HomeMy WebLinkAboutD_Idens_Admin_CUP_Final_20251126DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Iden’s_Admin_CUP_Final
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: November 26, 2025
Project File Number: PR25-000062
Project Name: Iden's Dealer Services Tenant Improvement
Land Use File Number: LUA25-000312, ECF, CU-A
Project Manager: Ian Harris, Associate Planner
Owner: Kevin Iden, Iden’s Real Estate Holdings, LLC
1000 SW 34th St, Renton, WA 98057
Applicant/Contact: Alan F. Poe, POE Engineering, Inc.
1314 8th St NE, Ste 201, Auburn, WA, 98002
Project Location: 102 Lake Ave S, Renton, WA 98057 (APN 3806000045)
Project Summary: The applicant is requesting an Administrative Conditional Use Permit and
Environmental (SEPA) Review to operate an automotive detailing business
(Iden’s Dealer Services) on the project site. The project site is comprised of
one (1) parcel totaling approximately 20,947 square feet (0.48 acres) in area
and is located within the Commercial Arterial (CA) zone, Urban Design District
D overlay zone, and Commercial Mixed Use (CMU) Comprehensive Plan land
use designation. The proposal includes tenant improvements to house office
space, warehouse space, wash/install/detail bays, and a customer reception
area. The applicant has also proposed several planter and parking stall
revisions, a screened refuse and recycling area, and a new black chain link
fence along the east and south property lines. Access to the site would be
provided via the existing driveway off Lake Ave S. A second driveway off the
improved ROW to the north of the site (S Victoria St) would also remain. City of
Renton (COR) Maps indicate the presence of a high seismic hazard area and
the Downtown Wellhead Protection Area Zone 2 on the site. No trees or
vegetation is proposed for removal.
Site Area: 0.48 acres (20,947 sq. ft.)
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 2 of 39
D_Iden’s CUP_Final
B. EXHIBITS:
Exhibits 1-18: As shown in the Environmental Review Committee (ERC) Report
Exhibit 19: Administrative Conditional Use Permit Decision
Exhibit 20: SEPA Determination of Non-Significance (DNS), dated October 13, 2025
Exhibit 21: Project Narrative
Exhibit 22: Conditional Use Permit Justification
Exhibit 23: Urban Design District Narrative
Exhibit 24: Staff Responses to Snoqualmie and Duwamish Tribes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Iden’s Real Estate Holdings, LLC
1000 SW 34th St,
Renton, WA 98057
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use
Designation:
Commercial Mixed Use (CMU)
4. Existing Site Use: Vacant former commercial mixed-use paint
store/bakery/office facility
5. Critical Areas: High Seismic Hazard area, Downtown Wellhead
Protection Area Zone 2
6. Neighborhood Characteristics:
a. North:
S Victoria St (public right-of-way [ROW] alley), single family residences, Residential-
8 (R-8) Zone, and Residential Medium Density (RMD) Comprehensive Land Use
Designation.
b. East:
Renton High School athletic field, unnamed public ROW, Commercial Arterial (CA)
Zone, and Commercial Mixed Use (CMU) Comprehensive Plan Land Use
Designation.
c. South: Renton High School athletic field, Commercial Arterial (CA) Zone, and Commercial
Mixed Use (CMU) Comprehensive Plan Land Use Designation.
d. West:
Lake Ave S, Intensive Behavioral Health Treatment Facility (IBHTF), Commercial
Arterial (CA) Zone, and Commercial Mixed Use (CMU) Comprehensive Land Use
Designation.
7. Site Area: 0.48 acres (20,947 sq. ft.)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 6153 01/01/2025
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 3 of 39
D_Iden’s CUP_Final
Zoning N/A 6160 06/24/2025
Incorporation A-00-000 0 09/06/1901
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. The project site is within the City of
Renton’s water service area in the Valley 196 Pressure Zone. There is an existing eight-inch (8”)
cast iron City water main located in Lake Ave S that can deliver a maximum flow capacity of
2,500 gallons per minute (gpm).
b. Sewer: Wastewater service is provided by the City of Renton. There is an existing eight-inch (8”)
PVC wastewater main located in Lake Ave S.
c. Surface/Storm Water: There is an existing 24-inch (24”) stormwater main in Lake Ave S. The
existing property collects stormwater in catch basins on-site and discharges them into the
City’s storm main.
2. Streets: Lake Ave S is a Commercial-Mixed Use & Industrial Access Street with an existing right-of-
way (ROW) width of 60 feet (60’) as measured using the King County Assessor’s Map and
approximately 44 feet (44’) of asphalt paving, three feet (3’) of landscaping, and a six-foot (6’)
concrete sidewalk.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 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
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 4 of 39
D_Iden’s CUP_Final
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 15, 2025 and determined the application complete on September 18, 2025. The Type II
permit complies with the 100-day review time period.
2. The project site is located at 102 Lake Ave S, Renton, WA 98057 (APN 3806000045).
3. The project site is currently developed with an existing 8,100-square-foot building that was
previously used as a mixed-use commercial building.
4. Access to the site would remain unchanged via an existing curb cut off Lake Ave S to the west and an
existing access point off S Victoria St to the north (Exhibit 4).
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification.
7. There is approximately one (1) tree located on-site, which the applicant is proposing to retain.
8. According to City of Renton (COR) Maps, the site is mapped within a high seismic hazard area and
within the Downtown Wellhead Protection Area, Zone 2.
9. Approximately 10 cubic yards of material would be cut on-site and approximately 20 cubic yards of
fill is proposed to be brought into the site (Exhibit 17).
10. The applicant is proposing to begin construction in Fall 2025 and end in Winter 2025, dependent
upon receipt of permits. Construction is anticipated to take approximately 75 days.
11. Staff received two (2) agency comment letter(s) (Exhibits 9 and 11). Both were addressed in the
Environmental Review Committee Report, dated October 13, 2025 (Exhibit 1). In addition, staff
provided a written response to additional agency email comments received (Exhibits 10, 12, and 24).
No other public or agency comments were received.
12. Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
official file, and the essence of the comments has been incorporated into the appropriate sections
of this report and the Departmental Recommendation at the end of this report (Exhibit 18).
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended), on October 13, 2025 the Environmental Review Committee issued a Determination of
Non-Significance (DNS) for the Iden’s Dealer Services Tenant Improvement CUP (Exhibit 20). A 14-
day appeal period commenced on October 13, 2025 and ended on October 27, 2025. No appeals of
the threshold determination have been filed as of the date of this report.
14. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the
City’s Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as
part of mixed-use development and supports new office and commercial development that is more
intensive than what exists to create a vibrant district and increase employment opportunities. The
intention of this designation is to transform strip commercial development into business districts
through the maximization of uses and with cohesive site planning, landscaping, signage, circulation,
parking, and the provision of public amenity features. The proposal is compliant with the following
Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 5 of 39
D_Iden’s CUP_Final
✓
Goal LU-K: Cultivate an energetic business environment and commercial activity
to provide a range of service, office, 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-O: Support concentrations to auto- and vehicular-related business and
increase their revenue and sales tax base for the City and to present an attractive
environment for doing auto-related business.
Goal LU-29: Preserve and enhance existing vegetation and tree canopy coverage
to improve wildlife habitat quality.
✓
Goal LU-BB: Ensure new development supports a high quality of life with design
that is functional and attractive.
✓ Goal LU-FF: Strengthen the visual identity of Renton and its Community Planning
Areas and neighborhoods through quality design and development.
✓ Policy LU-48: Consider scale and context for infill project design to preserve
privacy and quality of life for residents.
✓
Policy LU-54: Protect public scenic views and public view corridors, including
Renton’s physical, visual, and perceptual linkages to Lake Washington and the
Cedar River.
15. Zoning Development Standard Compliance: 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 proposal is compliant with the following development standards, as outlined in RMC
4-2-120A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
✓
Use: Small vehicle service and repair is permitted as a conditional use within the
CA zone, provided that:
All operations shall be conducted entirely within an enclosed structure.
a. Vehicles shall only be held on the property while being serviced and shall
have an active repair or service invoice that shall be made available to the City
upon the City’s request.
b. Vehicle storage before or after service shall not be allowed. Vehicles held
on the site shall be subject to the screening and landscaping provisions in
RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building.
c. Vehicle holding areas shall count toward the maximum lot coverage
standard of the zone.
d. Any overnight vehicle parking accessory to this use shall not be located in
the front setback or in a side setback along a street. Additionally, in the CN or
CV Zone, this use shall be associated with a gas station.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 6 of 39
D_Iden’s CUP_Final
Staff Comment: The proposal includes the reuse of a vacant former commercial
mixed-use paint store/bakery/office facility for a vehicle service and repair
company catering to small vehicle automotive dealers (Iden’s Dealer Services).
