HomeMy WebLinkAboutC_LUA25-000207_On Hold Letter_250829_v1September 8, 2025
Homero Nishiwaki,
3631 36th Ave W,
Seattle, WA 98199
SUBJECT: "On Hold" Notice
Monroe Apartments Mixed Use/ LUA25-000207
Dear Mr. Nishiwaki,
The Planning Division of the City of Renton accepted the above master application for review on August 22, 2025.
Upon review of the application, staff has determined that additional information is necessary in order to proceed
further.
The following information will need to be addressed and resubmitted before December 4, 2025 in order to
continue the review of the above subject application:
1.The plan set appears to have inconsistent information across a few of the plan sheets. To eliminate
confusion, please revise the plan set and supporting documents accordingly ensuring all relevant details
are accurate and consistent throughout.
2.The information listed on the Density Worksheet does not align with the information shown in the plan
set. The plan set shows a greater amount of right-of-way dedication than what is indicated on the Density
Worksheet, which results in a lot density exceeding 20 dwelling units per net acre. Please revise the
Density Worksheet to accurately reflect the right-of-way dedication shown on the plans and/or revise the
plan set accordingly.
3.Monroe Ave NE is a Minor Arterial Street. Per Renton Municipal Code (RMC) 4-6-060, Street Standards,
the minimum right-of-way width for a Collector Arterial with 4 lanes is 91-feet. The project is required to
dedicate 15.5-feet to meet current street standards. The City’s Transportation Department has
reexamined the proposal and determined the existing curbline may stay in place, which would result in a
dedication of 8.5-feet. To move forward with this street layout, please revise the plan set, and request a
Modification addressing the review criteria under RMC 4-9-250, Variance, Waivers, Modifications, and
Alternates. Please beware a Modification request is an additional $299 fee and must be paid prior to
acceptance of the resubmittal.
Recipient
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September 8, 2025
4. The floor area calculations listed on Sheet A1.0, Site Plan Review, are incorrect and were not evaluated
based on the “Floor Area, Net” definition, which is defined as:
The total of all floor area of a building, excluding stairwells, elevator shafts, mechanical equipment
rooms, interior vehicular parking or loading, and all floors below the ground floor, except when
used for human habitation or service to the public.
Please revise the commercial space and parking calculations, which are needed to determine compliance.
5. A full plan set showing all floors was not provided. Please provide floor plans for all levels showing the
area for all commercial spaces and each residential unit.
6. Please provide building elevations for all sides of the building to ensure compliance with the City’s Urban
Design Regulations.
7. According to the Table of Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC)
(RMC 4-2-120A), the building must be setback 15-feet from the property line. Sheet A1.0, Site Plan Review,
shows the first floor setback from the property line 15-feet, but a dashed line representing the placement
of the upper floors is encroaching into the front yard setback. The proposal must either be revised to have
all floors setback 15-feet or a Modification request must be submitted to allow the upper floors to
encroach into the required setback. The request must address the approval criteria outlined in RMC 4-2-
120C.16. The request will be evaluated as part of the review, though approval is not guaranteed.
8. Below is a list of Landscape Requirements that require revisions:
a. RMC 4-4-070.F.1, Street Frontage Landscaping Required: The project is proposing a hardscape
area along the entrance of the site with minimal landscaping. The site must provide a 10-foot-
wide landscape strip along the street frontage. Please revise the proposal.
b. RMC 4-4-070.H.4, Perimeter Parking Lot Landscaping: No landscaping is being proposed around
the parking lot. The project is required to provide landscaping along the perimeter, which must
include at least 4 trees. Please update the proposal to show compliance.
c. RMC 4-4-070.L.3, Plant Material: Newly planted shrubs must be at least a two-gallon container
size at planting. The planting schedule shows some plants being planted at a one-gallon size.
Please revise the proposal accordingly.
d. RMC 4-4-070.I.1, Irrigation Plans: A permanent built-in irrigation system with an automatic
controller for all landscaped areas is required. Please provide a conceptual irrigation plan.
9. Please provide a letter or other documentation from Republic Services conforming the proposed location
of the waste storage can be serviced by waste trucks.
