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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT
HEARING EXAMINER DECISION, EXHIBITS
Project Name:
Quendall Terminals
Project Number:
LUA09-151, ECF, EIS, SA-M, SM, DA
Date of Hearing
April 18, 2017
Staff Contact
Vanessa Dolbee, Current
Planning Manager
Project Contact/Applicant
Campbell Mathewson,
Century Pacific, L. P., 1201
Third Ave, suite 1680,
Seattle, WA 98101
Project Location
Parcel 2924059002. South
of the Seahawks VMAC
Training Facility
The following exhibits were admitted during the hearing:
Exhibits 1-18: Hearing Examiner Staff Report (April 2016) and Exhibits
Exhibit 19 - 23: Memo to the Hearing Examiner (April 2017) and Exhibits
Exhibit 24: Email from Examiner to Staff dated April 17, 2017
Exhibit 25: Email from Fred Warnock dated April 16, 2017
Exhibit 26: Email from Charles Taylor dated April 15, 2017
Exhibit 27: City of Renton COR maps and GIS data:
http://rp.rentonwa.gov/SilverlightPublic/Viewer.html?Viewer=COR-Maps
Exhibit 28: Google Maps: https://www.google.com/maps?hl=en&tab=wl
Exhibit 29: City of Renton power point
Exhibit 30: Notebook dated April 18, 2017 "Vested Development Regulations"
Exhibit 31: Notebook dated April 18, 2017 "Supplemental Applicant Exhibits"
Exhibit 32: Aerial Photograph with artist rendering of project site
Exhibit 33: Larry Toedtli CV
Exhibit 34: Bob Wells Resume
Exhibit 35: Lance Mueller Resume
Exhibit 36: Street B rendering
Exhibit 37: June 6, 2016 Site Plan P1. 0
Exhibit 38: June 1, 2016 Site Plan P0. 0
Exhibit 39: April 3, 2017 City Council Agenda Bill for Consolidation of Development
Agreement with Land Use Applications
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 11, 2017
TO: Phil Olbrechts, Hearing Examiner
FROM: Vanessa Dolbee, Current Planning Manager
SUBJECT: Quendall Terminal, LUA09-151
Following the canceled public hearing from April of 2016, the Applicants have requested
the City consider a Development Agreement. As such, this memorandum addresses the
Development Agreement and changes to the project which result from the proposed
Development Agreement. This memo is intended to supplement the staff report to the
Hearing Examiner which was issued in April of 2016, for the original scheduled hearing
date of April 19, 2016. Only those items identified below have been changed and/or are
proposed to be changed from the original staff report.
Updated Project Description:
The applicant has requested approval of Master Plan Review, Binding Site Plan,
Shoreline Substantial Development Permit and a Development Agreement for a mixed-
use development located at 4350 Lake Washington Blvd. The site is 21.46 ac and is
zoned COR and located within the Urban Shoreline designation. The 21.46 -acre site
would be divided into 7 lots of which 4 would contain mixed -use buildings. The
Enhanced Alternative would contain 692 residential units (resulting in a net residential
density of 40.95 units/acre), 42,190 sq. ft. of commercial uses [retail and restaurant],
1,352 parking spaces and 12.9 acres of parks/open space. All buildings are designed to
be constructed as 3 – 5 stories over one parking/commercial level. The applicant has
proposed to dedicate 3.65 acres for public right -of-way, which would provide access to
the 7 proposed lots. The site contains approximately 0.81 acres of wetlands and 1,583
linear feet of shoreline along Lake Washington. The subject site has received a
Superfund designation from the U.S. Environmental Protection Agency (EPA) and the
property owners are currently working on a remediation plan with EPA. The proposed
Development Agreement and associated Enhanced Alternative primarily include the
following: 1.3 acres of public park space, additional retail/restaurant/office space and
street activation (fountains, artwork, etc.), the addition of either a public dock/pier
and/or an alternative approved by the EPA to allow for public access to Lake
Washington, Building SW4 would be 4-stories, building SW3 would 5-stories, and all the
remaining buildings would be 6-stories, and Extension of Land Use Permit approval term
to 10-years with possible extension opportunities in which development regulation
vesting would be maintained.
