HomeMy WebLinkAboutSR_Renton_Retail_Park_Report_Admin_221214_v1DEPARTMENT OF COMMUNITY
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Project Location Map
SR_Renton_Retail_Park_Report_Admin_221214_v1
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: December 14, 2022
Project File Number: PR22-000235
Project Name: Renton Retail Park
Land Use File Number: LUA22-000291, SA-A, ECF
Project Manager: Clark H. Close, Principal Planner
Owner: WA Renton Park, LLC, 201 Riverplace, Suite 400, Greenville, SC 29601
Applicant: Brett Rogers, RealtyLink, LLC, 201 Riverplace, Suite 400, Greenville, SC 29601
Contact: Jenelle Taflin, Navix Engineering, 11235 SE 6th St, Suite 150, Bellevue, WA 98004
Project Location: 7XX Park Ave N, Renton, WA 98057; SW corner of Park Ave N and N 8th St (APN
0886610010)
Project Summary: The applicant is requesting Administrative Site Plan Review and Environmental
Review approval to construct an approximately 7,000 square foot multi-tenant retail
building at the southwest corner of Park Ave N and N 8th St (APN 0886610010). The
building would consist of a mix of retail and restaurant uses on roughly 0.97 acres
(42,350 sf) of the approximate 13.19-acre parcel. The project site received Master
Plan approval for a phased development on August 19, 2019 and a minor
modification approval on September 14, 2021 (LUA19-000094). The first phase
included development of a premier golf entertainment complex with up to 508
surface parking stalls. The project site has a land use of Commercial Mixed Use (CMU)
and a zoning designation of Urban Center-2 (UC-2). The property is bound by Logan
Ave N to the west, N 8th St to the north, Park Ave N to the east, and office buildings
with a parking structure to the south. Primary access to the site is proposed from
Park Ave N. No significant trees are proposed to be removed and eight (8) additional
trees would be planted as part of the retail use proposed under Phase II.
Site Area: 13.19 Acres
Park Ave N Logan Ave N N 6th St
N 8th St
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 2 of 45
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B. EXHIBITS:
Exhibit 1-22: As shown in the Environmental Review Committee (ERC) Report
Exhibit 23: Administrative Staff Report & Decision
Exhibit 24: On Hold Letter
Exhibit 25: Off Hold Letter
Exhibit 26: Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 27: Topgolf Landscape Plan
Exhibit 28: Development Agreement (Recording No. 20020802000224)
C. GENERAL INFORMATION:
1. Owner(s) of Record: WA Renton Park, LLC, 201 Riverplace, Suite 400,
Greenville, SC 29601
2. Zoning Classification: Urban Center-2 (UC-2)
Urban Design District C
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Premier golf entertainment complex with up to 471
surface parking stalls.
5. Critical Areas: High Seismic Hazard Areas and a portion of the site is
located within the Downtown Wellhead Protection
Area Zone 2.
6. Neighborhood Characteristics:
a. North: The Landing in Renton. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation; Urban Center-1 (UC-1) zone
b. East: Former Boeing surface parking lot. Commercial & Mixed Use (CMU) Comprehensive Plan
Land Use Designation; Urban Center-2 (UC-2) zone
c. South:
Boeing emergency operations building, Boeing office buildings and structured parking.
Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation; Urban
Center-2 (UC-2) zone
d. West:
Boeing light industrial manufacturing, fabrication, storage warehouse, laboratories, and
office buildings with surface parking. Commercial & Mixed Use (CMU) Comprehensive
Plan Land Use Designation; Urban Center-2 (UC-2) zone
7. Site Area: 13.19 Acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 3 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Annexation (Unknown) N/A 738 03/17/1925
Boundary Line Adjustment LUA10-020 N/A 03/10/2010
Topgolf LUA19-000094 N/A 08/19/2019
Topgolf USA Phase 2
Parking Area
LUA22-000235 N/A 07/28/2022
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
located in N 8th St. There is an existing 16-inch water main located in Park Ave N. There is an existing
12-inch water main located on the parcel within an easement.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing private 8-inch gravity
wastewater main on the parcel with a 6-inch stub to the building pad.
c. Surface/Storm Water: There is an existing 8-inch and 12-inch private stormwater stub to the building
pad. The storm stubs drain to an existing Biopod Biofilter unit that was sized assuming 100% pollution
generating impervious surface in the Phase II area where the proposed project is located.
2. Streets: The proposed development fronts Park Ave N along the east property line. Park Ave N is classified
as a principal arterial road with an existing right-of-way (ROW) width of 91 feet per the King County
Assessors Map. The proposed development fronts Logan Ave N along the west property line. Logan Ave
N is classified as a principal arterial road with an existing ROW width of 88 feet per the King County
Assessors map. The proposed development fronts N 8th St along the north property line. N 8th St is
classified as a minor arterial road. Existing ROW width is 78 feet per the King County Assessors map.
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
c. Section 4-2-120A: Development Standards for Commercial Zoning Designations (CN, CV, CA, & UC)
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-030: Drainage and Water Quality (Surface Water) Standards
b. Section 4-6-040: Sanitary Sewer Standards
c. Section 4-6-060: Street Standards
d. Section 4-6-080: Water Service Standards
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 4 of 45
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5. Chapter 9 Permits - Specific
a. Section 4-9-200: Master Plan and Site Plan Review
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on August
4, 2022 and determined the application complete on August 17, 2022. The project was placed on hold
September 6, 2022 to request additional information (Exhibit 24). The applicant submitted the additional
materials requested and the project was taken off-hold on October 27, 2022 (Exhibit 25). The project
complies with the 120-day review period.
2. The project site is located 7XX Park Ave N, Renton, WA 98057. The proposed project is located at the
southwest corner of the Park Ave N and N 8th St intersection or the northeast corner of the parcel (APN
0886610010).
3. The project site is currently developed with a Premier golf entertainment complex and 471 paved surface
parking stalls (Exhibit 4).
4. Primary access to the site would be provided via Park Ave N. Secondary access is available from Logan Ave
N.
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Urban Center-2 (UC-2) zoning classification.
7. There are no significant trees located on-site, eight (8) additional trees would be planted as part of the
retail use proposed under Phase II.
8. The site is mapped with High Seismic Hazard Areas and a portion of the site is located within the
Downtown Wellhead Protection Area Zone 2.
9. Approximately 450 cubic yards of material would be cut on-site and approximately 450 cubic yards of fill
is proposed to be brought into the site (Exhibit 20).
10. The applicant is proposing to begin construction in Spring of 2023 and construction is anticipated to run
through the end of 2023 (Exhibit 21).
11. Staff received no public comment letter(s) on the application.
12. Staff received agency comments from the Department of Ecology (DOE) (Exhibit 17) on August 31, 2022
and responded on September 6, 2022 and October 27, 2022 (Exhibit 18).
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
November 21, 2022 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Renton Retail Park (Exhibit 26). The DNS-M included two (2) mitigation measures.
A 14-day appeal period commenced on November 21, 2022 and ended on December 5, 2022. No appeals
of the threshold determination were filed.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 5 of 45
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14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
a. Project construction shall be required to comply with the recommendations found in the Geotechnical
Engineering Services Report, prepared by GeoEngineers, Inc. on October 29, 2019, and any future
addenda.
b. The applicant shall be subject to the following contingency actions in the event if subsurface work
encounter soil and/or groundwater contamination:
i. Hazardous waste operations worker training, health/safety plan, and site control
requirements, per WAC 296-843;
ii. Management of contaminated soil encountered during excavations, including sampling,
containment, and disposal at a permitted facility; and
iii. Management of contaminated ground water, if encountered, including sampling,
containment, and disposal at a permitted facility.
15. 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 (Exhibit 22).
16. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU land use designation is to allow residential uses as
part of mixed-use developments and support new office and commercial development that is more
intensive than what exists to create a vibrant district and increase employment opportunities. The
intention of this designation is to transform strip commercial development into business districts through
the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and
the provision of public amenity features. The proposal is compliant with the following development
standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-47: Accommodate change in a way that maintains Renton’s livability and
natural beauty.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
Policy L-54: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 6 of 45
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Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
Policy T-45: Ensure that new development contributes its fair share of the cost of
transportation facilities, programs and services needed to mitigate growth related
transportation impacts.
