HomeMy WebLinkAboutPlanning _ Development Committee - 12 May 2025 - Agenda - Pdf
CITY OF RENTON
AGENDA - Planning & Development Committee
Meeting
4:00 PM - Monday, May 12, 2025
7th Floor Council Conference Room/Videoconference
1. COMPREHENSIVE PLAN – TRANSPORTATION ELEMENT UPDATE
a) Presentation
2. SW 41ST STREET REZONE FROM COMMERCIAL OFFICE TO COMMERCIAL
ARTERIAL
a) AB - 3824 Community & Economic Development Department staff recommends
concurrence with the Hearing Examiner's recommendation to approve a rezone of the
property located at 101 SW 41st St (APN 3926800040) from Commercial Office (CO) to
Commercial Arterial (CA) zoning.
b) Presentation
3. EMERGING ISSUES IN CED
If you would like to attend this week's meeting remotely, you can do so by going to
https://us02web.zoom.us/j/86997277667?pwd=VU9Wb3ZRSCtvM2lOTy9ybUZwZmQ0dz09
Zoom Meeting ID: 869 9727 7667, Passcode: 749418
You can call through Zoom at (253) 215-8782 and use the Meeting ID.
City of Renton Transportation
Element Update
May 12, 2025
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Overview & Background
Completed to date
•Comprehensive Plan Public Outreach: June 2023-Jan 2024 (CED)
•Transportation-related Public Outreach: July 2023 – June 2024 (PW)
•Notice to Proceed and Transportation Element Kick off: May 2024 (PW)
•Draft Comprehensive Plan reviewed by PSRC, Dept of Commerce,
WSDOT: June-October 2024 (CED)
•Public Hearing and Adoption of Comprehensive Plan with Draft
Transportation Element: December 2024 (CED)
•Begin 2025 Comprehensive Plan Amendment to resolve PSRC
remaining comments: January 2025 (CED and PW)
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Public and Stakeholder Outreach
•TE considers outreach from 2024 Comprehensive Plan activities: citywide
survey, Hazen HS youth forum
•TE considers outreach from PW activities and previous studies: Safer Access
to Neighborhood Destinations youth engagement, Comprehensive
Walkway Plan online and in-person engagement
•June 2024 Planning Commission and public comment period
•Council committee feedback
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•Local agency comp plans should assess impacts to its road
network resulting from the land-use growth assumptions
•Forecast traffic conditions to ensure that infrastructure
planning aligns with population growth
•Multimodal levels of service standards for all roads and
transit routes in the local network need to be established
and forecasted
•Long term financial plan demonstrating that projects are
financially feasible and sustainable
•One of the most technical chapters of the Comprehensive
Plan
Level of
Service and
Mode Split
Travel
forecasting and
MMLOS targets
10-20 year
Transportation
Improvement
Plan
Growth Management Act and PSRC Require:
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Comments Received
Mapped inventories of existing facilities
Travel forecasting and land use assumptions
Multiyear Financing Plan
Mode split goals for regional growth center and citywide
Ensure mobility choices for people with special needs, youth, older adults,
lower incomes and disabilities
From PSRC and Dept. of Commerce
From WSDOT
Include level of service analysis for WSDOT facilities
Incorporate principles of Complete Streets on WSDOT facilities
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Tasks Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.
1 Project Management
2 Priorities & Laying the Groundwork
3 Public/Stakeholder Outreach, City Council & Planning Commission Staff Schedule as Needed
4 Data collection, Existing conditions, Travel demand & Operations model setup
5 Multimodal Level of Service Policies & Networks
6 Project Prioritization, Selection, Costing, Funding Identification, and Policies Update
7 Document Production
Project Schedule (2025)
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AB - 3824
City Council Regular Meeting - 05 May 2025
SUBJECT/TITLE: SW 41st St Rezone from Commercial Office to Commercial Arterial
RECOMMENDED ACTION: Refer to Planning & Development Committee
DEPARTMENT: Community & Economic Development Department
STAFF CONTACT: Jill Ding, Senior Planner
EXT.: 6598
FISCAL IMPACT SUMMARY:
There would be no impacts to the city budget for this rezone as no development is associated with the
requested rezone.
SUMMARY OF ACTION:
The applicant, William Millhollin, Northwest Permits, is requesting a site specific rezone not requiring a
comprehensive plan amendment to change the existing zoning from Commercial Office (CO) to Commercial
Arterial (CA).
