HomeMy WebLinkAboutD_RTC_TIG_Report_Admin_190628_v3_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
A. ADMINISTRATIVE REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: June 28, 2019
Project Name: RTC TIG Addition
Owner/Applicant: Renton Technical College, 3000 NE 4th St, Renton, WA 98056
Contact: Renton Technical College, 3000 NE 4th St, Renton, WA 98056
Project File Number: PR19-000221
Land Use File Number: LUA19-000115, ECF, MOD, SA-A
Project Manager: Alex Morganroth, Associate Planner
Project Summary: The applicant, Renton Technical College, is requesting Administrative Site Plan
Review, Environmental (SEPA) Review, and a street modification to construct a 295
sq. ft. addition to a building on the Renton Technical College campus. The existing
building, also known as Building A, is approximately 30,500 sq. ft. in size and is
located on a 32.4 acre site at 3000 NE 4th St (APN 7227800500). The subject parcel
is located in the Commercial Arterial (CA) zone and Urban Design District D. The
proposed addition would be located on the east side of the building. According to
the applicant, the addition would be used to house additional tungsten inert gas
(TIG) welding stations. Other work proposed as part of the project includes a 600 sq.
ft. interior alteration of the existing welding classroom/shop adjacent to the
proposed addition. No trees and vegetation would be removed as part of the
project. No new impervious surface would be added to the site as a result of the
project.
Project Location: 3000 NE 4th St, Renton, WA 98056
Site Area: 1,411,192 SF (32.4 acres)
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 2 of 14
B. EXHIBITS:
Exhibit 1-6: ERC Report and Exhibits
Exhibit 7: Administrative Staff Report for RTC TIG Addition
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Renton Technical College, 3000 NE 4th St, Renton,
WA 98056
2. Zoning Classification: Commercial Arterial (CA), Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use
4. Existing Site Use: Technical College
5. Critical Areas: Sensitive Slopes
6. Neighborhood Characteristics:
a. North: Renton Technical College; Commercial Arterial (CA)
b. East: Multi-family Residential; Commercial Arterial (CA), Residential Multi-family
(RMF)
c. South: NE 4th St ROW
d. West: Single-family residential; Residential 8-units/ac (R-)
7Site Area: 5.65 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Sign Variance LUA16-000364 N/A 06/10/2016
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Epstein Annexation A-46-001 1246 04/16/1946
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by City of Renton. There is an existing 10-inch City water main
located in Monroe Ave NE and an existing 16-inch City water main located in NE 4th St.
b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete
wastewater main located in on the RTC site near the Monroe Ave frontage.
c. Surface/Storm Water: There is an existing storm drainage system in both Monroe Ave NE and NE 4th
St. There is an existing private, on-site conveyance system for RTC. Surface water from the site drains
to the private drainage system on the west side of the site.
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 3 of 14
2. Streets: NE 4th St is classified as a Principal Arterials street with an existing right of way (ROW) width of
100 feet as measured using the King County Assessor’s Map. Current street frontage improvements
include curb and gutter, a 6-ft sidewalk on both sides of the street, and an 18-ft planter strip on both
sides of the street. Monroe Ave NE is classified as a minor arterial and has an existing ROW width of 60
feet as measured using the King County Assessor’s Map. Current street frontage improvements include
curb and gutter and a 6-ft sidewalk on both sides of the street.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 Property Development Standards
4. Chapter 9 Permits - Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the original master application for review on May
21, 2019 and determined the application complete on May 23, 2019. The project complies with the 120-
day review period.
2. The project site is located at 401 Monroe Ave NE (APN 7227800500)
3. The Renton Technical College campus is located on the project site.
4. Access to the site is proposed to remain via multiple driveways off of Monroe Ave NE.
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 and Urban Design District D
Overlay District.
7. The proposed addition is exempt from compliance with the Urban Design District D design standards per
RMC 4-3-100, as the addition does not exceed the thresholds for alterations and enlargements defined
in RMC 4-10-050. In addition, the proposed structure would be located inside the “courtyard area” of an
existing building and would not be visible from the public ROW or adjacent properties.
8. No trees are proposed for removal as part of the project and no cut or fill is proposed.
9. No critical areas are mapped on the project site.
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 4 of 14
10. The applicant proposes to start contruction in the summer of 2019 and end construction in the fall of
2020.
