HomeMy WebLinkAboutD_Site_Plan_Mod_Project_Tiger_201028DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
Site Plan Mod_Project Tiger_FINAL
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 28, 2020
Project File Number: PR18-000155
Project Name: Project Tiger Food Processing Facility Change of Use
Land Use File Number: LUA20-000213, ECF, MOD
Project Manager: Jill Ding, Senior Planner
Owner: DCT Monster Road, LLC, 701 Fifth Ave, Suite 2830, Seattle, WA 98104
Applicant: Craig Brown, TSL Projects, Inc., 1508 Eureka Rd, Suite 190, Roseville, CA 95661
Contact: Justin Kirk, Prologis, 12720 Gateway Dr., Suite 110, Tukwila, WA 98168
Project Location: 701 Monster Rd SW, Renton, WA 98055
Project Summary: The applicant is requesting Environmental (SEPA) Review and a Site Plan
Modification for tenant improvements proposed to the 161,320 square foot
building constructed under LUA18-000237 (601 Monster Road). The project site is
zoned Medium Industrial (IM). The proposed tenant improvements would total
71,764 square feet for a food processing facility within the existing
warehouse/industrial building (shell). Proposed business operations focus primarily
on preparation of fresh fruits and vegetables with minor cooking operations as
needed to create pre-packaged meals and sandwiches for retail sale off-site.
Exterior work is limited to installation of ground and roof-mounted mechanical,
electrical and refrigeration equipment as needed for the proposed operations. A
trash compactor is proposed within a refuse/recyclable services area located along
the eastern building facade. The proposal includes the striping of an additional 18
parking spaces on the southeast corner of the site. No changes in access are
proposed.
Site Area: 9.6 acres
DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01
City of Renton Department of Community & Economic Development
Project Tiger Food Processing Facility Change of Use
Administrative Modification Report & Decision
LUA20-000213, ECF, MOD
Report of October 28, 2020 Page 2 of 6
Site Plan Mod_Project Tiger_FINAL
B. EXHIBITS:
Exhibits 1-11: ERC Report and Exhibits
Exhibit 12: Modification Decision
Exhibit 13: Parking Analysis
Exhibit 14: Rooftop Mechanical Equipment Screening Detail
Exhibit 15: Site Plan approval decision for 601 Monster Rd (LUA18-000237)
C. FINDINGS OF FACT (FOF):
1.The Planning Division of the City of Renton accepted the above master application for review on
September 16, 2020 and determined the application complete on September 21, 2020. The project was
placed on hold on October 1, 2020 and was taken off hold on October 14, 2020. The project complies with
the 120-day review period.
2.The applicant’s submittal materials comply with the requirements necessary to process the modification
request (Exhibits 1-15).
3.The project site is located at 701 Monster Rd SW, Renton, WA 98055.
4.The project site is currently developed with an existing 161,320 square foot shell building constructed
under LUA18-000237 (601 Monster Road).
5.Access to the site would be provided via existing driveway curb cuts off of Monster Rd SW.
6.The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
7.The site is located within the Medium Industrial (IM) zoning classification.
8.No tree removal is proposed, all proposed work would occur within the building footprint or existing
paved areas.
9.The site is mapped with sensitive and protected slopes, a high seismic hazard area, flood hazard area, and
unclassified moderate coal mine hazard area.
10.The applicant is proposing to begin construction in fall of 2020.
11.Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
12.Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). All proposed work would occur within the existing building footprint or
existing paved areas on the project site, no impacts to critical areas are proposed.
13.Zoning Development Standard Compliance: The purpose of the Medium Industrial Zone (IM) is to provide
areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and
warehousing. Uses in this zone may require some outdoor storage and may create some external
emissions of noise, odor, glare, vibration, etc., but these are largely contained on -site. Compatible uses
that directly serve the needs of other uses permitted within the district are also allowed zone-wide.