EXHIBIT 19
Phil Olbrechts, Hearing Examiner
Page 2 of 7
April 11, 2017
The following Exhibits should be added to the Recorded:
Exhibit 19 – Memorandum to Hearing Examiner, April 11, 2017
Exhibit 20 – Draft Development Agreement
Exhibit 21 – Consistency Analysis
Exhibit 22 – Notice of Issuance of Consistency Analysis
Exhibit 23 – Councils Motion to defer the Development Agreement Public Hearing
Findings of Fact (FOF): (the following FOF’s are identified with letters to eliminate and
confusion with the original staff report)
a. On March 16, 2017 an Enhanced Alternative and Development Agreement
(Exhibit 20) was submitted to the City to consider. The Enhanced Alternative
would contain 692 residential units (resulting in a net residential d ensity of 40.95
units/acre), 42,190 sq. ft. of commercial uses [retail and restaurant], 1,352
parking spaces and 12.9 acres of parks/open space. All buildings are designed to
be constructed as 3 – 5 stories over one parking/commercial level. The proposed
Development Agreement and associated Enhanced Alternative primarily include
the following:
The addition of 1.3 acres of public park space;
Additional retail/restaurant/office space and street activation (fountains,
artwork, etc.)
The addition of either a public dock/pier and/or an alternative approved by
the Environmental Protection Agency (EPA) to allow for public access to Lake
Washington;
Building SW4 would be 4-stories, building SW3 would 5-stories, and all the
remaining buildings would be 6-stories;
Extension of Land Use Permit approval term to 10-years with possible
extension of 5 years in which development regulation vesting would be
maintained.
A SEPA transportation re-evaluation requirement at 5 year increments.
b. The Enhanced Alternative and the associated Development Agreement is the
sole proposal being advanced at this time. Because the Enhanced Alternative
relies upon City Council approval of the Development Agreement, Exhibit 20, the
Master Site Plan, Binding Site Plan and Shoreline Permit decision shall be
contingent upon the City Council approval of the Development Agreement . If
the Development Agreement is not approved by City Council, the record should
be reopened and another public hearing for the purpose of reconsidering the
decision utilizing the Preferred Alterative analyzed in the April 2016 staff report
to the Hearing Examiner should be completed.
c. On March 20, 2017 the Environmental Review Committee issued an EIS
Consistency Analysis for Development Agreement and the associated Enhanced
Alternative (Exhibit 21 and 22). The Environmental Consistency Analysis
determines that the impacts of development under the Enhanced Alternative are
within the impacts analyzed under the EIS alternatives in the past SEPA review.
Phil Olbrechts, Hearing Examiner
Page 3 of 7
April 11, 2017
No new mitigation measures are required beyond those identified in the 2015
FEIS and 2015 Mitigation Document, and there are no significant unavoidable
impacts that cannot be mitigated.
d. A detailed master site plan has not been provided incorporating the changes
identified in the Enhanced Alternative. As such, staff recommends as a condition
of approval that a final detailed master site plan shall be submitted to the City
for Review and Approval by the Current Planning Project Manager that
incorporates both the specific changes identified in the Enhanced Alternative
and all the conditions of project approval. The final details master plan shall be
approved prior to the approval of any site specific site plan review or recording
of the binding site plan.
e. Staff does not expect that the changes identified in the Enhanced Alternative
would impact the analysis and associated recommended conditions of the April
2016 staff report for all Findings of Fact except as follows:
i. FOF 23, Zoning Development Standard Compliance, Parking: The total
parking stalls proposed in the Enhanced Alternative is 1,352 stalls an
increase from the 1,337 stalls proposed in the Preferred Alternative, a 15
stall increases. There is no change in the residential and restaurant
space; however there is an increase in retail space from 20,025 SF to
33,190 SF which would result in a maximum of 133 stalls required for the
retail space, up from 80 stalls. Together all three uses could require up to
1,469 parking stalls.
