HomeMy WebLinkAboutD_UW_Medicine_Testing_Facility_CUP_v2DEPARTMENT OF COMMUNITY
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D_UW Medicine Testing Facility CUP_v2
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: February 17, 2022
Project File Number: PR21-000430
Project Name: UW Medicine Testing Lab
Land Use File Number: LUA21-000463, ECF, CUP-A
Project Manager: Brittany Gillia, Assistant Planner
Owner: B.H. 1601 Lind Avenue, LLC, PO Box 49993, Los Angeles, CA, 90049
Applicant/Contact: Ben Newton, University of Washington, Campus Box 352210, Seatte, WA 98195
Project Location: 1601 Lind Ave SW, Renton, WA 98057
Project Summary: The applicant, University of Washington, is requesting approval of a Conditional Use
Permit and Environmental (SEPA) review for the change of use from office space to
laboratory facilities in an existing structure in the CO zone (Exhibit 2). State
Environmental Policy Act (SEPA) review is required as the action is not categorically
exempt pursuant to WAC 197-11-800(3), specifically a change of use within a building
in excess of 4,000 square feet (RMC 4-9-070 G.1.c). The applicant proposes relocation
of their Medicine Testing Lab facilities (primarily testing for COVID-19) to the first
floor of a vacant office building located at 1601 Lind Ave SW (APN 3340404006)
(Exhibit 3). The 5.29-acre site is located in the Commercial Office (CO) zone, Urban
Design District ‘D’, and the Employment Area Comprehensive Plan land use
designation. The proposed laboratories: research, development, and testing use
within the CO zone requires Conditional Use Permit approval pursuant to RMC 4-2-
060.N. The testing lab will contain equipment to perform several tests on samples
that are collected in other locations and couriered to the facility using small courier
vehicles including cars and small panel trucks (Exhibit 4). All chemical wastes from
the site will be collected and disposed and will not enter the public wastewater
system (Exhibit 5). Patients requiring testing are not expected to visit the site. The
proposal will occupy approximately 39,834 square feet of the first floor of the total
199,168 gross square footage of existing vacant office space and approximately
15,240 square feet of that space will consist of testing lab facilities.
Site Area: 5.29 acres
DocuSign Envelope ID: 8C460896-60A6-4872-9253-91F07CD62D92
City of Renton Department of Community & Economic Development
UW Medicine Testing Lab
Administrative Report & Decision
LUA21-000463, ECF, CUP-A
Report of February 17, 2022 Page 2 of 16
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B.EXHIBITS:
Exhibits 1-12: As shown in the Environmental Review Committee (ERC) Report
Exhibit 13 Environmental Review Committee Decision dated February 14, 2022
Exhibit 14 Administrative Report and Decision
Exhibit 15: Screening Details
Exhibit 16: COR Maps critical areas
Exhibit 17: Conditional Use Permit Justification
C.GENERAL INFORMATION:
1.Owner(s) of Record:B.H. 1601 Lind Avenue, LLC
PO Box 49993, Los Angeles, CA, 90049
2.Zoning Classification:Commercial Office (CO)
Urban Design District ‘D’
3.Comprehensive Plan Land Use Designation:Employment Area (EA)
4.Existing Site Use:Vacant, previously FAA office building
5.Critical Areas:High seismic hazards, special flood hazard area (100-
year flood)
6.Neighborhood Characteristics:
a.North:Outdoor retail sales, Medium Industrial (IM)
b.East:Office, Commercial Office (CO)
c.South:Office, Commercial Office (CO)
d.West:Public utility, surface parking, Commercial Office (CO)
7.Site Area:5.29 acres
D.HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
S 180th Annexation N/A 1745 04/19/1959
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Hearing Examiner Site
Plan Review
LUA15-000275 N/A 04/23/2015
Temporary Use Permit LUA21-000424 N/A 11/22/2021
E.PUBLIC SERVICES:
1.Existing Utilities
DocuSign Envelope ID: 8C460896-60A6-4872-9253-91F07CD62D92
City of Renton Department of Community & Economic Development
UW Medicine Testing Lab
Administrative Report & Decision
LUA21-000463, ECF, CUP-A
Report of February 17, 2022 Page 3 of 16
D_UW Medicine Testing Facility CUP_v2
a.Water: Water service will be provided by the City of Renton. There is an existing 10-inch water main
looped around the existing building on site (see City plan no. W-183501).
b.Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in Lind
Ave SW (see City plan no. S-199702).
c.Surface/Storm Water: There is a private 48” stormwater main in the parking lot surrounding the
existing building (see City plan no. R-183505).
