HomeMy WebLinkAboutD_Admin_Report_800 SW 16th Street Parking Lot Expansion_180608.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
Administrative Report 800 SW 16th Street Parking Lot Expansion
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: June 8, 2018
Project Name: 800 SW 16th Street Parking Lot Expansion
Owner: OB Renton Properties, LLC / PO Box 726, Bellevue, WA 98009
Applicant/Contact: Robert McNeill, Barghausen Consulting Engineers, Inc. / bmcneill@barghausen.com
/ 18215 72nd Ave S, Kent, WA 98032
Project File Number: PR18-000157
Land Use File Number: LUA18-000242, CU-A
Project Manager: Clark H. Close, Senior Planner
Project Summary: The applicant is requesting an Administrative Conditional Use Permit for the
proposed expansion of an existing parking field. The project site is located within the
Medium Industrial (IM) zone at 800 SW 16th St. Currently, the existing property is
141,525 square feet (3.25 acres) and contains a 20,476 square foot office building, a
4,824 square foot storage warehouse building, and an 880 square foot 3-bay self-
service car wash. The parcel is occupied by Shuttle Express. No construction is being
proposed for any existing structures. Vehicular access to the existing site is currently
provided at two locations; one via a driveway on SW 16th St and the other via
Raymond Ave SW. The preliminary proposed site plan includes one new driveway
curb cut on SW 16th St, west of the existing access. The proposed project includes
expanding the existing parking lot to the west and south in order to accommodate
Toyota of Renton vehicles as overflow vehicle storage. The total proposed future
paved parking area for Toyota would be approximately 78,150 square feet. The
estimated excavation and fill to complete the construction would include 600 cubic
yards of cut and 600 cubic yards of fill. The applicant is proposing to retain five (5) of
the 17 significant trees on-site. High seismic hazards and a 100-year special flood
hazard area are mapped on the project site.
Project Location: 800 SW 16th Street, Renton, WA 98055 (Parcel No. 3340406430)
Site Area: 141,525 square feet (3.25 acres)
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B. EXHIBITS:
Exhibits 1-9: Addendum to Environmental (SEPA) Review and Exhibits
Exhibit 10: Construction Mitigation Description
Exhibit 11: Trip Generation Memo, dated March 14, 2018
Exhibit 12: Traffic Concurrency Test, dated April 26, 2018
Exhibit 13: Geotechnical Engineering Evaluation, prepared by Nelson Geotechnical Associates,
Inc., dated June 21, 2013
Exhibit 14: Technical Information Report (TIR), prepared by Barghausen Consulting Engineers,
Inc., dated October 20, 2017
Exhibit 15: Preliminary Grading and Drainage Plan
Exhibit 16: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record: OB Renton Properties, LLC
PO Box 726, Bellevue, WA 98009
2. Zoning Classification: Medium Industrial (IM)
3. Comprehensive Plan Land Use Designation: Employment Area (EA)
4. Existing Site Use: Shuttle Express Office Building, Warehouse
Building with Parking Lot
5. Critical Areas: 100-year special flood hazard area, Zone AH and
High Seismic Hazard Area
6. Neighborhood Characteristics:
a. North: I-405, Washington State Department of Transportation (WSDOT) ROW
b. East: Office Building, Employment Area (EA) land use designation and Medium
Industrial (IM) zoning; Vacant Land, EA land use designation and IM zoning
c. South: Office Building/ Warehouse Distribution Building, EA land use designation and
IM zoning
d. West: Office Building, EA land use designation and Commercial Office (CO) zoning
6. Site Area: 3.25 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
Annexation (S 180th) A-002-59 1745 09/06/1901
Fueling and Wash Facility LUA98-156 N/A 10/06/1998
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E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton.
b. Sewer: Wastewater service is provided by the City of Renton.
c. Surface/Storm Water: There is an existing storm drainage system in SW 16th St (see City plan no. SW-
2338). There is an existing drainage ditch and conveyance system on the south end of the property.
2. Streets: SW 16th St is a Collector Arterial St with an existing right-of-way (ROW) width of 60 feet as
measured using the King County Assessor’s Map. There is no existing sidewalk fronting the project site.
There is an existing curb along the project frontages. Raymond Ave SW is classified as a Mixed Use &
Industrial Access Road with an existing ROW width of approximately 60 feet as measured using the King
County Assessor’s Map.
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 4-2-130: Industrial Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-030: Drainage (Surface Water) Standards
b. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March
30, 2018 and determined the application complete on April 5, 2018. The project complies with the 120-
day review period.
2. The project site is located at 800 SW 16th St (Parcel No. 3340406430).
3. The project site is currently developed with multiple existing structures, including an office building,
storage warehouse and car wash. The parcel is occupied by Shuttle Express. No construction is being
proposed for any existing structures. Together the buildings have a combined gross floor area of
approximately 26,180 square feet.
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4. Vehicular access to the existing site is currently provided at two locations: one via a driveway on SW 16th
St and the other via Raymond Ave SW. The preliminary proposed site plan includes one new driveway
curb cut on SW 16th St, west of the existing building.
5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
6. The site is located within the Medium Industrial (IM) zoning classification.
7. There are approximately 17 significant trees located on-site of which the applicant is proposing to retain
a total of five (5) significant trees.
8. The site is mapped with high seismic hazard area and within the 100-year special flood hazard area.
9. The applicant is proposed to expand the existing parking lot to both the west and the south in order to
accommodate Toyota of Renton (“Toyota”) vehicles as overflow vehicle storage. The parking lot
expansion would add 60 additional paved and striped parking spaces (20 for Shuttle Express and 40 for
Toyota).
10. The estimated excavation and fill to complete the construction would include 600 cubic yards of cut
and 600 cubic yards of fill to convert approximately 36,134 square feet of the remaining lawn to
pavement within the site.
11. The applicant is proposing to begin construction in 2018. Construction is anticipated to last
approximately six (6) to eight (8) weeks (Exhibit 10).
