787 sq. ft. of new
impervious (per the TIR) and is required to be paid prior to the issuance of a building permit.
J. PREVENTION OF NEIGHBORHOOD DETERIORA TION AND BLIGHT.
The proposal would result in the construction of a surface parking lot with site improvements including
landscaping, a pedestrian connection and lighting. 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 Tree Cutting and Land Clearing Regulations for proposed vegetation
removal and work within the required 2S-ft buffer of the onsite watercourse/stream. The applicant proposes to fill a
portion of the onsite Class III wetland (South Wetland), clear vegetation, culvert the onsite watercourse, and operate
mechanical equipment for these purposes. A variance application was submitted on September 20, 200S (LUAOS-
133). The project is dependent upon approval of this variance, as the parking lot is proposed to be placed within
the filled area of the South Wetland. The South Wetland is located at the bottom of a small ravine, bounded by
steep slopes that surface drain to a small watercourse. Existing vegetation includes maple, alder, cottonwood, fir
and hemlock and an understory of blackberries and shrubs. One tree and understory vegetation is proposed to be
removed within the 2S-foot buffer. The project is vested to its application acceptance date of August 12, 2004, and
is not subject to the current Critical Areas regulations. The variance request requires a public hearing and
recommendation by the Hearing Examiner.
1 . Consistency with Variance Criteria
Section 4-9-2S08.S.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:
SitePLN_rpt.doc.doc
City of Renton PIBIPW Department
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
PUBLIC HEARING DATE: MARCH 14,2006
PrE. ary Report to the Hearing Examiner
LUA04-093 AND LUA05-133
Page 10 of 11
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 contends 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 presence of a wetland on the site and adjacent areas of steep slopes have constrained
the buildable area of the site so that reasonable use is precluded without the requested variance. The
topography of the site slopes steeply up to the north and south of the proposed parking lot. The applicant
states that adhering to the 25-foot buffer requirements would create a protected area through the middle
of the site with limited area outside of steep slopes, which would limit buildable area to a maximum 25-
foot width on one side of the buffer and less than 25 feet on the other. These restrictions would prevent
any reasonable commercial development from occurring consistent with the site's zoning and other
developed properties in the immediate area.
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 indicates that the proposed work within the buffer area will result in a paved area (parking
lot), with stormwater runoff directed to a biofiltration swale and then to an existing conveyance pipe. The
variance will permit extension of the existing stormwater conveyance pipe approximately 120 feet north of
its current location, to culvert the existing onsite watercourse. Prior to receiving construction permits, the
applicant will be required to demonstrate that removal of the natural detention provided by the wetland will
not contribute to future downstream problems or flooding, and that the proposed stormwater pipe
connection and the downstream system have sufficient capacity to serve the entire basin (future
conditions) and build-out (reference proposed Plat Conditions #5 and 6).
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:
A parking lot is a permitted land use in the CA zone per RMC 4-2-070K. The project will be consistent
with relevant development regulations in all other aspects. The applicant indicates that approval of the
variance request would allow reasonable development of the site consistent with that allowed to other
property owners, given the topographical limitations of the site and required buffers.
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. The parking lot will be limited to the south side of
the parcel adjacent to existing development, which will minimize disturbance to undeveloped areas that
would result from further extension of stormwater piping and placement of additional impervious road
surface.
H. RECOMMENDA TION:
Staff recommends approval of the Rainier Ave. Mixed-Use South Parking Lot, Project File No. LUA-04-
093, ECF, SA-A, and the associated variance, Project File No. LUA05-133, V-H, 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 December 28, 2005.
SitePLN_rpt.doc.doc
City of Renton PIBIPW Department
RAINIER AVE. MIXED-USE S. PARKING LOT (SITE PLAN & VARIANCE)
PUBLIC HEARING OA TE: MARCH 14, 2006
Prl-ary Report to the Hearing Examiner
LUA04-093 AND LUA05-133
Page 11 of 11
2. The applicant shall provide detailed landscape and lighting plans that shows 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.
3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control
Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and to submit a
Construction Mitigation Plan for review and approval by the Development Services Division, prior to
issuance of construction permits.
4. The applicant shall submit a final wetland mitigation plan that complies with the Determination of Non-
Significance -Mitigated, issued on December 28, 2005. The final plan shall include a five-year
monitoring schedule for mitigation, with a maximum 10% cover of invasive plant species during the
monitoring period. Per code requirements, wetland mitigation shall be conducted and shown to be
successful for 12 months prior to proposed wetland fill impacts. The final plan shall include a detailed
grading plan including at least two cross-sections through the wetland creation/restoration area, and a
requirement that a qualified wetland biologist be present during grading of that area. As fill soils are
removed, if the original wetland soils are revealed and found to be at an acceptable elevation for future
wet/and conditions, the grading plan will be field modified as approved by the wetland biologist in order
to replicate original conditions as closely as possible.
5. A drainage analysis and design for this project is required to meet the standard of the 1990 King County
Surface Water design manual. The report submitted with the application utilized a method for design of
the bio-swale contained in the Department of Ecology 2002 manual. Approval of the construction plan
is conditioned upon the applicant's demonstration that this method is equal or better than the King
County 1990 design criteria for water quality facilities. The analysis shall also demonstrate that removal
of the natural detention provided by the South Wetland area to be filled will not contribute to future
downstream problems or flooding.
6. The preliminary design submitted with the application shows a 24" pipe connection to the downstream
system. Prior to issuance of construction permits, the applicant shall provide additional analysis and
verification to confirm that the proposed connection and the downstream 24" system, have enough
capacity for the entire basin (future conditions) at build-out.
7. 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.
EXPIRATION PERIODS:
Site Plan Approvals (SA): Two (2) years from the final approval (signature) date.
SitePLN_rpt.doc.doc
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CITY OF RENTON, Kr.IQ CO\.MY, WASHINaTON
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TO em STAlCDARDI DllPAIl'I'tIdNT 0.. pwuo WOR.U :: == GRADING Ic DRAINAOE PLAN C4.0 2
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