On March 18, 2025, the Hearing Examiner held a public hearing and issued a recommendation to approve the
rezone, File No. LUA24-000281, on April 9, 2025, which is being forwarded to City Council for a final
decision.
The CA zone provides for a wide variety of retail sales, services, and other commercial activities along high-
volume traffic corridors.
The requested rezone is intended to accommodate expanded retail use types to align with the current use
demand of the neighborhood.
EXHIBITS:
A. Issue Paper
B. Hearing Examiner Recommendation
C. Maps
B. Rezone Ordinance
STAFF RECOMMENDATION:
Staff recommends concurrence with the Hearing Examiner's recommendation that Council approve the rezone
of the property located at 101 SW 41st St, Renton, WA 98057 (APN 3926800040) from Commercial Office
(CO) to Commercial Arterial (CA).
AGENDA ITEM #2. a)
DEPARTMENT OF COMMUNITY &
ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 5, 2025
TO: James Alberson, Jr., Council President
Members of Renton City Council
CC: Armondo Pavone, Mayor
FROM: Gina Estep, Communitiy & Economic Development
Administrator, x6619
STAFF CONTACT: Jill Ding, Senior Planner, x6598
SUBJECT: SW 41st St Rezone (LUA24-000281, ECF, R)
ISSUE:
Should Council authorize the Mayor and the City Clerk to rezone the property at 101
SW 41st St (APN 3926800040) from Commercial Office (CO) to Commercial Arterial
(CA)?
RECOMMENDATION:
The Hearing Examiner recommends that Council authorize the Mayor and City Clerk
to approve the rezone of the property located at 101 SW 41st St, Renton, WA 98057
(APN 3926800040) from Commercial Office (CO) to Commercial Arterial (CA).
BACKGROUND:
The applicant, William Millhollin, Northwest Permits, is requesting a site specific
rezone not requiring a comprehensive plan amendment to change the existing zoning
from Commercial Office (CO) to Commercial Arterial (CA). The Hearing Examiner
held a public hearing on March 18, 2025 to consider the matter and issued a
recommendation to approve the rezone, File No. LUA24-000281, on April 9, 2025,
which is being forwarded to City Council for a final decision. The purpose of the
Commercial Arterial zone (CA) is to evolve from “strip commercial” linear business
districts to business areas characterized by enhanced site planning and pedestrian
orientation, incorporating efficient parking lot design, coordinated access, amenities
and boulevard treatment with greater densities. The CA zone provides for a wide
variety of retail sales, services, and other commercial activities along high-volume
traffic corridors. Residential uses may be integrated into the zone through mixed-use
buildings. The requested rezone is intended to accommodate expanded retail use
types to align with the current use demand of the neighborhood. The proposed rezone
is not associated with a proposed development at this time. The project site is
AGENDA ITEM #2. a)
James Alberson, Jr., Council President, Members of Renton City Council
Page 2 of 2
05/05/2025
https://cityofrentonwa-my.sharepoint.com/personal/msaelee_rentonwa_gov/documents/desktop/agenda bill/ab -
sw 41st st rezone/issue paper - sw 41st st rezone.docx
located within the Employment Area (EA) Comprehensive Plan Land Use
Designation.
ATTACHMENTS:
Hearing Examiner Recommendation (Attachment A), dated April 9, 2025, vicinity
map, aerial map, current zoning map, and proposed zoning map showing the
proposed rezone parcel (Attachment B).
FISCAL IMPACT:
There would be no impacts to the city budget for this rezone as no development is
associated with the requested rezone.
CONCLUSION:
Council should authorize the Mayor and City Clerk to rezone the property at 101 SW
41st St (APN 3926800040) from Commercial Office (CO) to Commercial Arterial (CA).