17. Zoning Development Standard Compliance: The Urban Center-2 Zone (UC-2) was established to provide
a similar built environment as UC-1 and also supports the residential and employment goals of Renton’s
Urban Center, but to a lesser degree than UC-1 due to differing characteristics of the geography, which
limit the scale of commercial enterprise. The overall mix and intensity of uses is intended to create an
urban rather than suburban character. The form of development is expected to use urban development
standards and therefore setbacks, heights, landscaping, parking, and design standards are to be urban in
scale and configured in a layout utilizing the street system to create a human-scale, pedestrian-oriented
new center. Uses that support urban center development are allowed. Development is expected to
include amenities such as gateways, water access, and open space. High-quality development is
anticipated, encompassing a mix of residential neighborhoods, shopping, employment districts, and public
facilities. The designation is also intended to allow continuation of airplane manufacturing and accessory
airplane manufacturing uses, as land area formerly occupied by those uses is transformed to combinations
of retail, service, office, residential, and civic uses. The proposal is compliant with the following
development standards, as outlined in RMC 4-2-120A, if all conditions of approval are met:
Compliance UC-2 Zone Develop Standards and Analysis
Use: Pursuant to RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning
Designations, commercial retail sales and restaurant (eating and drinking
establishments) uses are permitted uses in the UC-2 zone. Specified use(s) are
permitted provided all of the following conditions are met:
a. All development shall be architecturally and functionally integrated into the
overall shopping center or mixed-use development. Buildings shall be mixed-use
except for retail buildings with more than seventy five thousand (75,000) square
feet, structured parking, and a maximum building footprint of sixty five
thousand (65,000) square feet, or structures smaller than five thousand (5,000)
square feet. Single-use retail buildings are not allowed east of Lake Washington
Boulevard North; and
b. In the UC Zones, buildings adjacent to pedestrian-oriented streets, as
designated via Master Plan or a similar document approved by the City, shall
have ground-floor commercial uses. Where required, commercial space shall be
provided on the ground floor at thirty feet (30') in depth along any street
frontage. Averaging the minimum depth may be permitted through the site plan
review process, provided no portion of the depth is reduced to less than twenty
feet (20'). All commercial space on the ground floor shall have a minimum floor-
to-ceiling height of fifteen feet (15'); and
c. Buildings oriented along Park Avenue shall have one or more pedestrian entries
on Park Avenue.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 7 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Staff Comment: The applicant is requesting administrative site plan review to construct
and establish commercial retail sales and restaurant (eating and drinking
establishments) uses at Topgolf as part of Phase II of the site development. An outdoor
recreational facility (Topgolf) was established as Phase I of the site development.
The first phase of construction was completed in 2022. The second retail phase was
designed in a manner to support a functionally integrated mixed use development on
a portion of the remaining vacant land at the northeastern portion of the site. Neither
Park Ave N nor N 8th St are designated as pedestrian-oriented streets. Ground floor
commercial depth and floor to ceiling height standards are not applicable for this
proposal as it is single-story and not a residential mixed use structure. As shown on
the preliminary site improvement plan (Exhibit 3), there are three (3) pedestrian
sidewalk entries to the building from the existing concrete sidewalk on Park Ave N. The
Environmental Review Committee (ERC) issued eight (8) mitigation measures based on
an analysis of probable impacts of the outdoor recreational facility and two (2)
additional mitigation measures for the commercial retail sales and restaurant uses
(Exhibit 26).
Lot Dimensions: Per RMC 4-2-120A, the minimum lot size for lots created after Nov.
10, 2014 for non-residential plats is 25 acres. The minimum lot size can be amended
through Master Plan and Site Plan Review, RMC 4-9-200. There is no minimum lot
width/depth for lots created after Nov. 10, 2004 for non-residential plats.
Staff Comment: The proposal does not propose to alter any existing lot lines as part of
the retail Phase II administrative site plan portion of the phased development. The
applicant completed the required right-of-way dedication as part of Phase I. A short
plat application to divide the larger single lot into three (3) smaller individual lots is
anticipated to be completed as part of a future land use application.
Lot Coverage: The maximum lot coverage for buildings in the UC-2 Zone is 90% of total
area or 100% if parking is provided within the building or within a parking garage.
Staff Comment: The applicant is proposing a single-story building with a footprint of
approximately 7,000 square feet. The building would cover approximately 20.4% of the
anticipated future parcel (7,000 sf / 34,362 sf (square footage based on a future short
plat of the existing 13.19-acre parcel = 20.4 percent). Based on the existing parcel area,
the retail phase and the existing Topgolf building (first level of 26,352 sf) the two (2)
structures would have a combined lot coverage of 5.8 percent (33,352 sf / 574,429 sf
= 5.8%). The overall lot coverage is anticipated to increase slightly once the remaining
portion of Phase II (anticipated hotel development) is completed. The existing and
proposed building(s) would comply with lot coverage requirements for the subject site.
N/A
Density: The minimum density required in the UC zone is 85 dwelling units per net
acre. The maximum density permitted is 150 dwelling units per net acre. Net density
is calculated after the deduction of sensitive areas, areas intended for public right-of-
way, and private access easements.
Setbacks: The required setbacks in the UC-2 zone are as follows: front yard and
secondary front yard are 15 feet, rear yard and side yards are 0 feet except 15 feet if
lot abuts a lot zoned residential, and the maximum front yard and secondary front
yard are 20 feet.
Staff Comment: After all applicable right-of-way (ROW) dedication, the applicant is
proposing the following approximate building setbacks: 15 feet (15’) from Park Ave N;
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 8 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
15’-9” from N 8th St; 1,000 feet from Logan Ave N; and 343’ from the south property
line. The proposed building setbacks are sufficient for the subject site (Exhibit 8). The
proposed building setback comply with setback requirements and allow for adequate
landscaping along the project street frontages and would be consistent with Phase I.
Building Height: The UC-2 zone has a maximum permitted building height of 10 stories
along primary and secondary arterials and 6 stories along residential/minor collectors.
Staff Comment: The applicant is proposing to construct a single-story retail building
that would reach heights of approximately 26 feet above finished grade to the top of
a parapet wall section. The site carries a Part 77 horizontal surface height restriction
of 150 feet due to the proximity to the Renton Municipal Airport. The proposed building
height would comply with the maximum permitted building height in the UC-2 zone.
Compliant if
condition of
approval is
met
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 are based
on small, medium, and large species trees at approximately 30’, 40’ and 50’ on center,
respectively.
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.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces
within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 9 of 45
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d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: As part of Phase I, a street modification was approved that allowed
the project to retain the existing frontage improvements along Logan Ave N, N 8th St
and Park Ave N provided repairs were completed to any damaged street frontage
including, but not limited to, existing street trees. Compliance is being completed under
the active civil construction permit C20000631 to ensure the retention and health of
the existing street trees along the property frontages of N 8th St and Park Ave N.
The existing landscaping on-site includes Topgolf’s approved landscaping plan (Exhibit
27). A conceptual landscape plan, prepared by Brumbaugh & Associates, was
submitted with the retail project application (Exhibit 5). The conceptual landscape plan
illustrates materials that would be used to enhance the visual character of the retail
building, existing and proposed parking lot improvements, and other on-site amenities.
The planting schedule includes a variety of trees, shrubbery, groundcover, and grasses.
From the back of the existing sidewalks, the applicant is proposing a minimum width
of 10 feet of perimeter landscaping along the frontages of Park Ave N and/or N 8th St.
In addition, the applicant is proposing to increase the landscape strip along the public
street frontage of N 8th St, across the length of the drive-through queue lane, by five
additional feet (to 15-foot (15’) wide) and plant viburnum davidii, and hicks yew, white
rockrose, hameln fountain grass, sod, and creeping raspberry. The proposed surface
parking lot landscaping would be consistent with Topgolf Phase I.
Within the proposed 50 parking stall surface parking lot (on the future 32,632 square
foot lot), 15 square feet of landscaping per parking space would be required for
parking lots with 50 spaces or 35 square feet of landscaping would be required for 100
or more spaces for shared parking within the phased development. Based on the
standalone future proposed square footage of the site and 50 parking stalls, a
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 10 of 45
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minimum of 750 square feet of landscaping would be required within the surface
parking areas. Based on the combined or shared parking lot with over 100 surface
parking stalls, a minimum of 1,750 square feet of interior parking lot landscaping
would be required within the surface parking areas. The applicant is proposing two (2)
new interior parking lot landscape areas (island south of the drive through lane and
the landscape area immediately south of the ADA parking spaces) and three (3)
existing interior landscape islands are proposed to be retained. Together the new and
existing interior parking lot landscaping totals approximately 2,611 square feet and
would comply with the required 15 square feet of interior landscaping for 50 parking
spaces and 35 square feet of interior landscaping for the overall site. Furthermore, the
proposed preliminary landscape plan provides adequate transitions between
development and surrounding properties to reduce noise and glare, maintain privacy,
and would generally enhance the appearance of the project site (Exhibit 5).
Underground sprinkler systems are required to be installed and maintained for all
landscaped areas. The sprinkler system must provide full water coverage of the
planted areas specified on the landscape plan. As a result, staff recommends as a
condition of approval, that the applicant be required to provide a detailed landscape
plan and irrigation plan with the construction permit application. The detailed
landscape plan and irrigation plan shall be provided to, and approved by, the Current
Planning Project Manager prior to construction permit issuance.
