HomeMy WebLinkAboutD_WSADA_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
D-WSADA_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: January 18, 2023
Project File Number: PR12-000009, WSADA Headquarters
Project Name: WSADA Headquarter Expansion
Land Use File Number: LUA22-000381, ECF, SA-A, MOD
Project Manager: Andrew Van Gordon, Associate Planner
Owner: WSADA Property, LLC, 621 SW Grady Way, Renton, WA 98057
Applicant/Contact: Vicki Giles Fabre, WSADA Property, LLC, 621 SW Grady Way, Renton, WA 98057
Project Location: 621 SW Grady Way
Project Summary: The applicant is requesting Administrative Site Plan Review and Environmental
(SEPA) Review to construct a 1,390 gross square foot two (2)-story expansion to the
existing 9,008 gross square foot building. The expansion would include additional
office and meeting room space, bathrooms, and a staircase and elevator to the
second floor. The project is in the northwest corner of the property with the
expansion replacing an existing at grade patio area and landscaping.
The project site is 32,672 square feet (0.75 acre) and is located at 621 SW Grady Way.
The property is within the Commercial Arterial (CA) Zone, Commercial Mixed Use
(CMU) Land Use Designation and Auto Mall Area A. The site is improved with the
existing Washington State Auto Dealers Association (WSADA) headquarters,
associated surface parking and landscaping.
The applicant is requesting approval of an Administrative Site Plan Review to reduce
required front yard and secondary front yard setbacks. The applicant proposes a
reduction in the front yard setback from SW Grady Way from 15 feet (15’) to 12 feet
(12’) and a reduction in the secondary front yard setback from Raymond Ave N from
15 feet (15’) to 10 feet (10’). The applicant also requests a modification to frontage
improvement requirements to allow existing improvements to remain.
Site Area: 0.75 acres
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 2 of 22
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B. EXHIBITS:
Exhibits 1-11 As shown in the Environmental Review Committee (ERC) Report
Exhibit 12 Administrative Decision and Report
Exhibit 13 Building Elevations
Exhibit 14 Site Plan Review Requirement Justification
Exhibit 15 Floor Plans
Exhibit 16 Tree Retention Plan
Exhibit 17 Tree Retention and Credit Worksheet
Exhibit 18 Modification Justification
Exhibit 19 Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: WSADA Property, LLC, 621 SW Grady Way, Renton, WA
98057
2. Zoning Classification: Commercial Arterial (CA)
Auto Mall Area A
3. Comprehensive Plan Land Use Designation: Commercial and Mixed Use (CMU)
4. Existing Site Use: Office
5. Critical Areas: High Seismic Hazard Area
6. Neighborhood Characteristics:
a. North: SW Grady Way, Medical and Dental Offices, Medium Industrial (IM) zone
b. East: Office, CA zone
c. South: Alley/public right-of-way, warehousing, surface parking, IM zone
d. West: Raymond Ave SW, Vehicle Service and Repair, IM zone
7. Site Area: 0.75 acre
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
Annexation N/A 71745 04/19/1959
E. PUBLIC SERVICES:
1. Existing Utilities
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 3 of 22
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a. Water: Water service is provided by the City of Renton. There is an existing 12-inch (12”) water main
that serves the property from Raymond Ave SW.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 12-inch (12”) concrete
gravity wastewater sewer main within the right-of-way of the alley abutting the southern property
line.
c. Surface/Storm Water: The site is serviced by an existing onsite storm drainage conveyance system.
There are two (2) existing 12-inch (12”) private surface water mains that connect the conveyance
system to a 12-inch (12”) surface water main within the right-of-way of the alley abutting the
southern property line.
Streets: The property fronts upon SW Grady Way to the north, Raymond Ave SW to the west and an
unnamed alley to the south. The proposal is adjacent to SW Grady Way, which is classified as a principal
arterial, and has an existing right-of-way of 100 feet (100’) according to the King County Assessors Map.
It is also adjacent to Raymond Ave SW, which is classified as a Commercial-Mixed Use & Industrial Access
street, with an existing right-of-way of 60 feet (60’) according to the King County Assessors Map. SW Grady
Way includes pavement 58 feet (58’), one-half-foot (0.5’) curb and gutter, seven-foot (7’) sidewalk and
15-feet of landscaping within the right-of-way adjacent to the project. Raymond Ave SW includes
approximately 31 to 40 feet (31’ to 40’) of pavement, one-half-foot (0.5’) curb and gutter, seven-foot (7’)
landscaping strip between the sidewalk and gutter and a five-foot (5’) sidewalk within the right-of-way
adjacent to the project.
2. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
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 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 4 of 22
D_WSDA_FINAL
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 8, 2022 and determined the application complete on November 9, 2022. The project complies
with the 120-day review period.
2. The project site is located at 621 SW Grady Way.
3. The project site is currently developed with a two-story 9,008 gross square foot building housing the
WSADA headquarters.
4. Access to the site is provided via two (2) driveways from SW Grady Way and the unnamed alley abutting
the southern property line.
5. The property is located within the Commercial and Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Arterial (CA) zoning classification.
7. The site is located within the Auto Mall Area A overlay.
8. One (1) significant tree is proposed to be removed. One (1) tree is proposed to be planted.
9. The site is mapped as being within a High Seismic Hazard Area.
10. Approximately 40 cubic yards of material would be cut on-site and approximately 40 cubic yards of fill is
proposed to be brought into the site.
11. The applicant is proposing to begin demolition Spring 2023 with completion of construction in Fall 2023.
12. Staff received comments from the Washington State Department of Ecology and the Duwamish Tribe.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
December 19, 2022 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the WSADA Headquarters (Exhibit 1). A 14-day appeal period commenced on
(December 20, 2022) and ended on (January 3, 2023). No appeals of the threshold determination have
been filed as of the date of this report.
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:
1. The project shall comply with the recommendations of the geotechnical report, prepared by
Migizi Group, Inc, dated September 26, 2022, and any updated report(s) associated with the
building and construction permits to ensure compliance with the intent of the initial reports.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical reports. The geotechnical engineer shall submit
a sealed letter stating that they reviewed the construction and building permits and in their
opinion the plans and specifications meet the intent of the reports.
3. The applicant shall submit an Inadvertent Discoveries Plan prepared by a qualified professional
with the civil construction permit for review and approval by the Current Planning Project
Manager prior to permit issuance.
4. The applicant shall sample soil for arsenic and lead following 2019 Tacoma Smelter Plume
Guidance. If lead or arsenic are found at concentrations above the Model Toxics Control Act
(MCTA) cleanup level, construction workers and employees on-site shall be notified of their
occurrence.
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 5 of 22
D_WSDA_FINAL
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. Comments are contained in the official file, and the
essence of comments is incorporated into the appropriate sections of this report and the Departmental
Recommendation at the end of this report.
16. Comprehensive Plan Compliance: The site is designated Commercial and Mixed use (CMU) on the City’s
Comprehensive Plan Map. 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 Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-O: Support the Auto Mall to concentrate auto and vehicular related businesses
and increase their revenue and sales tax base for the City and to present an attractive
environment for doing auto-related business.
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
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-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernable edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas and centers.
Policy L-56: Complement the built environment with landscaping using native,
naturalized and ornamental plantings that are appropriate for the situation and
circumstances and provide for respite, recreation and sun/shade.
17. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Auto Mall
District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
Use: Offices, general
Staff Comment: The offices, general use is currently an existing on-site use and is a
permitted use within the CA zone. The proposal is for an expansion of the existing use.
N/A Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 6 of 22
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Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: No new residential units are proposed as part of the project.
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: Per the provided site plan (Exhibit 3) the total site area is 32,672 square
feet (0.75 acres). No changes to existing lot sizes or dimensions are proposed.
Compliant if
conditions of
approval are
met
Setbacks: The minimum front yard and secondary front yard setback is 15 ft. The
minimum setback may be reduced to 0 ft. through the site plan review process. A
maximum front yard and secondary front yard setback of 20 ft. is required. The
minimum secondary front yard setback is 15 ft. The maximum secondary front yard
setback is 20 feet. There are no minimum side or rear yard setbacks, except 15 ft. if the
lot abuts or is adjacent to a lot zoned residential. Within the CA zone the minimum
setback may be modified through the site plan review process if it can be demonstrated
to the Administrator’s satisfaction that the following criteria are met:
i. The perceived scale of the proposed structure that is created by the
reduced setback is compatible with the abutting structures and the
surrounding neighborhood; and
ii. The required street frontage landscaping identified in RMC 4-4-070F1 is
increased to fifteen feet (15') along all public street frontages with the
exception of walkways, driveways, programmed pedestrian plazas, and the
area of reduced setback; and
iii. Enhanced landscaping, such as increased caliper size of trees, increased
container size of shrubs, and/or increased quantity or diversity of
plantings, is provided within the public right-of-way on the street frontage
abutting the reduced setback; and
iv. The project includes a public art installation, subject to review and
approval, with a minimum monetary value of one percent (1%) of the
assessed value of the proposed structure, or when the Administrator
determines that it is impractical to install public art on site, payment of a
fee-in-lieu may be approved in an amount of money approximating one
percent (1%) of the assessed value of the proposed structure; and
v. The design of the proposed structure complies with all of the following
requirements:
a) Back of house facilities such as walk-in freezers, bathrooms,
breakrooms, storage rooms, or other rooms that do not contain
windows, are not located along any building facade that fronts a
public street; and
b) Floor to ceiling transparent windows are provided for at least fifty
percent (50%) of the ground floor building facade that fronts a
reduced setback; and
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 7 of 22
D_WSDA_FINAL
c) The proposed structure includes design features such as step-
backs of upper levels, changes in roof plane, and changes in roof
form/slope in a manner that serves to reduce the apparent bulk of
the proposed structure; and
d) Canopies or similar design features are provided along any building
facade that fronts a public street, with emphasis provided to the
primary entry; and
e) Structured parking is not located along any building facade that
fronts a reduced setback.