cc: Matt Herrera, Planning Director
Clark Close, Current Planning Manager
Angie Mathias, Long Range Planning Manager
AGENDA ITEM #2. a)
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_SW 41st Rezone_HEX_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: March 18, 2025
Project File Number: PR24-000002
Project Name: SW 41st St Rezone
Land Use File Number: LUA24-000281, ECF, R
Project Manager: Jill Ding, Senior Planner
Owner: Kana Properties, LLC, 101 SW 41st St, Renton, WA 98057
Applicant/Contact: William Millhollin, Northwest Permit, 1026 SW 151st St, Burien, WA 98166
Project Location: 101 SW 41st St, Renton, WA 98057 (APN 3926800040)
Project Summary: The applicant is requesting a recommendation from the Hearing Examiner for
a site specific rezone not requiring a comprehensive plan amendment to
change the existing zoning from Commercial Office (CO) to Commercial
Arterial (CA). The Hearing Examiner’s recommendation would then be
forwarded to City Council for a final decision. The purpose of the Commercial
Arterial zone (CA) is to evolve from “strip commercial” linear business
districts to business areas characterized by enhanced site planning and
pedestrian orientation, incorporating efficient parking lot design, coordinated
access, amenities and boulevard treatment with greater densities. The CA
zone provides for a wide variety of retail sales, services, and other commercial
activities along high-volume traffic corridors. Residential uses may be
integrated into the zone through mixed-use buildings. The requested rezone is
intended to accommodate expanded retail use types to align with the current
use demand of the neighborhood. The proposed rezone is not associated with
a proposed development at this time. The project site is located within the
Employment Area (EA) Comprehensive Plan Land Use Designation. No
change in the existing vehicular access points are proposed. The project site
is mapped within a high seismic hazard area.
Site Area: 59,417 sq. ft. (1.36 acres)
AGENDA ITEM #2. a)
City of Renton Department of Community & Economic Development
SW 41st St Rezone
Staff Report to the Hearing Examiner
LUA24-000281, ECF, R
Report of March 18, 2025 Page 2 of 7
SR_SW 41st Rezone_HEX_FINAL
B. EXHIBITS:
Exhibits 1-3: As shown in the Environmental Review Committee (ERC) Report
Exhibit 4: Staff Report to the Hearing Examiner
Exhibit 5: SEPA Determination of Non-Significance (DNS)
Exhibit 6: Duwamish Tribe Comments
Exhibit 7: Staff Response to Duwamish Tribe
Exhibit 8: Project Narrative and Rezone Justification
Exhibit 9: Vicinity Maps
C. GENERAL INFORMATION:
1. Owner(s) of Record: Kana Properties, LLC
101 SW 41st St
Renton, WA 98057
2. Zoning Classification: Commercial Office (CO)
3. Comprehensive Plan Land Use
Designation:
Employment Area (EA)
4. Existing Site Use: The site is currently developed with an existing
15,104 square foot multi-tenant retail building.
5. Critical Areas: The project site is mapped within a seismic hazard
area.
6. Neighborhood Characteristics:
a. North: Burger King and Car Max, Employment Area (EA) Comprehensive Plan Designation
and Commercial Arterial (CA) zone
b. East: Automotive Repair, Employment Area (EA) Comprehensive Plan Designation and
Commercial Arterial (CA) zone
c. South: Office Park, Employment Area (EA) Comprehensive Plan Designation and
Commercial Office (CO) zone
d. West: Office Park, Employment Area (EA) Comprehensive Plan Designation and
Commercial Office (CO) zone
7. Site Area: 59,417 sq. ft. (1.36 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 6153 12/09/2024
Zoning N/A 6154 12/09/2024
Annexation (S 180th) N/A 1745 04/19/1959
AGENDA ITEM #2. a)
City of Renton Department of Community & Economic Development
SW 41st St Rezone
Staff Report to the Hearing Examiner
LUA24-000281, ECF, R
Report of March 18, 2025 Page 3 of 7
SR_SW 41st Rezone_HEX_FINAL
Conditional Use (RCCG
King's Court Church)
LUA18-000696 N/A 03/15/2019
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service would be provided by the City of Renton. There is an existing twelve-inch
(12”) water main to the north of the site within SW 41st St. There is an existing eight-inch (8”)
watermain located along the east side of the project site. There is an existing eight-inch (8”)
watermain located within the abutting property to the west of the project site.
b. Sewer: Sewer service would be provided by the City of Renton. There an existing twenty-seven-
inch (27”) King County sewer main located along the east property boundary with an existing six-
inch (6”) sewer stub connecting to the existing building.
c. Surface/Storm Water: There are existing private storm drainage facilities located onsite.
2. Streets: The project site fronts on SW 41st St along the north property line. SW 41st St is classified as
a Collector Arterial with an existing right-of-way (ROW) width of approximately 84 feet (84’). The
project site fronts on East Valley Road along the east property line. East Valley Road is classified as
a Collector Arterial with an existing ROW width of approximately 81 feet (81’).