2.Streets: The project site fronts Lind Ave SW and SW 16th St. Lind Ave SW is classified as a minor arterial
street, with an existing ROW width of 85 feet, an existing paved width of 55 feet, and a concrete curb and
gutter on both sides. The west side of the roadway has a 7-foot sidewalk and 5-foot planter strip and the
east side of the roadway has a 5.5-foot sidewalk and a 6-foot planter strip. SW 16th St is classified as a
minor arterial street, with an existing ROW width of 60 feet, an existing paved width of 36 feet, and
concrete curb and gutter on both sides. The roadway has five (5) 11-foot lanes, a 7-foot sidewalk on the
south side of the roadway and a 10-foot planter on the north side 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 Zoning Designations
2.Chapter 3 Environmental Regulations and Overlay Districts
a.Section 4-3-050: Critical Area Regulations
3.Chapter 4 City-Wide Property Development Standards
4.Chapter 6 Streets and Utility Standards
a.Section 4-6-060: Street Standards
5.Chapter 9 Permits - Specific
a.Section 4-9-030: Conditional Use Permits
6.Chapter 11 Definitions
G.APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1.Land Use Element
2.Utilities Element
H.FINDINGS OF FACT (FOF):
1.The Planning Division of the City of Renton accepted the above master application for review on January
13th, 2022 and determined the application complete on January 13th 2022. The project complies with the
120-day review period.
2.The project site is located at 1601 Lind Ave SW, Renton, WA 98057.
3.The project site is currently developed with an office building and associated surface parking.
DocuSign Envelope ID: 8C460896-60A6-4872-9253-91F07CD62D92
City of Renton Department of Community & Economic Development
UW Medicine Testing Lab
Administrative Report & Decision
LUA21-000463, ECF, CUP-A
Report of February 17, 2022 Page 4 of 16
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4.Access to the site would be provided via existing driveways off of 16th Ave SW and Lind Ave SW.
5.The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
6.The site is located within the Commercial Office (CO) zoning classification.
7.There are approximately 73 trees located on-site, of which the applicant is proposing to retain a total of
73 trees.
8.The site is mapped with high seismic hazards and special flood hazard areas (100-year flood).
9.No material would be cut on-site and no fill is proposed to be brought into the site.
10.A Tier 2 Temporary Use Permit (LUA21-000424) has been issued on December 6, 2021 to temporarily
allow building permits (B21005287) for tenant improvements associated with the change of use in order
to avoid a halt in a significant portion of essential covid testing facilities for the State of Washington.
11.The applicant’s current lease expires on March 31, 2022 and a new lab facility would need to be
operational before March 31, 2022 to avoid the delay of COVID-19 test results for the state of Washington.
12.The applicant has begun construction on December 7, 2021 and plans to end before March 31, 2022.
13.A Conditional Use Permit is required to evaluate the proposed Laboratory: research, development and
testing use in the Commercial Office (CO) zone per RMC 4-2-060.
14.Staff received 1 public comment letter (Exhibit 7) from the Department of Ecology related to the potential
soil contamination from emsissions originating from the old Asarco smelter in north Tacoma. To address
public comments the Environmental Review report (Exhibit 13) contains analysis related to soil
disturbance that was presented to the Environmental Review Committee as noted in FOF 15.
15.Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
February 14, 2022, the Environmental Review Committee issued a Determination of Non-Significance
(DNS) for the UW Medicine Testing Facility (Exhibit 13). A 14-day appeal period commenced on February
15, 2022 and will be complete on February 28, 2022. No appeals of the threshold determination have
been filed as of the date of this report.
16.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.
17.Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. The purpose of the EA designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places
and civic amenities. 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-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
✓
Policy L-55: 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.