Compliant if
conditions of
approval are
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require a minimum of thirty percent (30%) of all significant trees on site.
Subject properties shall comply with tree credit requirements at a minimum rate of
thirty (30) credits per net acre. Tree retention or a combination of tree retention and
supplemental tree planting (with new small, medium, or large tree species) shall be
provided to meet or exceed the minimum tree credits required for the site. The
supplemental trees shall be planted with a minimum size of two-inch (2") caliper, or
evergreen trees with a minimum size of six feet (6') tall.
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: There are no significant trees on-site that need to be maintained or
replaced. The applicant is proposing to plant eight (8) new trees (three (3) Norwegian
sunset maple and five (5) incense cedar) as shown in the Landscape Plan (Exhibit 5),
three (3) of which are proposed to be located on the future lot 32,632 square foot lot.
Based on the future 0.75-acre lot, the applicant would need a total of 23 tree credits
(30 x 0.75 = 22.5, round up to 23) to reach the required thirty (30) credits per net acre.
As proposed with the landscape plan, the applicant has reached a level of three (3)
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 11 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
tree credits towards the required 23 tree credit requirement, as the incense cedar trees
would eventually be located on a future phase and potentially be replaced with a
structure. Therefore, staff recommends as a condition of approval that the applicant
provide 20 additional or supplemental tree credits consisting of small, medium, or
large species trees within the retail site improvement lot. The revised landscaping plan
shall be submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval.
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.
Staff Comment: The exterior elevations include a parapet wall that extends above the
top of the first floor of the single-story structure (Exhibit 7). The parapet consists of
similar building materials and colors compatible with the remainder of the building.
Most of the silhouetted operating equipment located on the roof in the exterior
elevations plan appears to be screened from public view by the parapet. However,
other portions of the silhouetted rooftop mechanical equipment appear to extend
above or beyond the parapet. Therefore, staff recommends as a condition of approval
the applicant provide a materials board to further identify the screening detail for roof
mounted utility equipment. The materials board shall be provided to, and approved
by, the Current Planning Project Manager prior to building permit approval.
Not all surface mounted utility equipment was identified in the submitted drawings.
Therefore, staff recommends as a condition of approval, that the applicant provide a
special utility and landscape plan set with the construction permit showing the location
of all ground mounted utility boxes and identify how they would be screened from
public view. The special utility and landscape plan set shall be provided to, and
approved by, the Current Planning Project Manager prior to construction permit
approval.
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting UC
lots without the need to use a street. Access may comprise the aisle between rows of
parking stalls.
Staff Comment: A strengthened connection for site-to-site vehicle access would be
completed as part of this second retail phase. Topgolf was able to make vehicular
connections from Logan Ave N to Phase II and Phase II is proposing to make a vehicular
connection from Park Ave N to Phase I. As a result, a smooth flow of traffic across the
UC-2 zoned lot is anticipated between shared trips from each phase of the
development.
Compliance
to be
demonstrated
at sign permit
review
Signage: Pole signs and roof signs are prohibited. Signs are subject to Urban Design
Regulations (RMC 4-3-100).
Staff Comment: The applicant did not submit a detailed signage package for the
proposed retail park and therefore could not be reviewed at this time. The applicant
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 12 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
would be required to comply with the signage requirements outlined in RMC 4-4-100
at the time of sign application.
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street
parking stalls be provided based on the square footage of the use.
The following parking ratios would be applicable to the site:
Use Net Square
Footage of Use
Ratio Required
Spaces
Eating and
Drinking
Establishment and
Taverns
2,600 SF
(1,718 SF of
dining area)
A minimum and maximum
of 10 per 1,000 square
feet of dining area.
Min/Max: 17
Eating and
drinking
establishment
combination sit-
down/drive-
through
restaurant:
2,325 SF
(1,367 SF of
dining area)
A minimum and maximum
of 1 per 75 square feet of
dining area.
Min/Max: 18
Retail sales and
wholesale retail
sales:
2,075 SF A minimum and maximum
of 2.5 per 1,000 square
feet of net floor area.
Min/Max: 5
The following parking ratios would be applicable to other portions of the parcel:
Use Net Square
Footage of Use
Ratio Required
Spaces
Existing Phase I
Golf Driving
Ranges
102 Hitting
Bays
A minimum and maximum
of 1 per driving station.
Min/Max: 102
Office, General 5,739 SF 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.
Min: 11
Max: 26
Eating and
Drinking
Establishment and
Taverns
22,262 SF A minimum and maximum
of 10 per 1,000 square
feet of dining area.
Min/Max: 223
Future Phase II
Hotel 126 rooms A minimum and maximum
of 1 per guest room plus 1
for every 3 employees.
126 +
required
employee
parking
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 13 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet. In the UC-2 zone, a parking stall shall be a minimum of nineteen
feet (19') in length, except for parallel stalls, measured along both sides of the usable
portion of the stalls. Each parallel stall shall be twenty-three feet by nine feet (23' x
9') in size.
A twenty five percent (25%) reduction or increase from the minimum or maximum
number of parking spaces may be granted for nonresidential uses through site plan
review if the applicant can justify the modification to the satisfaction of the
Administrator. Justification might include, but is not limited to, quantitative
information such as sales receipts, documentation of customer frequency, and
parking standards of nearby cities.
Staff Comment: The applicant is proposing to add 15 new stalls, as part of Phase II, to
Topgolf Phase I’s existing 471 stalls. On September 14, 2021, up to 508 parking stalls
were approved under Topgolf Minor Modification request to better meet Topgolf’s
parking demand and to begin providing the required parking for the planned future
development under the second phase. Within the boundaries of the future proposed
retail lot, the applicant is proposing a total of 50 surface parking stalls (of which five
(5) would be designated as ADA parking stalls). The minimum/maximum required
parking for the retail Phase II is 40 parking stalls. The proposed parking would meet
the minimum/maximum requirement for parking stalls at the 25% allowance for
nonresidential uses through site plan review, as up to 508 parking stalls was approved
under Topgolf Minor Modification request and the additional parking would function
as common parking between the proposed, existing, and future uses.
When combined, Renton Retail Park and Topgolf Phase I modification would have the
following number of parking stalls: 330 standard stalls, 142 compact stalls, and 14
ADA stalls. Pursuant to RMC 4-4-080F.8.g the minimum number of accessible spaces
required for 50 parking spaces is two (2) accessible stalls and the minimum number of
accessible spaces required for 401-500 parking spaces (Phase I and the retail Phase II)
is nine (9) accessible stalls. The proposal would comply with the accessible parking
requirements of the code. Furthermore, the current parking count is consistent with
the approved Topgolf Minor Modification, dated September 14, 2021, which includes
a portion of the future parking for the final phase of the phase development. The
master plan includes a potential future phase 126 room hotel south of proposed retail
building. At complete buildout, an estimated 499 total surface parking spaces is
anticipated between all phases and mixed uses (Topgolf, retail, and hotel). A portion
of the overall parking area includes a minimum width of 200 feet to facilitate future
structured parking if a demand for a structure is needed at a later date.
Access and parking lot configuration would be designed for two-way circulation
throughout. All parking onsite would comply with dimensional stall requirement based
on parking stall type in the UC-2 zone. Up to thirty percent (30%) of the stall in the UC-
2 zone (designated employee parking – not to exceed forty percent (40%)) can be
compact. The applicant is proposing less than 30% of the overall site as compact
parking. The use of landscaping is an integral component of the proposal’s reduction
of visual impacts on the pedestrian environment and abutting/adjacent properties (see
Landscaping discussion for more information).
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 14 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Loading Docks: Loading docks within the site, pursuant to RMC 4-2-120A, indicates
that parking, docking and loading areas for truck traffic shall be off-street and
screened from view of abutting public streets.
Staff Comment: The applicant is not proposing loading dock(s) for the 7,000 square
foot retail building. Together the existing and proposed onsite parking areas for truck
traffic would be adequately screened from view of abutting public streets.
Refuse and Recyclables: Per RMC 4-4-090, in retail developments, a minimum of five
(5) 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 ten (10) 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 for 7,000 square feet of retail space, 105 square
feet of refuse and recycle area is required to be apportioned and located onsite. The
proposal includes a refuse and recycle area approximately 342 square feet in size
which complies with the minimum area required for recycling and refuse deposit areas.
Access would be provided from the northern most drive aisle that is located just south
of the proposed drive-through area. No portion of the outdoor refuse and recyclables
deposit area and collection point would be located within any required setback or
landscape areas.
The proposed outdoor refuse and recycling building design includes a 16’-3 ½” wide
gated opening, a nearly fully enclosure design that is architecturally consistent with
the design of the retail building, a wall height just over eight feet (8’) tall, and space
for two (2) side-by-side large weather-proofed dumpsters (Exhibit 9).