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-010 Zones and Map Designations Established
b. Section 4-2-020: Purpose and Intent of Zoning Districts
c. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
d. Section 4-2-120: Commercial Development Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Permits – Specific
a. Section 4-9-180 Rezone Process
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
AGENDA ITEM #2. a)
City of Renton Department of Community & Economic Development
SW 41st St Rezone
Staff Report to the Hearing Examiner
LUA24-000281, ECF, R
Report of March 18, 2025 Page 4 of 7
SR_SW 41st Rezone_HEX_FINAL
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
December 19, 2024 and determined the application complete on January 15, 2025. The project
complies with the 170-day review period for a Type IV permit.
2. The project site is located at 101 SW 41st St, Renton, WA 98057 (APN 3926800040).
3. The project site is currently developed with an existing 15,104 square foot multi-tenant retail
building.
4. Access to the site would remain in its current configuration. There is currently one curb cut off of SW
41st St and one curb cut off of East Valley Rd.
5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
6. The site is located within the Commercial Office (CO) zoning classification.
7. The site is mapped within a high seismic hazard area.
8. Staff received one (1) agency comment email from the Duwamish Tribe (Exhibit 6) after the
completion of the 14-day public comment period. Staff responded to the Duwamish Tribe’s
comment in Exhibit 7.
9. No other public or agency comments were received.
10. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), on February 10, 2025 the Environmental Review Committee issued a Determination of
Non-Significance (DNS) for the SW 41st St Rezone (Exhibit 5). A 14-day appeal period commenced on
February 10, 2025 and ended on February 24, 2025. No appeals of the threshold determination have
been filed.
11. Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed rezone. 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.
12. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. Employment Areas provide a significant economic development and
employment base for the City. Maintain a variety and balance of uses through zoning that promotes
the gradual transition of uses on sites with good access and visibility to more intensive comm ercial
and office uses. The proposal is compliant with the following development standards if all conditions
of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal LU-K: Cultivate an energetic business environment and commercial activity
to provide a range of service, commercial, and mixed-use residential uses that
enhance the City’s employment and tax base along arterial streets and in
Countywide and Regional Growth Centers.
✓
Goal LU-M: Encourage a mix of industrial, high technology, office, and commercial
activities in Employment Areas to strengthen Renton’s employment base and spur
economic growth.
✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
AGENDA ITEM #2. a)
City of Renton Department of Community & Economic Development
SW 41st St Rezone
Staff Report to the Hearing Examiner
LUA24-000281, ECF, R
Report of March 18, 2025 Page 5 of 7
SR_SW 41st Rezone_HEX_FINAL
13. Rezone Criteria: The applicant is requesting a rezone to change the existing zoning from
Commercial Office (CO) to Commercial Arterial (CA). Pursuant to RMC 4-9-180D, site specific
rezone requests no requiring an amendment to the Renton Comprehensive Plan shall be reviewed in
an open public hearing held before the Hearing Examiner. Following the close of the public hearing,
the Hearing Examiner provides a written recommendation to the City Council for final approval. The
CA zone provides for a wide variety of retail sales, services, and other commercial activities along
high-volume traffic corridors. The requested rezone is intended to accommodate expanded retail
use types to align with the current use demand of the neighborhood. The proposed rezone is not
associated with a proposed development at this time. The rezone property is located within the
Employment Area (EA) Comprehensive Plan land use designation, which is implemented by the CO
and CA zones. The proposal is compliant with the following rezone criteria, pursuant to RMC 4-9-
180F.2, if all conditions of approval are met:
Compliance Rezone Criteria
✓
a. The rezone has merit and value for the community, and will not adversely
affect public health, safety, and welfare.
Staff Comment: The applicant contends that the proposed rezone would have
merit and value for the community, and would not adversely affect public health,
safety, and welfare by providing broader retail opportunities than presently exist
under the current CO zoning (Exhibit 8). Additionally, appropriate zoning
designations are intended to protect the welfare, safety, and health of the public,
as well as, allowing for uses that result in an appropriate and best use of the land.
On the subject property, the applicant contends that the best use would be retail.
Further, retail businesses contribute to the City’s tax base and increase resources
of public services and infrastructure.
