HomeMy WebLinkAboutSR_Desert Coach CUP_Report_Admin_200114_v3_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Desert Coach CUP_Report_Admin_200114_v3_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: January 29, 2020
Project File Number: PR19-000001
Project Name: Desert Coach Conditional Use Permit
Land Use File Number: LUA19-000298, CU-A
Project Manager: Alex Morganroth, Senior Planner
Owner: PS Business Parks, 879 Rainier Ave N, Renton, WA 98057
Applicant: Andrew El Daye, Desert Coach, 2716 S Quinn Ave, Gilbert, AZ 85295
Contact: Jessica Breuer, Desert Coach, 4449 Easton Way, Columbus, OH 43219
Project Location: 879 Rainier Ave N
Project Summary: The applicant, Desert Coach Transportation, is requesting an Administrative
Conditional Use Permit to operate an Express Transportation Service within an
existing building in a shopping center/business park at 879 Rainier Ave N (APN
1180002940). The business would operate out of an 800 sq. ft. suite within the
largest of the three buildings on site (879 Rainier Ave N). The applicant received a
Warning of Violation for operating without a business license or approved
Conditional Use Permit on April 17, 2019 (CODE19-000214). The site is
approximately 91,780 sq. ft. (2.1 ac) in size and is located within the CA zoning
classification and Urban Design District D Overlay. According to the applicant, the
business would utilize fleet vehicles to provide airline crews with transportation
between SeaTac International Airport and various hotels in the Seattle metro area.
The seven vehicles in the fleet would be stored on-site in the associated shared
surface parking lot. According to the applicant, drivers for the company would
drive their personal vehicles to the site and leave their vehicles while shuttling
customers in the company-provided fleet vehicles. The company would employ
three full-time office employees and would provide transportation twenty-four
hours a day, seven days a week. Access to the site would remain via the existing
three driveways off of Rainier Ave N. COR maps indicates that presence of a high
seismic hazard, protected slopes (40-90%), sensitive slopes (15-40%), and a
moderate landslide hazard on the site. No trees or vegetation are proposed to be
removed and no changes to the building or site are proposed. The applicant
submitted a Traffic Memo with the application.
Site Area: 2.1 ac
87th Ave S DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 2 of 12
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B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Traffic Study
C. GENERAL INFORMATION:
1. Owner(s) of Record: PS Business Parks, 879 Rainier Ave N, Renton, WA
98057
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D Overlay
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Multi-suite office/commercial buildings
5. Critical Areas: High Seismic Hazard, Protected Slopes (40-90%),
Sensitive Slopes (15-40%), and a High Landslide
Hazard, High Erosion Hazard
6. Neighborhood Characteristics:
a. North: Single-family and Multi-family Residential; CB-P Zone (King County Zoning Designation)
b. East: Renton Municipal Airport; Industrial, Light (IL)
c. South: Multifamily Condominiums; Commercial Arterial (CA)
d. West: Single-family Residential; R6-P (King County Zoning Designation)
7. Site Area: 2.1 ac
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Kohl Annexation N/A 4090 11/04/1987
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton.
b. Sewer: Sewer service is provided by the Skyway Water and Sewer District.
c. Surface/Storm Water: There is an existing private storm drainage system on the site. A 15-inch public
stormwater main is located in the west side of the Rainier Ave N ROW directly in front of the site.
2. Streets: Rainier Ave N is a Major Arterial Street with an existing right of way (ROW) width of 86 feet as
measured using the King County Assessor’s Map. The existing roadway section consists of four travel
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 3 of 12
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lanes, one center turn lane, one parking lane, a 0.5 foot curb and gutter and a 5-foot sidewalk on both
sides of the roadway.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120: Commercial Standards
2. Chapter 3 Critical Areas Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 9 Permits – Specific
a. RMC 4-9-030: Conditional Use Permit
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 above master application for review on
November 21, 2019 and determined the application complete on Nvoember 27, 2019. The project
complies with the 120-day review period.
2. The project site is located at 879 Rainier Ave N (APN 1180002940).
3. A Warning of Violation (CODE19-000214) was issued to the applicant on April 17, 2019 for operating the
Express Transportation Service without a business license and without an approved Conditional Use
Permit.
4. The project site is currently developed with three multi-tenant commercial buildings and the associated
surface parking.