ii. FOF 23, Zoning Development Standard Compliance, Refuse and Recycling:
Based on a proposal for a 9,000 SF of restaurant and 33,190 SF of retail a
combined total of 210.95 SF for recyclables deposit areas and 421.90 Sf
of refuse deposit areas shall be provided for the overall project.
iii. FOF 25, Critical Areas, b.: The reference to “NRD settlements” should be
eliminated because the EPA does not approve and is not party to an NRD
settlement. Therefore, Condition 44. IV, should be amended to remove
the reference to “NRD settlements”.
iv. FOF 26, Master Site Plan Review, f. On Site Impacts, Structure and Scale:
With the addition of retail/commercial space along the Lake Washington
side of the development it is anticipated that the parking garage would
no longer be the dominate structure viewed from the Lake or shoreline
trail.
v. FOF 26, Master Site Plan Review, j. Distinctive Focal Points: The “street
activation” identified in the development agreement are anticipated to
provide distinctive focal points throughout the development. However,
the specifics have not been identified at this time. As such staff
recommends as a condition of approval that Public Art, fountains, or
other street activation features proposed to be located in the roadways
shall be identified with the detailed master site plan and constructed and
installed as a part of the associated roadway/infrastructure construction.
Phil Olbrechts, Hearing Examiner
Page 4 of 7
April 11, 2017
vi. FOF 26, Master Site Plan Review, Phasing: Staff recommends that the
project duration be consistent with the time frames established in the
Development Agreement, Exhibit 20.
vii. FOF 28 Availability and Impact of Public Services, Stormwater: The
Development Agreement would extend the project beyond January 1,
2022, as such specific requirements tying compliance with an updated
stormwater manual to this date are no longer applicable. Therefore staff
recommends that condition of approval 32 of the staff report be
removed. The project will be required to comply with all applicable
stormwater requirements at the time of building and construction.
viii. FOF 28 Availability and Impact of Public Services, Transportation: The
Enhanced Alternative is estimated to generate 5,829 daily, 435 AM peak
hour and 545 PM peak hour vehicular trips at full buildout. These would
represent approximately 173 more daily trips, no net change in AM peak
our trips and 15 more PM peak hour trips than the Preferred Alternative.
Additionally, the center left-turn lane that was included as a part of
Street ‘A’ is eliminated in the Enhanced Alternative. The removal of this
turn lane was evaluated by TranspoGroup, in a memorandum dated
January 12, 2017, Appendix A of the Consistency Analysis, Exhibit 21. The
analysis concluded that the center turn lane is not needed under the
Enhanced Alternative because single-lane approaches at each of the
Street ‘A’ intersections would provide acceptable traffic operations. As a
result condition of approval 44. XIV should be amended accordingly.
Additional transportation analysis was included in the EIS Consistency
Analysis to evaluate changes in trips from the Preferred Alternative. The
Consistency Analysis concludes that transportation impacts of the
Enhanced Alternative would be within the range of impacts identified in
the DEIS, EIS Addendum and FEIS for the EIS alternatives. With
implementation of the project mitigation measures, with or without the
I-405 improvements, significant transportation impacts are not
anticipated
ix. FOF 28 Availability and Impact of Public Services, Parks: The Development
Agreement adds 1.3 acre Public Park to the proposal. The hours of public
use of the park should be consistent with the public trail and should be
determined by the City’s Community Services Administrator. Currently
public park hours are dawn to dusk, signage shall be installed identifying
that the park is for public use and the hours of public use. The signage
shall be reviewed and approved by the Current Planning Project Manager
and Parks Planning and Natural Resources Director prior to insulation. An
easement for public access shall be recorded on with the binding site
plan. Similar to the trail, the park shall be installed prior to Temporary
Occupancy of the first building on the site.