Staff concurs that the requested rezone has merit and would provide value for the
community without adversely impacting the public health, safety, and welfare. The
proposed rezone from CO to CA would be appropriate for the project site as the
project site is currently developed with an existing multi-tenant retail building and
is not developed with offices. The requested rezone would allow for a broader
range of retail uses on the project site that are currently permitted under the CO
zone. There are adequate public services and facilities available to accommodate
any increased demands created by the proposed rezone.
✓
b. The rezone will not be materially detrimental to the uses or properties
located in the immediate vicinity thereof.
Staff Comment: The applicant contends that the proposed rezone would not be
materially detrimental to the uses of properties in the immediate vicinity thereof.
Moreover, many of the neighboring properties are already zoned CA, which is
compatible with the remaining CO zoned parcels.
Staff concurs, that the requested rezone would not be materially detrimental to the
uses or properties located within the immediate vicinity. The adjacent properties
to the north and east are currently zoned CA and the existing building located on
the project site is currently occupied with a multi-tenant retail building. There are
no stand-alone office uses located on the site that would warrant the existing CO
zoning designation.
Furthermore, the rezone is anticipated to increase traffic, as retail use generally
generates more traffic than office use. However, it is not anticipated that the
AGENDA ITEM #2. a)
City of Renton Department of Community & Economic Development
SW 41st St Rezone
Staff Report to the Hearing Examiner
LUA24-000281, ECF, R
Report of March 18, 2025 Page 6 of 7
SR_SW 41st Rezone_HEX_FINAL
proposed rezone would create any level of service problems or exceed public
service and infrastructure capacity within the immediate vicinity.
✓
c. Since the original zoning or most recent rezone of the subject property,
conditions affecting the subject property have substantially changed as a
result of, but not limited to, public improvements or permitted private
development.
Staff Comment: The applicant contends that since the CO zone was established
for the subject property, conditions affecting the subject property have
substantially changed due to the dramatic reduction in demand for o ffice space
since the pandemic, especially office space in retail strip mall.
Staff concurs that the conditions have changed since the original zoning of the
subject property to CO. The project site is currently developed with a multi-tenant
retail building, the CA zoning designation would allow for a broader range of retail
uses within the existing retail building than the current CO zoning designation
would allow.
✓
d. The property subject to rezone was not specifically considered for a rezone
at the time of the last area land use analysis and area zoning.
Staff Comment: The subject property was not considered for a rezone at the time
of the last area land use analysis and area rezoning, and specifically was not
considered with its neighboring parcels in Ordinance 5832.
✓
e. The characteristics of development upon the land subject to the rezone
application are compatible with the purpose and intent of the proposed zone
as well as the zone-specific policy of the proposed zone, as provided by the
Comprehensive Plan.
Staff Comment: The applicant contends that the characteristics of development
upon the land subject to the rezone application are compatible with the purpose
and intent of the proposed zone as well as the zone-specific policy of the proposed
zone, as provided by the Comprehensive Plan. More specifically, the entire area is
identified as an Employment Area land use designation in the Comprehensive
Plan, which is expressly compatible with CA zoning.
Staff concurs that the existing development on the subject property would be
compatible with the purpose and intent of the proposed CA zoning designation. As
previously discussed, the project site is currently developed with an existing multi-
tenant retail building. The proposed CA zoning designation would allow for a
broader range of retail uses that could be permitted within the individual tenant
spaces.
✓
f. The rezone does not conflict with the governing Community Plan, if one was
adopted for the Community Planning Area in which the property subject to the
rezone is located.
Staff Comment: The subject property is located in the Valley Community Plan area,
and no governing Community Plan has been adopted. Therefore, the rezone does
not conflict with any governing Community Plan.
AGENDA ITEM #2. a)
City of Renton Department of Community & Economic Development
SW 41st St Rezone
Staff Report to the Hearing Examiner
LUA24-000281, ECF, R
Report of March 18, 2025 Page 7 of 7
SR_SW 41st Rezone_HEX_FINAL
I. CONCLUSIONS:
1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 12.
2. The proposed rezone complies with the Rezone Criteria as established by City Code, see FOF 13.
J. RECOMMENDATION:
Staff recommends approval of the SW 41st St Rezone, File No. LUA24-000281, ECF, R, as depicted on the
Site Plan (Exhibit 2).