5. Access to the site would continue to be provided via three existing driveways off Rainier Ave N.
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Arterial (CA) zoning classification and within Urban Design
District D.
8. There are approximately 25 trees located on-site, of which the applicant is proposing to retain all 25 trees.
9. No cut or fill is proposed on-site.
10. No changes to the site or the building are proposed.
11. No public or agency comments were received.
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 4 of 12
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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.
13. 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 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 development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
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.
Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
14. 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
Compliant if
CUP Issued,
See FOF 16
Use: Express Transportation Services are a permitted use in the CA zone with an
approved Hearing Examiner Conditional Use Permit.
Staff Comment: The applicant is proposing to operate an Express Transportation
Service in the CA zone. The use “Express Transportation Service” are defined as a
service that provides rapid delivery (i.e., overnight, within an hour, etc.) of air parcels,
foodstuff, household and entertainment goods, as well as taxi services. Use is
distinguished by space for multiple small delivery vehicles, and typically associated
areas for sorting and handling packages and documents, and accessory administrative
offices. The applicant has proposed to operate seven vehicles in order to shuttle airline
crews between SeaTac International Airport and area hotels. The applicant is seeking
approval of a Conditional Use Permit in order to allow the business to operate on the
site.
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
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 5 of 12
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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 91,780 sq. ft. and conforms with
the lot dimensional requirements of the CA 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.
Staff Comment: The applicant has not proposed any changes to the footprint of the
existing building where the office would be located (879 Rainier Ave N). The existing
building is set back approximately 15 feet to the east (front yard), approximately 60
feet to the south (side yard), approximately 118 feet to the west (rear yard), and
approximately 250 feet to the north (side yard). No additions to the existing building
are proposed. Therefore the existing building is in conformance with all setback
requirements for the CA zone.
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: The building coverage calculated for the structures on the site is
approximately 21% (19,245 sq. ft./91,780 sq. ft.). The three existing buildings are
approximately 24 feet tall at their highest points. No changes to the structures are
proposed, therefore the project complies with the height and building coverage
requirements for the CA zone.
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:
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 6 of 12
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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 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have a minimum width of 5 feet.
Staff Comment: Per RMC 4-4-070, changes in the use of a property or remodel of a
structure requiring improvements equal to or greater than fifty percent (50%) of the
assessed property valuation are exempt from landscaping requirements. The applicant
has not proposed any site or building changes and therefore the project is exempt from
compliance with the landscape standards in RMC 4-4-070.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees
adjacent to critical areas and their associated buffers; and significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: 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 existing site currently utilizes multiple internal vehicular
connections and three ingress/egress points along Rainier Ave N. No connections to
the adjacent CA zoned parcels to the south of the site exist. The applicant has not
proposed any changes to any connections or site access points. The dimensions of the
existing drive aisles and layout of the parking lot allows for the smooth flow of
vehicular traffic and allows for adequate maneuverability for the larger vehicles in the
fleet to be utilized by the transportation service. Site-to-site access is not appropriate
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 7 of 12
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between the subject site and adjacent site to the south (the commercial site to the
north is within unincorporated King County) due to the multi-family residential use
currently established on the site. Therefore, the existing vehicular connections on the
site provide effective vehicular access to the subject site.
Parking: For shopping centers*, parking regulations require that a minimum of 2.5
spaces per 1,000 sq. ft. and maximum of 5 per 1,000 sq. ft. is provided.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
*Per RMC 4-11-190 Definitions S, “Shopping Centers” are defined as “a group of
buildings, structures and/or uncovered commercial areas, or a single building
containing four (4) or more individual commercial establishments, planned, developed
and managed as a unit related in location and type of shops to the trade areas that the
unit serves”. While the property may not have the type of businesses and visual
characteristics (i.e. large anchor tenant, shared sign, etc) as that of a typical shopping
center, staff determined that the “shopping center” classification was appropriate for
the purposes of calculating parking requirements. The site shares many characteristics
with a those of a typical shopping center use such as having multiple multi-tenant retail
buildings on the same lot, common-ownership of the buildings on the lot, a variety of
commercial and office establishments, and a shared surface parking lot for businesses
on the site.