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 applicant has
not identified bicycle parking on the preliminary site improvement plan (Exhibit 3) or
floor plan (Exhibit 6). Once identified, the proposed location(s) of the bicycle parking
would be required to be visible to cyclists and must not impede or create a hazard to
pedestrians or vehicles nor would they be allowed to conflict with vehicle vision
clearance standards.
Per RMC 4-4-080.F.11.c bicycle parking for retail use shall be provided for secure
extended use and shall protect the entire bicycle and its components and accessories
from theft and weather. Acceptable examples include bike lockers, bike check-in
systems, in-building parking, and limited access fenced areas with weather protection.
Therefore, staff recommends as a condition of approval that the applicant provide
secure bicycle parking for up to four (4) stalls. Bicycle parking shall be reviewed and
approved by the Current Planning Project Manager prior to permit issuance.
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: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 15 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Staff Comment: According to the Landscape Plan, the applicant is not proposing any
site fences or retaining walls as part of the retail component of Phase II. The overall
phased development site includes some existing perimeter chain link fence along the
south property line. No changes are proposed to the existing perimeter fencing.
18. Design Standards: The project site is located within Design District ‘C’. The following table contains project
elements intended to comply with the standards of the Design District ‘C’ standards and guidelines, as
outlined in RMC 4-3-100E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: See FOF 20, Site Plan Review.
Standard: Commercial mixed-use buildings shall contain pedestrian-oriented uses,
feature “pedestrian-oriented facades,” and have clear connections to the sidewalk.
Staff Comment: The retail park exterior elevations proposed along Park Ave N and N
8th St are architecturally designed to have pedestrian-oriented façades. As shown in
the Preliminary Site Improvement Plan (Exhibit 3), the building provides clear
connections to the public sidewalks located to the north and east of the building and
to the parking area to the west of the building.
N/A
Standard: Office buildings shall have pedestrian-oriented facades. In limited
circumstances the Department may allow facades that do not feature a pedestrian
orientation; if so, substantial landscaping between the sidewalk and building shall be
provided. Such landscaping shall be at least ten feet (10') in width as measured from
the sidewalk.
Staff Comment: Not applicable. The proposal includes a retail building.
N/A Standard: Residential and mixed-use buildings containing street-level residential uses
and single-purpose residential buildings shall be:
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 16 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
Staff Comment: Not applicable.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
Staff Comment: The retail building includes three (3) separate tenant spaces or suites.
Entrances to each suite would face either Park Ave N or N 8th St and would be
connected by a sidewalk or walkway from the public sidewalk to the building
entrances. The building entrances includes an aluminum storefront glazing system
that is recognizable and visible from the street because it is located below a visible
metal canopy. Prominent architectural and site plan design features would direct
guests to the building entrances. In addition, the proposed plans include a shared
1,310 square foot shared patio with a composite wood pergola facing the street for
the two (2) restaurants.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: As shown on the proposed building elevations (Exhibit 7), the building
entrances would be made visibly prominent thought the incorporation of material
changes, an increase in parapet height, double entry doors, and a building canopy.
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: As shown on the proposed building elevations (Exhibit 7), the building
entries into each tenant space from the public streets are clearly marked with material
variations and canopy weather protection at least four and one-half feet (4-1/2') wide
that is proportional to the distance above ground level.
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 17 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Staff Comment: The building entry along the street would have double doors and a
steel canopy for weather protection. Building entrances from the parking lot would
include weather protection, a single door or would be marked with decorative
aluminum railing and would be subordinate to the primary entries from the street.
Standard: Features such as entries, lobbies, and display windows shall be oriented to
a street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: All building entries would be related to the street and would
incorporate weather protection and architectural detailing, as discussed above, to
clearly identify the entries.
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: The proposed retail building includes a continuous network of
pedestrian paths to create a cohesive connection to other buildings onsite.
Landscaping would be retained and enhanced under the proposed Phase II retail
development.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable, no residential dwelling units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
N/A
Standard: For properties along North 6th Street and Logan Avenue North (between
North 4th Street and North 6th Street), applicants shall demonstrate how their project
provides an appropriate transition to the long-established, existing residential
neighborhood south of North 6th Street known as the North Renton Neighborhood.
N/A
Standard: For properties located south of North 8th Street, east of Garden Avenue
North, applicants must demonstrate how their project appropriately provides
transitions to existing industrial uses.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 18 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative
screening in addition to or as part of service enclosures.
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: A single service element (i.e. loading and refuse and recycling area) is
proposed to be located away from the pedestrian environment or street and is
designed to be cohesive with the architecture of the retail building (Exhibit 9). The
proposed wall and gate material for the service enclosure includes brick veneer, CMU,
fiber cement lap siding to match ACM panels, and metal coping cap. The refuse and
recycling area would be accessible to service vehicles from the interior drive aisle (west
of the retail building). The development proposal also includes a partially sight
obscuring landscape buffer to further screen the service area from being fully visible
from N 8th St. See also FOF 17, Zoning Development Standard Compliance: Refuse and
Recyclables.
Compliant is
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: The applicant’s submittal material for the refuse and recycling
enclosure does not include enclosures on all sides or self-closing doors. For example, a
garbage area must include a roof and four (4) walls to be considered enclosed on all
sides. Service enclosure shall include a roof with a vertical clearance of at least eleven
feet (11'), but no more than fourteen feet (14') and the gate shall have self-closing
doors at least twelve feet (12') wide for haulers. Therefore, staff recommends as a
condition of approval, the applicant be required to submit revised elevations for the
refuse and recyclable enclosure. The service enclosure shall be enclosed on all sides
including the roof and the enclosure shall have self-closing doors. The revised detailed
elevations shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval. If this condition of approval is met the
proposal would satisfy this standard.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: See comments above. See also FOF 17, Zoning Development Standard
Compliance: Refuse and Recyclables.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides
of such facility.
Staff Comment: See comments above.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 19 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Guidelines: Development that occurs at gateways should be distinguished with features that visually
indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in
the City. Examples of these types of features include monuments, public art, and public plazas.
N/A Standard: Developments located at district gateways shall be marked with visually
prominent features.
N/A Standard Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not
qualify).
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be at the side and/or rear of a building and may not occur
between the building and the street. However, if due to the constraints of the site,
parking cannot be provided at the side or rear of the building, the Administrator may
allow parking to occur between the building and the street. If parking is allowed to
occur between the building and the street, no more than sixty feet (60') of the street
frontage measured parallel to the curb shall be occupied by off-street parking and
vehicular access.
Staff Comment: The applicant is proposing parking for the retail portion of Phase II to
be located at the rear or west of the building.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 20 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Compliant if
condition of
approval is
met
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: The proposed 15 additional surface parking stalls, provided by the
retail portion of Phase II, are located so that they are screened from surrounding
streets by landscaping, a drive-through lane, and/or the retail building. To further
reduce the visual impact of the parking area, headlight glare generated by the drive-
through traffic lane, and associated onsite vehicles, staff is recommending as a
condition of approval that the applicant provide a three-foot (3’) high screening wall
(or similar) between the perimeter landscape screen along N 8th St and the drive-
through lane. The design detail specification shall be provided on the detailed
landscape plan to be submitted with the building permit application. The revised
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit issuance.
Standard: Surface parking lots shall be designed to facilitate future structured parking
and/or other infill development. For example, provision of a parking lot with a
minimum dimension on one side of two hundred feet (200') and one thousand five
hundred feet (1,500') maximum perimeter area. Exception: If there are size
constraints inherent in the original parcel.
Staff Comment: The applicant is proposing to retain the large flex surface parking area
created as part of Phase I. The flex surface parking area abuts a further future phase
of the overall development (e.g. hotel) and is sized and designed to facilitate future
structured parking (if required).
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: A structured parking is not being proposed under the retail portion of
Phase II. Code required minimum surface parking would be provided for the Topgolf
Phase I use and the retail use portion of Phase II without the use of structured parking.
If structured parking is required at a future phase, the structured parking would be
architecturally compatible with the to-be-determined future phase following Site Plan
Review. The eastern portion of Topgolf’s surface parking lot was designated as “Flex”
parking which could be converted to structured parking. The overall parcel contains
some size constraints due to the size requirements of the Topgolf outdoor driving
range outfield and the Boeing parcel that cuts into the middle of the rectangular lot.
The dimensions of the provided flex parking lot provide minimum dimensions of 200
feet.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 21 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
Staff Comment: See comments above.
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim,
or other architectural elements and/or materials.
Staff Comment: See comments above.
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: See comments above.
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: See comments above.
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: See comments above.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 22 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Standard: Parking garages shall be accessed at the rear of buildings.