AGENDA ITEM #2. a)
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
SW 41st St Rezone
Land Use File Number:
LUA24-000281, ECF, R
Date of Hearing
March 18, 2025
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
William Millhollin
Northwest Permit
1026 SW 151st St, Burien,
WA 98166
Project Location
101 SW 41st St, Renton,
WA 98057 (APN
3926800040)
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-3: As shown in the Environmental Review Committee (ERC) Report
Exhibit 4: Staff Report to the Hearing Examiner
Exhibit 5: SEPA Determination of Non-Significance (DNS)
Exhibit 6: Duwamish Tribe Comments
Exhibit 7: Staff Response to Duwamish Tribe
Exhibit 8: Project Narrative and Rezone Justification
Exhibit 9: Vicinity Maps
AGENDA ITEM #2. a)
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Exhibit 4
Proposed Zoning
SW 41st St Rezone
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CITY OF RENTON, WASHINGTON
ORDINANCE NO. ________
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING THE CITY’S
2024 ZONING MAP OF A CERTAIN PROPERTY WITHIN THE CITY OF RENTON (101
SW 41ST ST; KING COUNTY PARCEL NO. 3926800040) FROM COMMERCIAL
OFFICE (CO) TO COMMERCIAL ARTERIAL (CA), AUTHORIZING CORRECTIONS,
PROVIDING FOR SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the Council has heretofore adopted and filed Development Regulations and
the Council has implemented and amended the Development Regulations from time to time,
together with the adoption of various codes, reports and records; and
WHEREAS, on January 15, 2025, the City accepted an application from William Millhollin,
Northwest Permit, to amend the City of Renton zoning map to change the zoning classification
of King County Parcel No. 3926800040 (“Subject Property”) from Commercial Office (CO) to
Commercial Arterial (CA); and
WHEREAS, the Subject Property is 59,417 square feet (1.36 acres) in size and is located at
101 SW 41st Street, Renton, WA 98057; and
WHEREAS, pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW
43.21C, 1971 as amended), on February 10, 2025 the Environmental Review Committee issued a
Determination of Non-Significance (DNS) for the zoning map amendment for the subject
property; and
WHEREAS, the subject property is located within the Employment Area (EA)
Comprehensive Plan Land Use Designation, which includes the Commercial Office (CO) and
Commercial Arterial (CA) zoning classifications; and
AGENDA ITEM #2. a)
ORDINANCE NO. ________
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WHEREAS, this matter was duly referred to the Hearing Examiner for investigation and
study, and the matter was considered by the Hearing Examiner; and
WHEREAS, the Hearing Examiner held a public hearing on March 18, 2025, duly
considered all relevant matters, and heard all parties in support or opposition, who issued
Findings of Fact, Conclusions of Law, and a Recommendation on April 9, 2025, and subsequently
forwarded a recommendation to the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
SECTION I. The City Council hereby affirms and adopts the Hearing Examiner Findings
of Fact, Conclusions of Law, and Recommendation, attached hereto as Attachment A.
SECTION II. The official City of Renton Zoning Map is hereby amended as set forth in
page 4 of Attachment B, attached hereto.
SECTION III. If any section, subsection, sentence, clause, phrase, or word of this
ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction,
such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other
section, subsection, sentence, clause, phrase, or word of this ordinance.
SECTION IV. This ordinance shall be in full force and effect five (5) days after publication
of a summary of this ordinance in the City’s official newspaper. The summary shall consist of this
ordinance’s title.
AGENDA ITEM #2. a)
ORDINANCE NO. ________
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PASSED BY THE CITY COUNCIL the day of , 2025.
Jason A. Seth, City Clerk
APPROVED BY THE MAYOR this day of , 2025.
Armondo Pavone, Mayor
Approved as to form:
Shane Moloney, City Attorney
Date of Publication:
CED:25ORD008:04.24.2025
AGENDA ITEM #2. a)
A
ATTACHMENT A
FINDINGS OF FACT, CONCLUSIONS OF LAW AND RECOMMENDATION
HEARING EXAMINER FILE NO. PR24-000002
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BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
SW 41st St. Rezone
Rezone
File No. PR24-000002
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND RECOMMENDATION
Summary
Kana Properties LLC seeks approval of rezone from Commercial Office (CO) to Commercial Arterial
CA) for 1.36 acres located at the southwest corner of the intersection of SW 41st St. and East Valley
Road. It is recommended that the City Council approve the rezone.
The project site is currently developed with an existing 15,104 square foot multi-tenant retail
building. The proposed rezone is not associated with proposed development. Properties to the north
and east are also zoned CA. The Applicant requests the rezone because demand for office space has
substantially decreased since the pandemic. A rezone to CA would broaden the range of retail uses
allowed at the rezone site.