Phil Olbrechts, Hearing Examiner
Page 5 of 7
April 11, 2017
x. FOF 29 Shoreline Substantial Development Permit, Time Requirements for
Shoreline Permits: The Draft Development Agreement extends the time
for all land use permit applications including the Shoreline Substantial
Development Permit. Time frames identified in the Development
Agreement should be applied accordingly.
f. Condition of Approval 14 should remove the word “east” as this has been
included in error.
g. Condition of Approval 22 contains a minor error, the word “East” should be
“West”. Condition of Approval 22 should be amended accordingly.
h. Condition 43 requires an easement be recorded to all for public access for
vehicles and pedestrians to cross the King County rail-road right-of-way. This
requirement for an easement limits the type of legal documents that could be
drafted to accomplish the intended purpose of the condition. As such, this
condition should be amended as shown below.
i. The word “Public Promenade” should be removed throughout the staff report
and replaced with “fire lane and utility maintenance access road” to be
consistent with the Consistency Analysis and Development Agreement.
Therefore Condition of approval 41. and 44. XVI should be amended accordingly.
Conclusions: All conclusions in the April 2016 staff report are to remain except as
identified below:
10. The project An expiration date shall be as identified in the Development
Agreement, Exhibit 20set by the Hearing Examiner for the Master Site Plan, see FOF 26 .
12. The Development Agreement as drafted in Exhibit 20 is compliant with RCW 36 -70B-
170.
New Staff Recommendation: Staff recommends approval of the Master Site Plan,
Binding Site Plan, and Shoreline Substantial Permit for the Enhanced Alterative
described in Exhibit 19, subject to all the conditions of approval of the April 2016 staff
report and any new conditions or modified conditions below.
Because the Enhanced Alternative relies upon City Council approval of the Development
Agreement, Exhibit 20, staff recommends that the Hearing Examiner add a condition
that if the Development Agreement is not approved by City Co uncil, the Hearing
Examiner will reopen the record and the public hearing for the purpose of reconsidering
the decision utilizing the Preferred Alterative analyzed in the original April 2016 staff
report to the Hearing Examiner.
Amended Conditions of Approval:
14. The private access at the Barbee Mill Access shall include frontage
improvements matching the south side of the access, including a landscaped
planter and sidewalk to be provided on the east north side. The new private
Phil Olbrechts, Hearing Examiner
Page 6 of 7
April 11, 2017
access to be located at the Ripley Lane (Seahawks Way) access shall include 8
feet wide landscape planter and 6 foot wide sidewalk on south side of the
access. These off-site improvements shall be designed, permitted, constructed,
and substantial complete as determined by the Current P lanning Project
Manager and the Construction Inspector, prior to Temporary Occupancy of the
first building on the project site
22. East West elevations of the building proposed on Lots 2 and 5 shall be re-
designed to reduce to the parking garage walls view from Lake Washington to
ensure the structures on the lake maintain a relation to the natural characteristic
and site amenities (trail, etc.). Design features could include landscape berming
and/or architectural details. Detail design of these buildings shal l be completed
at site plan review.
32. Any extension to the project approved beyond January 1, 2022 or building and
construction permits submitted that would extend the project beyond January
1, 2022 shall be subject to the updated stormwater manual, in e ffect at the
time.
41. A public promenade fire lane and utility maintenance access road along Lake
Washington extending along the front of Lots 2 and 5, connecting to Road B
terminus and the surface parking at either end shall be incorporated into the
design of the buildings on Lots 2 and 5. This promenade fire lane and utility
maintenance access road shall feature pedestrian amenities such as furniture,
public art, water features, etc. Design of the promenades fire lane and utility
maintenance access road compliance with this condition shall be reviewed at
the time of lot specific site plan review.
43. An easement shall be secured from King County or other future property owners
of the rail-road right-of-way to provided vehicular and pedestrian access to the
proposed development across the right-of-way. The easement shall be noted on
the final binding site plan and shall be recorded concurrently with the binding site
plan. Documentation shall be provided to the City of Renton identifying rights for
public vehicular and pedestrian access to the proposed development across the
right-of-way. This legal documentation shall be noted on the final binding site plan
and shall be recorded concurrently with the binding site plan, if not already
recorded. The City of Renton shall have final approval of acceptable legal access
documentation.