12. No public or agency comments were received.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on November 18, 2013 the Environmental Review Committee issued a Determination of Non-
Significance (DNS) for the Shuttle Express Parking Lot (Exhibit 2). A 14-day appeal period commenced
on November 18, 2013 and ended on December 2, 2013. No appeals of the threshold determination
were filed. On May 7, 2018 the Environmental Review Committee issued a SEPA addendum pursuant to
WAC 197-11-600 because the proposed parking lot expansion contained only minor information not
included in the original Determination and there were no additional environmental impacts related to
inclusion of the new information (Exhibit 1). There was no comment period or appeal for the SEPA
addendum.
14. 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 (Exhibit 15).
15. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. The purpose of the EA designation is 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
commercial and office uses. The proposal is compliant with the following Comprehensive Plan Goals and
Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
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Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
16. Zoning Development Standard Compliance: The purpose of the Medium Industrial Zone (IM) is to
provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly,
and warehousing. Uses in this zone may require some outdoor storage and may create some external
emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses
that directly serve the needs of other uses permitted within the district are also allowed zone-wide.
Additionally, within the Employment Area designation, an even wider variety of commercial and service
uses may be permitted. The proposal is compliant with the following development standards, as outlined
in RMC 4-2-130A, if all conditions of approval are met:
Compliance IM Zone Develop Standards and Analysis
See CUP
Analysis, FOF
18
Use: Currently, the 3.25 acre parcel contains a 4,824 square foot storage warehouse
building, a 20,476 square foot office building (occupied by Shuttle Express), an 880
square foot 3-bay self-service car wash, landscaping, and on-site paved parking
(Exhibit 4). No construction would occur on any of the existing structures and the
office building would remain occupied by Shuttle Express.
The proposal would add 60 additional paved and striped parking spaces (20 for Shuttle
Express and 40 for Toyota). The new proposal would convert approximately 36,134
square feet of the remaining lawn to pavement for on-site parking facilities. The new
proposal would add both pervious and impervious on-site paving for vehicular parking.
Impervious paving would be limited to the drive aisles (primarily to address flow
control issues) and pervious pavement would be incorporated into the new parking
areas.
Staff Comment: Vehicle storage is defined as an indoor or outdoor area for parking or
holding of motor vehicles and boats or wheeled equipment for more than seventy-two
(72) hours. In accordance with RMC 4-2-060, vehicle storage is subject to the approval
of an Administrative Conditional Use Permit (CUP). See CUP Analysis below under FOF
18.
N/A
Lot Dimensions: The minimum lot size required in the IM zone is 35,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: Not applicable, no subdivision is being proposed as part of this land
use application.
N/A
Setbacks: The minimum front yard setbacks are 20 feet along principal arterial streets
and 15 feet along other streets, provided for lots adjacent to residentially zoned
properties this setback increases to 50 feet. The minimum secondary front yard
setbacks are 20 feet along principal arterial streets and 15 feet along other streets,
provided for lots adjacent to residentially zoned properties this setback increases to
50 feet. There are no side or rear yard setback requirements, except 50 feet if abutting
a lot zoned residential.
Staff Comment: Not applicable, no change to the building footprints are proposed.
N/A
Building Standards: There are no maximum lot coverage requirements for buildings
in the IM zone. There are no maximum building height requirements in the IM zone.
Staff Comment: Not applicable, no changes are proposed to the building footprints or
building heights.
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Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional 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, are to be located in this area when present. Spacing standards shall be
as stipulated by the Department of Community and Economic Development, provided
there shall be a minimum of one street tree planted per address. Any additional
undeveloped right-of-way areas shall be landscaped unless otherwise determined by
the Administrator.
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. 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:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces
within the lot interior shall be planted.
b. Shrubs at the minimum rate of one 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.
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 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have a minimum width of 5 feet.
A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot
(10') wide fully sight-obscuring landscaped visual barrier, is required along the
common property line where an industrial zoned lot or use is abutting a commercial
zone.
Staff Comment: ROW dedications would be provided in accordance with Renton
Municipal Code, including an 11.5-foot (11.5’) dedication along SW 16th St frontage
and a 4.5-foot (4.5’) dedication along Raymond Ave SW frontage. The applicant would
be responsible for installing street frontage improvements along SW 16th St, which
would include a pavement width of 22 feet (22’) from the centerline, a new 0.5-foot
(0.5’) wide curb, an 8-foot (8’) wide planter strip, an 8-foot (8’) wide sidewalk, street
trees and storm drainage improvements. The applicant requested a waiver of frontage
improvements along Raymond Ave SW as part of the previously approved land use
application (LUA13-001322), which was approved as part of environmental review.
The previously approved land-use application included a pavement width of 22 feet
(22’) from the centerline, a new 0.5-foot (0.5’) curb, 8-foot (8’) planter strip, 5-foot (5’)
sidewalk, street trees and storm drainage improvements. The preliminary civil
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construction plans would need to be updated and submitted as part of the Civil
Construction Permit Application.
All parking lots require a minimum ten feet (10’) wide perimeter landscape strip within
the first 10 feet (10’) of the property. All storage outside storage lots also require a
minimum ten-foot (10') wide landscaped strip between the property lines along public
ROWs and the fence. The landscaping must be of size and variety so as to provide an
eighty percent (80%) opaque screen along SW 16th St. For recommended condition of
approval for opaque screening, see FOF 16 Zoning Development Standard Compliance:
Screening.
Within the site, a 10-foot (10’) wide fully sight-obscuring landscaped visual barrier
along the west property line and tree retention on Raymond Ave SW would be
provided. A total of 56 new trees (two inches (2") in diameter or 6 feet in height), 210
shrubs, and ground cover are proposed to be planted as part of the project
improvements (Exhibit 8).
The parking lot expansion would add 60 parking spaces, which would require 25
square feet of interior parking lot landscaping per parking space for a total of 1,500
square feet of interior planting within the new parking lot. Altogether, the applicant is
proposing ten (10) interior planter islands with approximately 1,782 square feet of
landscaping, complying with the minimum area requirements of the code. In order to
comply with the interior parking lot landscaping area dimensions the applicant would
need to widen several of the proposed planter islands from six feet (6’) to at least eight
feet (8’) eight feet. Additionally, the preliminary landscape plan includes a new 10-foot
(10’) wide landscape buffer along the west property line to minimize the impacts of
the new surface parking lot proposed for vehicle storage. See also FOF 16 Zoning
Development Standard Compliance: Fences.