Additionally, within the Employment Area designation, an even wider variety of commercial and service
uses may be permitted. The proposal is compliant with the following development standards, as outlined
in RMC 4-2-130.A, if all conditions of approval are met:
DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01
City of Renton Department of Community & Economic Development
Project Tiger Food Processing Facility Change of Use
Administrative Modification Report & Decision
LUA20-000213, ECF, MOD
Report of October 28, 2020 Page 3 of 6
Site Plan Mod_Project Tiger_FINAL
Compliance IM Zone Develop Standards and Analysis
Use: The applicant is proposing tenant improvements would total 71,764 square feet
for a food processing facility within the existing warehouse/industrial building (shell).
Proposed business operations focus primarily on preparation of fresh fruits and
vegetables with minor cooking operations as needed to create pre-packaged meals and
sandwiches for retail sale off-site.
Staff Comment: The proposal is to change the use of th e proposed tenant space from
warehouse to light manufacturing. Light manufacturing is an outright permitted use
within the IM zone.
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: Any new rooftop mechanical equipment would be screen from public
view as show in the rooftop screening exhibit (Exhibit 14) submitted with the application
materials.
Refuse and Recycling: In manufacturing and other nonresidential developments, a
minimum of three (3) square feet per every one thousand (1,000) square feet of
building gross floor area shall be provided for recyclables deposit areas and a minimum
of six (6) square feet per one thousand (1,000) square feet of building gross floor area
shall be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
Staff Comment: Based on the proposal to convert the 71,764 square foot tenant space
to light manufacturing, the project would require 215 square feet of recyclables deposit
area and 431 square feet of refuse deposit area. The submitted application materials
indicate that the proposed project would provide 323 square feet of recyclable deposit
area and 477 square feet of refuse deposit area, which exceeds the minimum
requirements for refuse and recyclable deposit areas.
Parking: Parking regulations require that office uses provide a minimum of 2.0 spaces
per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000
square feet of net floor area. Manufacturing uses shall provide a minimum of 1.0 space
per 1,000 square feet of net floor area and a maximum of 1.5 spaces per 1,000 square
feet of net floor area (including warehouse space). Warehouses are required to provide
a minimum and maximum of 1 per 1,500 square feet of net floor area.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: The application submitted a parking analysis (Exhibit 13) with the
project application materials. According to the submitted parking analysis, the proposal
would result in 2,675 square feet of office use and 69,089 square feet of manufacturing
use. Based on the parking requirements, the proposal would be required to provide
between 74 and 116 onsite parking spaces.
DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01
City of Renton Department of Community & Economic Development
Project Tiger Food Processing Facility Change of Use
Administrative Modification Report & Decision
LUA20-000213, ECF, MOD
Report of October 28, 2020 Page 4 of 6
Site Plan Mod_Project Tiger_FINAL
The remaining tenant space within the 601 Monster Rd shell building is proposed to
provide 4,000 square feet of office space and 88,716 square feet of warehouse space.
Based on the parking ratios referenced above, the remainder of the shell building would
be required to provide a minimum of 67 parking spaces and a maximum of 77 parking
space.
The total project site would be required to provide a total minimum of 142 parking
spaces and a maximum of 193 parking spaces. Under the original site plan approval for
601 Monster Rd (LUA18-000237), the site was permitted a total of 139 parking spaces.
The current applicant is proposing to add an additional 18 parking spaces to the site on
the southwest corner of the site. The additional 18 spaces would result in a total of 157
parking spaces onsite, which is within the range of parking permitted for the proposal.
Compliant if
condition of
approval is
met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Based on the requirement for 142 parking spaces, the proposal would
be required to provide 14 bicycle total parking spaces. Under the previous 601 Monster
Rd SW building proposal, a total of 12 bicycle parking spaces were required (Exhibit 15).
The applicant’s parking analysis indicates that an additional two (2) bicycle parking
spaces are proposed. Staff recommends, as a condition of approval that two (2)
additional bicycle parking spaces be shown on the submitted tenant improvements
plans submitted at the time of building permit review for review and approval by the
Current Planning Project Manager.