Staff Comment: The overall site plan is designed to provide access to the parking lot
from either Park Ave N or Logan Ave N. Two (2) curb cuts were constructed as part of
Phase I along Logan Ave N. The north entrance from Logan Ave N is restricted to a
right-in and right-out only driveway and the south entrance from Logan Ave N is a
standard two-way vehicular entrance. A third and final standard two-way vehicular
access is proposed along Park Ave N, approximately 200 feet south of the intersection
of Park Ave N and N 8th St, as part of the retail portion of Phase II. As proposed, the
existing and proposed vehicular accesses to the parking lot are not anticipated to
impede or interrupt pedestrian mobility beyond reasonable design.
Standard: Parking lot entrances, driveways, and other vehicular access points shall be
restricted to one entrance and exit lane per five hundred (500) linear feet as measured
horizontally along the street.
Staff Comment: See comments above.
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village
by creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The provided Traffic Impact Analysis (TIA) provides a narrative of the
existing area. As part of Phase I, a street modification was approved that allowed the
project to retain the existing frontage improvements along Logan Ave N, N 8th St and
Park Ave N provided repairs were completed to any damaged street frontage
including, but not limited to, existing cement concrete sidewalk and roadway
pavement. Compliance with the conditions of approval is being completed under the
active civil construction permit C20000631.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 23 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
The provided site plan for the retail portion of Phase II includes clearly defined
pedestrian connection system to the existing or repaired public street improvements.
The site layout clearly conveys pedestrians from the parking lots and public way to the
building entry.
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: See comments above.
Compliant if
condition of
approval is
met
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8-foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
Staff Comment: The proposed use is anticipated to increase users along the public
street frontages. As described above, interior pathways shall be provided and shall
vary in width to establish a hierarchy and the widths shall be based on the intended
number of users; to be no smaller than five feet (5') and no greater than twelve feet
(12'). The applicant is proposing a substandard three-foot (3’) sidewalk from the
parking lot in front of the rear entrance to the northern most restaurant that includes
a drive-through service. To increase pedestrian safety and maneuverability to the
retail building entrances, staff is recommending as a condition of Phase II approval,
that the applicant increases the width of the interior concrete sidewalk located along
the south elevation of the restaurant with the drive-up window to no smaller than
eight feet (8’) in width. A revised site improvement plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to engineering permit
approval. If this condition of approval is met the proposal would satisfy this standard.
N/A Standard: Mid-block connections between buildings shall be provided.
Compliance to
be determined
under Site
Plan Review
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: Permeable pavement may be considered under Master Plan and Site
Plan Review.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
activities, at all times of the year, and under typical seasonal weather conditions.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 24 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
Compliant if
condition of
approval is
met.
Additional compliance to
be determined
under Site
Plan Review.
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be
provided.
Staff Comment: The proposed site plan and landscape plan includes areas for ground
level landscaping between the building and the street at the building entrances. Little
to no landscape areas existing in the publicly accessible spaces between the parking
area and the building entrances from the parking lot. Therefore, staff recommends as
a condition of approval the applicant submit a revised landscape plan with the civil
construction permit application that provides planters and/or hanging flower baskets
or other architectural plant related features at the building entries from the parking
lot. The revised plans shall also include detail sheets with specifications for the
architectural elements used to support the vegetation. The revised landscape plan and
detail sheets shall be reviewed and approved by the Current Planning Project Manager
prior to civil construction permit issuance.
In addition, overhead weather protection (steel canopy) is provided at areas of the
building where pedestrian access would occur. Architectural elements to be further
reviewed for compliance under Site Plan Review.
Compliant if
condition of
approval is
met.
Additional
compliance to
be determined
under Site
Plan Review.
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: Not including outdoor patio seating, site furniture and amenities are
not anticipated to impede or block pedestrian access to public spaces or building
entrances. The proposed outdoor group seating material within the patios was not
indicated in the submitted plans. In order to comply with pedestrian amenity
standards, staff recommends as a condition of approval that the applicant provide
public art and site furniture that is made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over an
extended period of time. The site furniture details shall be submitted to and approved
by the Current Planning Project Manager prior to building permit issuance.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of 4.5 feet wide along at least seventy 75 percent of the length of the building facade
facing the street, a maximum height of 15 feet above the ground elevation, and no
lower than 8 feet above ground level.
Staff Comment: The applicant is proposing a metal canopy and/or a composite wood
pergola along at least seventy 75 percent of the length of the building facade facing
the street around the building entrances and exits. The metal canopies extend beyond
the building entrances by approximately five feet (5’) and provide approximately 337
total linear feet of weather protection around the perimeter of the building. The
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 25 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
heights of the metal canopies or the pergola would range from between 10 feet to 13
feet (10’-13’) above finished grade.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space
at the street corner to emphasize pedestrian activity (illustration below). Recreation and common
open space areas are integral aspects of quality development that encourage pedestrians and users.
These areas shall be provided in an amount that is adequate to be functional and usable; they shall
also be landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide
usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open
space where feasible and designed consistent with the Surface Water Design
Manual. Such facilities shall be counted towards no more than fifty percent
(50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
following elements for developments having more than one hundred (100)
units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from
the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities;
or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters, drainage
facilities, and parking areas.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 26 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties) courtyards,
plazas or passive use areas containing landscaping and fencing sufficient
to create a fully usable area accessible to all residents of the
development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable, no mixed use residential or attached housing
development is proposed under the retail portion of Phase II.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
All buildings and developments with over thirty thousand (30,000) square feet of
nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the
abutting structures from the public right-of-way or a nonvehicular
courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
Staff Comment: Not applicable.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 27 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled lighting, and
seating. Vegetated low impact development facilities may be used in the plaza where
feasible and designed consistent with the Surface Water Design Manual. Such
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 28 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
facilities shall count towards no more than fifty percent (50%) of the plaza
requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential buildings.
Standard: All building facades shall include measures to reduce the apparent scale of
the building and add visual interest. Examples include modulation, articulation,
defined entrances, and display windows.
Staff Comment: The applicant is proposing modulation and articulation along the
building’s northern and western façades to reduce the apparent scale of the building
and add visual interest. The building includes defined entrances, storefront windows,
canopies, building height variation, and material changes to add visual interest and to
visually appear at a human scale.
Standard: All buildings shall be articulated with one or more of the following:
a. Defined entry features;
b. Bay windows and/or balconies;
c. Roof line features; or
d. Other features as approved by the Administrator.
Staff Comment: See comments above.
N/A
Standard: Single purpose residential buildings shall feature building modulation as
follows:
a. The maximum width (as measured horizontally along the building’s exterior)
without building modulation shall be forty feet (40').
b. The minimum width of modulation shall be fifteen feet (15').
c. The minimum depth of modulation shall be greater than six feet (6').
Staff Comment: Not applicable.
Standard: All buildings greater than one hundred sixty feet (160') in length shall
provide a variety of modulations and articulations to reduce the apparent bulk and
scale of the facade (as illustrated in District B above); or provide an additional special
design feature such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: The applicant is proposing a building less than one hundred sixty feet
(160') in length.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 29 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
Staff Comment: The proposal includes human-scaled elements such as glazing, double
and single doors, weather protection, pergola, material variation and color, and
landscaping along the building façades.
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The proposal includes two (2) façades (north and west) that face a
public street and would be visible to the public. The applicant has provided transparent
windows and/or doors that comprise greater than 50 percent of the portion of the
ground floor that is between 4 and 8 feet above grade (58% along N 8th St and 67%
along Park Ave N). Each of these primary facades consists of a glass aluminum
storefront system and/or roll up doors to comply with this standard.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be
50 percent.
Staff Comment: The applicant is proposing a single-story building.
N/A Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: As described in the previous subsections, the front facing façades
contain adequate amounts of glazing. Additional storefront material is located along
the remaining elevations of the building for additional opportunities for glazing facing
the parking lot (Exhibit 7).
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The applicant has not indicated tinted or dark glass, highly reflective,
or films would be used on the clear anodized glass sections or aluminum storefront
systems.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 30 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: Architectural detailing, modulation and articulation are used through
all exterior portions of the building.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: There would be no untreated or blank walls used within the proposed
project.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
Staff Comment: The proposed retail building includes extended parapets on the
exterior elevations (Exhibit 7). The parapets extend vertically at various heights,
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 31 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
approximately four feet to ten feet (4’-10’), above the wall plate to provide varied and
interesting roof profiles.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use
of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Staff Comment: The building materials identified include aluminum storefront system,
glass section doors, brick veneer (Statesville brick - charcoal accent), self-draining EIFS
system, ACM metal panels - wood texture, metal canopies, and coping cap (Firestone
medium bronze). The color scheme includes browns, grays with materials of the same
quality and durability as Phase I. The proposed materials appear to be high quality in
nature and would be utilized on the façades visible to the public. However, the
submitted application materials were conceptual in nature. Staff recommends, as a
condition of approval, that a materials board including material samples and colors
coded to the building elevations be provided at the time of Building Permit Review for
review and approval by the Current Planning Manager.