The business currently operates in the City of Renton at 1000 SW 34th St. As shown
on the submitted floor plan (Exhibit 15), the existing building totals 8,100 square
feet and would include a 2,250-square-foot office area, a 2,280-square-foot
warehouse area, a 1,950-square-foot install area, a 1,026-square-foot detail area,
and a 594-square-foot wash bay. An Administrative Conditional Use Permit
application was submitted with the project application materials (see further
discussion below under FOF 18. Conditional Use Analysis).
N/A
Density: The minimum density required in the CA zone is 20.0 dwelling units per
net acre. The maximum density permitted is 60 dwelling units per net acre in the
City Center and Highlands Community Planning Areas and 30 dwelling units per
net acre in the East Plateau and Kennydale Community Planning Areas. Net density
is calculated after the deduction of sensitive areas, areas intended for public right-
of-way, and private access easements.
Staff Comment: No new residential units are proposed as a part of the project.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 square
feet. There are no minimum lot width or depth requirements.
Staff Comment: The existing legal lot is approximately 20,947 square feet and
conforms with the lot dimensional requirements of the CA zone.
✓
Setbacks: The minimum front yard setback is 15 ft. A maximum front yard setback
of 20 ft. is required. The minimum secondary front yard setback is 15 ft. The
minimum setback may be modified through the site plan review process if it can
be demonstrated to the Administrator’s satisfaction that the criteria as set forth in
RMC 4-2-120C.16 can be met. The maximum secondary front yard setback is 20
feet. The maximum setback may be modified through the site plan review process
if the applicant can demonstrate that the proposed development meets criteria
set forth in RMC 4-2-120C.15. There are no minimum side or rear yard setbacks,
except 15 ft. if the lot abuts or is adjacent to a lot zoned residential.
Staff Comment: The project site is not abutting or adjacent to a residential zone;
therefore, no side or rear yard setbacks are applicable to the project site. The
existing commercial structure has a setback of approximately nine feet (9’) from
the front property line abutting Lake Ave S, with a five-foot (5’) overhang over the
front yard (Exhibit 23). The structure would be non-conforming with respect to the
minimum 15-foot (15’) front yard setback requirement and the 24-inch (24”) eave
projection allowed in the CA zone. The existing building would maintain an
approximately 20-foot (20’) secondary front yard setback from S Victoria St along
the north property line and would be conforming with respect to the maximum 20-
foot (20’) secondary front yard setback requirement. Additionally, the existing
building would maintain an approximately 33-foot (33’) side yard setback from the
south property line, and an approximately 46-foot (46’) rear yard setback from the
east property line. No other changes to the existing building footprint are proposed
and the proposed tenant improvements would not increase the existing non-
conforming front and secondary front yard setbacks.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 7 of 39
D_Iden’s CUP_Final
✓
Building Standards: The CA zone has a maximum building coverage 65% of total
lot area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. if the building
is mixed use. Heights may exceed the Zone’s maximum height with a Conditional
Use Permit.
Staff Comment: According to the site plan (Exhibit 3) submitted with the
application, the existing building footprint totals approximately 8,100 square feet
and results in a 38.7 percent (38.7%) lot coverage on the 20,947-square-foot
project site. The existing building coverage is less than the 65% maximum
permitted by City Code.
As shown on the submitted building elevations (Exhibit 13), the height of the
repurposed structure would remain the same at approximately nineteen feet and
nine inches (19’ 9”) tall at the roof peak, which is less than the 50-foot (50’)
maximum height permitted by City Code.
✓
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Minimum planting strip widths
between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover shall be planted within planting strips pursuant to the following
standards, provided there shall be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on
the width of the planting strip and the presence or lack of overhead power
lines; provided, the Administrator and City arborist shall each retain the
right to reject any proposed cultivar regardless of whether or not the
cultivar is on the City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the
curb and the sidewalk at the following intervals; provided, that, where right-
of-way is constrained, irregular intervals and slight increases or decreases
may be permitted or required. Additionally, trees shall be planted in
locations that meet required spacing distances from facilities located in
the right-of-way including, but not limited to, underground utilities, street
lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing
standards are identified in the City’s Approved Tree List. Generally, the
following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the
street right-of-way. Standards for planting shall be as follows:
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 8 of 39
D_Iden’s CUP_Final
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of
one tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one (1) per twenty (20) square feet of
landscaped area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent
(90%) coverage of the landscaped area within three (3) years of
installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as
follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of
landscaping per parking space, any interior parking lot landscaping area shall be
sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall
be dispersed throughout the parking area and shall include a mixture of trees,
shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses. At least one (1) tree for every six
(6) parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one (1) per twenty (20) square feet of
landscaped area shall be planted. Up to fifty percent (50%) of shrubs may
be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least
ninety percent (90%) coverage of the landscaped area within three (3) years
of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an
interior parking lot landscape area.
A permanent built-in irrigation system with an automatic controller shall be
installed, used, and maintained in working order in all landscaped areas.
Staff Comment: RMC 4-4-070B.1.f states the requirements of the Landscaping
section shall apply in the following cases:
B. APPLICABILITY:
1. The requirements of this Section shall apply to the entire site, all parking
areas, and street frontages in any of the following cases:
a. All subdivision including short plats; or
b. All new buildings and new storm drainage facilities; or
b. Additions to existing buildings that increase the gross square
footage of the building by greater than one-third (1/3); or
c. Conversion of vacant land (e.g., to parking or storage lots); or
d. Conversion of a residential use to a non-residential use; or
e. Other changes in the use of a property or remodel of a structure
that requires improvements equal to or greater than fifty percent
(50%) of the assessed property valuation.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 9 of 39
D_Iden’s CUP_Final
None of the following cases apply to the project, as the project scope does not
include a subdivision application, the construction of any new building or storm
drainage facility, an addition to the existing building, the conversion of vacant land,
the conversion of a residential use to a non-residential use, and the projected costs
of the improvement work ($385,000) does not exceed fifty percent (50%) of the
assessed value of the property ($1,423,000, according to the King County
Assessor) (Exhibit 21). As a result, the proposal would be exempt from all but the
maintenance requirement of the Landscaping Regulations in accordance with
RMC 4-4-070.
The applicant submitted a Landscape Plan (Exhibit 5) with the project application
materials. The plan shows several improvements to the existing landscaping area,
along with the conversion of some areas currently paved over. See the below Tree
Retention section for further analysis.
Compliant
if condition
of approval
is met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
(4-4-130) require the retention of 30 percent of trees in a commercial
development. Tree credit requirements shall apply at a minimum rate of thirty (30)
credits per net acre based on values for existing or new trees as provided in RMC
4-4-130H.1.b.v.
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: As shown on the submitted Landscape Plan (Exhibit 5) and
described in the submitted Arborist Report (Exhibit 6), there is one (1) landmark
tree mapped on the project site, a northern red oak (Quercus rubra), that is
proposed to be retained.
In addition, the City’s Tree Retention Regulations requires a minimum tree credit of
30 credits per net acre. Based on a total site area of 20,947 square feet or 0.48
acres, the project site would be required to provide 14 tree credits. Tree Credit
requirements may be satisfied through the retention of existing trees or the planting
of new trees. The submitted conceptual landscape plan (Exhibit 5) included the
retention of the existing northern red oak, the planting of two (2) columnar
American hornbeam trees, two (2) vine maple trees, and one (1) slender hinoki
cypress tree. The American hornbeam trees are classified as medium-species
trees and would provide a total of two (2) credits on the project site, while the
maple and hinoki trees are classified as small-species trees and would provide a
total of 0.75 tree credits on the project site. This results in 13.75 tree credits, which
is 0.25 fewer than the 14 tree credits required. Staff recommends, as a condition
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 10 of 39
D_Iden’s CUP_Final
of approval, that a detailed landscape plan be provided at the time of Building
Permit application for review and approval by the Current Planning Project
Manager. The detailed landscape plan shall include plantings that would provide a
minimum of 14 tree credits on the project site.