14.Site Plan Modification Analysis: The applicant is requesting an administrative minor site plan modification
in order for tenant improvements and a change of use proposed to a portion of the 161,320 square foot
building constructed under LUA18-000237 (601 Monster Road). The proposed tenant improvements
would total 71,764 square feet for a food processing facility within the existing warehouse/i ndustrial
building (shell). Proposed business operations focus primarily on preparation of fresh fruits and
vegetables with minor cooking operations as needed to create pre-packaged meals and sandwiches for
retail sale off-site. The proposal is compliant with the following modification criteria, pursuant to RMC 4-
9-200.H.2, if all conditions of approval are met. Therefore, staff is recommending approval of the
requested modification, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
a.Involve more than a ten percent (10%) increase in area or scale of the development
in the approved plan; or
Staff Comment: The proposed project would not result in a 10 percent (10%) increase in
area or scale of the existing development in the site plan approved for 601 Monster Rd
(LUA18-000237).
b. Have a significantly greater impact on the environment and/or public facilities than
the approved plan; or
Staff Comment: The proposed tenant improvements and change of use would not have
a significantly greater impact on the environment and/or public facilities than the
original site plan approved for 601 Monster Rd (LUA18-000237).
c. Change the boundaries of the originally approved plan.
DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01
City of Renton Department of Community & Economic Development
Project Tiger Food Processing Facility Change of Use
Administrative Modification Report & Decision
LUA20-000213, ECF, MOD
Report of October 28, 2020 Page 5 of 6
Site Plan Mod_Project Tiger_FINAL
Staff Comment: The proposed tenant improvements and change of use would not
change the boundaries of the original site plan approved for 601 Monster Rd (LUA18 -
000237).
D. DECISION:
The proposal satisfies 3 of the 3 criteria listed in RMC 4-9-200.H.2 for approval of a minor site plan modification.
Therefore, Project Tiger Food Processing Facility Change of Use, File No. LUA20-000213, ECF, MOD, is approved
and is subject to the following conditions:
1.The applicant shall comply with all conditions of approval issued as part of the original Site Plan approval
for 601 Monster Rd (LUA18-000237).
2.Two (2) additional bicycle parking spaces shall be shown on the submitted tenant improvements plans
submitted at the time of building permit review for review and a pproval by the Current Planning Project
Manager.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on October 28, 2020 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
DCT Monster Road, LLC
701 Fifth Ave
Suite 2830
Seattle, WA 98104
Craig Brown
TSL Projects, Inc.
1508 Eureka Rd
Suite 190
Roseville, CA 95661
Justin Kirk
Prologis
12720 Gateway Dr.
Suite 110
Tukwila, WA 98168
TRANSMITTED on October 28, 2020 to the Parties of Record:
No parties of record
TRANSMITTED on October 28, 2020 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Clark Close, Interim Current Planning Manager
Anjela Barton, Fire Marshal
DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01
10/28/2020 | 11:17 AM PDT
City of Renton Department of Community & Economic Development
Project Tiger Food Processing Facility Change of Use
Administrative Modification Report & Decision
LUA20-000213, ECF, MOD
Report of October 28, 2020 Page 6 of 6
Site Plan Mod_Project Tiger_FINAL
E. 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 November 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). Due to Governor Jay Inslee’s Proclamation 20-25
(“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be
submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an
appeal is submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-
8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your
appeal, you have the option of filing the appeal in person.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Project Tiger Food Processing Facility Change of Use
Land Use File Number:
LUA20-000213, ECF, MOD
Date of Report
October 28, 2020
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Justin Kirk
Prologis
12720 Gateway Dr., Suite
110, Tukwila, WA 98168
Project Location
701 Monster Rd SW,
Renton, WA 98055
The following exhibits are included with the Administrative Modification Report:
Exhibits 1-11: ERC Report and Exhibits
Exhibit 12: Modification Decision
Exhibit 13: Parking Analysis
Exhibit 14: Rooftop Mechanical Equipment Screening Detail
Exhibit 15: Site Plan approval decision for 601 Monster Rd (LUA18-000237)
DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01