HomeMy WebLinkAboutD_Report_Admin_QuendallLakefront_Binding_Site_Plan_FINALDEPARTMENT OF COMMUNITY
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D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 30, 2024
Project File Number: PR24-000072
Project Name: Quendall Lakefront Binding Site Plan Amendment
Land Use File Number: LUA24-000143, BSP-A
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Robert Cugini, PO Box 359, Renton, WA 98057
Contact: Campbell Mathewson, CMRE Partners, 11647 NE 8th St, Bellevue, WA 98005
Project Location: 4505 Ripley Ln N, Renton, WA 98056 (APN 2924059002)
Project Summary: The applicant is requesting an Administrative Binding Site Plan Amendment to divide
the 30.4-acre parcel into five (5) parcels to facilitate environmental clean-up under
the direction of the U.S. Environmental Protection Agency (EPA). Quendall Lakefront
(aka Quendall Terminals) is located at 4505 Ripley Ln N (APN 2924059002), near the
I-405 Exit 7. The vacant property is in the Commercial Office Residential Zone (COR)
land use designation and the Commercial Office Residential Zone (COR) zone. The
site is located within Lake Washington Reach C, the Shoreline High Intensity
Designation, and contains wetlands and approximately 1,583 linear feet (1,583’) of
shoreline along Lake Washington. The Superfund site will undergo
cleanup/remediation prior to redevelopment. Additional information is available at
www.epa.gov/superfund/quendall-terminals. Master Plan Review, Binding Site Plan,
Shoreline Substantial Development Permit, and Environmental (SEPA) Review were
completed under LUA09-151. The proposed Amended Binding Site Plan does not
include any onsite or offsite construction or development. Any future development
would be subject to future permitting.
Site Area: 30.40 acres
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 2 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
B. EXHIBITS:
Exhibit 1: Administrative Report
Exhibit 2: Binding Site Plan
Exhibit 3: Project Narrative
Exhibit 4: King County Wastewater Treatment Division Comment Letter, dated August 19, 2024
Exhibit 5: City Response to King County Wastewater Comments, dated August 22, 2024
Exhibit 6: Public Comments from Sherry and Robert Cline, dated August 22, 2024
Exhibit 7: City Response to Mr. and Ms. Cline, dated August 22, 2024
Exhibit 8: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Robert Cugini
PO Box 359
Renton, WA 98057
2. Zoning Classification: Commercial Office Residential (COR)
3. Comprehensive Plan Land Use Designation: Commercial Office Residential (COR)
4. Existing Site Use: The project site is currently vacant.
5. Critical Areas: The site is located within Lake Washington Reach C,
the Shoreline High Intensity Designation, and contains
wetlands and approximately 1,583 linear feet (1,583’)
of shoreline along Lake Washington. A high seismic
hazard area and sensitive slopes are also mapped
onsite.
6. Neighborhood Characteristics:
a. North: Virginia Mason Athletic Center (VMAC). Commercial Office Residential (COR)
Comprehensive Plan Designation; COR Zoning District
b. East: Former Pan Abode Site and I-405. COR Comprehensive Plan Designation; COR Zoning
District
c. South: Barbee Mill Residential Development. Residential High Density (RHD) Comprehensive
Plan Designation; Residential-10 (R-10) Zoning District
d. West: Lake Washington
7. Site Area: 30.40 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 3 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
Annexation N/A 1791 09/09/1959
Master Plan Review,
Binding Site Plan,
Shoreline Substantial
Development Permit, and
Environmental (SEPA)
Review
LUA09-151 N/A 06/12/2017
Shoreline Exemption LUA16-000001 N/A 01/13/2016
Shoreline Exemption LUA16-000581 N/A 08/05/2016
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton.
b. Sewer: Sewer service is provided by the City of Renton.
c. Surface/Storm Water: There are no surface water facilities on the project site.
2. Streets: The site accesses Ripley Lane N (Seahawks Way).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-090: Shoreline Master Program Regulations
c. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-230: Binding Site Plans
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 4 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July 25,
2024. The application was determined complete on August 6, 2024. The project complies with the 120-
day review period.
