HomeMy WebLinkAboutJ_Supplemental Modification re refuse, recycling, and bicycle parking 4.13.23 1
SOUNDERS FC AT LONGACRES
Modification Request: Refuse/Recycling and Bicycle Parking
April 12, 2023
Background: On January 12, 2023, the City of Renton Hearing Examiner approved a site plan,
conditional use permit, and street modification for the Seattle Sounders FC and associated teams
into the Longacres Office Park at 1901 Oakesdale Ave. SW, Renton, WA 98057 (the “Final
Decision”). The Final Decision included 12 conditions. On April 6, 2023, the City of Renton
approved a minor modification to the Final Decision’s approved site plan (LUA23-000103, MOD).
The minor modification includes the Final Decision’s conditions identified in the Hearing
Examiner decision.
Sounders FC and Unico Properties are preparing and submitting permit applications consistent
with the Final Decision. Submitted permit applications include a grade/fill permit for g round
improvements and a building permit for tenant improvements at Building 25-20. Forthcoming
applications will include a fence variance and building permit and a maintenance shed building
permit. In addition to this work, Unico Properties continues to prepare a Master Plan for the
broader Longacres Campus. The Final Decision identified this master planning effort as an
appropriate basis for modifying/deferring certain code requirements.1
Pursuant to RMC 4-9-250, this modification application addresses (1) refuse/recycling and (2)
bicycling parking that responds to the 15 items identified in the City of Renton’s modification
checklist.
1. Waiver Form. This applicatfon tracks the City of Renton’s Modificatfon Submittal
Requirements form.
2. Land Use Permit Application Form. Please see the attached applicatfon form.
3. Fees. The applicant will pay the fee via credit card. Please phone Julia Reeve at
206.552.4381 for payment.
4. Project Narrative. The project narratfve remains unchanged from the initfal applicatfon,
associated Final Decision, and the site plan minor modificatfon. This modificatfon addresses
recycling / refuse and bicycle parking :
a. Refuse/Recycling. Final Decision Condition #4 requires “632 SF of recycling and
1,264 SF of refuse deposit areas, or a modification from these requirements …”
Sounders FC and Unico Properties propose to modify the refuse/recycling
standards to be consistent with the existing refuse/recycling area in existing
Building 25-20. The modified refuse/recycling area is identified in Exhibit A. For
trash collection, recycling/refuse is moved to the loading area located to the east
of Building 25-20 accessed via the southernmost Oakesdale curb cut fronting the
1 Final Decision, p. 22, condition 11.
2
structure. This modification request responds to Responding to RMC 4-4-090 and
Final Decision Condition #4.
b. Bicycle Parking. Defer the provision of 16 bicycle parking spaces untfl the
completfon of the broader Longacres Master Plan. This modificatfon request
responds to Responding to RMC 4-4-080F.11.a and Final Decision Conditfon 5.
5. Justification for the Modification Request. The City of Renton Code authorizes the
director to approve modificatfon requests if there are practfcal difficultfes in carrying out the
provisions of the City’s zoning code. To approve the modificatfon request, the Director must find
that (1) the strict letter of the code is impractfcal, (2) that the intent and purpose of the governing
land use designatfon of the comprehensive plan is met, and (3) that modificatfon is in conformity
with the intent and purpose of the code. The City must also find that the modificatfon satfsfies
criteria a-e in the RMC 4-9-250D.2. The City’s handout for modificatfons adds a sixth criterion.
Impractical
a. Refuse/Recycling. Compliance to today’s standards would require new and costly
improvements to an existfng structure. Building 25-20 is a legal nonconforming structure
that has had the same recycling/refuse area since it was constructed.2 The existfng
recycling/refuse area has adequately served a fully tenanted building for decades. It is
impractfcal to expand the existfng refuse/recycling area when there is no demonstrated
need to expand this area.
b. Bicycle Parking. The proposal is to defer the bicycle parking during the ongoing Longacres
master planning process. This deferral will allow Unico Propertfes and the City to
thoughtiully locate bicycle parking so that its locatfon does not work at cross-purposes
with the master planning efforts and vision.
Intent of the Comprehensive Plan
a. and b. Refuse/Recycling/Bicycle Parking. The property’s comprehensive plan land use
designation is Employment Area. As identified in the City’s Staff Report to the Hearing
Examiner: “Employment Areas provide a significant economic development and employment
base for the City.”3 The modification supports a proposal to re-tenant an abandoned Boeing
Headquarters, consistent intent of the intent of the Employment Area comprehensive plan
land use designation.
2 Alternatively, the City could determine that Building 25-20 is a legal nonconforming structure and compliance
with today’s recycling/refuse standards are inapplicable under Ch. 4-10 RMC. Unico Properties does not waive any
legal nonconforming rights associated with Building 25-20 through the submittal of this modification.
3 Staff Report, p. 6 of 33, item 17.
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Intent of the Code
a. Refuse/Recycling. The intent of the code is to have adequate refuse/recycling facilitfes for
commercial structures. As described above, the existfng refuse/recycling area has
adequately served a fully tenanted Building 25-20 for decades.
b. Bicycle Parking. The intent of the code is to provide bicycling parking. Code-compliant
bicycle parking will be provided, but the provision of bicycle parking will be deferred to
align with broader Longacres master planning efforts that are currently underway.
RMC 4-9-250D.2 Approval Criteria
a. Substantially implements the policy direction of the policies a nd objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives;
Response: The project remains the same. The Final Decision found that the proposal is consistent
with the City’s comprehensive plan, development regulations, and design standards.4 Testimony
before the Hearing Examiner and the Final Decision specifically contemplated a modification to
allow existing recycling/refuse areas to satisfy the City’s applicable standards. The quantity of
bicycle parking is not modified, only the timing for the provision of bicycle parking.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
Response: No engineering judgment is necessary. As described above, the existing
refuse/recycling areas are adequate. Bicycle parking will be provided, although the provision of
the bicycling parking will be deferred to align with the ongoing master planning efforts.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
Response: As shown in the previously submitted site map, the proposal’s location is relatively
isolated, bordered by Oakesdale and other Unico Properties holdings. The refuse/recycling area
has proven to be sufficient for decades. The bicycle parking will be deferred, which will have no
impact to other properties in the vicinity.
d. Conforms to the intent and purpose of the Code;
Response: See intent/purpose of the code analysis above.
4 Final Decision at p. 16-17.
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e. Can be shown to be justified and required for the use and situation intended ;
Response: See analysis re “impractical” above.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Response: The proposal was analyzed under SEPA. The City used its code and SEPA authority to
mitigate any impacts. Maintaining Building 25-20’s existing refuse/recycling will have no adverse
impact on other property in the vicinity. Similarly, the deferral of bicycle parking will not create
an adverse impact to other property in the vicinity.
6. Neighborhood Detail Map. No change. Included in initfal submittal.
7. Site Plan. No change. Modified site plan included in LUA23-000103, MOD.
8. Architectural Elevations. No change. Included in initfal submittal.
9. [No #9 in checklist]
10. Biological Assessment / Critical Areas Study. No change. Included in initfal submittal.
11. Utilities Plan. No change. To be addressed with grade/fill permit.
12. Geotechnical Report. No change. Included with grade/fill permit.
13. Wetland Assessment. No change. Included in initfal submittal.
14. Standard Stream or Lake Study. No change.
15. Flood Hazard Data. No change. Included in initfal submittal.