Staff Comment: The applicant submitted an executed lease agreement that includes a
provision allowing the proposed express transportation services to utilize ten (10)
parking stalls on the site for use by both employee personal vehicles and company fleet
vehicles. According to the parking standards in RMC 4-4-080, the entire shopping
center would be required to provide a minimum of 67 stalls and a maximum of 134
stalls based on the total square footage of the three buildings (26,880 sq. ft.). The total
number of stalls on the site is approximately 80. Therefore based on the number of
existing stalls available, the shopping center complies with the parking standards of
the code and can accommodate the additional parking needs for the 10 fleet parking
stalls identified in the lease.
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 fences or retaining walls are proposed as a part of the project.
15. Design District Review: The project site is located within Design District ‘D’. Per RMC 4-3-100 ‘Urban Design
Regulations’, the design standards are not applicable to interior remodels.
16. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit to allow the operation of
an Express Transportation Service in the CA zone. The applicant has indicated that seven vehicles would be
utilized for their services at the subject location including two Chrysler Pacifica’s, one Mercedes Sprinter
Van, one Ford Transit Van, two Cadillac Escalade’s, and one Ford E-450. The proposal is compliant with the
following conditional use criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of
the requested Conditional Use Permit.
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 8 of 12
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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 FOFs 13 and 14 for Comprehensive Plan and zoning regulation
compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The site of the proposed Express Transportation Service is adjacent to
an existing auto-oriented retail corridor with access to a major arterial that provides
quick access to the interstate system. Various other auto-oriented uses are established
along Rainier Ave N including multiple small-vehicle service and repair shops, a U-Haul
rental, passenger vehicle rental, and small-vehicle sales. No other uses classified as an
Express Transportation Service appear to be located near the project site according to
analysis by staff. At the proposed scale (seven (7) transportation vehicles), the location
of the new use would not result in an overconcentration of the Express Transportation
Services and is well suited for the type of business.
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 proposed Express Transportation Service would be located within
an existing commercial area adjacent to a multi-family development and across from
the Renton Municipal Airport. Single-family homes are located on top of the slope
behind (west) the site and are not visible from the site. According to the applicant,
employees would provide shuttle transportation to airline crews between SeaTac
airport and area hotels 24 hours a day. Due to the location of the proposed use along
a high-traffic, major arterial road, the proposed use is not expected to negatively impact
the neighborhood or create any substantial or adverse effects on adjacent properties.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: See FOF 16.b and 16.c above for analysis. No changes to the existing
building or site are proposed. The site of the proposed use is within a high-traffic, auto-
centric commercial corridor across the street from a municipal airport and would be
compatible with the scale and character of the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The proposed use would share the existing surface parking lot with the
other uses on site, which includes a variety of both on-site and off-site services. The
applicant has the ability to utilize a total of 10 parking stalls per the signed lease
document submitted with the application. The site contains approximately 80 parking
stalls. Per the parking ratio requirements in RMC 4-4-080 Parking Standards, the uses
on the site (classified as a shopping center) are required to have access to 67 stalls and
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 9 of 12
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a maximum of 134 stalls. Therefore adequate parking is being provided for the
proposed use. See additional Parking analysis under FOF 14.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: See FOF 14 under “Vehicular Access” for discussion on vehicular
movement and access.
Pedestrians can take access via an existing sidewalk on Rainier Ave N that provides
direct access to the building on the site where the proposed use would be located.
However, due to the transportation-oriented nature of the business and the fact that
customers do not visit the business, minimal pedestrian trips to the site are anticipated.
The project is exempt from constructing any frontage improvements as no changes to
the building or site are proposed.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: Impacts from noise, light, and glare and not expected to be significantly
greater than the other auto-oriented uses within the Rainier Ave commercial corridor.
Ambient noise from passing vehicle traffic as well as planes at the Renton Municipal
Airport across the street are expected to be significantly louder than the vehicles used
for transportation by the applicant. Noises incidental to operating a vehicle such as
doors closing and engines starting are not expected to be atypical and would occur
relatively infrequently due to the length of the trips. All vehicles in the fleet, which
includes two Chrysler Pacifica’s, one Mercedes Sprinter Van, one Ford Transit Van, two
Cadillac Escalade’s, and one Ford E-450, utilize gasoline engines (as opposed to a louder,
diesel engine), and are not expected to generate noise or light that would impact the
residential uses to the south and west of the site. A fully sight-obscuring vegetative
screen comprised of mature trees and vegetation is present along the south side of the
site and screens the multifamily development from the subject site. The nearest single-
family home to the west is approximately 125 feet from the area where vehicles would
be parked and is up on a slope with an elevation change of approximately 35 vertical
feet. No new lighting is proposed on the site.