2. Master Plan Review, Binding Site Plan, Shoreline Substantial Development Permit, and Environmental
(SEPA) Review were completed under LUA09-151. The proposed Amended Binding Site Plan does not
include any onsite or offsite construction or development.
3. The project site is located 4505 Ripley Ln N, Renton, WA 98056 (APN 2924059002).
4. The project site is currently vacant.
5. Access to the site would be provided via Ripley Ln N (aka Seahawks Way).
6. The property is located within the Commercial Office Residential (COR) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Office Residential (COR) zoning classification.
8. The proposed Amended Binding Site Plan would not result in any development activities, and thus, no
tree removal or grading would occur.
9. The site is located within Lake Washington Reach C, the Shoreline High Intensity Designation, and
contains wetlands and approximately 1,583 linear feet (1,583’) of shoreline along Lake Washington. A
high seismic hazard area and sensitive slopes are also mapped onsite.
10. One public comment email (Exhibit 6) was received during the 14-day public comment period. The
comment email requested information regarding the status of the environmental cleanup occuring on
the project site. Staff responded to the public comment in Exhibit 7.
11. One agency comment letter (Exhibit 4) was received from the King County Wastewater Treatment
Division during the 14-day public comment period. The agency letter discloses that there is an existing
King County Wastewater facility within the vicinity of the project site and requests additional information
regarding how the proposed project may impact the existing facility. Staff responded to King County in
Exhibit 5.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by 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 this report.
13. Comprehensive Plan Compliance: The site is designated Commercial Office Residential (COR) on the
City’s Comprehensive Plan Map. The purpose of the COR designation is to transform properties into
compact, mixed-use developments that act as City gateways, through master planning and coordinated
design. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all
conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 5 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
✓ Policy L-30: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
✓
Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce
amount and velocity of run-off, and provide for wildlife habitat.
✓ Policy L-54: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
✓
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
14. Zoning Development Standard Compliance: The purpose of the Commercial Office Residential Zone
(COR) is to provide for a mix of intensive office, hotel, convention center, and residential activity in a
high-quality, master-planned development that is integrated with the natural environment. Commercial
retail and service uses that are architecturally and functionally integrated are permitted. Also,
commercial uses that provide high economic value may be allowed if designed with the scale and
intensity envisioned for the COR Zone. The scale and location of these sites will typically denote a gateway
into the City and should be designed accordingly. The proposal is compliant with the following
development standards, as outlined in Renton Municipal Code (RMC) 4-2-120.B, if all conditions of
approval are met:
Compliance COR Zone Develop Standards and Analysis
✓
Lot Dimensions: There are no minimum lot, width or depth requirements in the COR
zone.
Staff Comment: The proposed Amended Binding Site Plan would result in the creation
of five (5) parcels (Exhibit 2). Parcel A would have an area of approximately 342,336
sq. ft., Parcel B would have an area of approximately 418,947 sq. ft., Parcel C (a
shoreline parcel) would have an area of approximately 62,264 sq. ft., Parcel D (a
shoreline parcel) would have an area of approximately 54,795 sq. ft., and Parcel E (a
submerged lands parcel) would have an area of approximately 446,098 sq. ft.
Compliance
not yet
demonstrated
Setbacks: The minimum front, side, and rear yard setbacks would be determined
through site plan review.
Staff Comment: The proposed Amended Binding Site Plan does not include a
development proposal at this time. Setbacks for future development would be
determined at a later date during the site plan review process. See further discussion
below under FOF 16 and FOF 17 regarding critical areas and shoreline setbacks,
respectively.
Compliance
not yet
demonstrated
Building Standards: The maximum lot coverage for buildings in the COR zone is 65%
of total lot area or 75% if parking is provided within the building or within a parking
garage, provided these standards may be modified with an approved Master Plan.
Staff Comment: No development or construction is proposed as a result of the
Amended Binding Site Plan. Compliance with this requirement would be verified at a
later date with a future development proposal.
