Loading...
HomeMy WebLinkAboutD_EVCS_Best_Western_Plus_Renton_Inn_260603_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT D_EVCS Best Western Plus Renton Inn_260603_v1 A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: June 3, 2026 Project File Number: PR26-000001 Project Name: EVCS Best Western Plus Renton Inn Land Use File Number: LUA26-000001, MOD Project Manager: Mariah Kerrihard, Associate Planner Owner: Virk Hospitality Renton, LLC, 815 SW Sun Pl, Wilsonville, OR 97070 Applicant: Ricquel Cardoza, LDC, Inc., 1851 Central Pl S Unit 101 Kent, WA 98030 Contact: Rick Cardoza, LDC, Inc., 20210 142nd Ave NE, Woodinville, WA 98072 Project Location: 1850 Maple Valley Highway, Renton, WA 98057 (APN 1723059100) Project Summary: The applicant is requesting a modification to the parking standards pursuant to RMC 4-9-250D for installation of electric vehicle (EV) charging infrastructure at the Best Western Plus Renton Inn. The proposal would modify the existing hotel parking lot by converting 12 standard parking stalls into nine (9) EV charging stalls, including one (1) Americans with Disabilities Act (ADA)-compliant EV charging stall, and adding associated site improvements. These improvements include utility equipment, parking striping and signage, protective bollards, curb reconfiguration, and replacement landscaping near the west property boundary. The hotel property contains 93 existing parking stalls, and the proposal would reduce the overall total by three (3) stalls, resulting in 90 parking stalls on-site. Site Area: 63,216 square feet (1.45 acres) Docusign Envelope ID: E8A62704-15D7-82EE-8174-90789293A4D9 City of Renton Department of Community & Economic Development EVCS Best Western Plus Renton Inn Administrative Modification Report & Decision LUA26-000001, MOD Report of June 3, 2026 Page 2 of 7 D_EVCS Best Western Plus Renton Inn_260603_v1 B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Site Drawings Exhibit 3: Modification Justification Exhibit 4: Project Narrative Exhibit 5: Specification Sheet Exhibit 6: On Hold Letter, dated February 5, 2026 Exhibit 7: Off Hold Letter, dated May 11, 2026 Exhibit 8: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Virk Hospitality Renton, LLC, 815 SW Sun Pl, Wilsonville, OR 97070 2. Zoning Classification: Commercial Arterial (CA) Urban Design District D 3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) 4. Existing Site Use: Hotel/Motel 5. Critical Areas: Sensitive and Protected Slopes, High Erosion Hazard, High Landslide Hazard, and Downtown Wellhead Protection Area Zones 1 6. Neighborhood Characteristics: a. North: Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation; Commercial Arterial (CA) zone b. East: Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation; Commercial Arterial (CA) zone c. South: Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation; Commercial Arterial (CA) zone d. West: Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation; Commercial Arterial (CA) zone 7. Site Area: 1.45 acres D. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on January 2, 2026 and determined the application complete on January 13, 2026. During the review process, staff placed the project on hold on February 5, 2026 (Exhibit 6) to request additional information. The applicant submitted the requested materials, and the project was taken off hold on May 11, 2026 (Exhibit 7). Docusign Envelope ID: E8A62704-15D7-82EE-8174-90789293A4D9 City of Renton Department of Community & Economic Development EVCS Best Western Plus Renton Inn Administrative Modification Report & Decision LUA26-000001, MOD Report of June 3, 2026 Page 3 of 7 D_EVCS Best Western Plus Renton Inn_260603_v1 2. The applicant’s submittal materials comply with the requirements necessary to process the modification request (Exhibits 2-5). 3. The project site is located at 1850 Maple Valley Highway, Renton, WA 98057 (APN 1723059100). 4. The project site is currently developed with the Best Western Plus Renton Inn hotel, containing approximately 47,029 square feet of building area (Exhibit 2). 5. Access to the site would be provided via existing access from Maple Valley Highway (SR 169). 6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 7. The site is located within the Commercial & Mixed Use (CMU) zoning classification and Urban Design District D. 8. No tree removal is proposed, as all proposed work would occur within existing paved areas. 9. The site is mapped with sensitive and protected slopes, Downtown Wellhead Protection Area Zone 1, high landslide hazard area and high erosion hazard area. 10. The applicant is proposing to begin construction in summer of 2026. 11. 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. 12. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s Comprehensive Plan Map. The intention of this designation is to transform strip commercial development into business districts through the intensification 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: Compliance Comprehensive Plan Analysis ✓ Policy LU-49: Require human-scale features such as pedestrian pathways, quality landscaping, and public spaces that have discernible edges, entries, and borders to create a distinctive sense of place in neighborhoods, commercial areas, and centers. ✓ Goal CR-E: Reduce GHG emissions from the transportation sector by reducing vehicle miles traveled via expanding multimodal transportation systems for all community members and promoting the use of electric vehicles. ✓ Policy CR-12: Work with utility providers, communities, and other stakeholders (e.g., developers and EV companies) to ensure that there is access to EV charging where it is needed and expand EV charging readiness for buildings equitably. Site locations for community chargers in Renton based on proximity to areas with attached housing, high Environmental Health Disparity (EHD) scores, and points of interest in commercial and employment areas such as City buildings, parks, schools, and open spaces. 13. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). All proposed work would occur within the existing building Docusign Envelope ID: E8A62704-15D7-82EE-8174-90789293A4D9 City of Renton Department of Community & Economic Development EVCS Best Western Plus Renton Inn Administrative Modification Report & Decision LUA26-000001, MOD Report of June 3, 2026 Page 4 of 7 D_EVCS Best Western Plus Renton Inn_260603_v1 footprint or existing paved areas on the project site; therefore, no impacts to critical areas are proposed. 14. Modification Analysis: The applicant is requesting a modification from RMC 4-9-250D, Parking Modification Procedures, in order to reduce the total number of parking stalls at the Best Western Plus Renton Inn to allow installation of electric vehicle charging infrastructure. The hotel contains 104 guest rooms and currently employs 19 staff, and RMC 4-4-080 requires a minimum and maximum of 1.0 parking space per guest room plus 1.0 parking space for every three (3) employees for hotels and motels. Under current code, this would result in a requirement of 104 parking spaces for guest rooms plus seven (7) parking spaces for employees, or 111 spaces total. The hotel property currently contains 93 parking stalls. The proposal would convert 12 standard parking stalls to nine (9) EV charging stalls, including one (1) ADA-compliant EV charging stall, resulting in a net reduction of three (3) parking stalls for a total of 90 parking stalls on-site (Exhibit 4). Because the proposal would provide fewer parking stalls than otherwise allowable under the City's parking regulations, a modification is being requested. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D. Therefore, staff is recommending approval of the requested modification: Compliance Modification Criteria and Analysis ✓ a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Clean Economy Strategy (CES) 2.0 and the 2025 Renton Comprehensive Plan establish a policy framework to reduce greenhouse gas emissions, enhance environmental sustainability, and support a clean economy by expanding access to sustainable transportation options, including electric vehicles and EV charging infrastructure. CES 2.0 identifies transportation and land use as key focus areas and emphasizes actions that support lower transportation emissions and increase access to EV charging as part of community resilience and climate goals. The proposed modification, which enables installation of EV charging infrastructure at an existing hotel in a travel corridor, directly advances these policy directions and represents the minimum adjustment necessary to accommodate the charging equipment and associated site improvements while maintaining a functional parking layout. See FOF 12 Comprehensive Plan Analysis. ✓ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the site has been designed to meet vehicular safety, function, appearance, and environmental protection (Exhibit 3). The proposed EV stalls and infrastructure are designed and engineered to conform to City building and electrical codes regarding safety and environmental protection. The use of dual-stall charging units and a dedicated ADA charging stall serve to enhance full function. The proposal meets the objectives of safety, function, appearance, environmental protection, and maintainability intended by the parking code requirements. Staff concurs that the submitted construction plans demonstrate the EV charging equipment, including four (4) Noodoe DC150P dispensers and one (1) Noodoe AC7LC L2 dispenser, will be installed according to the 2023 Washington State Docusign Envelope ID: E8A62704-15D7-82EE-8174-90789293A4D9 City of Renton Department of Community & Economic Development EVCS Best Western Plus Renton Inn Administrative Modification Report & Decision LUA26-000001, MOD Report of June 3, 2026 Page 5 of 7 D_EVCS Best Western Plus Renton Inn_260603_v1 Electrical Code and 2021 Washington State Building Code. The installation includes protective bollards to prevent vehicle damage to equipment, ensuring safety. The project also includes replacement landscaping within the existing landscape area near the west property boundary, which will improve screening of the equipment from neighboring properties and motorists, enhancing the overall appearance. The inclusion of one (1) ADA-compliant EV charging stall ensures accessibility and functional equity. The reduction of three (3) net parking stalls is not anticipated to significantly impact the function of the parking lot, and the EV infrastructure provides enhanced amenities that align with modern traveler needs. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: The applicant contends that the property is in a heavy traffic corridor serving the business and recreational demands of Best Western Plus Hotel guests. The applicant further contends that the proposed EV charging equipment would be located within the existing parking lot footprint at the hotel property and would be screened by existing and replacement landscaping along the southwest property line. The conversion of standard parking spaces to EV charging spaces would not change the overall character or intensity of the site use and is not anticipated to create adverse noise, light, or traffic impacts beyond the existing hotel operation. The applicant also contends that the environmental benefit associated with EV charging infrastructure is consistent with the intent of the Comprehensive Plan. Staff concurs that the proposed modification would not create substantial adverse impacts to other properties in the vicinity. ✓ d. Conforms to the intent and purpose of the Code; and. Staff Comment: The applicant contends that the proposed EV charging equipment is an accessory use that is compatible with the existing hotel property, and that the code requirements are maintained through site improvements including replacement landscaping and screening of the equipment from view of neighboring properties and motorists. The applicant further contends that the proposal maintains an orderly, safe, and functional site design while incorporating screening, landscaping, and accessibility improvements as part of the EV charging installation. Staff concurs that the proposal conforms to the intent and purpose of the code. See comments under criterion ‘b’. ✓ e. Can be shown to be justified and required for the use and situation intended. Staff Comment: The applicant contends that the EV charging equipment is an accessory use to the existing hotel and that the project site, located along SR 169 near the I-405 northbound on-ramp, will serve customers, guests, and employees who are likely to benefit from on-site charging access. The applicant further contends that, with the anticipated growth of EV use, the need for adequate deployment of EV charging equipment is increasing and is supported by the Transportation section of the Renton Comprehensive Plan. State building regulations also provide additional context for this policy direction, as WAC 51-50- 0429 requires EV charging stations, EV-ready parking spaces, and EV-capable parking spaces in many new buildings and accessory structures, including accessible EV charging requirements. In addition, state law under ESSB 5184 recognizes that inflexible parking requirements can impede deployment of sustainable transportation infrastructure and that the amount of parking a project Docusign Envelope ID: E8A62704-15D7-82EE-8174-90789293A4D9 City of Renton Department of Community & Economic Development EVCS Best Western Plus Renton Inn Administrative Modification Report & Decision LUA26-000001, MOD Report of June 3, 2026 Page 6 of 7 D_EVCS Best Western Plus Renton Inn_260603_v1 needs should be determined on a case-by-case basis rather than through a one- size-fits-all regulation, with related updates required to be implemented by January 2027. The reduction of three (3) net parking stalls to accommodate EV charging equipment is therefore justified for the accessory use and situation intended. Staff concurs that, in light of the project’s location, the increasing demand for EV charging, and current state policy and code direction, the proposed EV charging equipment and associated reduction in parking are justified for the use and situation intended. E. DECISION: The proposal satisfies five (5) out of five (5) criteria listed in RMC 4-9-250D for approval of modifications. Therefore, the EVCS Best Western Plus Renton Inn Modification, File No. LUA26-000001, MOD, is approved. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on June 3, 2026 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Virk Hospitality Renton LLC, 8815 SW Sun Pl Wilsonville, OR 97070 Ricquel Cardoza 1851 Central Pl S Unit 101 Kent, WA 98030 Rick Cardoza 20210 142nd Ave NE Woodinville, WA 98072 TRANSMITTED on June 3, 2026 to the Parties of Record: No parties of record TRANSMITTED on June 3, 2026 to the following: Gina Estep, CED Administrator Justin Johnson, Development Engineering Director Amanda Free, Economic Development Director Clark H. Close, Current Planning Manager Nathan Janders, Development Engineering Manager Anjela Barton, Fire Marshal Docusign Envelope ID: E8A62704-15D7-82EE-8174-90789293A4D9 6/3/2026 | 3:56 PM PDT City of Renton Department of Community & Economic Development EVCS Best Western Plus Renton Inn Administrative Modification Report & Decision LUA26-000001, MOD Report of June 3, 2026 Page 7 of 7 D_EVCS Best Western Plus Renton Inn_260603_v1 F. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on June 17, 2026. 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 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 Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Docusign Envelope ID: E8A62704-15D7-82EE-8174-90789293A4D9 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: EVCS Best Western Plus Renton Inn Land Use File Number: LUA26-000001, MOD Date of Report June 3, 2026 Staff Contact Mariah Kerrihard Associate Planner Project Contact/Applicant Rick Cardoza LDC, Inc. 20210 142nd Ave NE, Woodinville, WA 98072 Project Location 1850 Maple Valley Highway, Renton, WA 98057 The following exhibits are included with the Administrative Modification Report: Exhibit 1: Administrative Modification Decision Exhibit 2: Site Drawings Exhibit 3: Modification Request Justification Exhibit 4: Project Narrative Exhibit 5: Specification Sheet Exhibit 6: On Hold Letter, dated February 5, 2026 Exhibit 7: Off Hold Letter, dated May 11, 2026 Exhibit 8: Advisory Notes Docusign Envelope ID: E8A62704-15D7-82EE-8174-90789293A4D9