At the time of civil construction permit submittal, a detailed landscape plan would be
submitted to, and approved by, the Current Planning Project Manager prior to
engineering permit approval. Staff recommends as a condition of approval, that the
applicant provide a final detailed landscape plan to be reviewed and approved by the
Current Planning Project Manager prior to construction permit approval.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent of trees in a commercial development.
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
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: According to the Arborist Report prepared by Washington Forestry
Consultants, Inc. (dated March 5, 2018; Exhibit 7), there are 30 significant trees on the
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Administrative Report 800 SW 16th Street Parking Lot Expansion
property ranging in size from 7.5 to 67 inches (7.5-67”) in diameter at breast height
(DBH). The conditions of the trees range from ‘Very Poor’ to ‘Good’. Most of the
planted trees are in ‘Fair’ or ‘Good’ condition. The native trees are all black cottonwood
(Populus trichocarpa) that are in ‘Poor’ or ‘Very Poor’ condition. The planted tree
species include Katsura (Cercidiphyllum japonicum), Japanese false-cypress
(Chamaecyparis pisifera), paper birch (Betula papyrifera), and mugo pine (Pinus
mugo). The applicant is proposing to retain five (5) of the 17 significant trees on-site.
The Arborist Report includes tree protection measures for saved trees during
construction. Measures include erecting and maintaining a six-foot (6') high chain link
temporary construction fencing around the either drip lines of all retained trees or
along the perimeter of a stand of retained trees. Placards would be placed on fencing
every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if the length of fencing is less than fifty feet (50'). The
combination of tree protection fencing and supervision whenever equipment or trucks
are moving near trees would ensure protection of the saved trees. The applicant is
required to retain 10 percent (10%) of trees in a commercial development and is
proposing retention of 29 percent (29%) of the significant trees, thus complying the
with the minimum tree retention requirements.
Compliant if
condition of
approval is
met
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.
Outside storage lots shall be effectively screened by a combination of landscaping and
fencing along the perimeter per RMC 4-4-120A.
1. Landscaping: A minimum of ten feet (10') landscaped strip is required between the
property lines along public rights-of-way and the fence. The landscaping shall be of
size and variety so as to provide an eighty percent (80%) opaque screen.
2. Fencing: The entire perimeter must be fenced by a minimum of an eight foot (8')
high sight-obscuring fence. Gates may be left unscreened for security purposes.
Staff Comment: No new surface or roof mounted utility equipment is proposed. The
entire site would not be used as outside vehicular storage. The vehicular storage is
proposed to be located within the new pavement areas along the south and west
portions of the lot. In order to comply with the intent of the opaque screen, staff is
recommending as a condition of approval that the applicant install a minimum three
foot (3’) high sight-obscuring landscape perimeter berm with a maximum slope of 3:1
between the back of sidewalk running along SW 16th St and the proposed on-site
parking spaces. If necessary, the perimeter landscape width may need to be widened
beyond the minimum 10-foot (10’) wide strip in order to achieve the overall height and
maximum slope of the identified landscape berm along SW 16th St above the finished
grade of the public sidewalk. See also FOF 16 Zoning Development Standard
Compliance: Landscaping and Fences.
Refuse and Recycling: In office, educational and institutional developments, a
minimum of two (2) square feet per every one thousand (1,000) square feet of
building gross floor area shall be provided for recyclables deposit areas and a
minimum of four (4) square feet per one thousand (1,000) square feet of building
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Compliant if
condition of
approval is
met
gross floor area shall be provided for refuse deposit areas. A total minimum area of
one hundred (100) square feet shall be provided for recycling and refuse deposit
areas.
Staff Comment: All new developments for industrial and other nonresidential uses shall
provide on-site refuse and recyclables deposit areas and collection points for collection
of refuse and recyclables. Based on a total office building area of 20,476 square feet,
a warehouse building of 4,824 square feet and an 880 square foot car wash, the
proposal would require a minimum of 58 square feet of recyclable deposit area and
116 square feet of refuse deposit area for a total combined minimum area of 174
square feet. The proposal does not identify an existing refuse and recyclable deposit
area. Staff recommends as a condition of approval that the applicant provide a
minimum 174 square foot trash enclosure for collection of refuse a recyclables. A
revised site plan showing the required refuse and recyclable deposit area shall be
submitted to the Current Planning Project Manager for review and approval at the
time of civil construction permit review.
Compliant if
condition of
approval is
met
Parking: Parking regulations require that a minimum of 41 and a maximum of 92
parking spaces for the existing office space. Parking regulations require that a
minimum of 5 and a maximum of 7 parking spaces for the existing warehouse building.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
Staff Comment: No new buildings or building additions are proposed. The proposal
would add 60 additional paved and striped parking spaces near the front or southern
portion of the parcel. Each new parking space (not located behind a sight-obscuring
fence or used as vehicle storage) would be required to comply with minimum parking
stall dimension requirements. The completed project would not eliminate any of the
existing parking spaces. Together the vehicle storage and existing office building for
Shuttle Express have a high parking demand. The applicant did not provide a complete
existing parking lot layout with the submitted application. In order to add new parking
stalls in-front of the building, staff recommends as a condition of approval that the
applicant provide a parking analysis that demonstrates compliance with the maximum
number of parking spaces allowed for the existing Shuttle Express uses or submit a
parking modification request to the Current Planning Project Manager for review and
approval at the time of civil construction permit review.
The addition of up to 40 parking spaces for outdoor vehicle storage on-site would be
considered adequate to meet the parking demand for the proposed vehicle storage
land use. See FOF 17, Conditional Use Analysis below for more information.
Compliant if
condition of
approval is
met
Driveways: No driveway shall be constructed in such a manner as to be a hazard to
any existing street lighting standard, utility pole, traffic regulating device, fire hydrant,
abutting street traffic, or similar devices or conditions. The cost of relocating any such
street structure when necessary to do so shall be borne by the abutting property
owner. Said relocation of any street structure shall be performed only through the
department and person holding authority for the particular structure involved.
The minimum site accesses must be a minimum of 125-ft from the intersection for
public streets.
The width of any driveway shall not exceed thirty feet (30').