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 6 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
Compliance
not yet
demonstrated
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot (10’)
landscape strip along all public street frontages. Minimum planting strip widths
between the curb and sidewalk are established according to the street development
standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be
planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one (1) street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width
of the planting strip and the presence or lack of overhead power lines; provided, the
Administrator and City arborist shall each retain the right to reject any proposed
cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree
List.
b. Street trees shall have a minimum caliper of two inches (2") and be planted pursuant
to the standards promulgated by the City, which may require root barriers, structured
soils, or other measures to help prevent tree roots from damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and
the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be permitted or
required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right-of-way including, but not limited to,
underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and
driveways; such spacing standards are identified in the City’s Approved Tree List.
Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one (1)
tree per thirty lineal feet (30’) of street frontage.
b. Shrubs at the minimum rate of one (1) per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 square feet of
landscaping per parking space, 51 and 99 spaces shall provide 25 square feet of
landscaping per parking space, and 100 or more spaces shall provide 35 square feet of
landscaping per parking space. Any interior parking lot landscaping area shall be sized
to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be
dispersed throughout the parking area and shall include a mixture of trees, shrubs,
and groundcover as follows:
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 7 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses. At least one (1) tree for every six (6)
parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one (1) per twenty (20) square feet of
landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be
deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation.
d. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: In accordance with RMC 4-4-070C.2.e, those alterations or small
additions determined by the Community and Economic Development Administrator
not to warrant improvements to the entire site are exempt from compliance with the
adopted landscaping regulations. The proposed Amended Binding Site Plan does not
include any proposed construction or development. Compliance with the landscaping
regulations would be verified at a later date under a future development proposal.
Compliance
not yet
demonstrated
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 8 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
adjacent to critical areas and their associated buffers; and significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: No trees are proposed to be removed as no development or
construction is proposed as a result of the proposed Amended Binding Site Plan.
Compliance with the tree retention regulations would be verified at a later date under
a future development proposal.
Compliance
not yet
demonstrated
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall
be enclosed so as to be screened from public view.
Staff Comment: No development or construction is proposed as a result of the
Amended Binding Site Plan. Compliance with the screening standards would be verified
at a later date under a future development proposal.
Compliance
not yet
demonstrated
Refuse and Recycling: All new developments for cottage housing, multi-family
residences, commercial, industrial, and other nonresidential uses shall provide on-site
refuse and recyclables deposit areas and collection points for collection of refuse and
recyclables in compliance with RMC 4-4-090.
Staff Comment: No development or construction is proposed as a result of the
Amended Binding Site Plan. Compliance with the refuse and recycling standards would
be verified at a later date under a future development proposal.
Compliance
not yet
demonstrated
Parking: The construction of new buildings or structures are subject to the compliance
with the parking regulations (RMC 4-4-080).
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
Staff Comment: No development or construction is proposed as a result of the
Amended Binding Site Plan. Compliance with the parking regulations would be verified
at a later date under a future development proposal.
Compliance
not yet
demonstrated
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: No development or construction is proposed as a result of the
Amended Binding Site Plan. Compliance with the bicycle parking regulations would be
verified at a later date under a future development proposal.
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 9 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
Compliance
not yet
demonstrated
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No development or construction is proposed as a result of the
Amended Binding Site Plan. Compliance with the fence and retaining wall standards
would be verified at a later date under a future development proposal.
15. Design Standards: The project site is mapped within the Urban Design District ‘C’ overlay. No
development or construction is proposed as a result of the Amended Binding Site Plan, compliance with
the Urban Design Regulations (RMC 4-3-100) would be verified at a later date under a future
development proposal.
16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
✓
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers.
Staff Comment: The project site is located within a high seismic hazard area and is
mapped with sensitive slopes (slopes with grades between 25 and 40 percent).
However, as the proposal includes no construction or development, it is not anticipated
that the proposed Amended Binding Site Plan would adversely impact the sensitive
slopes and/or the high seismic hazard area.
✓
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 10 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
Category IV 50 ft. n/a
Staff Comment: As discussed in the submitted project narrative (Exhibit 3), the site
includes wetlands that are discussed in the underlying SEPA documents for Quendall
Terminals (LUA09-151). The proposed Amended Binding Site Plan would not disturb any
wetlands. Further, the Quendall site has received a Superfund designation from the U.S.
Environmental Protection Agency (EPA) and is required to undergo
cleanup/remediation prior to redevelopment. As such, any impact to wetlands will be
remedied as part of the EPA cleanup/remediation process. Additional information is
available in the underlying SEPA documents on file at the City of Renton or at
www.epa.gov/superfund/quendall-terminals. Finally, this Amended Binding Site Plan
does not propose construction and, hence, will not impact any wetlands.