AGENDA ITEM #2. a)
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Testimony
Jill Ding, senior planner, summarized the staff report. William Millhollin, Applicant representative,
noted that the purpose of the rezone was to expand the range of authorized retail uses.
Exhibits
Twelve exhibits as identified in the City staff exhibit list presented during the March 18, 2025 hearing
were admitted into evidence.
FINDINGS OF FACT
Procedural:
1. Applicant. William Millhollin, Northwest Permit, 1026 SW 151st St, Burien, WA 98166.
2. Hearing. A virtual hearing was held on the application at 11:00 am on March 18, 2025 in the
City of Renton Council Chambers.
3. Project Description. Kana Properties LLC seeks approval of rezone from Commercial Office
CO) to Commercial Arterial (CA) for 1.36 acres located at the southwest corner of the intersection of
SW 41st St. and East Valley Road. The requested rezone is intended to accommodate expanded retail
use types to align with the current use demand of the neighborhood. The proposed rezone is not
associated with a proposed development at this time. The project site is currently developed with an
existing 15,104 square foot multi-tenant retail building.
4. Surrounding Uses. The project site is surrounded by office and retail use. Properties to the
north and east are zoned CA and to the south and west are zoned CO.
5. Adverse Impacts. There are no significant adverse impacts associated with the proposal. On
February 10, 2025 the Environmental Review Committee issued a Determination of Non-
Significance (DNS) for the rezone (Exhibit 5). The proposed rezone will enable a wider range of
retail uses, which in turn could increase trip generation. The proposal fronts two collector arterials --
SW 41st St along the north property line and East Valley Road along the east property line. As such,
it is will located for enhanced retail use. As outlined in the staff report, the project site is fully served
by all necessary utilities, including water, sewer and stormwater. The project site is mapped within a
seismic hazard area. The City’s critical area regulations will mitigate against any impacts arising
from the hazard area for any proposed redevelopment. The property is also surrounded on two sides
by properties zoned with the requested CA zoning designation and so is compatible with surrounding
development.
6. Changed Circumstances. Conditions have substantially changed since the property was zoned
CO. The applicant notes that there has been a dramatic reduction in demand for office space since
the pandemic, especially office space in retail strip mall. The project site is currently developed with a
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REZONE - 3
CAO VARIANCE - 3
multi-tenant retail building. The CA zoning designation would allow for a broader range of retail
uses within the existing retail building than the current CO zoning designation would allow.
Conclusions of Law
1. Authority. The hearing examiner is required to hold a hearing and issue a recommendation to
the City Council on site specific rezones.
RMC 4-8-080(G) classifies site specific rezones not necessitating a comprehensive plan amendments
as a Type IV application. Type IV applications require a hearing and recommendation from the
hearing examiner with final approval by the City Council.
2. Zoning/Comprehensive Plan. The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. It’s zoning is CO.
3. Review Criteria. Rezone criteria are set by RMC 4-9-180F.2. Those criteria are quoted
below in italics and applied via corresponding conclusions of law.
RMC 4-9-180F.2a. The rezone has merit and value for the community, and will not adversely affect
public health, safety, and welfare;
4. Criterion met. The rezone will serve to expand the range of retail uses authorized at a
location that is suited for the proposal. In this regard it adds value to the community. As determined
in Finding of Fact No. 5 it also creates no significant adverse impacts and so will not adversely affect
public health, safety and welfare.
RMC 4-9-180F.2b. The rezone will not be materially detrimental to the uses or properties located in
the immediate vicinity thereof;
5. Criterion met. As determined in Finding of Fact No. 5 the proposal creates no significant
adverse impacts and so will not be materially detrimental to the uses and properties located in the
immediate vicinity.
RMC 4-9-180F.2c. Since the original zoning or most recent rezone of the subject property,
conditions affecting the subject property have substantially changed as a result of, but not limited to,
public improvements or permitted private development;
6. Criterion met. The criterion is met for the reasons identified in Finding of Fact 6.
RMC 4-9-180F.2d. The property subject to rezone was not specifically considered for a rezone at
the time of the last area land use analysis and area zoning;
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7. Criterion met. The criterion is met. The subject property was not considered for a rezone at
the time of the last area land use analysis and area rezoning, and specifically was not considered with
its neighboring parcels in Ordinance 5832.