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: See comments above.
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry,
pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: The materials are of durable, high quality materials consistent with
low maintenance commercial development. Materials are discussed in the above
sections.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff Comment: There are no concrete exterior walls shown on the submitted plans.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
Staff Comment: There are no concrete exterior walls shown on the submitted plans.
5. SIGNAGE:
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 32 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encourage signs that are both clear and of appropriate scale for the project; encourage quality signage
that contributes to the character of the Urban Center and the Center Village; and create color and
interest.
Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign.
Blade type signs, proportional to the building facade on which they are mounted, are encouraged on
pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not
be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface
materials and lighting techniques are encouraged.
Compliance
not yet demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A sign package was not included with the submitted application
materials. The applicant would be required to submit a sign permit in compliance with
the signage standards outlined in Design District ‘C’. A sign permit would need to be
reviewed and approved for any signs proposed.
Compliance
not yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: See discussion above.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: All future signage would be required to obtain a separate sign permit
in compliance with the sign code (RMC 4-4-100).
Compliance not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: See discussion above.
Compliance
not yet demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back-
lit (see illustration, subsection G8 of this Section).
Staff Comment: See discussion above.
6. LIGHTING:
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 33 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the
building and site during the evening hours shall be provided.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with
down-lighting and decorative street lighting.
Staff Comment: General lighting information was shown on the Utility Plan (Exhibit
13). The site includes existing parking lot pole lights that were installed as part of
Phase I. No building lighting was provided with the building elevations, such as down
lighting or up/down lighting fixtures. Therefore, staff recommends as a condition of
approval that the applicant be required to provide a lighting plan that adequately
provides for public safety without casting excessive glare on adjacent properties at the
time of building permit review. The lighting plan shall be submitted to, and approved
by, the Current Planning Project Manager prior to building permit approval.
Standard: Accent lighting shall also be provided on building facades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See comments above.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-
4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary
holiday or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See comments above.
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
Compliant if
condition of
approval is
met
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: The applicant submitted a Geotechnical Engineering Services Report,
prepared by GeoEngineers, Inc. (dated October 29, 2019; Exhibit 14), with the land use
application. The site is relatively flat, with up to three feet (3’) of grade difference
throughout. The soils encountered at the site consist of relatively shallow fill overlying
alluvial deposits. The fill was observed by the geotechnical engineer to be below the
pavement or topsoil, and generally consisted of loose to dense sand with varying silt
and gravel content. The alluvium soil unit observed at the site includes two (2) sub-
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 34 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
units: upper loose to medium dense alluvium, and lower medium dense to dense
alluvium. According to the Report, foundation support for the proposed building can be
provided by augercast piles or by shallow foundations bearing on improved ground.
Static settlements would depend on the thickness of new fill placed in the building
footprint. If slab areas are not supported on deep foundations or improved ground or
treated with a preload program, long-term static settlement is anticipated to be greater
than one inch (1”). The Report concludes that an at-grade floor slab for the building
should be underlain by at least six inches (6”) of clean crushed rock for uniform support
and as a capillary break. An analysis of the submitted geotechnical evaluation was
included in the Environmental Review Committee (ERC) Report (Exhibit 1) as well as the
adopted SEPA Mitigation Measures. Staff recommends, as a condition of approval, that
the proposed project comply with the SEPA mitigation Measures adopted with the
Determination of Non-Significance – Mitigated that was issued by the Environmental
Review Committee. As such, all project construction would be required to comply with
all recommendations found in the Geotechnical Engineering Services Report, prepared
by GeoEngineers, Inc. on October 29, 2019, and any future addenda (Exhibits 1 and 22).
Wellhead Protection Areas:
Staff Comment: A portion of the southeastern corner of the site falls within the
Downtown Wellhead Protection Area Zone 2. The overall purpose of the aquifer
protection regulations is to protect aquifers used as potable water supply sources by
the City from contamination by hazardous materials. Between Phase I and retail Phase
II, approximately 26,450 cubic yards of fill is proposed to be brought into the site. Such
fill would be used for the structural needs of the building and would be obtained from
approved local fill sources. Since fill is proposed for project development, a fill source
statement would be required to be submitted to the City to ensure clean fill is used. The
fill source statement shall be submitted with the construction permit application.
Impacts to the Wellhead Protection Area are not anticipated as a result of the subject
project, provided the City of Renton codes are complied with.
20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the UC-2
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Design District Review.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 35 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: The subject site falls within a 2002 Boeing Company Development
Agreement for the Boeing Renton Aircraft Manufacturing Facility, recording number
20020802000224 (Exhibit 28). The 2002 agreement vests any development of Boeing
airplane manufacturing and operation for a duration of 45 years (until June 28, 2047).
As of the date of this report, the subject site has been sold by the Boeing Company and
the subject development is not related to airplane manufacturing or Boeing operations,
as such the 2002 Development Agreement is not relevant to the subject proposal.
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development on
a particular portion of the site.
Staff Comment: The proposed retail Phase II site improvements would not be an
overscale of structures or overconcentration of development on the subject site. The
proposed retail adds horizontal mixed use to the current outdoor recreational facility
located on the western portion of the property along Logan Ave N and N 8th St. See
FOF 18, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: Several new pedestrian connections and linkages would be
incorporated into the overall site plan as part of the proposed retail development
(Exhibits 2 and 3). The pedestrian connections link the structure to the parking lot and
public sidewalks with a concrete sidewalk around the majority of the building (no
sidewalk is proposed in front of the portion of the western building façade with the
drive-up window).
Utilities, Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize
views from surrounding properties. Locate utilities underground consistent with RMC
4-6-090.
Staff Comment: The refuse and recycling areas are screened with new and existing
landscaping designed to minimize views from the surrounding properties. The proposed
parapets provide screening for rooftop equipment. See FOF 17, Zoning Development
Standard: Screening for more information.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility
to attractive natural features.
Staff Comment: There are views typical to the City Center Community Planning Area,
including territorial views. It is not anticipated that the new one-story building would
result in substantially obscuring existing views of attractive natural features.
Construction activities would be consistent with the use of best management practices
and the implementation of temporary erosion and sediment control measures.
Additionally, the proposal would maintain a majority of the existing frontage
improvement in the public ROW’s that are not impacted by the proposed development.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 36 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A detailed lighting plan was not provided with the application;
therefore, staff recommended that a detailed lighting plan be provided at the time of
building permit review (See Lighting discussion under FOF 18, Design Review: Lighting).
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The project is located in an area of commercial, retail, office,
entertainment and recreation, and residential uses. All of the surrounding parcels are
zoned as the urban center zone (UC-1 or UC-2). The urban center zone includes lands
that are located within Renton’s Designated Regional Growth Center, with the potential
for the creation of dense employment, destination retail, recreation, or public gathering
space for a variety of mixed-uses, including retail.
The proposed structure would be located near the northeast corner of the site with
building orientation to the north (N 8th St) and east (Park Ave N). The proposed u-shape
drive-through lane would be located to the west of the structure and much of the drive-
through lane would parallel N 8th St (Exhibit 3). The applicant is proposed a total of 50
surface parking stalls (35 existing and 15 new) within the designated future parcel. The
retail parking lot is proposed to be located west of the retail structure. The proposed
Phase II building is separated from the onsite recreational facility by surface parking
and landscape screening. As proposed, the retail building would meet all required
setbacks from the property lines.
Service elements have been located away from the pedestrian-oriented spaces to
minimize their impact on the pedestrian environment. The proposed retail use is
anticipated to be compatible with future surrounding uses as permitted in the UC-2
zone.
Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The massing of the proposed retail structure is most prominently visible
from Park Ave N and N 8th St. The scale and bulk of the building is reduced through the
use of differing materials on the building façades, building articulation and modulation,
and differing roof profiles. The contemporary architecture includes a large storefront
window system along each elevation, angular lines, and the differing parapet heights.
Building materials include aluminum storefront system, glass section doors, brick
veneer, EIFS system, ACM metal panels, canopies, and coping cap (Exhibit 7).
The proposed retail structure would have a building footprint of approximately 7,000
square feet on the 13.19-acre parcel. When combined with Phase I, the site would result
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 37 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
in a building lot coverage of approximately 5.8% (26, 352 sf + 7,000 sf = 33,352 sf /
574,556 sf = 5.8%). The existing and proposed building would comply with the size and
bulk requirements of the UC-2 zone. The proposed building and landscape areas are
designed appropriately to allow adequate light and air circulation to the building and
the site. The design of the structure would not result in excessive shading of the
property. In addition, there is ample area surrounding the building to provide normal
airflow.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces.
Staff Comment: The site currently does not contain any mature vegetation.