17. Shoreline Master Program: Project sites which are located within two-hundred feet (200’) of designated
shorelines are required to comply with the Shoreline Master Program (RMC 4-3-090). The proposal is
consistent with the Shoreline Master Program, if all conditions of approval are complied with:
Compliance Shoreline Analysis
✓
Shoreline: Within the High Intensity environment designation, a one-hundred-foot
(100’) vegetation conservation buffer is required. For water-dependent uses, the
buffer and associated building setback shall be the maximum determined by the
specific needs of the water-dependent use and shall not apply to a structure housing
any other use. Buildings related to water-oriented uses may be established closer to
OHWM only in cases where the buffer is modified in accordance with RMC 4-3-090F.1,
Vegetation Conservation provided that in no case shall buildings be located closer than
fifty feet (50') from OHWM. When the buffer is one hundred feet (100'), the required
building setback shall be zero feet (0'). Where the buffer is reduced per RMC 4-3-
090F.1, the required building setback may be reduced to within seventy-five feet (75')
of the OHWM.
Staff Comment: The project site is located along the shoreline of Lake Washington,
Reach C, and is within the High Intensity environment designation. The proposed
Amended Binding Site Plan includes no construction or development. Compliance with
the Shoreline Master Program regulations for future development would be determined
at a later date.
18. Binding Site Plan: An optional process for the division of land classified for industrial, commercial, or
mixed use zones CN, CV, CA, CD, CO, COR, UC, IL, IM, and IH through a binding site plan as authorized in
chapters 58.17 and 64.34 RCW. This method may be employed as an alternative to the subdivision and
short subdivision procedures. The applicant has applied for an Amended Binding Site Plan per RMC 4-7-
230B.1.a. and is located in the COR zone. The proposal is compliant with the binding site plan standards
if all conditions of approval are met.
Compliance Subdivision Regulations and Analysis
✓
Legal Lots: The site that is subject to the binding site plan shall consist of one or more
contiguous, legally created lots. Lots, parcels, or tracts created through the binding
site plan procedure shall be legal lots of record. The number of lots, tracts, parcels,
sites, or divisions shall not exceed the number of lots allowed in the applicable zoning
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 11 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
district. New nonconforming lots shall not be created through the binding site plan
process.
Staff Comment: The subject parcel is a legally created lot of record and all proposed
lots would comply with the minimum lot standards of the zone as shown in FOF 14,
Zoning Development Standard Compliance above.
✓
Commercial or Industrial Property: The site is located within a commercial, industrial,
or mixed-use zone.
Staff Comment: The site is located in the COR zone, which is a commercial zone.
✓
Zoning Code Requirements: Individual lots created through the binding site plan shall
comply with all of the zoning code requirements and development standards of the
underlying zoning district.
a. New Construction: The site shall be in conformance with the zoning code
requirements and development standards of the underlying zoning district at the
time the application is submitted.
b. Existing Development: If the site is nonconforming prior to a binding site plan
application, the site shall be brought into conformance with the development
standards of the underlying zoning district at the time the application is
submitted. In situations where the site cannot be brought into conformance due
to physical limitations or other circumstances, the binding site plan shall not make
the site more nonconforming than at the time a completed application is
submitted.
c. Under either new construction or existing development, applicants for
binding site plan may propose shared signage, parking, and access if they are
specifically authorized per RMC 4-4-080 and 4-4-100, and other shared
improvements as authorized in other sections of the City’s development
standards.
Staff Comment: No construction or development is proposed at this time under this
Amended Binding Site Plan. Compliance with signage, parking, and access would be
reviewed at a later date when a future development application is submitted. See
previous discussion above under Zoning Development Standard Compliance, FOF 14.
✓
Building Code Requirements: All building code requirements have been met per RMC
4-5-010.
Staff Comment: No construction or development is proposed at this time under this
Amended Binding Site Plan. Compliance with building code requirements would be
reviewed at a later date when a future development application is submitted.