Staff Comment: The project site is 0.75 acre in size and is rectangular with the long
dimension running roughly east west. The proposed building expansion is 12 feet (12’)
from the northern property line along the SW Grady Way public right-of-way (front
yard) and 10 feet (10’) from the Raymond Ave SW public right-of-way (secondary front
yard) per the site plan. The proposal would not comply with the standard 15-foot front
yard and secondary front yard setback. The applicant proposes to reduce the minimum
front yard setback from 15 feet (15’) to 12 feet (12’) and the secondary front yard
setback from 15 feet (15’) to 10 feet (10’). Right-of-way dedication would reduce that
to 10.5 feet (10.5’) along SW Grady Way and five and a half feet (5.5’) along Raymond
Ave SW. However, a modification request to retain the existing pavement width and
frontage improvements as-is has been requested. Approval of the modification would
retain, and maintain, the existing vegetated areas that are required for enhancement
as part of the setback modification. See FOF 20 Modification Analysis for additional
information.
The building elevations (Exhibit 13) show the height of the expansion section to be 27
feet nine and seven-eighths inches (27’ 9-7/8”) to the highest point. The existing
building height is 31 feet three inches (31’ 3”) to the highest point. The existing building
has roofline modulation with the tallest section being located at the rear of the building.
The expansion is being built between the tallest section and SW Grady Way with a small
portion between the tallest section and Raymond Ave SW. This creates a stairstep effect
when viewing the building from SW Grady Way. When viewed from Raymond Ave SW,
the expansion looks to be nested into the space. On the northeast portion of the building
is a section that has a height of approximately 24 feet seven inches (24’ 7”) to the
highest point. While not exactly the same height it creates a symmetry with the
expansion in the northwest corner of the building with the corners being taller than the
middle section (an approximate height of 16 feet six inches (16’ 6”) to the highest point)
of the façade facing SW Grady Way. The site itself is dominated by the 43-stall surface
parking lot. The only abutting building is directly to the east and is a three (3)-story
17,822 gross square foot office building with parking between it and SW Grady Way. To
the south is a one (1) story 6,720 gross square foot warehouse. To the west across
Raymond Ave SW is a 44,000 gross square foot bus repair service building. To the north
across SW Grady Way is a one (1) story 4,196 gross square foot vehicle emission testing
facility and a two (2) story 18,683 gross square foot office building. The perceived scale
of the building is compatible with the abutting structures and surrounding
neighborhood.
The applicant proposes landscaping (Exhibit 7) along the entire length of the property
abutting Raymond Ave SW. This would incorporate 10 feet (10’) of landscaping between
the building and the sidewalk with seven feet (7’) of landscaping within the right-of-way
in the existing landscaping strip between the curb and sidewalk. A further 26 feet of
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 8 of 22
D_WSDA_FINAL
landscaping is proposed along SW Grady Way between the sidewalk and building. Of
note, the landscaping strip is between the sidewalk and the property line instead of the
curb and sidewalk along the SW Grady Way frontage. One (1) Red Maple to replace a
removed Red Maple, two (2) varieties (Dwarf Red-Osier Dogwood, Red-Twig Dogwood)
of native to the area shrubs, three (3) varieties (Edward Goucher Abelia, Gold Edge
Varigated Hosta, Gulf Stream Nandina) of non-native to the area shrubs, totaling 71
shrubs, and native kinnickinick are shown. It is unclear from the conceptual landscape
plan what shrub and groundcover plantings are existing and what are proposed. No
additional trees are proposed by the applicant for planting. Pursuant to RMC 4-4-
070G6, native coniferous trees with other native vegetation is the preferred vegetation
within required setbacks and screening areas for newly planted vegetation. Irrigation is
not specifically addressed, but pursuant to RMC 4-4-070I, Irrigation Requirements will
need to be addressed. Additionally, enhanced landscaping, which includes a diversity of
plantings is required. While five (5) species of shrubs are proposed, approximately 66
percent (66%) of them are Dwarf Red-Osier Dogwood. Therefore, staff recommends as
a condition of approval the applicant provide a revised landscape plan with the civil
construction permit application. The landscape strip adjacent to Raymond Ave SW shall
be planted with one (1) tree species chosen from the City of Renton medium-maturing
street trees list as determined by the Current Planning Project Manager. On-site
landscaped areas should consist of a mix of newly planted native evergreen and
deciduous species of shrubs and groundcover to supplement existing native shrubs and
groundcover as determined by the Current Planning Project Manager; no single species
shall constitute more than 25 percent (25%) of the plantings. A permanent irrigation
system is required meeting the irrigation requirements of RMC 4-4-070I, Irrigation
Requirements. The revised landscape plan shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
Per the applicant’s justification (Exhibit 14) to reduce the front yard and secondary front
yard setback a public art installation will be installed in accordance with requirements.