Maximum slopes for parking lots shall not exceed eight percent (8%) slope.
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There shall be no more than two (2) driveways for each three hundred thirty feet
(330') of street frontage serving any one property or among abutting properties under
unified ownership or control. For each additional one hundred sixty five feet (165') of
street frontage an additional driveway may be allowed.
Staff Comment: The applicant is proposing to retain the existing 20.5-foot (20.5’) wide
driveway located approximately 76 feet (76’) west of Raymond Ave SW. In order to
comply with minimum site access requirements, the applicant would be required to
include a minimum separation distance of 125 feet (125’) from the intersection of
Raymond Ave SW and SW 16th St. The width of the driveways may not exceed thirty
feet (30'). The property frontage width, approximately 422.69 feet (422.69’), would
allow up to two (2) driveways to serve the property from SW 16th St. Staff
recommends, as a condition of approval, that the applicant remove and/or relocate
the existing driveway along SW 16th St to comply with current minimum site access
requirements from the intersection for public streets. A final detailed site plan shall be
submitted for review and approved by the Current Planning Project Manager prior to
construction permit approval.
Compliant if
condition of
approval is
met
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 new retaining walls are proposed as part of the conditional use
permit application.
Vehicular outdoor storage lots are required to provide a minimum of an eight-foot (8’)
high sight-obscuring fence. Gates may be left unscreened for security purposes. The
applicant is proposing a new six-foot (6’) high chain link fence along the western
property boundary. The proposed fence does not comply with code requirements for
design, materials, screening, or height. At the time of civil construction permit
submittal, the proposal would be required to comply with RMC by providing a
perimeter sight-obscuring fence with a minimum height of eight feet (8’) along the
western property boundary and around the remaining sides of the on-site vehicle
storage. The final fence design must not pose a traffic vision hazard. Staff is
recommending as a condition of approval that the southern boundary of the required
eight foot (8') high sight-obscuring perimeter fence for outdoor storage lots shall be
located no closer to SW 16th St than the front face of the Shuttle Express Office
Building. A final landscape plan with a fencing detail shall be submitted to, and
approved by, the Current Planning Project Manager prior to construction permit
approval.
17. 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 Conditional Use Criteria and Analysis
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
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and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: City’s COR mapping system has identified high seismic hazards over
the entire site. No new buildings or structures are proposed as part of the Conditional
Use Permit. A Geotechnical Engineering Evaluation, completed by Nelson Geotechnical
Associates, Inc., (dated June 21, 2013; Exhibit 13), was included with the submitted
application. The Report states that the site has a high liquefaction potential.
Liquefaction is the temporary loss of the shear strength of loose soil deposit due to a
rise in pore water pressures during a seismic event. Based on the soils encountered by
the geotechnical engineer (low permeability silts and silty sand), the liquefaction
potential was determined to be very low for the upper site soils. The Report concludes
that the potential of liquefaction to the site would be minimal.
Compliant if
condition of
approval is
met
Flood Hazard / Floodplain: Development proposals and other alterations shall not
reduce the effective base flood storage volume of the floodplain. If grading or other
activity will reduce the effective storage volume, compensatory storage shall be
created on the site or off the site if legal arrangements can be made to assure that the
effective compensatory storage volume will be preserved over time.
Staff Comment: According to the City’s COR mapping system, a portion of the site lies
within the 100-year FEMA flood boundary. According to the project engineer, the
project has an estimated flood plain boundary elevation of 19.5 feet (19.5’) and an
estimated flood storage volume of 19,930 cubic feet. The proposed project
improvements would increase the floodplain storage volume from 19,930 cubic feet to
20,013 cubic feet. Because the project is located in a designated floodplain, the
applicant must provide a Biological Assessment/Critical Area Study. A biological
assessment/critical area study is a written study that evaluates the proposal, all
probable impacts and risks related to the critical area, and recommends appropriate
mitigation measures to adequately protect the functions and values of the critical area,
and preserve anadromous fish and their habitat. The purpose of this assessment is to
determine whether a proposed action is likely to: (1) adversely affect listed or de-listed
species or designated critical habitat; (2) jeopardize the continued existence of species
that are proposed for listing, or unexpected, new or rare species; or (3) adversely
modify proposed critical habitat. Staff recommends, as a condition of approval, that
the applicant submit a Biological Assessment/Critical Area Study at the time Civil
Construction Permit.
18. Conditional Use Analysis: The applicant is requesting the approval of an Administrative Conditional Use
Permit for the proposed expansion of an existing parking field for outdoor vehicular storage. The proposal
is compliant with the following conditional use criteria, pursuant to RMC 4-9-030. Therefore, staff
recommends approval of the requested Conditional Use Permit, provided all advisory notes and
conditions of approval are complied with.
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances
of the City of Renton.
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Staff Comment: See FOF 15 for Comprehensive Plan and FOF 16 for zoning regulation
compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The applicant contends that the proposal would not result in a
detrimental overconcentration of a particular use, as the parking lot expansion would
serve to support local businesses within adjacent areas designated as either
Employment Area (EA) or as Commercial and Mixed Use (CMU). The applicant
concludes that the site’s relative isolation from major arterials and commercial retail
areas, while remaining accessible via public ROWs to users of the site, makes this
location particularly well-suited for vehicle storage. Staff has reviewed the request and
concurs that the proposed location is suitable for the proposed use. It is anticipated
that the overflow vehicle storage from Toyota, combined with the parking demands of
Shuttle Express, would function adequately along SW 16th St in the industrial area
abutting I-405 ROW.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property.