✓
Infrastructure Provisions: Adequate provisions, either on the face of the binding site
plan or in a supporting document, have been made for drainageways, alleys, streets,
other public ways, water supplies, open space, solid waste, and sanitary wastes, for
the entire property covered by the binding site plan.
Staff Comment: Access to the site would be provided via Ripley Lane N (Seahawks
Way). Access easements are shown on the face of the Amended Binding Site Plan for
existing water and wastewater facilities. No construction or development is proposed
at this time. Compliance with access and utility infrastructure would be reviewed at a
later date when a development application is submitted to the City for review.
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 12 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
✓
Access to Public Rights-of-Way and Utilities: Each parcel created by the binding site
plan shall have access to a public street, water supply, sanitary sewer, and utilities by
means of direct access or access easement approved by the City
Staff Comment: Access to the future developable parcels would be provided via Ripley
Lane N (Seahawks Way). At this time, no development is proposed. Compliance with
access and utility requirements would be reviewed at a later date when a development
application is submitted to the City for review.
✓
Shared Conditions: The Administrator may authorize sharing of open space, parking,
access, signage and other improvements among contiguous properties subject to the
binding site plan and the provisions of RMC 4-4-080 and RMC 4-4-100. Conditions of
use, maintenance, and restrictions on redevelopment of shared open space, parking,
access, signage and other improvements shall be identified on the binding site plan
and enforced by covenants, easements or other similar properly recorded mechanism.
Staff Comment: No construction or development is proposed at this time under this
Amended Binding Site Plan. Compliance with open space, parking, access, signage and
other construction related improvements would be reviewed at a later date when a
future development application is submitted.
Compliant if
conditions of
approval are
met
Future Development: The binding site plan shall contain a provision requiring that any
subsequent development of the site shall be in conformance with the approved and
recorded binding site plan.
Staff Comment: The provided Binding Site Plan Amendment does not contain a
provision for requiring subsequent development of the site to be in conformance with
the approved and recoded Amended Binding Site Plan. As such, staff recommends
compliance with this standard as a condition of approval.
Compliance
not yet
demonstrated
Dedication Statement: Where lands are required or proposed for dedication, the
applicant shall provide a dedication statement and acknowledgement on the binding
site plan.
Staff Comment: No development is proposed with this Amended Binding Site Plan. Any
requirements for right-of-way dedication would be reviewed at a later date under a
future development application.
✓
Suitable Physical Characteristics: A proposed binding site plan may be denied because
of flood, inundation, or wetland conditions, or construction of protective
improvements may be required as condition of approval.
Staff Comment: No development is proposed with this Amended Binding Site Plan.
Compliance with critical area regulations and any associated protective improvements
would be reviewed at a later date under a future development application.
✓
Required Improvements:
1. Improvements: The following tangible improvements shall be provided for, either
by actual construction or a construction schedule approved by the City and bonded by
the applicant, before a binding site plan may be recorded: grading and paving of
streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and
storm sewers, street lights, water mains and street name signs, together with all
appurtenances thereto to specifications and standards of this Code, approved by the
Department and in accordance with other standards of the City. A separate
construction permit will be required for any such improvements, along with associated
engineering plans prepared per the City Drafting Standards.
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 13 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
2. Phasing of Improvements: To satisfy these requirements, the Administrator is
authorized to impose conditions and limitations on the binding site plan. If the
Administrator determines that any delay in satisfying requirements will not adversely
impact the public health, safety or welfare, the Administrator may allow requirements
to be satisfied prior to issuing the first building permit for the site, or prior to issuing
the first building permit for any phase, or prior to issuing a specific building’s certificate
of occupancy, or in accordance with an approved phasing plan, or in accordance with
plans established by a development agreement or as otherwise permitted or required
under City Code.
Staff Comment: As previously discussed above, this Amended Binding Site Plan does
not propose any construction or development. This proposed amendment was
submitted to facilitate environmental cleanup under the direction of EPA and future
development which would be subject to future permits. The southern approximately
one-half of the site (Parcel B and Shoreline Parcel D) would be remediated first with
completion expected in 2026. Remediation on the northern approximately one-half of
the site (Parcel A and Shoreline Parcel C) is expected to be completed in 2028.