Compliant
if condition
of approval
is met
Refuse and Recycling: In retail developments, a minimum of five (5) 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 ten (10) square feet per
one thousand (1,000) square feet of building 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.
Enclosures for outdoor refuse, recyclables, or compostables deposit
areas/collection points and separate buildings used primarily to contain a refuse,
recyclables, or compostables deposit area/collection point shall have gate
openings at least twelve feet (12') wide for haulers. In addition, the gate opening
for any separate building or other roofed structure used primarily as a refuse,
recyclables, or compostables deposit area/collection point shall have a vertical
clearance of at least eleven feet (11'), but no more than fourteen feet (14').
Staff Comment: Based on the proposed total of approximately 8,100 square feet of
gross floor area, 41 square feet of recyclable deposit area would be required, and
81 square feet of refuse deposit area would be required. Therefore, a total of 122
square feet of combined refuse and recyclables deposit areas would be required.
As shown on the submitted site plan (Exhibit 3), approximately 162 square feet
(9’x18’) of combined refuse and recyclable deposit areas are proposed on the
northeast corner of the project site.
While the size would comply with the minimum requirement, the opening does not,
as RMC requires a minimum gate opening of at least 12 feet (12’) wide. Therefore,
staff recommends as a condition of approval that the applicant submit an updated
site plan and a detailed refuse and recycling plan with the Building Permit plan set
showing a revised opening of at least 12 feet (12’) in the refuse and recycling
deposit area. The updated site plan and detailed refuse and recycling plan shall be
provided to the Current Planning Project Manager for review and approval.
See additional discussion below in FOF 16, Design District Review: Service
Element Location and Design.
✓
Vehicular Access: A connection shall be provided for site-to-site vehicle access
ways, where topographically feasible, to allow a smooth flow of traffic across
abutting CA lots without the need to use a street. Access may comprise the aisle
between rows of parking stalls but is not allowed between a building and a public
street.
Staff Comment: The proposal would maintain existing vehicular access points to
Lake Ave S and S Victoria St, as shown on the submitted plan sets (Exhibit 3 and 7).
The only abutting lot zoned CA contains a portion of a sporting field on Renton High
School (RHS) grounds. Due to safety concerns and the distance from RHS parking
lots to the field, no cross-site access is proposed or required.
✓ Parking: Parking regulations in RMC 4-4-080 require that vehicle service and repair
(large and small vehicles) uses provide a minimum and maximum of 2.5 stalls per
1,000 sq. ft. of net floor area, general office uses provide a minimum of 2.0 stalls
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 11 of 39
D_Iden’s CUP_Final
and a maximum of 4.5 parking spaces per 1,000 sq. ft. of net floor area, and
warehouse and indoor storage buildings provide a minimum and maximum of 1.0
stalls per 1,500 sq. ft. of net floor area.
Standard parking stall dimensions are 8 feet by 20 feet, compact stall dimensions
are 8 ½ feet by 16 feet.
Staff Comment: As shown on the submitted floor plan, the proposed use would
contain 2,250 square feet of office use, 3,570 square feet of vehicle detailing use,
and 2,280 square feet of warehouse use within the existing 8,100-square-foot
structure. Based on the proposed floor area of these three (3) uses, the applicant
is required to provide between 15 to 21 parking stalls. As shown on the applicant’s
site plan (Exhibit 3), the applicant proposes to reconfigure and restripe the existing
parking lot to provide 18 parking spaces, which is in compliance with minimum and
maximum parking requirements (Exhibit 2). Due to urban design requirements
found in FOF 16, the two (2) proposed stalls shown on the site plan between the
existing building and the S Victoria St right-of-way will need to be removed. As a
result, this would reduce the on-site parking count to 16 total stalls, which is still in
compliance with minimum and maximum parking requirement totals.
A minimum of one (1) accessible stall is required to be provided. One (1) stall on
the site is shown to be accessible, labeled H/C on the applicant’s site plan, and
thus, meets the code requirement.
N/A
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten
percent (10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Not applicable. No new buildings or building additions are
proposed; therefore, the proposed project would be exempt from compliance with
the bicycle parking requirements.
Compliant
if condition
of approval
is met
Fences and Retaining Walls: The maximum height of any fence, hedge or
retaining wall is eight feet (8'), provided the fence, hedge, or retaining wall does not
exceed forty-eight inches (48") in height within fifteen feet (15’) of the front or
secondary front yard property line. Fences, hedges, or retaining walls shall not
exceed forty-eight inches (48") in height within fifteen feet (15') of a rear yard
property line that abuts a public street. In no case shall a fence, hedge, or retaining
wall exceed forty-two inches (42") in height in any part of the clear vision area.
Chain-link fencing within commercial zones (outside of the Center Downtown
Zone) shall be coated with black, brown, grey, or green bonded vinyl.
Fences, hedges, and retaining walls shall not stand in or in front of any required
landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a
public street on a site that is nonconforming with regard to street frontage
landscaping requirements, the site shall be brought into compliance with street
frontage landscaping requirements prior to fence installation.
There shall be a minimum three-foot (3') landscaped setback at the base of
retaining walls abutting public rights-of-way.
Staff Comment: The proposal includes replacement of the existing five-foot (5’) tall
chain-link fence with a new six-foot (6’) tall black chain-link fence along the east
and south property lines and the refuse and recycling area. The submitted site plan
also shows extended fencing with automatic gates at the northeast and southwest
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 12 of 39
D_Iden’s CUP_Final
corners of the parking lot. The new six-foot (6’) tall fencing on the site plan is shown
to be further than fifteen feet (15’) away from the property lines of both right-of-way
frontages on the north and west sides of the subject property.
Staff recommends as a condition of approval, that the applicant submit a final
fencing detail with the Building Permit plan set showing compliance with fencing
regulations per RMC 4-4-040, including height allowances, clear vision regulations,
and material limitations. The updated fencing detail shall be reviewed and
approved by the Current Planning Project Manager prior to Building Permit
issuance.
16. Design District Review: The project site is located within Design District ‘D’. The following table
contains project elements intended to comply with the standards of the Design District ‘D’
Standards and guidelines, as outlined in RMC 4-3-100E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that
businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available
to other structures and open space. To ensure an appropriate transition between buildings,
parking areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as
well as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. Lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be
provided for.
N/A
Standard: The availability of natural light (both direct and reflected) and direct
sun exposure to nearby buildings and open space (except parking areas) shall
be considered when siting structures.
Staff Comment: Not applicable as no new buildings are proposed.
N/A
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: Not applicable as no new buildings are proposed. The existing
building has points of pedestrian ingress/egress oriented toward Lake Ave S and
S Victoria St that are proposed to be preserved.
N/A
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: See discussion above.
N/A Standard: Buildings with residential uses located at the street level shall be:
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
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Administrative Report & Decision
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Report of November 26, 2025 Page 13 of 39
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a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable as no residential uses are proposed.
N/A
Standard: Office buildings shall have pedestrian-oriented facades. In limited
circumstances the Administrator may allow facades that do not feature a
pedestrian orientation; if so, substantial landscaping between the sidewalk and
building shall be provided. Such landscaping shall be at least thirty feet (30') in
width as measured from the sidewalk.
Staff Comment: Not applicable. No standalone office buildings are proposed.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that
building entries further the pedestrian nature of the fronting sidewalk and the urban character of
the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent
entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall
be provided and shall enhance the overall quality of the pedestrian experience on the site.
✓
Standard: A primary entrance of each building shall be located on the facade
facing a street, shall be prominent, visible from the street, connected by a
walkway to the public sidewalk, and include human-scale elements.
Staff Comment: As previously discussed above, the proposal includes the
preservation of pedestrian entrances on Lake Ave S and S Victoria St that are
connected to the right-of-way by walkways.
✓
Standard: A primary entrance of each building shall be made visibly prominent
by incorporating architectural features such as a facade overhang, trellis, large
entry doors, and/or ornamental lighting.
Staff Comment: As shown on the submitted building elevations (Exhibit 13), the
proposed entrance along the west building facade would be made visibly
prominent through the preservation and addition of a roof overhang and lighting.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below).
Buildings that are taller than thirty feet (30') in height shall also ensure that the
weather protection is proportional to the distance above ground level.
Staff Comment: As shown on the submitted building elevations (Exhibit 13), the
proposed entrance along the west building facade would be covered by the
preservation of the existing five-foot (5’) wide overhang along the west facade.
