HomeMy WebLinkAboutJ_CUP_Justification_Letter_260605.pdf
701 Fifth Avenue • Suite 6600 • Seattle, Washington 98104 • 206.812.3388 • Fax 206.812.3389 • www.mhseattle.com
June 5, 2026
VIA EMAIL
Alex Morganroth
Principal Planner
City of Renton
1055 S Grady Way
Renton, WA 98057
RE: WareSpace Conditional Use Permit Application: 700 Powell Avenue SW
Mr. Morganroth,
WareSpace (“Applicant”) seeks a Conditional Use Permit (“CUP”) to allow the development of a
multi-tenant commercial warehouse facility (“Project”) at 700 Powell Avenue SW (“Property”).
WareSpace provides flexible, all-inclusive small warehouse and industrial workspace rentals for
growing businesses. The Property is zoned IM (Medium Industrial). According to the Renton
Municipal Code (“RMC”), warehousing and distribution requires a conditional use permit in the IM
zone. RMC 4-2-060.
In evaluating a CUP application, the Administrator must consider the following criteria:
1. 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.
2. 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.
3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in
substantial or undue adverse effects on adjacent property.
4. Compatibility: The proposed use shall be compatible with the scale and character of the
neighborhood.
5. Parking: Adequate parking is, or will be made, available.
6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate
potential effects on the surrounding area.
7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall
be evaluated and mitigated.
8. 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.
RMC 4-9-030(D).
June 5, 2026
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For the reasons discussed below, the Project meets the foregoing criteria, and the Administrator should
approve the requested conditional use permit for warehousing and distribution operations at the Property.
1. Consistency with Plans and Regulations
The Administrator must first consider the proposed action’s compatibility with the policies of the
Comprehensive Plan and the applicable zoning regulations. RMC 4-9-030.D.1. Here, WareSpace
proposes to turn Property into a multi-tenant commercial warehousing campus focused on
providing functional workspace for small and medium sized local businesses which is clearly
compatible with, and supportive of, Renton’s land use policies.
The Property is currently zoned IM (Medium Industrial) in the Employment Area (“EA”). It is also
included in the EA of the Comprehensive Plan Land Use Map. The EA is intended to provide
opportunities to grow employment and maintain an industrial and manufacturing base.
Comprehensive Plan p. 8. The IM zone is intended to provide areas for medium-intensity industrial
activities involving manufacturing, processing, assembly, and warehousing. RMC 4-2-020.S. A
commercial warehousing campus is squarely within these purposes.
Additionally, the use of the Property as a warehousing campus will further several Comprehensive
Plan policies and goals by creating a cohesive, EA-oriented development tailored to local business
needs. The Comprehensive Plan emphasizes the promotion of the Employment Area as a base for
economic growth. For example, Policy LU-17 calls for uses that support and intensify productive
employment uses within the EA. Meanwhile, Goals LU-M and LU-N encourage a mix of
complementary industrial and commercial uses within the EA to create integrated productive
economic centers. Policy ED-7 prioritizes support for locally owned, small, and emerging businesses
by fostering an environment that enables them to establish, operate, and expand. And Policy ED-14
calls for the development of commercial, manufacturing, and industrial centers that attract
investment and create jobs. The proposed multi-tenant commercial warehousing campus advances
these objectives by creating a dynamic business hub that enables small and medium-size local
enterprises to operate and grow within a shared purpose-built environment. By lowering barriers to
entry for local businesses and providing flexible, functional, affordable workspace, the project
stimulates economic activity, encourages business development, and strengthens Renton’s economic
base while reinforcing the Comprehensive Plan’s vision of integrated, productive industrial areas.
2. Appropriate Location
The Project is appropriately located on an existing industrial property within an area intended to
accommodate industrial and commercial activity. There are not a significant number of warehouses
located nearby so the proposed use will not contribute to a detrimental overconcentration of warehouses.
Additionally, the proposal is a warehouse type supporting small businesses that is unique to the area.
3. Effect on Adjacent Properties
The proposed use will not result in substantial or undue adverse effects on adjacent properties. The
Property is already developed for industrial use, no exterior expansion is proposed, and the
June 5, 2026
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proposed small warehouse rental use is low impact in character. Parking will be sufficiently
accommodated on-site. No impacts are anticipated to adjacent properties.
4. Compatibility
The surrounding neighborhood is characterized by industrial and employment-oriented uses
contemplated by the EA designation and IM zoning district. The proposed commercial warehousing
campus is fully compatible with that industrial character and intended land use pattern.
5. Parking
As shown on the site plan, the Code requires 72 parking spaces, and the Project will provide 77
spaces. Based on other WareSpace projects, the applicant anticipates this will be more than adequate
for the proposed multi-tenant small-business use.
6. Traffic
The Project will ensure safe circulation for vehicles and pedestrians and adequately mitigate traffic-
related impacts on the surrounding area. The trip generation memo prepared for the Project
anticipates fewer peak hour trips than the existing use. Existing sidewalks along SW 7th St are
proposed to remain as-is for public use, and existing accessible access between handicap parking
stalls and the main entrance shall be maintained for internal pedestrian access. No adverse traffic
impacts nor impacts to pedestrian flow are anticipated.
7. Noise, Light, and Glare
No increase in noise, light or glare is anticipated.
8. Landscaping
The Project is an existing developed industrial property with no proposed changes to lot coverage,
structures, or paving. Existing landscaped areas and trees on the property will remain, and no tree
removal is currently proposed. Any existing trees and plantings on the Property will be retained and
maintained, and the existing development pattern provides adequate buffers for adjacent properties.
Based on the above the Project meets the requirements of RMC 4-2-060. Please do not hesitate to
contact me with any questions.
Sincerely,
s/ Jessica L. Roe