Staff Comment: The applicant contends that the site already serves as parking for a
number of vehicles on-site and that the installation of additional parking areas would
not result in substantial or undue adverse effects on adjacent properties due to the
proposed perimeter landscaping along the west and south property lines. Staff has
reviewed the request and concurs that there would be no significant adverse impacts
associated with the proposal if the recommended conditions of approval are complied
with. Nor would the project result in substantial or undue adverse effects on adjacent
properties. See also previous discussion above under criterion b.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The applicant contends that the proposed improvements to the site
would be in harmony with the character of the neighborhood and the proposed use is
consistent with the nearby zoning (Medium Industrial (IM) and Commercial Office
(CO)) which features large parking and maneuvering areas for customers and/or
employees. The proposed site improvements would be constructed to Renton
Municipal Code. If all recommended conditions of approval are complied with, staff
concurs that the changes proposal would match the scale and character of the
neighborhood.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends the purpose of the proposed project is to
provide increased parking capacity. The new parking would serve as additional parking
for Shuttle Express and vehicle storage. The proposed use would not impact the
existing available parking spaces for the existing office and industrial warehouse
buildings. Staff has reviewed the proposal and concurs that adequate parking is
available on the project site, if all conditions of approval are met. The proposed use
would be consistent with applicable parking standards, which sets a legislative
standard for adequate parking.
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f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
Staff Comment: The applicant contends that the proposed new use would not
adversely impact available traffic, as identified within the findings of the submitted trip
generation analysis. For improved traffic movements and circulation, the proposal
includes 11.5 feet (11.5’) of ROW dedication along with frontage improvements on SW
16th St, a 4.5 feet (4.5’) of ROW dedication along Raymond Ave SW, and one (1) new
driveway curb cut on SW 16th St (west of the existing building). Driveway regulations
and driveway spacing requirements, associated with the project frontage
improvements on SW 16th St would be designed and constructed to Renton Municipal
Code (Exhibit 15).
A Trip Generation Analysis, prepared by TENW, dated March 14, 2018 was submitted
with the application materials (Exhibit 11). According to the letter, the proposal would
result in roughly 6 PM peak hour trips. The project would be subject to transportation
impact fees at time of building permit for the project.
Staff has reviewed the traffic information submitted and concurs that the proposal is
not likely to adversely impact available traffic. The proposed project passes the City of
Renton Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 12). As a result, the
proposal would provide for safe circulation and adequate traffic mitigation and
facilities. Based upon the test of the citywide Transportation Plan, consideration of
growth levels included in the Level of Service (LOS)-tested Transportation Plan,
payment of a Transportation Mitigation Fees, and an application of site-specific
mitigation, the development would have met City of Renton concurrency
requirements.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The applicant contends that the proposed parking lot expansion would
not result in any long term adverse noise, light, and glare impacts on either the
adjacent public ROWs or adjacent properties. Staff has reviewed the proposal and
concurs that, if all conditions of approval are complied with, then the proposal would
not result in adverse noise, light, and glare impacts to the surrounding neighborhood.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: The applicant submitted an Arborist Report (Exhibit 7) and a
Preliminary Landscape Plan (Exhibit 8) with the submitted application. The applicant
contends that the installation of a 10-foot (10’) fully sight-obscuring perimeter
landscape barrier along the west property line, along with the addition of the
perimeter and interior parking lot landscaping along SW 16th St frontage would
adequately screen and buffer the installation of new parking surfaces for vehicular
storage on the site. Staff concurs that the proposed conceptual landscape plans, along
with the recommended conditions of approval, would enhance the overall developed
look and feel of the project site.
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
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Administrative Report 800 SW 16th Street Parking Lot Expansion
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: A Geotechnical Engineering Evaluation, completed by Nelson
Geotechnical Associates, Inc., (dated June 21, 2013; Exhibit 13), was included with the
submitted application. The Report describes the site is a Low Erosion Hazard area.
Erosion control measures would need to be in place prior to starting grading activities
on the site.
The applicant prepared a Preliminary Drainage Plan (Exhibit 15) and Technical
Information Report (TIR), completed by Barghausen Consulting Engineers, Inc. (dated
October 20, 2017; Exhibit 14), and submitted them with the land use application. Based
on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control
Standard area matching Existing Site Conditions and is within the Black River Drainage
Basin. The development would be subject to Full Drainage Review in accordance with
the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements
and the six special requirements would be discussed in the Final Technical Information
Report. The applicant would be required to complete a Level 1 Downstream Analysis.
The analysis would be submitted with the complete TIR as part of the Civil Construction
Permit Application. Additional analysis may be required beyond the Level 1 analysis if
determined by the City during review of the Civil Construction Permit Application. The
development would be required to provide enhanced basic water quality treatment
prior to discharge due to the proposed pollution generating impervious surfaces (PGIS)
being greater than 5,000 square feet, unless the applicant can demonstrate compliance
with the exception criteria outlined in Section 1.2.8 of the RSWDM, which may reduce
the requirement to Basic Water Quality Treatment.
The applicant would also be required to demonstrate compliance with the Soil
Treatment Exemption Criteria outlined in Section 1.2.8 of the RSWDM in order to justify
using the existing site soils as treatment as proposed in the provided TIR. Soils logs and
testing must be submitted as part of the Civil Construction Permit Application. If the
soils beneath the pavement do not comply with the stated criteria, then water quality
treatment would be required prior to infiltration.
The current surface water system development fee is $0.687 per square foot of new
impervious surface, but not less than $1,718.00. This fee is payable prior to issuance of
the construction permit.
Water: Water service is provided by City of Renton. The existing water meter servicing
the project would be required to be relocated to the proposed landscaping strip.
Sanitary Sewer: Wastewater service is provided by the City of Renton. The proposed
project does not have any sewer utility impacts. The proposed project elements and
the frontage improvements should not impact the existing sewer lines.
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 15.
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2. The subject site is located in the Medium Industrial (IM) 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 16.
3. The proposed Conditional Use complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 17.
4. The proposed Conditional Use complies with the Conditional Use Permit criteria, as established by City
Code, provided all advisory notes and conditions are complied with, see FOF 18.
5. There are adequate public services and facilities to accommodate the proposed Conditional Use, see
FOF 19.
6. The proposed Conditional Use complies with the Outside Storage Lot standards, as established by City
Code, provided all advisory notes and conditions are complied with, see FOF 16.
7. The proposed Conditional Use complies with the Street Standards, as established by City Code,
provided all advisory notes and conditions are complied with, see FOF 16.
J. DECISION:
The 800 SW 16th Street Parking Lot Expansion Conditional Use Permit, File No. LUA18-000242, as depicted in
Exhibit 5, is approved and is subject to the following conditions:
1. The applicant shall provide a final detailed landscape plan for review and approval by the Current
Planning Project Manager prior to construction permit approval.