✓ Standard: Building entries from a parking lot shall be subordinate to those
related to the street.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 14 of 39
D_Iden’s CUP_Final
Staff Comment: The proposed elevations (Exhibit 13) show no public entry from
parking lot areas. The primary visible entry is shown from the west elevation
along the Lake Ave S street frontage.
✓
Standard: Features such as entries, lobbies, and display windows shall be
oriented to a street or pedestrian-oriented space; otherwise, screening or
decorative features should be incorporated.
Staff Comment: The proposed elevations (Exhibit 13) and floor plans (Exhibit 15)
show features including entries, office areas, and windows to be primarily
oriented to the public right-of-way along Lake Ave S.
N/A
Standard: Multiple buildings on the same site shall direct views to building
entries by providing a continuous network of pedestrian paths and open spaces
that incorporate landscaping.
Staff Comment: Not applicable as no new buildings are proposed.
N/A
Standard: Ground floor residential units that are directly accessible from the
street shall include entries from front yards to provide transition space from the
street or entries from an open space such as a courtyard or garden that is
accessible from the street.
Staff Comment: Not applicable. No residential uses are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-
established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition
where new buildings differ from surrounding development in terms of building height, bulk and
scale.
N/A
Standard: At least one of the following design elements shall be used to promote
a transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance
with the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent
bulk and transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or
rear of a building in order to reduce the bulk and scale of larger buildings and/or
so that sunlight reaches adjacent and/or abutting yards.
Staff Comment: Not applicable as no new buildings or changes to the existing
building’s mass are proposed.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles,
loading docks) by locating service and loading areas away from high-volume pedestrian areas, and
screening them from view in high visibility areas.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 15 of 39
D_Iden’s CUP_Final
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians
and other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not
adjacent to streets, pathways, or pedestrian-oriented spaces are encouraged to implement
vegetative screening in addition to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the
impacts on the pedestrian environment and adjacent uses. Service elements
shall be concentrated and located where they are accessible to service vehicles
and convenient for tenant use.
Staff Comment: According to the submitted floor plan (Exhibit 15), the proposed
service elements include a waste receptacle, wash bay, and detail area along
the east side of the existing building, and an install area on the south side of the
existing building. These proposed elements are located away from the adjacent
residential uses to the north of the property and the public right-of-way and
primary pedestrian environment (Lake Ave S) on the west side of the property.
Compliant if
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: Service area screening is shown on the submitted site plan
(Exhibit 3). Screening details shown do not comply with the below standard as it
is shown to be composed of slatted chain-link fencing rather than the required
materials.
Therefore, staff recommends, as a condition of approval, that the applicant
submit a revised refuse and recycling screening plan with the Building Permit
application which includes a detail sheet of the materials used to construct the
enclosure. Masonry, ornamental metal or wood, or some combination of the
three (3) shall be used. The revised plan shall be reviewed and approved by the
Current Planning Project Manager prior to Building Permit issuance.
Compliant if
condition of
approval is
met
Standard: Service enclosures shall be made of masonry, ornamental metal or
wood, or some combination of the three (3).
Staff Comment: See above recommended condition.
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-
oriented space, a landscaped planting strip, minimum 3 feet wide, shall be
located on 3 sides of such facility.
Staff Comment: As shown on the submitted site plan (Exhibit 3), the proposed
service area is located within the parking lot and would not be adjacent to a
street, pathway, or pedestrian-oriented space.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design
features and architectural elements at gateways should be provided. While gateways should be
distinctive within the context of the district, they should also be compatible with the district in form
and scale.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 16 of 39
D_Iden’s CUP_Final
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians
and other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with
visually prominent features.
Staff Comment: Not applicable. The subject property is not located at a district
gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not
qualify).
Staff Comment: Not applicable. See comment above.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes
and other impacts from vehicles; ensure sufficient parking is provided, while encouraging
creativity in reducing the impacts of parking areas; allow an active pedestrian environment by
maintaining contiguous street frontages, without parking lot siting along sidewalks and building
facades; minimize the visual impact of parking lots; and use access streets and parking to
maintain an urban edge to the district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots
primarily in back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of
the parking area and associated vehicles. Large areas of surface parking shall also be designed
to accommodate future infill development.
Compliant if
condition of
approval is
met
Standard: Parking shall be located so that no surface parking is located
between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 17 of 39
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Staff Comment: The proposal would include the reuse of an existing building. The
property is considered a corner lot as it contains frontages on two (2) public
rights-of-way (Lake Ave S and S Victoria St) that intersect at the northwest corner
of the property. The property currently has surface parking located between the
building and the south property line comprising the side yard and would be
considered non-conforming. According to the submitted site plan (Exhibit 3), the
proposed project would include removing some of the existing parking and the
replacement with landscaping, new parallel parking stalls, and a one-way driving
lane. This element of the proposal would not result in an increase in an existing
non-conformity.
However, two (2) parking stalls are proposed to be added along the north
property frontage along S Victoria St. Staff recommends, as a condition of
approval, that the applicant submit an updated site plan with the Building Permit
application showing the removal of the two (2) parking stalls from the proposed
site plan to demonstrate conformance with the surface parking design
regulation. The parking stall site plan detail shall be reviewed and approved by
the Current Planning Project Manager prior to Building Permit issuance.
The removal of the two (2) parking stalls would result in 16 total stalls proposed
on the project, and is within the minimum/maximum required parking stall count
of 15 to 21 stalls.
✓
Standard: Parking shall be located so that it is screened from surrounding
streets by buildings, landscaping, and/or gateway features as dictated by
location.
Staff Comment: As previously discussed above, the project proposal includes
the replacement of some surface parking with landscaping. The landscaping
would provide a buffer between the right-of-way and parking lot. The proposal
also includes the addition of fencing between the parking lot and property to the
south and east, providing increased screening from what currently exists. While
the proposed fencing is unlikely to fully screen the parking lot from the adjacent
property, it will likely increase it. Thus, this element of the proposal would not
result in an increase in an existing non-conformity.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce
the overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary
building(s) should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial
uses along street frontages at a minimum of seventy five percent (75%) of the
building frontage width.
Staff Comment: Not applicable. The applicant has not proposed a structured
parking garage.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 18 of 39
D_Iden’s CUP_Final
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development
may approve parking structures that do not feature a pedestrian orientation in
limited circumstances. If allowed, the structure shall be set back at least six feet
(6') from the sidewalk and feature substantial landscaping. This landscaping
shall include a combination of evergreen and deciduous trees, shrubs, and
ground cover. This setback shall be increased to ten feet (10') when abutting a
primary arterial and/or minor arterial.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry
trim, or other architectural elements and/or materials.
Staff Comment: Not applicable. See comment above.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable. See comment above.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from
view with treatment such as walls, decorative grilles, trellis with landscaping, or
a combination of treatments.
Staff Comment: Not applicable. See comment above.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design
treatment meets the intent of these standards and guidelines. Possible
treatments to reduce the setback include landscaping components plus one or
more of the following integrated with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
Staff Comment: Not applicable. See comment above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be
minimized.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 19 of 39
D_Iden’s CUP_Final
✓
Standard: Access to parking lots and garages shall be from alleys, when
available. If not available, access shall occur at side streets.
Staff Comment: The subject property has street frontage along Lake Ave S and S
Victoria St. Existing access to the project would remain via the existing driveway
access on the west and north side of the project site.
✓
Standard: The number of driveways and curb cuts shall be minimized for
vehicular access purposes, so that pedestrian circulation along the sidewalk is
minimally impeded.
Staff Comment: See previous discussion above. No new driveway curb cuts are
proposed.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village
by creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and
pleasant to walk between businesses, on sidewalks, to and from access points, and through
parking lots; and promote the use of multi-modal and public transportation systems in order to
reduce other vehicular traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings
from parking areas. Providing pedestrian connections to abutting properties is an important
aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways
shall be easily identifiable to pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly
delineated and connect buildings, open space, and parking areas with the
sidewalk system and abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase
safety.
b. Pathways shall be an all-weather or appropriate permeable walking
surface material, unless the applicant can demonstrate that the
proposed surface is appropriate for the anticipated number of users and
complementary to the design of the development.
Staff Comment: There are existing concrete sidewalks along Lake Ave S, the
primary public right-of-way frontage. A striped pedestrian walkway within the
parking lot drive aisles is shown as being added per the proposed site plan
(Exhibit 3). This walkway would serve as a crosswalk to visually alert drivers
within the parking lot to yield to pedestrians. The walkway striping is shown as
flowing from the building to on-site parking stalls and an unused public right-of-
way to the southeast of the project site.