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City of Renton Department of Community & Economic Development
UW Medicine Testing Lab
Administrative Report & Decision
LUA21-000463, ECF, CUP-A
Report of February 17, 2022 Page 5 of 16
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✓
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
18. Zoning Development Standard Compliance: The Commercial Office Zone (CO) is established to provide
areas appropriate for professional, administrative, and business offices and related uses, offering high-
quality and amenity work environments. In addition, a mix of limited retail and service uses may be
allowed to primarily support other uses within the zone, subject to special conditions. Limited light
industrial activities, which can effectively blend in with an office environment, are allowed, as are medical
institutions and related uses. The proposal is compliant with the following development standards, as
outlined in RMC 4-2-120.B, if all conditions of approval are met:
Compliance CO Zone Develop Standards and Analysis
Compliant if
CUP criteria
are met, see
FOF 20
Use: The applicant proposes to locate a testing lab facility on the first floor of a vacant
five story building. The existing structure was previously occupied by an office use and
the applicant is proposing to utilize some of the existing employee amenities (lunch
room, restrooms) while also proposing several tenant improvements to retrofit the
remaining space into a laboratory to process and store COVID-19 samples and related
chemicals. The improvements include, but are not limited to, new floors, walls, doors,
ceiling, electrical connections, air filters, storage racks, HVAC upgrades, and a vent
stack.
Staff Comment: Laboratory: Research, testing and development is an allowed use in the
CO zone with the approval of a Conditional Use Permit.
N/A
Density: Residential uses are allowed within mixed use buildings. The density range
permitted in the CO zone is a minimum of 75.0 up to a maximum of 150.0 dwelling
units per net acre. Density may be increased up to 250 dwelling units per net acre
subject to Administrative CUP approval, and/or per RMC 4-9-065, Density Bonus
Review. Net density is calculated after the deduction of sensitive areas, areas intended
for public right-of-way, and private access easements.
Staff Comment: Not applicable, dwelling units are not proposed.
✓
Lot Dimensions: The minimum lot size required in the CO zone is 25,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The existing lot is 230,430 sq. ft. and meets the minimum lot size
requirements for the CO zone. No changes to the lot dimensions are proposed.
✓
Setbacks: The minimum front yard and secondary front yard setbacks for commercial
buildings between 25 and 80 feet in is 20 feet. There are no maximum front or
secondary front yard setback requirements for commercial buildings. A reduced
minimum setback of no less than fifteen feet (15') may be allowed for structures in
excess of twenty five feet (25') in height through the site plan review process. There
are no side or rear yard setback requirements, except 15 feet if abutting a lot zoned
residential.
Staff Comment: The work proposed would take place within the existing building
footprint. The existing structure is setback 193’-4” from the front yard property line
along Lind Ave SW, setback 144’-11” from the secondary front yard along SW 16th St,
setback 33’ from the west side yard property line, and 123’-4” from the south side yard
DocuSign Envelope ID: 8C460896-60A6-4872-9253-91F07CD62D92
City of Renton Department of Community & Economic Development
UW Medicine Testing Lab
Administrative Report & Decision
LUA21-000463, ECF, CUP-A
Report of February 17, 2022 Page 6 of 16
D_UW Medicine Testing Facility CUP_v2
property line. There are no building expansions included in the scope of work and the
existing structure is complaint with setback requirements.
✓
Building Standards: The maximum lot coverage requirements for buildings in the CO
zone is 65 percent of the total lot area or 75 percent is parking is provided within the
building or within a parking garage. The maximum building height permitted is 250 ft.,
except when abutting a residential zone, then the maximum height is 20 feet more
than the maximum height allowed in the abutting residential zone.
Staff Comment: All work proposed would take place within the existing building
footprint and changes to the building height are not proposed. Submitted materials
show that the existing building is five (5) stories tall and the parcel has a lot coverage
of approximately 11 percent therefore, the existing structure is compliant with building
development standards.
✓
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 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 minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: No conversions or changes are proposed to the established landscaping
onsite. The proposal would not exceed landscaping applicability thresholds set forth in
RMC 4-4-070.B therefore this section is not applicable. The site currently has perimeter
and interior parking lot landscaping consisting of approximately 73 trees and various
shrubs.
✓
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.