2. The applicant shall install a minimum three foot (3’) sight-obscuring landscape perimeter berm with a
maximum slope of 3:1 between the back of sidewalk running along SW 16th St and the proposed on-
site parking spaces. If necessary, the perimeter landscape width may need to be widened beyond the
minimum 10-foot (10’) wide strip in order to achieve the overall height and maximum slope of the
identified landscape berm along SW 16th St above the finished grade of the public sidewalk.
3. The applicant shall provide a minimum 174 square foot trash enclosure area for collection of refuse and
recyclables. A revised site plan showing the required refuse and recyclable deposit area shall be
submitted to the Current Planning Project Manager for review and approval at the time of civil
construction permit review.
4. The applicant shall provide a parking analysis that demonstrates compliance with the maximum
number of parking spaces allowed for the existing Shuttle Express uses or submit a parking modification
request to the Current Planning Project Manager for review and approval at the time of civil
construction permit review.
5. The applicant shall remove and/or relocate the existing driveway along SW 16th St to comply with
current minimum site access requirements from the intersection for public streets. A final detailed site
plan shall be submitted for review and approved by the Current Planning Project Manager prior to
construction permit approval.
6. The southern boundary of the required eight foot (8') high sight-obscuring perimeter fence for outdoor
storage lots shall be located no closer to SW 16th St than the front face of the Shuttle Express Office
Building. A final landscape plan with a fencing detail shall be submitted to, and approved by, the
Current Planning Project Manager prior to construction permit approval.
7. The applicant shall provide a Biological Assessment/Critical Area Study at the time Civil Construction
Permit.
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DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 8th day of June, 2018 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
OB Renton Properties, LLC
PO Box 726
Bellevue, WA 98009
Robert McNeill
Barghausen Consulting Engineers, Inc.
18215 72nd Ave S
Kent, WA 98032
TRANSMITTED this 8th day of June, 2018 to the Parties of Record:
No Parties of Record
TRANSMITTED this 8th day of June, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering
Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Chief
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 June 22, 2018. 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 Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
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.
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6/8/2018 | 1:43 PM PDT
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE DECISION REPORT
EXHIBITS
Project Name:
800 SW 16th Street Parking Lot Expansion
Project Number:
LUA18-000242, CU-A
Date of Decision
June 8, 2018
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Robert McNeill, Barghausen
Consulting Engineers, Inc. /
bmcneill@barghausen.com /
18215 72nd Ave S, Kent, WA
98032
Project Location
800 SW 16th Street,
Renton, WA 98055 (Parcel
No. 3340406430)
The following exhibits are included with the Administrative Decision Report:
Exhibits 1-9: Addendum to Environmental (SEPA) Review and Exhibits
Exhibit 10: Construction Mitigation Description
Exhibit 11: Trip Generation Memo, dated March 14, 2018
Exhibit 12: Traffic Concurrency Test, dated April 26, 2018
Exhibit 13: Geotechnical Engineering Evaluation, prepared by Nelson Geotechnical Associates,
Inc., dated June 21, 2013
Exhibit 14: Technical Information Report (TIR), prepared by Barghausen Consulting Engineers,
Inc., dated October 20, 2017
Exhibit 15: Preliminary Grading and Drainage Plan
Exhibit 16: Advisory Notes to Applicant
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Construction Mitigation Narrative
Submitted in Conjunction with
Administrative Conditional Use Permit (ACUP) Plan Review
Conducted by the City of Renton,
Department of Community and Economic Development Planning Division
Project Name
800 S.W. 16th Street Parking Lot Expansion
Project Site
800 S.W. 16th Street, Renton WA 98057
BCE No. 18557
Parcel Number 334040-6430-02
Construction Schedule
Assuming the ACUP plan review process proceeds normally, construction of the expanded
parking facilities is projected to begin on or about April 15, 2018. Construction is anticipated to
require six (6) to eight (8) weeks. Allowing for contingencies such as weather delays,
construction is projected to conclude no later than June 15, 2018.
Hours of Operation
Following a traditional workday schedule, construction is expected to commence no earlier than
7:00 AM and conclude no later than 5:00 PM. No construction activity will be required on
Saturdays, Sundays or holidays. Adequate parking is available onsite for construction workers.
Hauling/Transportation Routes
Vehicles and equipment involved in the demolition and construction phases of the project will be
required to utilize adjacent public rights-of-way, specifically S.W. 16th Street, to access either
existing driveways or a construction access driveway as specified on the civil plans.
Traffic Control Plan
Despite the site’s location at an intersection within a commercial corridor, we do not anticipate
any significant traffic impacts to be generated by the construction; including any improvements
specifically originating from the plan review process. As part of the construction permit process,
the Applicant will work with Renton staff to coordinate the preparation of a traffic control plan; to
be prepared by a qualified contractor, should said plan be required.
Following best management practices associated with construction sites, the site will be fenced
as a security and safety measure during site clearing/preparation and construction of the facility.
EXHIBIT 10
Entire Document
Available Upon
Request
RECEIVED
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PLANNING DIVISION
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TENW
Transportation Engineering NorthWest
Transportation Planning | Design | Traffic Impact & Operations
11400 SE 8th Street, Suite 200, Bellevue, WA 98004 | Office (425) 889-6747
MEMORANDUM
DATE: March 14, 2018
TO: Robert McNeill
Barghausen Consulting Engineers
FROM: Spenser Haynie
TENW
SUBJECT: Trip Generation Memo for the proposed
Renton Toyota Overflow Parking Lot Expansion at 800 SW 16th Street
TENW Project No. 5668
This memorandum summarizes the trip generation estimate for the proposed expanded use of the existing
Renton Toyota overflow parking lot located at 800 SW 16th Street in Renton. This document describes the
existing trip generation, planned expansion of the parking lot, and estimate of future traffic activity with the
proposed expansion.
Project Site Description
The existing site includes a 25,300 square foot (SF) office building that is partially occupied by Shuttle
Express, and a parking lot that is utilized by the existing Shuttle Express operation and an overflow parking
lot for Renton Toyota to store vehicles. Vehicular access to the existing site is currently provided at two
locations; one via a driveway on SW 16th Street and the other via Raymond Ave SW as shown in the exhibit
below.