✓
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from
abutting paving materials. Permeable materials are encouraged. The pathways
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 20 of 39
D_Iden’s CUP_Final
shall be perpendicular to the applicable building facade and no greater than one
hundred fifty feet (150') apart.
Staff Comment: No new separated pedestrian pathway is proposed.
✓
Standard: Sidewalks and pathways along the facades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail
buildings 100 or more feet in width (measured along the facade) shall
provide sidewalks at least 12 feet in width. The walkway shall include an
8 foot minimum unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to
be no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of
sufficient width to accommodate the anticipated number of users.
Staff Comment: All existing building facades are 90 feet (90’) in width. The interior
walkway shown within the parking lot drive aisle is five feet (5’) in width and
should be able to accommodate the anticipated number of users.
N/A
Standard: Mid-block connections between buildings shall be provided.
Staff Comment: Not applicable, as the site only contains one (1) building and no
new buildings are proposed.
✓
Standard: Permeable pavement pedestrian circulation features shall be used
where feasible, consistent with the Surface Water Design Manual.
Staff Comment: The applicant will be given the opportunity to incorporate
permeable pavement in final design as they account for BMP requirements.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety
of year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall
be included.
✓
Standard: Architectural elements that incorporate plants, particularly at
building entrances, in publicly accessible spaces and at facades along streets,
shall be provided.
Staff Comment: As shown on the submitted landscape plan (Exhibit 5),
landscaping is proposed to be improved along the primary pedestrian frontage
on Lake Ave S.
N/A Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 21 of 39
D_Iden’s CUP_Final
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained
over an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access
to public spaces or building entrances.
Staff Comment: Not applicable, as the proposed use includes no public outdoor
uses or public transit lines adjacent to the property.
✓
Standard: Pedestrian overhead weather protection in the form of awnings,
marquees, canopies, or building overhangs shall be provided. These elements
shall be a minimum of four and one-half feet (4-1/2') wide along at least seventy
five percent (75%) of the length of the building facade facing the street, a
maximum height of fifteen feet (15') above the ground elevation, and no lower
than eight feet (8') above ground level.
Staff Comment: As previously discussed above, the proposal includes
preservation of the building overhang along the Lake Ave S frontage to the west.
The overhang is approximately five feet (5’) wide, exceeding the minimum
requirement of four and one-half feet (4 1/2').
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents,
workers, and visitors and that these areas are of sufficient size for the intended activity and in
convenient locations. To create usable and inviting open space that is accessible to the public;
and to promote pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented
space at the street corner to emphasize pedestrian activity (illustration below). Recreation and
common open space areas are integral aspects of quality development that encourage
pedestrians and users. These areas shall be provided in an amount that is adequate to be
functional and usable; they shall also be landscaped and located so that they are appealing to
users and pedestrians.
N/A
Standard: All mixed use residential and attached housing developments of ten
(10) or more dwelling units shall provide common opens space and/or recreation
areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation
area shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide
usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated
low impact development facilities may be used in required or provided
open space where feasible and designed consistent with the Surface
Water Design Manual. Such facilities shall be counted towards no more
than fifty percent (50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
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following elements for developments having more than one hundred
(100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such
spaces above the street level must feature views or amenities that
are unique to the site and are provided as an asset to the
development;
iii. Pedestrian corridors dedicated to passive recreation and separate
from the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports
courts, swimming pools, exercise areas, game rooms, or other
similar facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters,
drainage facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use
areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties)
courtyards, plazas or passive use areas containing landscaping and
fencing sufficient to create a fully usable area accessible to all
residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without
common access links, such as pedestrian trails.
Staff Comment: Not applicable. No residential uses are proposed.
N/A
Standard: All buildings and developments with over thirty thousand (30,000)
square feet of nonresidential uses (excludes parking garage floorplate areas)
shall provide pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the
following formula: 1% of the site area + 1% of the gross building area, at
minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the
abutting structures from the public right-of-way or a nonvehicular
courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving;
and
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
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Administrative Report & Decision
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D_Iden’s CUP_Final
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are
widened or enhanced beyond minimum requirements, the area may
count as pedestrian-oriented space if the Administrator determines
such space meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank
walls, and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable as the proposed development is less than 30,000
square feet.
N/A
Standard: Public plazas shall be provided at intersections identified in the
Commercial Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
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D_Iden’s CUP_Final
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: Not applicable. The project site is not located at any of the above
referenced intersections.
N/A
Standard: The plaza shall measure no less than one thousand (1,000) square
feet with a minimum dimension of twenty feet (20') on one side abutting the
sidewalk.
Staff Comment: Not applicable. See comment above.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled
lighting, and seating. Vegetated low impact development facilities may be used
in the plaza where feasible and designed consistent with the Surface Water
Design Manual. Such facilities shall count towards no more than fifty percent
(50%) of the plaza requirement.
Staff Comment: Not applicable. See comment above.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a
human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate. To discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and
ensure that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size
of buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale
important to residential buildings.
✓
Standard: All building facades shall include modulation or articulation at
intervals of no more than forty feet (40').
Staff Comment: The proposal includes the reuse of an existing building, with no
new modulation or articulation proposed. The proposed changes to the
structure, seen in the submitted elevations (Exhibit 13) and color rendering
(Exhibit 14) include paint/color changes and new garage doors for install and
detail areas as seen on the submitted floor plan (Exhibit 15). The proposed
changes to the existing structure would not make the building more non-
conforming.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet
(16') in height, and eight feet (8') in width.
Staff Comment: See comment above.
N/A Standard: Buildings greater than one hundred sixty feet (160') in length shall
provide a variety of modulations and articulations to reduce the apparent bulk
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
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D_Iden’s CUP_Final
and scale of the facade (illustration in District B, below); or provide an additional
special feature such as a clock tower, courtyard, fountain, or public gathering
area.
Staff Comment: Not applicable. The existing building is less than 160 feet (160’)
in length.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or
distant public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal
wood siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things
such as decorative entry paving, street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the facade’s ground floor.
Staff Comment: As shown on the submitted exterior elevations (Exhibit 13), and
landscape plan (Exhibit 5), the proposal would include glazing, landscaping,
lighting, and a variation in building materials along the proposed facades to
provide human-scaled elements.
✓
Standard: On any facade visible to the public, transparent windows and/or
doors are required to comprise at least 50 percent of the portion of the ground
floor facade that is between 4 feet and 8 feet above ground (as measured on the
true elevation).
Staff Comment: All glazing on the facades along the public right-of-way is
proposed to remain as-is. The proposed changes to the existing structure would
not make the building more non-conforming.
N/A
Standard: Upper portions of building facades shall have clear windows with
visibility into and out of the building. However, screening may be applied to
provide shade and energy efficiency. The minimum amount of light
transmittance for windows shall be 50 percent.
Staff Comment: Not applicable. The proposed building is a single-story
structure.
N/A
Standard: Display windows shall be designed for frequent change of
merchandise, rather than permanent displays.
Staff Comment: Not applicable. No displays windows were included with the
exterior elevations (Exhibit 13) or color rendering (Exhibit 14).
Compliant if
condition of
approval is
met
Standard: Where windows or storefronts occur, they must principally contain
clear glazing.
Staff Comment: The submitted architectural elevations (Exhibit 13) include
elements of transparent glazing for a few of the proposed windows. Staff is
recommending, as a condition of approval, that the applicant submit updated
elevations with the Building Permit application showing the removal of the tinted
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
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Administrative Report & Decision
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Report of November 26, 2025 Page 26 of 39
D_Iden’s CUP_Final
glazing detail to demonstrate conformance with clear window and storefront
glazing standards. See condition below for more information.
Compliant if
condition of
approval is
met
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The submitted elevation plans and color renderings include
aluminum and glass storefront tinted glazing. In order to comply with clear
glazing on windows and storefronts, and given tinted and dark glass are
prohibited, staff recommends, as a condition of approval, that the applicant
submit updated elevations with the Building Permit application showing the
removal of any tinted glazing to demonstrate conformance with the building
architectural design regulations. The glazing detail shall be reviewed and
approved by the Current Planning Project Manager prior to Building Permit
issuance.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or
interior pedestrian pathways are prohibited. A wall (including building facades
and retaining walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in
height, has a horizontal length greater than 15 feet, and does not include
a window, door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet
or greater and does not include a window, door, building modulation or
other architectural detailing.