DocuSign Envelope ID: 8C460896-60A6-4872-9253-91F07CD62D92
City of Renton Department of Community & Economic Development
UW Medicine Testing Lab
Administrative Report & Decision
LUA21-000463, ECF, CUP-A
Report of February 17, 2022 Page 7 of 16
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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 to be removed from the subject property. Tree
retention and land clearing applicability thresholds set forth in RMC 4-4-130.B would
not be exceeded with this proposal.
Compliant if
Conditions of
Approval are
met
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. In addition to standard enclosure
requirements, garbage, recycling collection, and utility areas shall be enclosed on all
sides, include a roof and be screened around their perimeter by a wall or fence and
have self-closing doors (illustration in RMC 4-3-100.E.1)
Staff Comment: The applicant is proposing to locate new HVAC equipment and a vent
stack near other existing mechanical equipment on the south-west corner of the
building. The equipment would sit on a small portion of the structure covering the
loading area that is only one story high, spans about halfway across the west face of
the building and faces the parking lot. Screening details (Exhibit 15) have been
submitted with the project application that propose 13’ tall louver style panels placed
around the entire perimeter of the loading dock roof. The panels would be painted light
grey or white and the louver slats oriented so the HVAC unit will not be seen at ground
level. The site is located in Urban Design District ‘D’. Per RMC 4-3-100.B.1, exterior
modifications shall comply with the design requirements for the new portion of the
structure, sign, or site improvement. The submittal materials did not provide enough
information to evaluate the screening against urban design guidelines. Staff
recommends as a condition of approval that the applicant shall submit a colored
rendering and elevation sheet of the proposed rooftop screening to the Current
Planning Project Manager for review and approval with the building permit application.
The colored renderings shall demonstrate architectural consistency between the
proposed screening and the existing building.
Compliant if
Condition of
Approval is
met
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
DocuSign Envelope ID: 8C460896-60A6-4872-9253-91F07CD62D92
City of Renton Department of Community & Economic Development
UW Medicine Testing Lab
Administrative Report & Decision
LUA21-000463, ECF, CUP-A
Report of February 17, 2022 Page 8 of 16
D_UW Medicine Testing Facility CUP_v2
of six (6) square feet per one thousand (1,000) square feet of building gross floor area
shall be provided for refuse deposit areas.
In office, educational and institutional developments, a minimum of two (2) 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 four (4) 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: The applicant is proposing to utilize the existing refuse and recycling
facilities located on the southern side of the parcel that have been established from the
previous office use. The existing refuse and recycling area is 354 sq. ft. According to the
submittal materials, the applicant will be utilizing 15,240 sq. ft. of gross floor area for
the laboratory use and 24,594 sq. ft. of gross floor area for the supporting
administrative office use, therefore a minimum of 95 sq. ft. would need to be dedicated
to recycling (46 sq. ft. lab + 49 sq. ft office) and a minimum of 190 sq. ft. would need to
be dedicated to refuse (92 sq. ft. lab + 98 sq. ft office) for a total of 285 sq. ft. of required
minimum space.
The applicant also proposes a new six-foot (6’) tall garbage enclosure consisting of a
metal frame with metal or vinyl cladding to surround the existing refuse and recycling
area. The screening would be white or light grey panels with two 6’-4” door panels that
are equipped with a hook and chain for security purposes (Exhibit 15). According to
critical area maps (Exhibit 16) available on the City’s online mapping application, COR
Maps, the proposed garbage enclosure appears to be located in an area mapped with
a special flood hazard. Critical area studies to evaluate the effects of installing the
garbage enclosure in the flood hazard area have not been submitted with the project
materials. Staff recommends as a condition of approval that the applicant shall submit
an updated site plan showing a compliant refuse and recycling screening proposal or
additional critical area reporting to evaluate the proposed screening to the Current
Planning Project Manager for review and approval with the building permit application.
The applicant may relocate the refuse and recycling area and associated enclosure to
an area outside of the flood hazard area; or utilize vegetation for natural screening; or
provide the appropriate flood hazard data to demonstrate that the proposed enclosure
is properly floodproofed and that the structure will not affect the surrounding critical
areas.
The proposed utilization of the existing 354 sq. ft. refuse and recycling area meets the
minimum size requirements, however, the applicant will need to clarify the screening
details and/or location of the refuse and recycling area to address the flood hazard
mapped on site and to demonstrate compliance with Urban Design District ‘D’
standards for service element location and design (RMC 4-3-100.E.1).