44. IV. A site plan application, construction permit application or the recording of
the Binding Site shall not be submitted to the City for Review and approval prior
to a Record of Decision (ROD) and NRD Settlement completed by the EPA. A
copy of the final ROD and NRD Settlement issued by the EPA shall be submitted
to the City of Renton to verify the assumed baseline assumptions were correct
and additional SEPA review or major project changes are not necessary as
required in Mitigation Measure C10.
Phil Olbrechts, Hearing Examiner
Page 7 of 7
April 11, 2017
44. XIV. A transportation study shall be completed to analyze the need for a center
turn lane in Road A. Depending upon the outcome of this study, Road A street
designs shall be amended to remove the center turn lane accordingly and the
design shall be reflected on the required updated site plan, as conditioned above
under XIII.
44. XVI. If the EPA ROD and any NRD settlement eliminates the significant public
access from the project, which includes: 1) A shoreline trial with viewpoints,
interpretive signage, and amenities as identified in the Mitigation Document; 2)
A public promenade fire lane and utility maintenance access road along the lake
side of the development of Lots 2 and 5; 3) Large plazas at the terminus of Road
B; and 4) Public parking a new public access plan shall be submitted identifying
compliance with the significant public access standards of the Shoreline Master
Program. The new public access plan shall be reviewed and approved by the
Current Planning Project Manager
New Conditions of Approval: (The following numbering picks up at the end of the April
2016 staff report.)
45. An easement for public park access shall be recorded with the binding site and
public access shall be noted on the binding site plan prior to recording.
46. Public park signage shall be installed identifying that the park is for public use
and the hours of public use. The park signage shall be reviewed and approved by
the Current Planning Project Manager and the Community Services
Administrator with the construction permit application. The park and associated
signage shall be installed prior to Temporary Occupancy of the first building on
the project site.
44. XVIII. A final detailed master site plan shall be submitted to the City for Review
and Approval by the Current Planning Project Manager that incorporates both
the specific changes identified in the Enhanced Alternative and all the conditions
of project approval. The final detailed master plan shall be approved prior to the
approval of any site specific site plan review or recording of the binding site plan.
44. XIX. Public Art, fountains, or other street activation features proposed be located
in the roadways shall be identified with the detailed master site plan and
constructed and installed as a part of the associated roadway/infrastr ucture
construction.
44. XX. A detailed public park design, identifying compliance with the Development
Agreement, shall be submitted for review and approval by the Current Planning
Project Manager and the Community Services Department prior to the approval
of any site specific site plan review or recording of the binding site plan .
EXHIBIT 24
EXHIBIT 25
EXHIBIT 26
Quendall Terminals
(LUA09-151)
HEX Public Hearing
Date
Names/TitlesVanessa Dolbee, Current Planning Manager
April 18, 2017
EXHIBIT 29
Presentation Overview
Approximate Location
•Project Description –Enhanced
Alternative & Development Agreement
•Background
•Renton Municipal Code Analysis
–Compliance
–Conditions
•Staff Recommendation
Approximate Location
Approximate Location
Applications:
1) Master Site Plan
2) Binding Site Plan
3) Shoreline Substantial
Development Permit
4) Development Agreement
Environmental Impact Statement
Completed
−FEIS issued August 2015
−Mitigation Document issued
August 2015
−Consistency Analysis For
Enhanced Alternative issued
March 2017
The application is vested to
regulations from February 10,
2010, ORD 5520 (including the
SMP –amended in 1983)
Site Characteristics
SITE
Isolate
Property
Lake Washington
PanAbode
SiteBarbee Mill
VMAC
King Co.
rail-road
ROW
Proposal
Enhanced Alternative
•COR Zone and Urban
Shoreline Environment
•21.24 acre site
•7 lots –4 with mixed
use buildings
•692 multi-family
residential units
•33,190 SF of
retail/Commercial
•9,000 SF of restaurant
•Density 40.95 du/ac
•Parking for 1,352
vehicles
•*Superfund site subject
to EPA regulations
Proposal
Enhanced Alternative
Pedestrian Trail
Road C
Ro
a
d
B
Road A
Ro
a
d
E
100 ft. shoreline setback
N 42nd Place
Ripley Lane (Seahawks
Way)
Rail road ROW –King. Co.