Staff Comment: The proposal includes the reuse of an existing building, with no
new modulation or articulation proposed. While the existing building is
considered non-conforming with regards to the above standard, the proposed
changes to the existing structure would not make the building more non-
conforming.
✓
Standard: If blank walls are required or unavoidable, blank walls shall be treated
with one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: See previous discussion above.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual
interest to the building.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
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Report of November 26, 2025 Page 27 of 39
D_Iden’s CUP_Final
✓
Standard: Buildings shall use at least one of the following elements to create
varied and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched
roofs with a minimum slope of one to four (1:4) and shall have dormers
or interesting roof forms that break up the massiveness of an
uninterrupted sloping roof.
Staff Comment: The proposal includes the retention of an existing pitched roof,
with no new elements proposed.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the
use of materials that reduce the visual bulk of large buildings; and encourage the use of materials
that add visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual
appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner.
High quality materials shall be used. If materials like concrete or block walls are used they shall
be enhanced to create variation and enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or
open space shall be finished on all sides with the same building materials,
detailing, and color scheme, or if different, with materials of the same quality.
Staff Comment: The submitted plan set includes a building facade color
rendering (Exhibit 14) and exterior elevations (Exhibit 13) which contain a list of
materials and colors coded to the building elevations. The proposed materials
include glass windows, metal siding, brick, and other metal building materials.
The materials are largely unchanged from the existing structure. The colors
proposed are largely grayscale, and include dark gray and black, with the roof
remaining white.
✓
Standard: All buildings shall use material variations such as colors, brick or
metal banding, patterns or textural changes.
Staff Comment: The proposed building remodel incorporates material variations
in both material and texture, while the color branding is proposed to fit a dark
gray and black theme.
✓
Standard: Materials, individually or in combination, shall have texture, pattern,
and be detailed on all visible facades.
Staff Comment: See discussion above in this subsection.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
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✓
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete
masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: The proposed materials are durable, high-quality, and
consistent with low maintenance commercial development. Materials are
discussed in the above sections.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as
texturing, reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: Not applicable.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral
color, textured blocks and colored mortar, decorative bond pattern and/or shall
incorporate other masonry materials.
Staff Comment: Not applicable.
✓
Standard: All buildings shall use material variations such as colors, brick or
metal banding, patterns, or textural changes.
Staff Comment: See discussion above in this subsection. The building design
treatments and architectural elements provide material and color variations on
all four (4) sides.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban
Design Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-
100G, urban design sign area regulations. Modifications to the standard requirements found in
RMC 4-4-100G are possible for those proposals that can comply with the Design District criteria
found in RMC 4-3-100F, Modification of Minimum Standards. For proposals unable to meet the
modification criteria, a variance is required.
Compliant if
condition of
approval is
met
Standard: Signage shall be an integral part of the design approach to the
building.
Staff Comment: A sign package was not included with the application submittal.
The applicant would be required to submit a Sign Permit in compliance with the
signage standards outlined in Design District ‘D’. A Sign Permit would need to be
reviewed and approved for any signs proposed. Staff recommends, as a
condition of approval, that the applicant submit a sign package that is in
compliance with the Urban Design District ‘D’ standards and is closely
coordinated with the overall building design. The sign package shall be
submitted to the Current Planning Project Manager for review and approval prior
to Sign Permit issuance.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated
with the overall building design.
Staff Comment: Not applicable. The building is single use.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their
location.
Staff Comment: See discussion above.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
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Compliance
not yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should
not be garish in color nor overly lit, although creative design, strong accent
colors, and interesting surface materials and lighting techniques are
encouraged.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Blade type signs, proportional to the building facade on which they
are mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten
(10) square feet are permitted as area signs with only the individual
letters back-lit (see illustration, subsection G8 of this Section).
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade,
including support structure.
Staff Comment: See discussions above.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground
cover and/or shrubs) to provide seasonal interest in the area surrounding the
sign. Alternately, signage may incorporate stone, brick, or other decorative
materials as approved by the Director.
Staff Comment: See discussions above.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and
increase the visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
Compliant if
condition of
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings
with down-lighting and decorative street lighting.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
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Report of November 26, 2025 Page 30 of 39
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approval is
met
Staff Comment: A lighting plan was not included with the submitted application
materials. Therefore, staff recommends, as a condition of approval, that the
applicant submit a detailed lighting plan at the time of Civil Construction Permit
application that adequately provides for public safety without casting excessive
glare on adjacent properties. This plan should include details regarding
pedestrian-scale lighting around the primary building entrances. The lighting
plan shall be submitted for review and approval by the Current Planning Project
Manager at the time of Building Permit review.
✓
Standard: Accent lighting shall also be provided on building facades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
✓
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been
approved administratively or is specifically listed as exempt from provisions
located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental
flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion above.
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 Critical Areas Analysis
✓
Geologically Hazardous Areas: Based upon the results of a geotechnical report
and/or independent review, conditions of approval for developments may include
buffers and/or setbacks from buffers.
Staff Comment: The project site is located within a high seismic hazard area. A
Geotechnical Report was not included with the land use application materials as
no new buildings are proposed. The proposed project is limited to interior and
exterior tenant improvements of the existing structure, along with minor
landscaping and site plan changes. No expansion of the structure is proposed. It
is anticipated that the city’s adopted building code and construction standards
would adequately mitigate any impacts of the proposed tenant improvements on
the project site.
✓
Wellhead Protection Areas:
Staff Comment: The project site is mapped within a Wellhead Protection Area,
Zone 2. Only 10 cubic yards of cut and 20 cubic yards of fill are proposed. It is
anticipated that the city’s adopted building code and construction standards
would adequately mitigate any impacts of the proposed tenant improvements on
the ground of the project site. In addition, no hazardous material use or storage is
anticipated with the proposed change of use.
18. Conditional Use Analysis: The proposed use is a vehicle service and repair shop for small vehicles
(passenger cars, light trucks, etc.). This use is permitted as an Administrative Conditional Use in the
Commercial Arterial (CA) zone. The proposal is compliant with the following conditional use criteria,
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
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D_Iden’s CUP_Final
pursuant to RMC 4-9-030D. Therefore, staff recommends approval of the requested Conditional Use
Permit.
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.
Staff Comment: See FOF 14 for Comprehensive Plan Compliance and FOF 15 for
Zoning Development Standard 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: As stated in the submitted Conditional Use Permit justification
(Exhibit 22), the applicant contends that the proposed project site is a suitable
location for a vehicle detailing business. Auto-related uses are commonplace in
the vicinity and the Commercial Arterial (CA) zone. Single-family properties
adjacent and nearby to the property have been near commercial uses for
decades and should be generally unaffected by the change in use, as service
doors would be oriented on the opposite side of the building from the adjacent
residential properties.
Staff has reviewed the request and concurs that the proposed location is suitable
for a vehicle services use and would not result in an overconcentration of
automotive detailing businesses within the immediate vicinity of the project site
or within the city. The project site is located within the CA zoning designation,
which encourages a mix of commercial uses. The project site is surrounded by a
mix of commercial and retail uses.
✓
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 proposed change of use and
minor site plan modifications would generally not affect the adjacent residential
properties. These properties have been surrounded by largely commercial uses
in the nearby area for decades. The applicant further states that disruption will be
mitigated by service doors being oriented on the opposite side of the building from
the adjacent residential properties. The applicant contends that other potential
nuisances such as noise light and glare are to remain largely unchanged, and that
any changes to lighting in particular will be shielded to avoid spillage.
Staff concurs that the proposed use would not result in substantial or undue
adverse effects on adjacent properties due to the factors listed by the applicant
in the justification (Exhibit 22). In addition, any new nuisance would be mitigated
by the separation of the project site from nearby properties by adjacent public
right-of-way and open space bordering on the property which provides distance
between the proposed use and neighboring uses and structures.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
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D_Iden’s CUP_Final
✓
d. Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
Staff Comment: The applicant contends that the existing 8,100-square-foot
facility is of moderate size and is typical for the mixed commercial uses in the
surrounding neighborhood with the exception of large strip retail commercial
developments. Auto-related uses are checkered throughout the neighborhood
along with other service and retail uses.