✓
Parking: Parking regulations require that laboratories shall have a minimum of one (1)
space up to a maximum of 1.5 spaces per 1,000 square feet of net floor area and offices
shall have a minimum of 2.0 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.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
DocuSign Envelope ID: 8C460896-60A6-4872-9253-91F07CD62D92
City of Renton Department of Community & Economic Development
UW Medicine Testing Lab
Administrative Report & Decision
LUA21-000463, ECF, CUP-A
Report of February 17, 2022 Page 9 of 16
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Staff Comment: The applicant is proposing to utilize the existing surface parking on site
to accommodate parking for the 30,148 sq. ft. of net floor area that would be occupied.
Based on the net floor area of 10,397 sq. ft. of lab space and 19,751 sq ft of office space,
the proposal would be allowed a minimum of 50 spaces (10 stalls for lab + 40 stalls for
office) up to a maximum of 103 spaces (15 stalls for lab + 89 stalls for office). The
existing surface parking lot has a total of 338 existing stalls, and 21 of those existing
stalls are ADA accessible. The building was previously occupied on all 5 floors with an
office use, which allows parking at a range of 2 stalls-4.5 stalls per 1,000 sq. ft. Due to
the applicant leasing only the first floor and being the only tenant at this time, the site
will have an excess of parking stalls until the vacant tenant spaces are filled. The
abutting surface parking lot to the west is under the same ownership as the subject site.
A trip generation analysis (Exhibit 9) prepared by Transportation Engineering North
West dated January 2, 2022 was submitted with the project materials that provides
estimated trips and parking occupancies to demonstrate the anticipated daily trends.
The facility will be operational 24 hours a day, 7 days a week with three shifts of
approximately 50 employees in each rotation. The 150 total employees, in addition to
the approximate 16 daily trips for specimen delivery and approximate eight (8) waste
pick-up/supply delivery trips and any miscellaneous weekly trips will have adequate
parking facilities to allow for employees arriving and leaving during shift changes as
well as facilitating deliveries and pick-ups.
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: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at 10
percent (10%) of the number of required off-street parking spaces. The proposed use
would be required to provide a minimum of five (5) off-street bicycle parking stalls. In
addition, bicycle parking shall be provided for secure extended use and shall protect the
entire bicycle and its components and accessories from theft and weather per RMC 4-
4-080.F.11.c. Acceptable examples include bike lockers, bike check-in systems, in-
building parking, and limited access fenced areas with weather protection. The
applicant is proposing to locate a bike rack that can accommodate four (4) bikes in-
building near the loading dock. Therefore, staff recommends as a condition of approval
that the applicant provide a secured extended use bicycle parking area for a minimum
of five (5) off-street bicycle parking stalls to be reviewed and approved by the Current
Planning Project Manager prior to building occupancy.
✓
Pedestrian Access: A pedestrian connection shall be provided from a public entrance
to the street, unless the Reviewing Official determines that the requirement would
unduly endanger the pedestrian.
Staff Comment: The existing site provides a pedestrian connection from the building to
SW 16th St as well as Lind Ave SW. Both connections provide pedestrian access via a
combination of sidewalks, paved walkways, and crosswalk striping in areas where the
pathway crosses vehicular traffic within the parking lot.
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.
DocuSign Envelope ID: 8C460896-60A6-4872-9253-91F07CD62D92
City of Renton Department of Community & Economic Development
UW Medicine Testing Lab
Administrative Report & Decision
LUA21-000463, ECF, CUP-A
Report of February 17, 2022 Page 10 of 16
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Staff Comment: Not applicable as the applicant is not proposing any fences or retaining
walls.
19. 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, if all conditions
of approval are complied with:
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: High seismic hazards are mapped on the project site. A geotechnical
report was not required to be submitted with the formal land use application as no new
buildings or expansions of the existing buildings are proposed.