11. Staff received no public or agency comments.
12. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on June 24, 2019 the Environmental Review Committee issued a Determination of Non-Significance for
the RTC TIG Additoin project. A 14-day appeal period commenced on June 28, 2019 and will end on July
12, 2019.
13. 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 have been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
14. The applicant submitted an exemption request per RMC 4-6-060.D in order to maintain the existing
frontage improvements along both Monroe Ave NE and NE 4th St. In the request, the applicant claims
that the construction of approximately 1,600 linear feet frontage improvements is not proportionate to
the small addition and would cause significant financial hardship for Renton Technological College. Due
to the significant cost of constructing over a third of a mile of frontage improvements relative to the
estimated cost of the building (under $400,000), staff supports the applicants request for the exemption
and recommends approval of the request.
15. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to provide areas primarily used for
office, industrial, warehousing, and manufacturing, with access to transportation networks and transit.
In addition, the designation maintains a variety and balance of uses through zoning which promotes the
gradual transition of uses on sites with good access and visibility. The proposal is compliant with the
following Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive
areas including: lakes, rivers, major and minor creeks, intermittent stream courses and
their floodplains, wetlands, ground water resources, wildlife habitats, and areas of
seismic and geological hazards.
16. 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 zone includes the designated Automall
District. 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 Development Standards and Analysis
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 5 of 14
Use: The use “Other higher education institutions” is a permitted use in the CA zone.
Staff Comment: The applicant, Renton Technical College, is proposing to expand the
permitted use by adding welding stations in a 295 sq. ft. addition.
N/A
Density: The minimum density required in the CA zone is 10.0 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 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The existing legal lot is approximately 643,654 sq. ft. and is in
conformance with the lot dimension requirement of the zone.
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is
required. The minimum secondary front yard setback is 15 ft. The minimum setback
may be reduced to 0 ft. through the site plan review process, provided blank walls are
not located within the reduced setback. The maximum secondary front yard setback
is 20 ft. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts
or is adjacent to a lot zoned residential. The maximum setback may be modified
through the site plan review if the applicant can demonstrate that the proposed
development meets the following criteria:
i. Orients development to the pedestrian through such measures as providing
pedestrian walkways beyond those required by the Renton Municipal Code (RMC),
encouraging pedestrian amenities and supporting alternatives to single occupant
vehicle (SOV) transportation; and
ii. Creates a low-scale streetscape through such measures as fostering distinctive
architecture and mitigating the visual dominance of extensive and unbroken parking
along the street front; and
iii. Promotes safety and visibility through such measures as discouraging the creation
of hidden spaces, minimizing conflict between pedestrian and traffic, and ensuring
adequate setbacks to accommodate required parking and/or access that could not be
provided otherwise.
Staff Comment: The existing building is setback approximately 440 feet to the north,
approximately 250 feet to the west, approximately 260 feet to the east (Monroe Ave
NE), and approximately 80 feet to the south (NE 4th St). While the proposed addition to
the east side of the building would not encroach into any of the required setbacks for
the CA zone, the addition is located outside of the maximum setback area of 20 feet.
The existing building and proposed addition exceed the maximum setback requirement
of 20 feet, but the locating the addition on the east of the existing building instead of
the south or west side ensures that vehicular circulation is not impacted by the
encroachment of an addition into the parking area. Therefore exceeding the maximum
setback is appropriate.
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 6 of 14
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 60 ft. if the building
is mixed use.
Staff Comment: According to the site plan submitted with the application, the site-wide
building coverage for the proposed project would be approximately 28.3% (400,000 sq.
ft./1,411,780 sq. ft.) and the proposed impervious surface is approximately 75%
(186,065 sq. ft./247,713 sq. ft.). The maximum height of the addition would be
approximately 17.5 feet tall. As proposed, the project does complies with the
impervious surface, building coverage, and height requirements for the CA zone.
Compliance with the height would be verified at the time of building permit review.
N/A
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated
by the Department of Community and Economic Development, provided there shall
be a minimum of one street tree planted per address. Any additional undeveloped
right-of-way areas shall be landscaped unless otherwise determined by the
Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
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 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 sq. ft. of
landscaping per parking space, 51 and 99 spaces shall provide 25 sq. ft. of landscaping
per parking space, and 100 or more spaces shall provide 35 sf of landscaping per
parking space. Perimeter parking lot landscaping shall be at least 10 feet in width,
interior parking lot landscaped areas shall have a minimum width of 5 feet.