Access Point
Access Point
Proposal
Enhanced Alternative
Building Design –
* Ground floor Parking or Retail/Restaurant along Road B and Lake Washington
* 3, 4, or 5 stories above for residential units and semi-private plaza space
*Final elevation design will be reviewed at Site Plan review.
**Graphics were prepared for Preferred Alternative
Quendall Terminals
Quendall Terminals
Overview
•Applicant: Extended time frame beyond the 5 years permitted by code
and associated vesting of development regulations
•City/Public: Project Enhancements –designed to provide a public
benefit
Development Agreement
Provisions –Project Timing
•Following 5 years of the initial term a SEPA Transportation Update would be
required.
–New transportation mitigation for the project may be required based on changed
conditions and associated project impacts.
•Vest the development regulations effective on the vesting date, which is
February 10, 2010 for the term of the agreement.
•Extends code authorized land use approval time lines from 5 years to 10 years
from the earlier of:
–(i) the date of issuance of the EPA’s Record of Decision, or
–(ii) The Hearing Examiners Decision and/or subsequent appeal decision dates
•Extension to the 10 years up to 5 additional years, could be authorized by the
City if 51% of the residential and commercial space has been constructed and
received Certificate of Occupancy, following a second SEPA Transportation
Update.
•s
Development Agreement
Enhanced Alternative
Project Elements
Collaborate with the
developer on a public
dock/pier
•Permitting –City
•Funding, construction,
mitigation -developer
1.3 acres of a public park
in the southwest corner
of the site
Project Elements
Additional
retail/restaurant/office space
•Minimum 50 percent of the
building street frontage
•Minimum of 20 feet in depth
Required along:
•Lakeside frontage
•Street B
•Other street frontages as
necessary to meet 50%
Street activation; such as
fountains and artwork will be
provided along street B and
lakeside frontage
Enhanced Alternative
Background
•Former creosote manufacturing
facility that operated from
1917-1969
•Past coal tars and creosote
have contaminated soil,
groundwater, surface water
and lake sediments
•In 2005 DOE transferred the
oversight to the EPA
•The site received a Superfund
designation from EPA
•The EPA is conducting a
remedial investigation and
feasibility study. Which will
lead to a ROD.
Background
•Clean up work is being
conducted under the
Comprehensive Environmental
Response, Compensation, and
Liability Act. (CERCLA; i.e.
Superfund)
•EPA Contact –Clair Hong,
hong.claire@epa.gov.
Background (baseline assumptions)
Figure 2-6 DEIS
Shoreline Restoration Conceptual Design
Soil Cap
Wetland Recreation
•This figure shows a
conceptual design
with a 50 ft. buffer
not a 100 ft. buffer,
which was required
by the EPA after
Public Comment on
the DEIS.
•Assumptions are
unchanged in the
Addendum beyond
100 ft. setback.
Background (baseline assumptions)
Figure 2-7 DEIS
Buffer Width Averaging Wetland D
Wetland Recreation
•This figure shows a
conceptual design
with a 50 ft. buffer
not a 100 ft. buffer,
which was required
by the EPA after
Public Comment on
the DEIS.
•Assumptions are
unchanged in the
Addendum for the
Preferred Alternative
Buffer Averaging
Trail with
view points
Background (EIS Process)
Determination of Significance (DS) issued on February 19, 2010 –EIS Process began:
Date EIS Action, see Exhibits 2, 3, 15, and 21.