Compliant if
condition of
approval is
met
Flood Hazard Areas: The project site is located in the Special Flood Hazard Area (100
year flood, FEMA Zone- AE). In AE zones where the base flood elevation has been
determined or can be reasonably obtained, new construction and substantial
improvement of any commercial, industrial, or other nonresidential structure shall
have the lowest floor, including basement, elevated one foot (1') or more above the
base flood elevation, or elevated as required by ASCE 24, whichever is greater.
Mechanical equipment and utilities shall be waterproofed or elevated at least one foot
(1') above the base flood elevation, or as required by ASCE 24, whichever is greater. If
those requirements are not met, then the proposal will need to be dry flood proofed
so that below one foot (1') or more above the base flood level the structure is
watertight with walls substantially impermeable to the passage of water or dry flood
proofed to the elevation required by ASCE 24, whichever is greater; and have structural
components capable of resisting hydrostatic and hydrodynamic loads and effects of
buoyancy; and be certified by a registered professional engineer or architect that the
design and methods of construction are in accordance with accepted standards of
practice for meeting provisions of this subsection based on their development and/or
review of the structural design, specifications and plans. Such certifications shall be
provided to the official as set forth in subsection D3a of this Section; and nonresidential
structures that are elevated, not flood proofed, must meet the same standards for
space below the lowest floor as described in subsection G4diii(a)(5) of this Section; and
applicants who are flood proofing nonresidential buildings shall be notified that flood
insurance premiums will be based on rates that are one foot (1') below the flood
proofed level (e.g. a building flood proofed to the base flood level will be rated as one
foot (1') below). Flood proofing the building an additional foot will reduce insurance
premiums.
In areas with BFEs (when a regulatory floodway has not been designated), no new
construction, substantial improvements, or other development (including fill) shall be
permitted within zones A1-30 and AE on the community’s FIRM, unless it is
demonstrated that the cumulative effect of the proposed development, when
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City of Renton Department of Community & Economic Development
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Administrative Report & Decision
LUA21-000463, ECF, CUP-A
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combined with all other existing and anticipated development, will not increase the
water surface elevation of the base flood more than one foot (1') at any point within
the community.
Staff Comment: The FIS and the FIRM are on file at City of Renton, 1055 South Grady
Way, Renton, WA 98057. The best available information for flood hazard area
identification as outlined in subsection D3f of RMC 4-3-050 shall be the basis for
regulation until a new FIRM is issued that incorporates data utilized under subsection
D3f of RMC 4-3-050.
Special flood hazards (100 year flood, FEMA Zone AE) are mapped on the project site.
Flood hazard data was not required to be submitted with the formal land use
application as no new buildings or expansions of the existing buildings are proposed.
However, the existing refuse and recycling area and proposed screening appear to be
situated in an area on site mapped with a special flood hazard area and would require
additional reporting or updated project information. The applicant would need to
provide additional critical area documentation or revise the proposal to address the
flood hazard concerns as noted in Condition of Approval 2. See FOF 18: Refuse and
Recycling for additional analysis.
20. Conditional Use Analysis: (Describe requested conditional use). 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.
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 FOF 17 for Comprehensive Plan and FOF 18 for 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 applicant contends that the proposal would not result in a
detrimental overconcentration of the use. The proposed medical testing lab facility and
supporting office use will be compatible with the character of the neighborhood which
comprises of primarily office, warehouse, and small vehicle sales uses and is adjacent
to offices, a, public utility, and lumber yard. The proposed UW Medicine Testing Facility
would be one of two (2) medical testing lab facilities south of I-405 and west of SR167,
the other of which is the Puget Sound Blood Center Processing Laboratory (APN
1253810040) located at 501 SW 39th St, 1.4 miles to the south, in the Light Industrial
(IL) zone.
✓
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
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LUA21-000463, ECF, CUP-A
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Staff Comment: The applicant contends the proposed use would not result in substantial
or undue adverse effects on adjacent properties. Patients are not anticipated to visit the
site for medical testing needs and the renovations proposed are primarily on the interior
of the building therefore, the improvements, operation and function of the facility will
not create adverse effects on traffic, noise, or light in the area (Exhibit 17). In addition,
applicant materials and staff analysis conclude the staggered shifts of employees will
create a net reduction in peak hour trips (Exhibit 9 & 10) from the previous office use
and would therefore reduce the traffic impact of the site.