Staff Comment: Per RMC 4-4-080, landscaping requirements are not applicable to
additions that increase the gross square footage of a building by less than one third.
Therefore the 295 sq. ft. RTC TIG addition does not trigger compliance with the
landscaping regulations in RMC 4-4-080.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 7 of 14
17. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6-
060F.2 in order to maintain the existing ROW width of 60 feet instead of providing dedication to increase
the ROW width to the 91 feet as required by RMC 4-6-060. The proposal is compliant with the following
modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is
recommending approval of the requested modification:
Compliance Street Modification Criteria and Analysis
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: No trees are proposed for removal.
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 applicant has not proposed any new ingress/egress as a part of
the project and would continue to access the campus via multiple driveways along the
Monroe Ave NE street frontage.
N/A
Parking: Parking regulations require that a minimum of 1 space per 5,000 sq. ft. is
provided for the sales area and minimum of 2.5 spaces per 1,000 sq. ft. is provided for
the service area.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
Staff Comment: The enlargement or remodeling of an existing building or structure by
less than 1/3 of the total area of the building or structure is not required to comply
with the parking, loading, and driveway standards in RMC 4-4-080. The project
proposed a 295 sq. ft. addition and 600 sq. ft. interior remodel of an existing 21,658
sq. ft. building. Therefore the parking standards in RMC 4-4-080 are not applicable to
the project.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge does not stand in or in front of any
required landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No new fencing or retaining walls are proposed as part of the project.
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 8 of 14
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 Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
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 City’s Public Works Transportation section and Community and
Economic Development section reviewed Monroe Ave NE and the surrounding area and
determined that a modified minor arterial street section is more suitable for the portion
of the street adjacent to the site due to the proximity to the ROW of existing
improvements on the adjacent properties. The modified minor arterial section proposed
conforms to the design criteria outlined by the City’s Transportation Division.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The modified street section is consistent with the surrounding
neighborhood and would increase pedestrian safety.
d. Conforms to the intent and purpose of the Code.
Staff Comment: This modification provides a safe pedestrian and vehicle route in and
around the existing commercialized area.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IL
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
b. Zoning Compliance and Consistency.
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 9 of 14
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
c. Design Regulation Compliance and Consistency.
Staff Comment: See FOF 17, Urban Design District D.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The proposed one-story addition is smaller than most of the other
buildings on campus. In addition, the proposed addition would not be visible from the
street and would therefore not impact other properties in the vicinity.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: See “Internal Circulation” under criterion ‘g’ below for analysis.
Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties.
Staff Comment: The applicant has not proposed any changes to the trash and
recyclables and the structure does not contain any rooftop equipment except for a
small exhaust discharge pipe for fumes created by the welding process. The exhaust
discharge would not be visible from the street due to the additions internal campus
location.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Due to the internal campus location of the addition and highly
developed nature of the campus site, the addition would not significantly impact any
of the limited views in the immediate area.
Landscaping: Using landscaping to provide transitions between developments and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 16, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: No lighting was proposed in the land use application submittal
documents. If lighting is added to the project, lighting impacts would be evaluated at
the time of building permit review.
f. On Site Impacts.
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 10 of 14
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed location for the addition is in the middle “courtyard”
area of building A. Noise impacts are not of great concern in the immediate area due
to the highly developed nature of the campus site and existing shop activities that
occupy the building.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The proposed 295 sq. ft. building addition is significantly smaller than
most other structures on campus. The presence of the building would not represent a
significant visual change to the building or site due to the small size and internal
location.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting
impervious surfaces.
Staff Comment: No significant natural features are present on or are adjacent to the
project site. The site is highly developed and the project would not result in any
additional impervious surface or stormwater water runoff.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 16, Zoning Development Standard: Landscaping.
g. Access
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: See FOF 16 under “Vehicular Access”.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The existing site allows for adequate vehicle and pedestrian access via
both Monroe Ave NE and NE 4th St. The proposed addition is located within the Building
A “courtyard” and would not impact pedestrian or vehicular internal circulation or
access.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No applicable
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 11 of 14
Staff Comment: Multi-modal transportation is available for faculty and students of the
RTC campus. According to the applicant, the addition would not result in an increase
in number of students and therefore the existing transit options are adequate.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The campus has an existing network of pedestrian walkways that
allow students and faculty members to safely move between buildings. The proposed
project is an addition an existing building and therefore students and faculty would
utilize the existing connections to access the new area.
h. Open Space: Incorporating open spaces to serve as distinctive project focal
points and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: Both passive and active recreation is provided on campus in the form
of a gym and green space areas throughout the site. The proposed addition would not
result in the elimination of any open space and would be replacing existing impervious
surface.
i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comments: See “Natural Features” under criterion ‘e’ above.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use.