Compliant if
Condition of
Approval is
Met
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 existing landscaping to the south is anticipated to be sufficient to
screen any adverse effects on the multifamily units create by the proposed use.
However, this analysis conclusion is based on the fleet and employee vehicles being
parked in the location indicated on the site plan submitted by the applicant (Exhibit 2).
Therefore, staff recommends as condition of approval that the all fleet and employee
vehicles be parked in the spaces indicated on the site plan submitted by the applicant
(Exhibit 2), or an alternative approved by the Current Planning Project Manager. See
additional analysis under FOF 14 under “Landscaping”.
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:
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 10 of 12
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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. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: A High Seismic Hazard, Protected Slopes (40-90%), Sensitive Slopes (15-
40%), and a High Landslide Hazard were mapped on the project site. Remodeling,
replacing, or removing existing structures, facilities, and improvements are exempt
activities in geologically hazardous area.
18. 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.
N/A Schools: No impact.
N/A Parks: No impact.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The site is served by an existing private storm water conveyance
system. The existing system in place is adequate for the site and the applicant has not
proposed any changes to the site that would alter storm water quantity or flow path.
Water: The Renton Fire Authority and Development Engineering staff have indicated
that the water service available on the site is adequate for the proposed use.
Sanitary Sewer: Sanitary Sewer Service is provided to the site by the City of Renton.
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 13.
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 14.
3. Tenant Improvements that do not impact the exterior of the building are exempt from compliance with
the Urban District D Design Standards, as specified in 4-3-100, see FOF 15.
4. The proposed Conditional Use Permit complies with the Conditional Use Permit criteria as established by
City Code, provided the project complies with City Code and conditions of approval contained herein, see
FOF 16.
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 11 of 12
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5. The proposed Conditional Use Permit complies with the Critical Areas Regulations provided the
applicant complies with City Code, see FOF 17.
6. There are adequate public services and facilities to accommodate the proposed Express Transportation
Service, see FOF 18.
J. DECISION:
The Desert Coach Conditional Use Permit, File No. LUA19-000298, CU-A, is approved, subject to the following
condition:
1. All fleet and employee vehicles shall be parked in the spaces indicated on the site plan (Exhibit 2), or in
an alternative location approved by the Current Planning Project Manager
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on January 29, 2020 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
PS Business Parks
879 Rainier Ave N
Renton, WA 98057
Andrew El Daye
Desert Coach
2716 S Quinn Ave
Gilbert, AZ 85295
Jessica Breuer
Desert Coach
4449 Easton Way
Columbus, OH 43219
TRANSMITTED on January 29, 2020 to the Parties of Record:
None
TRANSMITTED on January 29, 2020 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, 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 February 12, 2020. 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
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1/29/2020 | 3:02 PM PST
City of Renton Department of Community & Economic Development
Desert Coach Conditional Use Permit
Staff Report to the Hearing Examiner
LUA19-000298, CU-A
Report of January 29, 2020 Page 12 of 12
SR_Desert Coach CUP_Report_Admin_200114_v3_FINAL
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Desert Coach Conditional Use Permit
Land Use File Number:
LUA19-000298, CU-A
Date of Report
January 29, 2020
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Andrew El Daye
Desert Coach
2716 S Quinn Ave, Gilbert, AZ
85295
Project Location
879 Rainier Ave N
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Traffic Study
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
Exhibit 2
N
DocuSign Envelope ID: 0F516F1A-32F5-4469-AC51-9DD1F5BDCB8C
Proposed Project Name: Seattle Desert Coach LLC
Proposed Location:
PS Business Parks
879 Ranier Ave N., Ste A200
Renton, WA 98057
Traffic Study:
We are not providing a traffic study from a licensed professional engineer due to
the lack of traffic going and coming from the proposed location. Seattle Desert
Coach will have less than 20 trips per day from the location and will not increase
traffic significantly. This is not expected to change.
Exhibit 3
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