The proposed use would have an adequate amount of employee parking and vehicle
loading areas on site and would not create adverse effects on adjacent parcels, see
further analysis in FOF 18: Parking.
The applicant contends there is no anticipation of increased emissions or odor
generated from the proposed tenant improvements or change of use. The applicant has
submitted an Inventory Report generated by MyChem dated September 7, 2021 listing
the types and quantities of chemicals that may be stored and used on site in the testing
facility (Exhibit 6). The emissions to the air resulting from the project will include the
exhaust of testing chemicals through one fume hood, as well as exhausted
environmental air from the lab and office spaces (Exhibit 3). There will be no on-site
hazardous substance processing and handling, or hazardous waste treatment and
storage (Exhibit 5). The chemicals and environmental air exhausted in the fume hoods
will go through a high plume exhaust fan and all Biosafety cabinets will be outfitted
with recirculation type HEPA filters, therefore the laboratory processing is not
anticipated to negatively affect adjacent properties.
✓
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The applicant contends that the proposed use would continue to blend
into the neighborhood and would be compatible with the scale and character of the
neighboring properties.
Staff concurs that the laboratory and office uses would be compatible with the scale
and character of the neighborhood as no changes to the existing buildings onsite are
proposed.
✓
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends the existing surface parking on site has the
capacity to accommodate the proposed use.
Staff concurs that adequate parking would be provided for the proposed use. See FOF
18: Parking for further analysis.
✓
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The applicant contends that the use would not adversely impact
movement for vehicles and pedestrians as all existing driveways and sidewalks would
remain in their current condition. The assessment used a site-specific trip generation
analysis to provide a forecast for the proposed laboratory use. According to the memo
provided, peak hour trip generation estimates would result in 52 AM peak hour trips (1
in, 51 out) and four (4) PM peak hour trips (2 in, 2 out). The project is estimated to
generate 354 daily trips which includes three (3) shifts of employees, specimen delivery
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LUA21-000463, ECF, CUP-A
Report of February 17, 2022 Page 13 of 16
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and pick-up, waste pick-up, supply delivery and miscellaneous daily trips (USPS Mail,
UPS, FedEx etc). Deliveries are likely to occur using small courier vehicles including cars
and small panel trucks.
The applicant’s analysis states that converting the first floor general office area of the
existing building to a laboratory facility, the proposed development would decrease the
net new AM peak hour trips by 9 trips (-52 inbound and 43 outbound) and net new PM
peak hour trips by 53 trips (-7 inbound and -46 outbound) for a total reduction of 62
daily peak hour trips. The applicant’s analysis concludes the proposal would generate
an overall reduction of approximately 78 net new average weekday daily trips.
Staff has reviewed the data and methods utilized in the memo and determined that the
new use would not generate any significant traffic impacts. In addition, staff
determined that at completion of the project, the development will have met City of
Renton concurrency requirements (Exhibit 10) which considers such factors as the
citywide transportation plan and trip capacity within allowed growth levels.
✓
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The applicant contends the proposed use will not result in an increase
of adverse noise, light, or glare due as the improvements are primarily interior to the
existing structure and the function of the laboratory and office space would be similar
to the previous office use. The proposed testing facility has not proposed or shown the
need for additional lighting to begin operation of the new use. Mature landscaping
located between the building lights and public right-of-way mitigates potential glare
impacts to abutting properties.
✓
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 applicant is not proposing any alterations to the existing
landscaping on site.
Staff concurs that landscaping is provided in areas not occupied by buildings or paving.
Additional landscaping, beyond what could be planted for screening utility equipment
and/or refuse and recycling purposes, would not be necessary. The subject property
contains street frontage landscaping between the buildings and the public rights-of-
way on Lind Ave SW and SW 16th St. Additional landscaping, consisting of trees, shrubs,
and groundcover is located throughout the parcel abutting the existing building and in
a small employee amenity outdoor space connected to the employee lunch room area.
21. 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.
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✓
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: The existing private 48” stormwater main surrounding the existing
building will be sufficient for the proposed use. The project does not propose to add or
replace any impervious surface and the proposed project scope does not require
additional review (Exhibit 12). If construction is proposed exterior to the existing building,
a drainage report complying with the 2017 Renton Surface Water Design Manual would
be required with the building permit application. See Advisory Notes (Exhibit 12) for more
information.