2/19/10 –
4/30/10 EIS Public Scoping Period, 70 days (extended)
4/27/10 Public Scoping Meeting
12/10/2010 DEIS Issuance
12/10/10 –
2/09/11 DEIS Public Comment Period, 60 days (extended)
1/04/11 DEIS Public Hearing
10/19/12 EIS Addendum Issuance
10/19/12 –
11/19/12 EIS Addendum Public Comment Period
8/31/15 FEIS Issuance
8/31/15 –
9/24/15 EIS Public Appeal Period
9/24/15 Appeal submitted to EIS, Appellant South End Gives Back
2/18/16 Receipt of Joint Stipulation & Proposed Order Dismissing Appeal signed by the Appellant and Applicant
2/22/16 Joint Stipulation & Proposed Order Dismissing Appeal signed by the Hearing Examiner. Appeal
Dismissed.
3/20/17 Consistency Analysis Issuance for Enhanced Alternative and Development Agreement
Renton Municipal Code Analysis
•Comprehensive Plan Compliance
•Zoning Compliance
•Design District Review
•Critical Areas
•Master Site Plan Review
•Binding Site Plan
•Availability of Public Services
•Shoreline Regulations
Staff Analysis/Conditions
64 Conditions of Approval Recommend by Staff
Primary:
•Compliance with the Mitigation Document
•Phasing/Site Plan Review
•Design Standards Compliance
•Access/Roadways (vehicular and pedestrian)
•Binding Site Plan (recording)
Secondary:
•Utilities
•Code/Landscaping
Staff Analysis/Conditions
Condition 20 and 21:
Setbacks from parent parcel edges shall be as follows:
a.100 ft. from the OHWM of Lake Washington
b.40 feet from the south (adjacent to Barbee Mill)
c.38 feet from the north (adjacent to Seahawks Training Facility)
View Corridors –
a.74 ft. width for Road B
b.80 ft. width for semi-private plaza space.
Site Plan
Staff Analysis/Conditions
Condition 6
and 27:
Critical Areas
Regulations
Baseline Assumptions,
assumed all recreated
wetland and their
associated buffers
would fit within
Binding Site Plan lots 1
and 6.
Baseline
Assumptions
Staff Analysis/Conditions
Condition 27:
Critical Areas Regulations
1)The outcome of the ROD and NRD Settlement details
are not known at this time.
2)This conditions is need so impacts of the proposed
development will comply with the City’s critical areas
regulations following the ROD and NRD Settlement.
Staff Analysis/Conditions
Condition 41:
Requires a fire lane and utility maintenance access road along
Lake Washington
Staff Analysis/Conditions
Condition 41:
Satisfies the following code requirements:
1.Fire Access is required along the Lake
a.Required to be 20 ft. in width.
b.Shall be constructed to support the weight of a fire apparatus.
c.Critical Areas regulations may not permit the trail to be built to meet
fire access standards. Maximum width permitted per code is 12 feet.
(RMC4-3-050C7.a.)
2.Looped waterline required
1.Located along the west side of the 2 lake front buildings.
2.15 feet minimum width needed for maintenance access.
3.Maintenance access shall be a paved surface.
4.Not permitted within wetlands, wetland buffers, or shoreline buffer.
Staff recommends approval of the Master Site Plan, Binding Site Plan, and Shoreline
Substantial Permit for the Enhanced Alterative described in Exhibit 19, subject to all the
conditions of approval of the April 2016 staff report and any new conditions or modified
conditions.
Because the Enhanced Alternative relies upon City Council approval of the Development
Agreement, Exhibit 20, staff recommends that the Hearing Examiner add a condition that
if the Development Agreement is not approved by City Council, the Hearing Examiner
will reopen the record and the public hearing for the purpose of reconsidering the
decision utilizing the Preferred Alterative analyzed in the original April 2016 staff report
to the Hearing Examiner.
Recommendation
QUENDALL TERMINALS
ENTITLEMENTS HEARING
MASTER PLAN REVIEW
BiNDING SITE PLAN
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT
CITY OF RENTON
APRIL 18, 2017
EXHIBIT BINDER #2: VESTED
DEVELOPMENT REGULATIONS
EXHIBIT 30
Entire Document
Available Upon
Request
EXHIBIT 31
Entire Document
Available Upon
Request