RMC 4-9-180F.2e. The characteristics of development upon the land subject to the rezone
application are compatible with the purpose and intent of the proposed zone as well as the zone-
specific policy of the proposed zone, as provided by the Comprehensive Plan; and
8. Criterion met. The criterion is met. The proposed CA zone, like the current CO zone, is an
implementing zone of the underlying Employment Area comprehensive plan land use map
designation per pages 12 and 13 of the Comprehensive Plan. One of the purposes of the CA zone is
to provide for “a wide variety of retail sales, services, and other commercial activities along high-
volume traffic corridors” per RMC 4-2-020N. The existing multi-tenant building at the rezone site,
bordered by two primary arterials, is well suited to accommodate this type of use.
RMC 4-9-180F.2f. The rezone does not conflict with the governing Community Plan, if one was
adopted for the Community Planning Area in which the property subject to the rezone is located.
9. Criterion met. The subject property is located in the Valley Community Plan area and no
governing Community Plan has been adopted. Therefore, the rezone does not conflict with any
governing Community Plan.
RECOMMENDATION
It is recommended that the City Council approve Rezone File No. PR24-000002 for the reasons
identified in the conclusions of law above.
DATED this 9th day of April 2025.
City of Renton Hearing Examiner
AGENDA ITEM #2. a)
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
HEARING EXAMINER DECISION
EXHIBITS
Project Name:
SW 41st St Rezone
Land Use File Number:
LUA24-000281, ECF, R
Date of Hearing
March 18, 2025
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
William Millhollin
Northwest Permit
1026 SW 151st St, Burien,
WA 98166
Project Location
101 SW 41st St, Renton,
WA 98057 (APN
3926800040)
The following exhibits are included with the Hearing Examiner Decision:
Exhibits 1-3: As shown in the Environmental Review Committee (ERC) Report
Exhibit 4-9: As shown in the Staff Report to the Hearing Examiner
Exhibit 10: Staff PowerPoint
Exhibit 11: COR Maps, http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps
Exhibit 12: Google Earth, https://www.google.com/earth/
AGENDA ITEM #2. a)
ORDINANCE NO. ________
B
ATTACHMENT B
MAP OF REZONED PROPERTY
AGENDA ITEM #2. a)
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Exhibit 1
Vicinity
SW 41st St Rezone
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CO: Commercial Office
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Exhibit 3
Current Zoning
SW 41st St Rezone
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Exhibit 4
Proposed Zoning
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Legal Description:
LOT 4, KOLL BUSINESS CENTER/RENTON, ACCORDING TO THE PLAT THEROF, RECORDED IN
VOLUME 114 OF PLATS, PAGE(S) 15 AND 16, IN KING COUNTY, WASHINGTON.
AGENDA ITEM #2. a)
SW 41st St Rezone
PLANNING AND DEVELOPMENT COMMITTEE
JILL DING, SENIOR PLANNER
MAY 12, 2025
LUA24 -000281
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Brief Description
The applicant is requesting a recommendation from the Hearing Examiner for a site-specific rezone.
The project site is zoned CO.
The proposed zoning is CA.
The project site is approx. 1.36 acres.
The project site is currently developed with an existing 15,104 square foot multi-tenant retail building.
The project site is surrounded by office and retail uses and is bordered by two arterial streets.
The proposed CA zoning designation allows for a broader range of retail uses.
The proposed rezone is not associated with a development proposal.
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Brief Description
The Environmental Review
Committee issued a SEPA
Determination of Non-
Significance (DNS) on February
10, 2025.
A Public Hearing was held
before the Hearing Examiner on
March 18, 2025.
The Hearing Examiner issued a
recommendation of approval
on April 9, 2025.
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The proposal is consistent with
relevant Comprehensive Plan Land
Use for the Employment Area Land
Use Designation;
The proposal is compliant with all 6 of
the Rezone criteria; and
The proposed rezone is not
anticipated to create any level of
service problems or exceed public
service and infrastructure capacity
within the immediate vicinity.
Rezone Analysis
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Recommendation
The Hearing Examiner recommends that Council authorize the Mayor and City Clerk to approve the rezone of the property located at 101 SW 41st St, Renton, WA 98057 (APN 3926800040) from Commercial Office (CO) to Commercial Arterial (CA) and that the Ordinance be presented to Council for first reading.
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