The proposed project includes expanding the existing parking lot to accommodate additional Renton Toyota
vehicles as an overflow. There will be no changes to the existing Shuttle Express operations with the proposed
project.
Entire Document
Available Upon
Request
EXHIBIT 11
RECEIVED
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PLANNING DIVISION
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 26, 2018
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – 800 SW 16th Street Parking Lot
Expansion; LUA18-000242, CU-A
The applicant is requesting an Administrative Conditional Use Permit for the proposed expansion
of an existing parking field. The project site is located within the Medium Industrial (IM) zone at
800 SW 16th St. Currently, the existing property is 141,525 square feet (3.25 acres) and contains
a 20,476 square foot office building and a 4,824 square foot storage warehouse building. The
parcel is occupied by Shuttle Express. No construction is being proposed for any existing
structures. Vehicular access to the existing site is currently provided at two locations; one via a
driveway on SW 16th St and the other via Raymond Ave SW. The preliminary proposed site plan
includes one new driveway curb cut on SW 16th St, west of the existing access. The proposed
project includes expanding the existing parking lot to the west and south in order to
accommodate Renton Toyota vehicles as overflow vehicle storage. The total proposed future
paved parking area for Toyota would be approximately 78,150 square feet.
The proposed development would generate approximately 6 net new trips during the weekday
PM peak hour. The proposed project passes the City of Renton Traffic Concurrency Test per RMC
4-6-070.D as follows:
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
EXHIBIT 12
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Transportation Concurrency Test – 800 SW 16th Street Parking Lot Expansion
Page 2 of 3
May 31, 2018
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2017.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 201 8 is
2,060 trips, which provides sufficient capacity to accommodate 6 trips from this project. A
resulting 2,054 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The project will be required to
complete all internal and frontage street improvements for the building prior to occupancy. Any
additional off-site improvements identified through SEPA or land use approval will also be
completed prior to final occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
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Page 3 of 3
May 31, 2018
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
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EXHIBIT 13
Entire Document
Available Upon
Request
RECEIVED
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PLANNING DIVISION
DocuSign Envelope ID: BE160F87-05F5-42E4-9D2E-7F26EA30C6E7
TECHNICAL INFORMATION REPORT
OB RENTON - PARKING LOT EXPANSION
800 S.W. 16th St.
Renton, Washington
98059
Prepared for:
OB Renton Properties, LLC
S.W. 16th St.
Renton, Washington
98055
October 20, 2017
Our Job No. 18557
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES TUMWATER, WA LONG BEACH, CA ROSEVILLE, CA SAN DIEGO, CA
www.barghausen.com
EXHIBIT 14
Entire Document
Available Upon
Request
RECEIVED
03/30/2018 cclose
PLANNING DIVISION
DocuSign Envelope ID: BE160F87-05F5-42E4-9D2E-7F26EA30C6E7
,
,
,
OB RENTON PROPERTIES, LLC
xxxxFILECODEEXHIBIT 15
RECEIVED
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PLANNING DIVISION
DocuSign Envelope ID: BE160F87-05F5-42E4-9D2E-7F26EA30C6E7
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA18-000242
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial and other nonresidential construction activities shall be restricted to the hours between
seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall
be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall
be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Name, 425-430-7382, afowler@rentonwa.gov)
1. See Attached Development Engineering Memo dated April 24, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Reviewed.
EXHIBIT 16
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA18-000242
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. ROW Dedication will need to be finalized on City of Renton form with the submitted legal and exhibit.
A King County REETA form will also need to be provided with the final ROW Dedication form.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. Reviewed.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DocuSign Envelope ID: BE160F87-05F5-42E4-9D2E-7F26EA30C6E7
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 24, 2018
TO:Clark Close, Planner
FROM:Ann Fowler, Civil Plan Reviewer
SUBJECT:Utility and Transportation Comments for OB Renton Parking Lot
Expansion
800 SW 16th Street
LUA 18-000242
I have reviewed the application for the OB Renton Parking Lot Expansion at 800 SW 16th Street
(APN(‘s) 334040643002) and have the following comments:
EXISTING CONDITIONS
The site is approximately 3.25 acres in size and is rectangular in shape. The existing site contains
an office building with an existing parking lot area which is adjacent to a landscaping area. The
building and the existing parking area will remain undisturbed. The proposal includes expanding
the parking lot area into the exisitng landscaping areas.
Water Water service is provided by City of Renton The existing water meter servicing the
project will be required to be relocated to the proposed landscaping strip.
Sewer Wastewater service is provided by the City of Renton The proposed project does not
have any sewer utility impacts. The proposed project elements and the frontage
improvements should not impact the existing sewer lines.
Storm There is an existing storm drainage system in SW 16th Street (see City plan no. SW-
2338). There is an existing drainage ditch and conveyance system on the south end of
the property which will need to be accounted for in the design.
Streets SW 16th Street is a Collector Arterial Street with an existing right of way (ROW) width
of 60-feet as measured using the King County Assessor’s Map. There is no existing
sidewalk fronting the project site. There is an existing curb along the project frontages.
Raymond Ave SW is classified as a Mixed Use & Industrial Access Road with an existing
ROW width of approximately 60-feet as measured using the King County Assessor’s
Map.
CODE REQUIREMENTS
SURFACE WATER
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1. A geotechnical report, dated June 21, 2013, completed by Nelson Geotechnical
Associates, Inc. for the site has been provided. The submitted report describes the site is
a Low Erosion Hazard area. Erosion control measures will need to be in place prior to
starting grading activities on the site. The report discusses the soil and groundwater
characteristics of the site including infiltration potential and provide recommendations
for project design and construction. Geotechnical recommendations presented need to
be address within the project plans.
a. Infiltration testing shall be completed in accordance with the testing procedures
outlined in the Section 5.2.1 of the 2017 City of Renton Surface Water Design
Manual, and shall include at least one test per 5,000 square feet of the proposed
facility footprint.
b. Soils logs shall be provided for each required infiltration test location.
c. The geotechnical report discusses the possible existence of high groundwater
elevations on-site. The site is also located within the 100-year floodplain. The
applicant will need to provide verification that the installation of permeable
pavement and infiltration into the soils will not create saturated conditions
within one foot of the bottom of the lowest gravel base course.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated October 20,
2017, was submitted by Barghausen Consulting Engineers with the Land Use Application.
Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow
Control Standard area matching Existing Site Conditions and is within the Black River
Drainage Basin. The development is subject to Full Drainage Review in accordance with
the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and
the six special requirements must be discussed in the Technical Information Report. The
following stormwater improvements are required and shall be discussed within the TIR:
a. The applicant is required to complete a Level 1 Downstream Analysis. The
analysis shall be submitted with the complete TIR as part of the Civil
Construction Permit Application. Additional analysis may be required beyond
the Level 1 analysis if determined by the City during review of the Civil
Construction Permit Application based on the results of the Level 1 analysis.
b. The project proposes the use of permeable pavement to meet the requirements
of Core Requirement (CR) #3. Permeable pavement can be used to comply with
the on-site BMP requirements (CR #9), and/or reduce the size of the required
flow control facility. Permeable pavement is not a defined flow control
treatment system as outlined in Chapter 5 of the RSWDM. However, if the
applicant can prove compliance with the LID Performance Standards with the
use of permeable pavement, and Soil Treatment Exemption Criteria for water
quality, meeting all requirements of infiltration facilities as outlined in Chapter
5 of the RSWDM, permeable pavement can be utilized as a proposed flow
control facility. The TIR shall thoroughly document the compliance for review by
the City.
c. If compliance as noted above cannot be demonstrated, the applicant may need
to explore options for detaining surfacewater on-site prior to discharge into the
public conveyance system.
3. The development is required to provide enhanced basic water quality treatment prior to
discharge.
a. The proposed pollution generating impervious surfaces (PGIS) is greater than
5,000 square feet; therefore, water quality treatment is required. The applicant
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will be required to demonstrate compliance with the Soil Treatment Exemption
Criteria outlined in Section 1.2.8 of the RSWDM in order to justify using the
existing site soils as treatment as proposed in the provided TIR. Soils logs and
testing shall be submitted as part of the Civil Construction Permit Application. If
the soils beneath the pavement do not comply with the stated criteria, then
water quality treatment will be required prior to infiltration.
b. The proposed land use is commercial/industrial; therefore Enhanced Basic
Water Quality Treatment is required, unless the applicant can demonstrate
compliance with the exception criteria outlined in Section 1.2.8 of the RSWDM,
which may reduce the requirement to Basic Water Quality Treatment.
4. A portion of the project site lies within the 100-year FEMA flood boundary. The proposed
project improvements will increase the floodplain storage volume from 19,930 cubic feet
to 20,013 cubic feet.
a. The applicant will be required to demonstrate compliance with Special
Requirement (SR) #2: Flood Hazard Area Delineation and will be reviewed as
part of the Civil Construction Permit Application.
5. Any proposed detention and/or water quality vault shall be designed in accordance with
the RSWDM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault. Special inspection from the
building department is required.
6. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
7. A Construction Stormwater General Permit from Department of Ecology will be required
if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention
Plan (SWPPP) is required for this site.
8. Surface water system development fee is $0.687 per square foot of new impervious
surface, but not less than $1,718.00. This is payable prior to issuance of the construction
permit.
TRANSPORTATION
1. To meet the City’s complete street standards for SW 16
th Street, a collector arterial street,
minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be
required. Full street improvements are required, which shall include a pavement width of
46 feet (23-feet from centerline), a new 0.5-ft curb and gutter, 8-ft wide planter strip, 8-
ft sidewalk, street trees and storm drainage improvements.
a. The applicant shall install street frontage improvements as outlined in the
previously approved modification request issued as part of the previously
approved land-use application (LUA13-001322), which is to include a pavement
width of 22-feet from the centerline, a new 0.5-foot curb, 8-ft planter strip, 5-ft
sidewalk, street trees and storm drainage improvements.
i. The civil plans currently identify installation of a 5-ft planter strip and 8-
ft sidewalk, which is not in compliance with the approved street
modification. The civil plans will need to be updated and submitted as
part of the Civil Construction Permit Application.
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2. To meet the City’s complete street standards for Raymond Ave SE, a mixed-use &
industrial access street, minimum right of way width is 69 feet. Dedication of 4.5 feet of
right of way would be required. Full street improvements are required, which shall include
a pavement width of 36 feet (18-feet from centerline), a new 0.5-ft curb and gutter, 8-ft
wide planter strip, 8-ft sidewalk, street trees and storm drainage improvements.
a. The applicant requested a waiver of frontage improvements along Raymond Ave
SE as part of the previously approved land-use application (LUA13-001322), which
was approved as part of the environmental review.
i. The applicant shall dedicate the required 4.5-ft of ROW in accordance
with the approved street section for the street corridor.
3. Corner lots on Collector Arterial Streets require a minimum radius of 35 feet.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. Parking lot construction shall be in accordance with City code 4-4-80G.
6. Street lighting and street trees are required to meet current city standards. Lighting plans
are required to be submitted with the construction utility permit review. Street lighting
level analysis is to be conducted by the developer along the frontage of SW 16th Street
and Raymond Ave SW, as per city of Renton standards, and the required street lighting is
to be provided by the developer.
7. A traffic trip generation memo, dated March 14, 2018, was provided by Transportation
Engineering Northwest (TENW). The site generated traffic volumes were determined
based on existing traffic counts. The average peak hour trip generation resulted in 6
additional PM peak hour trips and is not anticipated to impact the existing street network.
8. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans 104.1 and 104.2.
a. The maximum width of any driveway shall not exceed 30-feet.
b. Driveways shall be located a minimum of 5-feet from property lines.
c. Maximum driveway slope is 8%.
d. Site accesses must be a minimum of 125-ft from the intersection.
e. The maximum number of driveway cuts is two (2) driveways per 330-ft of street
frontage.
9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
10. Transportation concurrency is provided under separate cover.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
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b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2018 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
7. * An additional 5% technology fee will be added to each fee marked with an asterisk (*).
8. A demo permit is required for the demolition of the existing building. The demo permit
shall be acquired through the building department.
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