Topographically, the site is relatively flat (Exhibit 11). A geotechnical report for the site
was submitted with the site plan application. Information on the water table and soil
permeability were included and the geotechnical engineer concluded that the use of
large-scale infiltration facilities is not feasible at the site. Approximately 450 cubic yards
(CY) of cut and approximately 450 CY of fill to construct the proposed improvements.
Following construction, the site would have an impervious surface cover of less than
85% (down from roughly 95% impervious surface coverage).
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as bioretention
areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or
adding vegetation to parking areas; (4) placing existing parking that exceeds maximum
parking ratios in permeable pavement designed consistent with the Surface Water
Design Manual in RMC 4-6-030; and (5) using other low impact development
techniques consistent with RMC 4-6-030.
Staff Comment: The redevelopment of the former Boeing site would minimize
impervious surfaces and provide all code required parking for each redevelopment
phase. Per the geotechnical engineering report and infiltration feasibility evaluation,
due to a relatively shallow groundwater table, at approximately four feet (4’) below
grade, and the presence of low permeability silt soils near the ground surface, the use
of infiltration facilities is not feasible at this site.
The Environmental Review Committee issued a mitigation measure that the applicant
complies with the recommendations found in the Geotechnical Engineering Services
Report, prepared by GeoEngineers, Inc. on October 29, 2019, and any future addenda
(Exhibits 1 and 22).
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally
to enhance the appearance of the project. Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles
or pedestrian movements.
Staff Comment: See FOF 20, Zoning Development Standard: Landscaping.
g. Access and Circulation.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 38 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points
on the site and, when feasible, with adjacent properties.
Staff Comment: The applicant submitted a Traffic Impact Analysis (TIA) prepared by
Transpo Group, dated October 2022 (Exhibit 15). The overall site has three (3) public
street frontages: Park Ave N, N 8th St and Logan Ave N (Exhibit 2). The proposed primary
Phase II access point to the standalone retail building would be from a single two-way
driveway on Park Ave N. The existing Phase I access points was limited to two (2)
driveways on Logan Ave N. The constructed north access on Logan Ave N was restricted
left out, making it a right-in and right-out driveway. The south access on Logan Ave N
was completed as a full access driveway. Together, the existing and proposed access
points create consolidated ingress and egress points onto and off the site.
According to the TIA, the new proposed site access improvement at Park Ave N is
forecasted to operate at LOS B or better during the weekday peak hours, meeting the
City’s LOS standard. As a result, the Environmental Review Committee found that no
site-specific mitigation measures related to traffic impacts were necessary. The
proposed development is expected to maintain the safety and efficiency of pedestrian
and vehicle circulation on the site.
Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access
points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: The site (and future lot) development would include up to 50 parking
stalls (5 ADA accessible and 45 standard stalls) within the surface lot. The applicant has
proposed 90-degree head-in parking using two-way circulation pattern and has a
minimum aisle width of 24 feet which complies with the aisle width standards of the
code. Internal pedestrian connections to the existing public sidewalk network are
proposed in order to provide safe and efficient pedestrian access and circulation
throughout the site and to other development in the area. In addition, see Location and
Consolidation, Transit and Bicycle, and Parking discussions.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: There are no dedicated loading or delivery areas proposed onsite.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Transit service to and from The Landing is provided by King County
Metro Transit. The public transit stop from the RapidRide F line is at the intersection of
N 10th St and Park Ave N. The proposal would not alter current transit services.
The state legislation package (Substitute Senate Bill (SSB) 5970, 5971, and 5972) invests
in Interstate 405 corridor capacity improvements and provides funding for the N 8th
Direct Access Ramp in Renton (which would provide access to Express Toll Lanes on
Interstate 405). The Forward Washington package is expected to help employees of
SECO Development, PACCAR, the Boeing Co., and the Renton Airport; and visitors to
nearby destination locations (such as The Landing) have a place to access the Express
Toll Lanes without placing disproportionate traffic impacts on the rest of the
community. The N 8th Direct Access Ramp project could impact the frontage
improvement on N 8th St along the subject property.
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 39 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of
required off-street parking spaces. See FOF 17, Zoning Development Standard
Compliance: Bicycle Parking for recommended condition of approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Internal pedestrian connections to the public sidewalk network are
proposed in order to provide safe and efficient pedestrian access throughout the site
and to abutting sites. In addition, see FOF 18, Design District Compliance.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: Phase I included a large plaza as a distinctive project focal point at the
northwest corner of the parcel. The existing plaza is within walking distance of the retail
building. In addition, see FOF 18, Design District Compliance: Recreation Areas and
Common Open Space.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable as the site is not adjacent
to a shoreline.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: According to aerial photos from 1990, the existing conditions of the site
was approximately 95% impervious surface. There are no existing natural systems that
occur on the subject property.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: See FOF 21, Availability and Impact on Public Services.
Water and Sewer.
Staff Comment: See FOF 21, Availability and Impact on Public Services.
Drainage.
Staff Comment: See FOF 21, Availability and Impact on Public Services.
Transportation.
Staff Comment: The transportation impacts were evaluated under the Staff Report to
the Environmental Review Committee (Exhibit 1). Primary access to the Phase II portion
of the site is proposed via Park Ave N. A Traffic Impact Analysis (Exhibit 15) was
prepared by Transpo Group in October 2022. The site generated traffic volumes were
calculated using data from the Institute of Transportation Engineers (ITE) Trip
Generation Manual (11th Edition, 2021). Based on the calculations provided, the
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 40 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
proposed Phase II 7,000 square foot retail/restaurant use would account for 742
weekday net new daily trips with 70 weekday AM peak hour trips (6 inbound and -10
outbound) and 57 weekday PM Peak hour trips (3 inbound and -4 outbound), after
applying the less commercial pass-by for retail and restaurants. As detailed in the
report, the proposed project is not expected to lower the levels of service of the off-site
study intersections included in the traffic study. In addition, the primary site access
driveway along Park Ave N is forecast to operate at LOS B or better during the weekday
peak hours, meeting the City’s LOS standard.
It is not anticipated that the proposed project would not generate any significant traffic
impacts. However, the proposed project would result in impacts to the City’s street
system. In order to mitigate transportation impacts, the applicant would be required to
meet City of Renton concurrency requirements (Exhibit 16) based upon a test of the
citywide Transportation Plan, consideration of growth levels included in the LOS-tested
Transportation Plan, site specific improvements, and future payment of Transportation
Impact Fees. The transportation impact fee that is current at the time of building permit
issuance would be levied.
l. Phasing: The applicant is proposing to develop the site in separate phases. The first
phase included the development of an outdoor recreational facility developing
approximately 12.22 acres or the original 13.68-acre site, the retail second phase
includes the development of the northeast corner (approximately 30,000 square feet
of the site) the remaining 30,000 square feet of the southeastern portion of the site
would be developed as the final phase of the master site plan. A short plat application
is anticipated to be submitted at a future date to divide each use onto their own
individual lots. The combined developments are anticipated to include cross access
circulation and shared parking.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See FOF 21, Availability and Impact on Public Services.
21. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to
furnish services to the proposed development; subject to the condition that the applicant
provides Code required improvements and fees. Fire impact fees are applicable at the rate
of $5.92 per square foot of restaurant space and $1.25 per square foot of retail space.
This fee is calculated and paid at the time of building permit issuance.
N/A Schools: The proposed retail establishment would not add new students to the Renton
School District.
N/A Parks: No park impact fees would be required for the project retail project.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A Technical Information Report (TIR), prepared by Navix Engineering
(dated July 25, 2022 and revised October 14, 2022; Exhibit 10) and a Preliminary Drainage
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 41 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
Plan (Exhibit 12), were submitted with the application. Stormwater would be managed
onsite in accordance with the standards of the 2022 City of Renton Surface Water Design
Manual (SWDM). Per the Flow Control Application Map, the project site falls within the
‘Peak Rate Flow Control Standard – Matching Existing’ area matching existing site
conditions. The existing site condition for the project site is the previous Boeing
development, which had roughly 95% impervious surface coverage. Flow control would
not be required as the proposed development would decrease the impervious surface
coverage to less than 85% and the proposed development condition would not generate
more than a 0.15-cubic foot per second (cfs) increase in the 100-year peak flow.
Stormwater runoff from the pollution-generating parking areas would be routed to a
Biopod Biofilter unit, that was installed as part of Phase I, prior to discharge to the
municipal conveyance system in Park Ave N. A downstream analysis was performed as
part of Phase I and includes the TIR approved under civil construction permit C20000631.
As outlined in the drainage report, the project site is part of the Topgolf East Lake
Washington Drainage Basin. Storm water from this site is conveyed to catch basins via
drainage swales. These catch basins are part of the Topgolf development which
discharges to the municipal storm system located at the intersection of N 8th St and Park
Ave N. The TIA indicated that there are no known problems with the drainage paths
around the site and no downstream impacts from the proposed project are anticipated.