Staff has reviewed the request and concurs that the proposed dealer service for
automobile detailing, window tinting, and rock chip protection, along with the
retail sale of detailing products for vehicle care, would be compatible with the
scale and character of the surrounding neighborhood. The immediate
neighborhood has been composed of a mix of commercial, light industrial, and
residential uses for several years. Many auto-related uses are commonplace in
the CA zone, particularly along Rainier Ave S one (1) block to the west of the
project site.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: According to the applicant’s site plan (Exhibit 3), 18 parking stalls
are shown on the premises, with one (1) accessible stall included, as required.
The applicant contends that the project proposal provides adequate parking and
maneuvering areas throughout the site.
In the previous parking discussion above under FOF 16.2.a, staff recommended
the removal of two (2) proposed stalls along the northern property line, resulting
in 16 remaining stalls. As a result, staff concurs that the remaining 16 stalls would
provide adequate on-site parking given the project must provide between 15 and
21 parking stalls for the proposed change of use.
See previous parking discussion above under FOF 15, Zoning Development
Standard Compliance: Parking, and FOF 16.2.a, for more discussion.
✓
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 vehicle services use
would not result in a substantial increase in automobile traffic that would warrant
a Traffic Impact Analysis, under city code requirements. The applicant submitted
a Trip Generation Memorandum, prepared by TENW, dated August 5, 2025
(Exhibit 8) with the project application materials. According to the memo, the
project is anticipated to generate eight (8) new AM Peak Hour trips and no new PM
Peak Hour trips, compared to previous uses of the site.
Staff has reviewed the request and concurs that the site and surrounding area can
accommodate the slight increase in projected trips generated at the site and the
proposed site plan would allow for safe movement of vehicles and pedestrians
accessing the project site. Pedestrian and vehicular safety is being improved per
the proposed design, which includes reconfiguration of the existing parking lot
layout, the painting of a new pedestrian crosswalk through the parking lot drives,
automatic gates surrounding the parking lot, and the limitation of traffic flow by
reducing the drive lane on the south side of the property to one-way traffic only.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 33 of 39
D_Iden’s CUP_Final
✓
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 proposal would not result in
increased noise, light, or glare impacts, and that any new lighting would be
shielded to avoid light trespass to adjacent properties and would be subject to
Building Permit review.
Staff has reviewed the request and concurs that the proposed automotive
detailing business would not generate significant noise, light, or glare impacts
that would unduly impact 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 has submitted a landscape plan (Exhibit 5) that
shows several improvements to existing landscaping. The site plan shows
landscaping is provided in all areas not occupied by buildings, paving, or critical
areas. The applicant contends that the current landscaping has remained
relatively unchanged since the original development, and the proposed change
in use and improvements will result in a net increase to the landscaping area of
the site.
Staff has reviewed the request and concurs that sufficient landscaping is
proposed to meet the requirements of the conditional use criteria. As shown on
the site plan (Exhibit 3), the refuse and recycling area is proposed to be screened
with slatted fencing. For more detail, see previous landscaping discussion above
under FOF 15, Zoning Development Standard Compliance: Landscaping.
N/A
i. Specific Requirements for Kennels and Pet Daycares: In addition to the
criteria above, the following criteria shall also be considered for kennel and
pet daycare applications:
a. History: Past history of animal control complaints relating to the
applicant’s dogs and cats at the address for which the kennel and/or pet
daycare is located or to be located. Conditional Use Permits shall not be
issued for kennels or pet daycares to applicants who have previously had
such permits revoked or renewal refused, for a period of one (1) year after
the date of revocation or refusal to renew.
b. Standards for Keeping Animals: The applicant or facility owner shall
comply with the requirements of RMC 4-4-010, Animal Keeping and
Beekeeping Standards.
Staff Comment: Not applicable. The proposed project does not involve the
establishment of a kennel or pet daycare facility. Therefore, the specific
requirements outlined in RMC 4-9-030D for kennels and pet daycares are not
applicable to this application.
N/A
j. Specific Requirements for Secure Community Transition Facilities
(SCTF), Crisis Diversion Facilities (CDF) and Crisis Diversion Interim
Service Facilities (CDIS): In addition to the criteria in RMC 4-9-030.D.1
through 4-9-030.D.8, the following criteria shall be considered for secure
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 34 of 39
D_Iden’s CUP_Final
community transition facilities, crisis diversion facilities, and interim service
facilities:
a. Whether alternative locations were reviewed and consideration was
given to sites that are farthest removed from any risk potential activity;
b. Whether adequate buffering is provided from abutting and adjacent uses;
c. Whether adequate security is demonstrated by the applicant;
d. Whether public input was provided during the site selection process; and
e. For SCTF there is no resulting concentration of residential facility beds
operated by the Department of Corrections or the Mental Health Division
of the Department of Social and Health Services, the number of
registered sex offenders classified as Level II or Level III, and the number
of sex offenders registered as homeless in a particular neighborhood,
community, jurisdiction or region.
Staff Comment: Not applicable. The project proposal does not include the
establishment of a Secure Community Transition Facility (SCTF), Crisis Diversion
Facility (CDF), or Crisis Diversion Interim Service Facility (CDIS). Therefore, the
specific criteria outlined in RMC 4-9-030D for these facility types are not
applicable to this application.
N/A
k. Specific Requirements for Live-Work Units: In addition to the criteria in
RMC 4-9-030.D.1 through 4-9-030.D.8 and the development standards of the
zone where the unit(s) is proposed, the following criteria shall be considered;
a. Each unit shall:
i. Not exceed a maximum of one thousand (1,000) square feet of
nonresidential space for commercial activity;
ii. Include all nonresidential space, to the maximum allowed,
constructed to commercial building standards;
iii. Provide an internal connection between the residential and
nonresidential space within each unit; and
iv. Provide a street presence and pedestrian-oriented façade for the
nonresidential space.
b. Only following uses are allowed within the nonresidential space of a unit:
i. Eating and drinking establishments;
ii. On-site services; and
iii. Retail sales.
c. Within the Residential-14 (R-14) Zone, live-work units shall only be
allowed along primary, minor, and collector arterials.
d. Within the Commercial Arterial (CA) Zone, live-work units shall only be
allowed at a distance of one hundred fifty feet (150’) or greater from and
arterial.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 35 of 39
D_Iden’s CUP_Final
Staff Comment: Not applicable. The proposed project does not involve the
establishment of a live-work unit. Therefore, the specific requirements outlined
in RMC 4-9-030D for live-work units are not applicable to this application.
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
✓
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources
exist to furnish services to the proposed development; subject to the condition
that the applicant provides Code required improvements and fees. The Renton
Regional Fire Authority had no comments on the submitted application materials
(Exhibit 18). If Fire Impact Fees are applicable, they would be assessed at the rate
in effect at the time of Building Permit issuance.
✓
Streets: The property fronts on Lake Ave S and S Victoria St, both public right-of-
ways. Lake Ave S is a Commercial-Mixed Use & Industrial Access Street with an
existing right of way (ROW) width of 60 feet (60’) as measured using the King County
Assessor’s Map and approximately 44 feet (44’) of asphalt paving, three feet (3’) of
landscaping, and a six-foot (6’) concrete sidewalk.
Staff Comment: Interior remodels and new exterior construction or addition with
valuation less than one hundred seventy-five thousand dollars ($175,000) are
exempt from the requirement to provide frontage improvements. The proposed
project is largely an interior remodel with additional facade and site plan
modifications. Per RMC 4.6.060D, interior remodels that do not involve a building
addition are exempt from frontage improvements.
The proposed project passes the City of Renton Traffic Concurrency Test (Exhibit
16). The development is subject to Transportation Impact Fees. Fees are assessed
at the rate in effect at the time of Building Permit issuance.
✓
Storm Water: There is an existing 24-inch stormwater main in Lake Ave S. The
existing property collects stormwater in catch basins on site and discharges them
to the City’s storm main. The site contains high seismic hazards across the entire
property.
Staff Comment: The proposed project would be subject to the 2022 City of Renton
Surface Water Design Manual (RSWDM). Based on the City’s flow control map, the
site falls within the City’s Peak Rate Flow Control Standard area (Matching Existing
Site Conditions). The site falls within the Black River drainage basin. As currently
proposed, the proposed new/replaced impervious surface would not exceed 2,000
square feet and would be exempt from drainage review.