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: No new development is proposed. The proposed subdivision is not
anticipated to generate additional service needs from the Police Department or Renton
Regional Fire Authority.
✓
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: See previous discussion under Binding Site Plan, FOF 18.
✓ Water: See previous discussion under Binding Site Plan, FOF 18.
✓ Sanitary Sewer: See previous discussion under Binding Site Plan, FOF 18.
I. CONCLUSIONS:
1. The subject site is located in the Commercial Office Residential (COR) Comprehensive Plan designation
and complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Commercial Office Residential (COR) zoning designation and complies
with the zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 14.
3. The proposed Binding Site Plan Amendment complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 16.
4. The proposed Binding Site Plan Amendment complies with the Shoreline Master Program provided the
applicant complies with City Code and conditions of approval, see FOF 17.
5. The proposed Binding Site Plan Amendment Amendment complies with the subdivision regulations as
established by City Code and state law, provided all advisory notes and conditions are complied with, see
FOF 18.
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 14 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
6. There are adequate public services and facilities to accommodate the proposed Binding Site Plan
Amendment Amendment, see FOF 18.
J. DECISION:
The Quendall Lakefront Binding Site Plan Amendment, File No. LUA24-000143, BSP-A, as depicted in Exhibit 2,
is approved and is subject to the following conditions:
1. The Binding Site Plan Amendment shall contain a provision requiring that any subsequent development
of the site shall be in conformance with the approved and recorded Amended Binding Site Plan.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on October 30, 2024 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Robert Cugini
PO Box 359
Renton, WA 98057
Campbell Mathewson
CMRE Partners
11647 NE 8th St
Bellevue, WA 98005
TRANSMITTED on October 30, 2024 to the Parties of Record:
Sherry & Robert Cline
4267 Williams Ave N
Renton, WA 98056
M. Carter Case
1000 N 42nd Pl
Renton, WA 98056
Emmeline Aquino
King County Wastewater Treatment Division
KCWTD_otheragencyplanning@kingcounty.gov
Annie Christopher
U.S. EPA, Region 10
Christopher.Anne@epa.gov
Anna Laird
U.S. EPA, Region 10
Laird.Anna@epa.gov
TRANSMITTED on October 30, 2024 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Clark Close, Current Planning Manager
Nate Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
10/30/2024 | 4:06 PM PDT
City of Renton Department of Community & Economic Development
Quendall Lakefront Binding Site Plan Amendment
Administrative Report & Decision
LUA24-000143, BSP-A
Report of October 30, 2024 Page 15 of 15
D_Report_Admin_QuendallLakefront Binding Site Plan_FINAL
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on November 13, 2024. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, (425) 430-6510.
EXPIRATION: The Binding Site Plan Amendment decision will expire five (5) years from the date of decision.
Additional time extensions beyond the five (5) year time period may be granted by the Administrator if the
applicant can show need caused by unusual circumstances or situations which make it unduly burdensome to file
the binding site plan within the five (5) year time period. The applicant must file a written request with the
Administrator for this additional time extension; this request must be filed at least thirty (30) days prior to the
expiration date. The request must include documentation as to the need for the additional time period.
Additional time extensions may be granted in not greater than one-year increments, up to a maximum of two (2)
years pursuant to RMC 4-7-230.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Quendall Lakefront Binding Site Plan
Amendment
Land Use File Number:
LUA24-000143, BSP-A
Date of Report
October 30, 2024
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Campbell Mathewson
CMRE Partners
11647 NE 8th St, Bellevue,
WA 98005
Project Location
4505 Ripley Ln N, Renton,
WA 98056
The following exhibits are included with the Admin report:
Exhibit 1: Administrative Report
Exhibit 2: Binding Site Plan
Exhibit 3: Project Narrative
Exhibit 4: King County Wastewater Treatment Division Comment Letter, dated August 19, 2024
Exhibit 5: City Response to King County Wastewater Comments, dated August 22, 2024
Exhibit 6: Public Comments from Sherry and Robert Cline, dated August 22, 2024
Exhibit 7: City Response to Mr. and Ms. Cline, dated August 22, 2024
Exhibit 8: Advisory Notes
Docusign Envelope ID: BC7DE485-CA4D-4887-B5BE-803B2060B6A0