Water: Based on the review of project information submitted, Renton Regional Fire
Authority (RRFA) has determined that the fire flow demand for the proposed development
is 2,000 GPM. The proposed development is within the City’s water service area and in
the Kennydale 308 Pressure Zone and in the Downtown 196 Pressure Zone. There is an
existing 12-inch water main (308 pressure zone) located in N 8th St that can deliver a
maximum flow capacity of 4,800 GPM (Exhibit 13). There is an existing 16-inch water
main (196 pressure zone) located in Park Ave N that can deliver a maximum flow capacity
of 8,600 GPM. There is an existing 12-inch water main (308 pressure zone) located on the
parcel within an easement that can deliver a maximum flow capacity of 4,800 GPM
(active construction permit C20000631). At the valve cluster in Park Ave N, the 308
pressure zone valve on the 12-inch main is to be normally closed. Public water mains on
private property require a 15-foot public easement centered over the pipe and the
building must be set back 10 feet from the water main.
The development is subject to applicable water system development charges (SDCs) and
meter installation fees based on the size of the water meters. The SDC fee for water is
based on the size of the new domestic water to serve the project. The 2023 water fee is
$4,850 per 1-inch meter, $24,250 per 1-1/2 inch meter, $38,800 per 2-inch meter, and
$77,600 per 3-inch meter. Fees charged are based on the rate at the time of construction
permit issuance.
Sanitary Sewer: The proposed development is within the City’s sewer service area. There
is an existing private 8-inch gravity wastewater main on the parcel with a 6-inch stub to
the building pad (active construction permit C20000631). Individual sewer stubs from the
sewer main and individual side sewers are required for the commercial use of the building.
A grease interceptor is required on services line(s) for commercial kitchens. The
development is subject to a wastewater system development charge (SDC) fee. SDC fee
for sewer is based on the size of the new domestic water to serve the project. The 2023
fees is $3,650 per 1-inch meter, $18,250 per 1-1/2 inch meter, $29,200 per 2-inch meter,
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 42 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
and $58,400 per 3-inch meter. Fees charged are based on the rate at the time of
construction permit issuance.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Urban Center-2 (UC-2) 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 17.
3. The proposed Renton Retail Park Site Plan complies with the Urban Design Standards provided the
applicant complies with City Code and conditions of approval, see FOF 18.
4. The proposed Renton Retail Park Site Plan complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 19.
5. The proposed Renton Retail Park Site Plan complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein, see
FOF 20.
6. There are adequate public services and facilities to accommodate the proposed Renton Retail Park Site
Plan, see FOF 21.
7. Key features, which are integral to this project, include being part of a master plan development that
ensures the parcel will be developed with a mix of uses. The proposed material variations, additional
storefront glazing along Park Ave N that provide visual access into the retail establishments, overhead
canopies, varied parapet heights, drive-through lane landscaping and screening, and pedestrian
improvements create a project that is commensurate with Phase I at The Landing. The site plan provides
compatible site transitions between the outdoor recreation facility of Phase I and the retail of Phase II.
Pedestrian and vehicle conflicts are minimized with site-to-site circulation and limited curb cuts.
J. DECISION:
The Renton Retail Park Site Plan, File No. LUA22-000291, SA-A, ECF, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall comply with the two (2) mitigation measures issued as part of the Determination of
Non-Significance – Mitigated (DNS-M), dated November 21, 2022:
a. Project construction shall be required to comply with the recommendations found in the Geotechnical
Engineering Services Report, prepared by GeoEngineers, Inc. on October 29, 2019, and any future
addenda.
b. The applicant shall be subject to the following contingency actions in the event if subsurface work
encounter soil and/or groundwater contamination:
i. Hazardous waste operations worker training, health/safety plan, and site control requirements,
per WAC 296-843;
ii. Management of contaminated soil encountered during excavations, including sampling,
containment, and disposal at a permitted facility; and
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 43 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
iii. Management of contaminated ground water, if encountered, including sampling, containment,
and disposal at a permitted facility.
2. The applicant shall provide a detailed landscape plan and irrigation plan with the construction permit
application. The detailed landscape plan and irrigation plan shall be provided to, and approved by, the
Current Planning Project Manager prior to construction permit issuance.
3. The applicant shall provide 20 additional or supplemental tree credits consisting of small, medium, or
large species trees within the retail site improvement lot. The revised landscaping plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to building permit approval.
4. The applicant shall provide a materials board to further identify the screening detail for roof mounted
utility equipment. The materials board shall be provided to, and approved by, the Current Planning Project
Manager prior to building permit approval.
5. The applicant shall provide a special utility and landscape plan set with the construction permit showing
the location of all ground mounted utility boxes and identify how they would be screened from public
view. The special utility and landscape plan set shall be provided to, and approved by, the Current Planning
Project Manager prior to construction permit approval.
6. The applicant shall provide secure bicycle parking for up to four (4) stalls. Bicycle parking shall be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
7. The applicant shall be required to submit revised elevations for the refuse and recyclable enclosure. The
service enclosure shall be enclosed on all sides including the roof and the enclosure shall have self-closing
doors. The revised detailed elevations shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
8. The applicant shall provide a three-foot (3’) high screening wall (or similar) between the perimeter
landscape screen along N 8th St and the drive-through lane. The design detail specification shall be
provided on the detailed landscape plan to be submitted with the building permit application. The revised
landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
9. The applicant shall increase the width of the interior concrete sidewalk located along the south elevation
of the restaurant with the drive-up window to no smaller than eight feet (8’) in width. A revised site
improvement plan shall be submitted to, and approved by, the Current Planning Project Manager prior to
engineering permit approval.
10. The applicant shall submit a revised landscape plan with the civil construction permit application that
provides planters and/or hanging flower baskets or other architectural plant related features at the
building entries from the parking lot. The revised plans shall also include detail sheets with specifications
for the architectural elements used to support the vegetation. The revised landscape plan and detail
sheets shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit issuance.
11. The applicant shall provide public art and site furniture that is made of durable, vandal- and weather-
resistant materials that do not retain rainwater and can be reasonably maintained over an extended
period of time. The site furniture details shall be submitted to and approved by the Current Planning
Project Manager prior to building permit issuance.
12. A materials board, including material samples and colors coded to the building elevations, shall be
provided at the time of Building Permit Review for review and approval by the Current Planning Manager.
13. The applicant be required to provide a lighting plan that adequately provides for public safety without
casting excessive glare on adjacent properties at the time of building permit review. The lighting plan shall
DocuSign Envelope ID: 5B2E9963-3D56-435E-80A0-78ABB1DD2D7A
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 44 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
be submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on December 14, 2022 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
WA Renton Park, LLC
201 Riverplace, Suite 400
Greenville, SC 29601
Brett Rogers
RealtyLink, LLC
201 Riverplace, Suite 400
Greenville, SC 29601
Jenelle Taflin
Navix Engineering
11235 SE 6th St, Suite 150
Bellevue, WA 98004
TRANSMITTED on December 14, 2022 to the Parties of Record:
Kelli Sheldon
Department of Ecology
15700 Dayton Ave N
Shoreline, WA 98133
Jason Green
Navix Engineering
11235 SE 6th St, Suite 150
Bellevue, WA 98004
Aaron Converse
West77 Partners
3300 N Triumph Blvd, Suite 100
Lehi, Utah 84043
Derek Janke
SECO Development, Inc.
1133 Lake Washington Blvd N, Suite 90
Renton, WA. 98056
TRANSMITTED on December 14, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Askren, Economic Development Director (Acting)
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 December 30, 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). Appeals must be submitted electronically to the City
Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. 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. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
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12/14/2022 | 3:23 PM PST
City of Renton Department of Community & Economic Development
Renton Retail Park
Administrative Report & Decision
LUA22-000291, SA-A, ECF
Report of December 14, 2022 Page 45 of 45
SR_Renton_Retail_Park_Report_Admin_221214_v1
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 Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Renton Retail Park
Land Use File Number:
LUA22-000291, SA-A, ECF
Date of Report
December 14, 2022
Staff Contact
Clark H. Close
Principal Planner
Project Contact/Applicant
Jenelle Taflin
Navix Engineering
11235 SE 6th St, Suite 150,
Bellevue, WA 98004
Project Location
7XX Park Ave N, Renton,
WA 98057; SW corner of
Park Ave N and N 8th St
(APN 0886610010)
The following exhibits are included with the Administrative report:
Exhibit 1-22: As shown in the Environmental Review Committee (ERC) Report
Exhibit 23: Administrative Staff Report & Decision
Exhibit 24: On Hold Letter
Exhibit 25: Off Hold Letter
Exhibit 26: Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 27: Topgolf Landscape Plan
Exhibit 28: Development Agreement (Recording No. 20020802000224)
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