As currently proposed, the proposal would not include 5,000 square feet or more
of new or replaced pollution generating impervious surface. As such, the applicant
would be required to provide enhanced basic water quality treatment.
The development may be subject to a surface water system development charge
(SDC) fee. Fees are assessed at the rate in effect at the time of Building Permit
issuance.
✓ Water: Water service is provided by the City of Renton. The project site is within
the City of Renton’s water service area in the Valley 196 Pressure Zone. There is an
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 36 of 39
D_Iden’s CUP_Final
existing eight-inch (8”) cast iron City water main located in Lake Ave S that can
deliver a maximum flow capacity of 2,500 gallons per minute (gpm). The
approximate static water pressure is 73 psi at ground elevation of 27 feet (27’).
There is an existing one-inch (1”) domestic water service and an existing three-
quarter inch (¾”) domestic water service to the existing building. The site is located
within Zone 2 of the Downtown Wellhead Protection Area Zone.
Staff Comment: The existing three-quarter-inch (¾”) and one-inch (1”) water
service and meter can be reused for the existing building if sized appropriately. Any
water service and meter that will not be utilized must be cut and capped at the main
by City forces for abandonment (Exhibit 7). A back flow prevention device is
required for an irrigation meter, if applicable. A DCVA will need to be provided at
the time of Building Permit application if irrigation is proposed.
The development is subject to meter installation fees based on the number and
size of the meters for domestic uses and for fire sprinkler use if upgrading is
required or needed. Fees are assessed at the rate in effect at the time of Building
Permit issuance.
✓
Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an
existing eight-inch (8”) PVC wastewater main located in Lake Ave S. The existing
building is served by a six-inch (6”) side sewer lateral. No record drawing is
available.
Staff Comments: The existing sewer stub and side sewer need to be CCTV’d and
can be reused if they are found acceptable to the sewer department. Otherwise, a
new sewer stub and side sewer shall be installed to serve the proposed use. At the
time of land use application, the applicant has not provided a CCTV of the side
sewer which will need to be provided at the time of Building Permit submittal.
The applicant has indicated that an oil/water separator will be provided interior of
the building. Sizing information will need to be provided at the time of Building
Permit submittal. The applicant has not provided information on whether a KCIWP
is required. This information shall be provided at the time of Building Permit
submittal.
The development will be subject to a wastewater system development charge
(SDC) fee if upgrading or adding water meters. Fees are assessed at the rate in
effect at the time of Building Permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 5 and FOF 14.
2. The subject site is located in the Commercial Arterial (CA) 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 6 and FOF 15.
3. The proposed Conditional Use Permit complies with the Urban Design Regulations District ‘D’ provided
the applicant complies with City Code and conditions of approval, see FOF 16.
4. The proposed Conditional Use Permit complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 17.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 37 of 39
D_Iden’s CUP_Final
5. The proposed Conditional Use Permit complies with the Conditional Use Permit decisional criteria as
established by City Code provided all advisory notes and conditions are complied with, see FOF 18.
6. The proposed site plan complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 19.
7. There are adequate public services and facilities to accommodate the proposed site plan, see FOF 19.
8. Key features which are integral to this project include: interior renovations to accommodate the
proposed use, preservation of the existing building, addition of garage bays, modifications to the layout
of the parking lot, addition of new landscaped areas, and changes to the color scheme of the existing
building.
J. DECISION:
The Iden’s Dealer Services Tenant Improvement Conditional Use Permit, File No. LUA25-000312, ECF, CU-
A, as depicted in the Site Plan (Exhibit 3), is approved and is subject to the following conditions:
1. A detailed landscape plan shall be provided at the time of Building Permit application for review and
approval by the Current Planning Project Manager. The detailed landscape plan shall include
plantings that would provide a minimum of 14 tree credits on the project site.
2. The applicant shall submit an updated site plan and a detailed refuse and recycling plan with the
Building Permit plan set showing a revised opening of at least 12 feet (12’) in the refuse and recycling
deposit area. The updated site plan and detailed refuse and recycling plan shall be provided to the
Current Planning Project Manager for review and approval.
3. The applicant shall submit a final fencing detail with the Building Permit plan set showing
compliance with fencing regulations per RMC 4-4-040, including height allowances, clear vision
regulations, and material limitations. The updated fencing detail shall be reviewed and approved by
the Current Planning Project Manager prior to Building Permit issuance.
4. The applicant shall submit a revised refuse and recycling screening plan with the Building Permit
application which includes a detail sheet of the materials used to construct the enclosure. Masonry,
ornamental metal or wood, or some combination of the three (3) shall be used. The revised plan shall
be reviewed and approved by the Current Planning Project Manager prior to Building Permit
issuance.
5. The applicant shall submit an updated site plan with the Building Permit application showing the
removal of the two (2) parking stalls from the proposed site plan to demonstrate conformance with
the surface parking design regulation. The parking stall site plan detail shall be reviewed and
approved by the Current Planning Project Manager prior to Building Permit issuance.
6. The applicant shall submit updated elevations with the Building Permit application showing the
removal of any tinted glazing to demonstrate conformance with the building architectural design
regulations. The glazing detail shall be reviewed and approved by the Current Planning Project
Manager prior to Building Permit issuance.
7. The applicant shall submit a sign package that is in compliance with the Urban Design District ‘D’
standards and is closely coordinated with the overall building design. The sign package shall be
submitted to the Current Planning Project Manager for review and approval prior to Sign Permit
issuance.
8. The applicant shall submit a detailed lighting plan at the time of Civil Construction Permit application
that adequately provides for public safety without casting excessive glare on adjacent properties.
This plan should include details regarding pedestrian-scale lighting around the primary building
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 38 of 39
D_Iden’s CUP_Final
entrances. The lighting plan shall be submitted for review and approval by the Current Planning
Project Manager at the time of Building Permit review.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on November 26, 2025 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Kevin Iden
Iden’s Real Estate Holdings, LLC
1000 SW 34th St
Renton, WA 98057
Alan F. Poe
POE Engineering, Inc.
1314 8th St NE, Ste 201
Auburn, WA, 98002
TRANSMITTED on November 26, 2025 to the Parties of Record:
Duwamish Tribe
Nancy Sackman
Preservationdept@duwamishtribe.org
DAHP
Tamela Smart
tamela.smart@dahp.wa.gov
Snoqualmie Tribe
Steven Moses
steve@snoqualmietribe.us
King County Wastewater Treatment Division
Emmeline Aquino
kcwtd_otheragencyplanning@kingcounty.gov
Snoqualmie Tribe
Aaron Webster
dahp@snoqualmietribe.us
King County Wastewater Treatment Division
Caera Quan
caera.quan@kingcounty.gov
TRANSMITTED on November 26, 2025 to the following:
Gina Estep, CED Administrator
Justin Johnson, Acting Development Engineering Director
Amanda Free, Economic Development Director
Clark Close, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
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 December 10, 2025. An appeal of the decision must be filed
within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
11/26/2025 | 9:27 AM PST
City of Renton Department of Community & Economic Development
Iden’s Dealer Services Tenant Improvement
Administrative Report & Decision
LUA25-000312, ECF, CU-A ECF, CU-A
Report of November 26, 2025 Page 39 of 39
D_Iden’s CUP_Final
Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at
a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the
first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and
additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
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.
date must be made in writing through the Hearing Examiner. All communications are public record and this
permits all interested parties to know the contents of the communication and would allow them to openly
rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by
the Court.
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Iden’s Dealer Services Tenant Improvement
Land Use File Number:
LUA25-000312, ECF, CU-A
Date of Report
November 25, 2025
Staff Contact
Ian Harris
Associate Planner
Project
Contact/Applicant
Alan F. Poe
POE Engineering, Inc.
1314 8th St NE, Ste 201
Auburn, WA, 98002
Project Location
102 Lake Ave S
Renton, WA 98057
(APN 3806000045)
The following exhibits are included with the Administrative report:
Exhibits 1-18: As shown in the Environmental Review Committee (ERC) Report
Exhibit 19: Administrative Conditional Use Permit Decision
Exhibit 20: SEPA Determination of Non-Significance (DNS), dated October 13, 2025
Exhibit 21: Project Narrative
Exhibit 22: Conditional Use Permit Justification
Exhibit 23: Urban Design District Narrative
Exhibit 24: Staff Responses to Snoqualmie and Duwamish Tribes
Docusign Envelope ID: 29BB1B41-870A-4737-8D43-663FE9112B67