Staff Comments: The proposal does not include any new public services or facilities as
part of the project. However, the site is in close proximity to a large principal arterial
street (NE 4th St) that would adequately accommodate vehicular traffic to and from
the site. In addition, multiple bus stops are located adjacent to the site where multiple
bus routes provide access to the Renton Transit Center and other areas along the NE
4th St corridor.
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development, if the applicant provides Code
required improvements and fees. A Fire Impact Fee, based on a rate of $0.72 per sq. ft.
would be applicable to the proposal.
Water and Sewer.
Staff Comment: Based on the information submitted with the land use application,
Renton Regional Fire Authority has determined that the existing water flow rate is
adequate for the additional fire flow demand created by the addition.
No new side sewers would be added as part of the project.
Drainage.
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 12 of 14
Staff Comment: The proposed project would not create any new impervious surface.
Approximately 295 square feet of impervious surface would be replaced. The new
and/or replaced impervious surface created by proposed project is less than 2,000
square feet and the proposed land disturbance is less than 7,000 square feet.
Therefore, a drainage report was not required as part of the land use application
submittal.
Transportation.
Staff Comment: The applicant contends the proposed addition would serve the existing
student population and would therefore not result in a net increase in number of trips
to and from the site. Therefore, a traffic study was not required as part of the land use
application submittal.
N/A a. Phasing: The applicant is not requesting any additional phasing.
b. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: The applicant has not proposed the construction of a new stormwater
infrastructure and contends that the existing private system is adequate.
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.
Schools: No impact.
Parks: No impact.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: See FOF 18 Site Plan Review Analysis: Drainage
Water:
Staff Comment: See FOF 18 Site Plan Review Analysis: Water and Sewer
Sanitary Sewer:
Staff Comment: See FOF 18 Site Plan Review Analysis: Water and Sewer
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 13 of 14
I. CONCLUSIONS:
1. The subject site is located in Commercial Mixed Use Comprehensive Plan designation and complies with
the goals and policies established with this designation provided the applicant complies with City Code,
see FOF 15.
2. The subject site is located in the CA, Commercial Arterial zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code, see FOF 16.
3. The proposed RTC TIG Addition project complies with street modification criteria as established by City
Code, provided the project complies with all advisory notes and conditions of approval contained herein,
see FOF 17.
4. The proposed RTC TIG Addition project complies with the site plan review criteria established by the City
Code provided all advisory notes are complied with, see FOF 18.
5. There are adequate public services and facilities to accommodate the proposed RTC TIG Addition project,
see FOF 19.
J. DECISION:
The proposed RTC TIG Addition Site Plan and Modification, File No. LUA19-000115, as depicted in Exhibit 2, is
approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 28th day of June, 2019 to the Owner/Applicant/Contact:
Owner/Applicant:
Renton Technical College
Contact:
Cary Guenther, OAI PS
3000 NE 4th St
Renton, WA 98056
1011 SW Klickitat Way, #208,
Seattle, WA 98134
TRANSMITTED this this 28th day of June, 2019 to the Parties of Record:
None
TRANSMITTED this this 28th day of June, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855
6/28/2019 | 2:40 PM PDT
City of Renton Department of Community & Economic Development Administrative Report & Decision
RTC TIG ADDITION, LUA19-000115
Report of June 28, 2019 Page 14 of 14
Vanessa Dolbee, Current Planning Manager
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 July 12, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Administrative Site Development Plan Review Modification decision will expire two (2) years
from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
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: 5F3C6808-2657-4E64-AC41-BE1856B45855
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
RTC TIG Addition
Project Number:
PR19-000221
Date of Report
June 28, 2019
Staff Contact
Alex Morganroth
Associate Planner
Project Contact/Applicant
Cary Guenther, OAI PS, 1011
SW Klickitat Way, #208,
Seattle, WA 98134
Project Location
401 Monroe Ave NE
The following exhibits are included with the ERC Report:
Exhibits 1-6: ERC Report and Exhibits
Exhibit 7: Administrative Decision
DocuSign Envelope ID: 5F3C6808-2657-4E64-AC41-BE1856B45855