10. Please provide a narrative outlining how the proposal addresses the City’s Urban Design Regulations,
which include but not limited to:
a. Building modulation or articulation on all facades that are at intervals no more than 40-feet;
Recipient
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September 8, 2025
b. Blank wall treatment for walls visible from public streets, sidewalks, or interior pedestrian
pathways;
c. Building roof line variation;
d. Greater material and color variation along the front façade; and
e. Pathways within parking areas that are differentiated by material or texture.
11. Please address the concerns and requested corrections in the attached letter from the Washington State
Department of Ecology, dated September 25th, 2025.
At this time, your project has been placed “on hold” pending receipt of the requested information. The maximum
time for resubmittal shall be within ninety (90) days of this notice. Please contact me at (425) 430 -7288 if you
have any questions.
Sincerely,
Valerie Porter
Senior Planner
Enclosure: Washington State Department of Ecology, dated September 5, 2025
cc: Pedro Aguilar / Owner(s)
Party(ies) of record
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
Northwest Region Office
PO Box 330316, Shoreline, WA 98133-9716 • 206-594-0000
September 5, 2025
Valerie Porter, Senior Planner
Planning Division
City of Renton
1055 S Grady Way, 6th Floor
Renton, WA 98057
Re: Monroe Apartments Mixed Use
File# LUA25-000207, Ecology SEPA# 202503533
Dear Valerie Porter:
Thank you for the opportunity to provide comments on the State Environmental Policy Act
(SEPA) notice of application utilizing the optional determination of nonsignificance (ODNS/NOA)
process for the Monroe Apartments Mixed Use project. Based on review of the checklist
associated with this project, the Department of Ecology (Ecology) has the following comments:
Section B, Environmental Elements; Subsection 7, Environmental Health.
The proposed project is located on Roy Browns Auto Service site (cleanup site ID 15220, facility
site ID 83912947). The property has been used as a gas station and automotive repair shop
from 1950’s to 1990. Facilities during the operation included three gasoline underground
storage tanks (USTs), one waste oil UST, below-grade hydraulic lift systems, floor drains, paint
booths, and an oil-water separator. The three gasoline USTs were reportedly removed in 1990.
It is not clear if the waste oil UST, the oil-water separator, and the hydraulic lifts are still present
at the property.
Limited soil sampling was conducted around the exterior of the building on the property. A
limited area of heavy-oil impacted soil was found near a catch basin and drain line in the
southwest exterior of the building. Approximately 58 tons of the impacted soil were removed
from this area in 2020. The site has subsequently received a No Further Action (NFA)
determination from Ecology in July 2020. No groundwater was reportedly encountered to a
depth of 30 feet below ground surface.
Valerie Porter
September 5, 2025
Page 2
However, Ecology’s 2020 NFA determination only applies to the heavy oil impacted soil near
the catch basin on the southwest corner of the property. No soil sampling was conducted
within the footprint of the building. In addition, it does not appear to be s ufficient soil sampling
conducted near the former fueling system and the oil water separator.
Please update the SEPA checklist with the cleanup site information. Because of the historical
operation on the property, it is possible that contamination and/or underground facilities might
be encountered during excavation. Therefore, Ecology recommends adding the following
information:
• Plans to remove underground facilities and structures if encountered during excavation,
such as USTs, oil-water separators, hydraulic lifts, etc. The plan should include
procedures of proper notification to Ecology and local jurisdictions, soil and/or
groundwater sampling, and reporting. Please refer to Ecology’s underground storage
tank regulation Chapter 173-360A WAC for UST removal requirements.
• Mitigation plans for the management of potential contaminated soil encountered during
excavations. The plan should include the detailed procedure of soil sampling,
containment, and disposal at a permitted facility.
• Mitigation measures to address hazardous waste operations worker training,
health/safety plan, and site control requirements, per Chapter 296-843 WAC.
• If contamination is encountered during the excavation and construction, Ecology
recommends working with us, such as applying into Ecology’s voluntary cleanup
program (VCP), so Ecology can provide technical assistance and guidance on the
contamination cleanup for the project.
Thank you for considering these comments from Ecology. If you have any questions or would
like to respond to these comments, please contact Jing Song from the Toxics Cleanup Program
at (425) 229-2565 or by email at jing.song@ecy.wa.gov.
Sincerely,
Kelli Price
SEPA Coordinator
Sent by email: Valerie Porter, vporter@rentonwa.gov
Uploaded to the City of Renton’s online comment portal
ecc: Jing Song, Ecology