✓
Water: The applicant is not proposing any new building additions. Renton Regional Fire
Authority has no comments for the current proposal. Existing backflow devices are
sufficient for the proposed use and existing water systems would provide necessary fire
protection and water service for the proposed use, therefore no upgrades to the water
service are anticipated. See Advisory Notes (Exhibit 12) for more information.
✓
Sanitary Sewer: The proposed use is not proposing any new building additions. No
upgrades to the sewer service are required. See Advisory Notes (Exhibit 12) for more
information.
I. CONCLUSIONS:
1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies
with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Commercial Office (CO) 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 18.
3. The proposed Conditional Use complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 19.
4. The proposed Error! Reference source not found. complies with the Conditional Use Permit criteria as
established by City Code provided the applicant complies with all advisory notes and conditions of
approval contained herein, see FOF 20.
5. There are adequate public services and facilities to accommodate the proposed Conditional Use, see FOF
21.
6. Key features which are integral to this project include adequate screening of the rooftop HVAC with
materials that are consistent with the architecture of the building.
J. DECISION:
The UW Medicine Testing Lab Conditional Use, File No. LUA21-000463, ECF, CUP-A, as depicted in Exhibit 2, is
approved and is subject to the following conditions:
1. The applicant shall submit colored renderings of the proposed rooftop screening to the Current Planning
Project Manager for review and approval at the time of building permit application. The colored
renderings shall demonstrate architectural consistency between the proposed screening and the existing
building.
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2.The applicant shall submit either an updated site plan showing a compliant refuse and recycling screening
proposal or additional geotechnical and flood hazard critical area reporting to evaluate the proposed
screening to the Current Planning Project Manager for review and approval at the time of building permit
application. The applicant may relocate the refuse and recycling area and associated enclosure to an area
outside of the flood hazard area; or utilize vegetation for natural screening; or provide the appropriate
flood hazard data to demonstrate that the proposed enclosure is properly floodproofed and that the
structure will not affect the surrounding critical areas.
3.The applicant shall provide a secured extended use bicycle parking area for a minimum of five (5) off-
street bicycle parking stalls to be reviewed and approved by the Current Planning Project Manager prior
to building occupancy.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Date for Vanessa Dolbee Planning Director
TRANSMITTED on February 17, 2022 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
B.H. 1601 Lind Avenue, LLC
PO Box 49993, Los Angeles, CA, 90049
Ben Newton, University of Washington,
Campus Box 352210, Seattle, WA, 98195
TRANSMITTED on February 17, 2022 to the Parties of Record:
Naomi Gross, Chernoff
Thompson Architects
Naomi.g@tca.bc.ca
Alicia Reszka, Chernoff
Thompson Architects
Alicia.r@cta.bc.ca
Kelli Sheldon,
Department of Ecology
kelli.sheldon@ecy.wa.gov
Eva Barber,
Department of Ecology
evba461@ecy.wa.gov
TRANSMITTED on February 17, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Matt Herrera, Current Planning Manager
Anjela Barton, 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 March 3, 2022. 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 the ongoing state of emergency enacted by
Governor’s Proclamation 20-05, the City Clerk’s Office is working remotely. For that reason, appeals must be
submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
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only on Tuesdays and/or Wednesdays. The appeal fee, normally due at the time an appeal is submitted, will be
collected at a future date if your appeal is submitted electronically. 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.
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:
UW Medicine Testing Lab
Land Use File Number:
LUA21-000463, ECF, CUP-A
Date of Report
February 17, 2022
Staff Contact
Brittany Gillia
Assistant Planner
Project Contact/Applicant
Ben Newton
University of Washington
Campus Box 352210, Seatte,
WA 98195
Project Location
1601 Lind Ave SW, Renton,
WA 98057
The following exhibits are included with the Administrative report:
Exhibits 1-12: As shown in the Environmental Review Committee (ERC) Report
Exhibit 13 Environmental Review Committee Decision dated February 14, 2022
Exhibit 14: Administrative Report and Decision
Exhibit 15: Screening Details
Exhibit 16: COR Maps critical areas
Exhibit 17: Conditional Use Permit Justification
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