Therefore, staff recommends as a condition of approval, the applicant provide a public
art design with a minimum monetary value of one percent (1%) of the assessed value
of the expansion. Alternatively, the applicant may request a fee-in-lieu and if the
Administrator determines onsite public art is impractical then payment of a fee-in-lieu
in the amount of one percent of the assessed value of the expansion will need to be
provided. Any public art design will need to complete the Renton Arts Commission
approval process and be installed prior to building permit final inspection for the
expansion or as otherwise determined by the Current Planning Project Manager.
Per the provided floor plans (Exhibit 15) a bathroom will be located on both the ground
and second floor along the façade facing SW Grady Way. Neither includes a window.
The applicable requirement prohibits back of house facilities that do not contain
windows (such as bathrooms) from being located along the building façade. However,
the exterior façade along this area is designed with superior material and articulation
along with glazing next to the bathroom area that is proportional to the overall façade
This results in a ground level façade that is pedestrian oriented and does not contain
blank walls. Floor to ceiling windows along SW Grady Way account for approximately
50 percent (50%) of the ground floor building façade and 60 percent (60%) of the ground
floor façade facing Raymond Ave SW. The expansion includes a shed style sloped roof
to match other existing portions of the building. As previously spoken to in this section,
the existing building has roofline modulation with the tallest section being located at
the rear of the building. The expansion is being built between the tallest section and SW
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 9 of 22
D_WSDA_FINAL
Grady Way with a small portion between the tallest section and Raymond Ave SW. This
creates a stairstep effect when viewing the building from SW Grady Way. When viewed
from Raymond Ave SW, the expansion looks to be nested into the space. Canopies are
proposed above both the second story windows and the ground floor windows. They
wrap around the corner of the expansion from the SW Grady Way façade to the
Raymond Ave SW façade in line with existing canopies on both the SW Grady Way
façade and the Raymond Ave SW façade. No structured parking is proposed. Therefore,
based on the above analysis, staff recommends approval of the reduced minimum front
yard and secondary front setback.
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. if the building is
mixed use.
Staff Comment: The total site area is 32,672. Per the civil site plan the existing total
building coverage is 6,304 square feet. It would increase to 6,999 square feet with the
expansion. This is approximately 21.4% of the total lot area. Per the provided elevations
the building’s height would remain 31 feet three inches (31’ 3”).
N/A
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present.
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:
1. 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.
2. 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.
3. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: A landscape plan was submitted with the project application. Per RMC
4-4-070B1c, additions to existing buildings that increase the gross square footage of the
building by greater than one-third (1/3) require compliance with the landscaping
regulations for the entire site. The expansion has a gross square footage of 1,390 square
feet or approximately 15.4 percent (15.4%) of the gross square footage of the building.
Landscaping requirements in RMC 4-4-070, Landscaping are not applicable.
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 10 of 22
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Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent (30%) of all significant trees on site.
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; significant trees over sixty feet (60') in
height or greater than eighteen inches (18") caliper; and trees that shelter interior trees
or trees on abutting properties from strong winds, which could allow such sheltered
trees to be blown down if removed.
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.
With the exception of interior remodels not involving any building addition, removal of
trees, or alteration of impervious areas, properties subject to an active land
development permit shall comply with all of the following minimum tree credit
requirements.
i. Tree credit requirements shall apply at a minimum rate of thirty (30) credits
per net acre.
ii. Either 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.
iii. Supplemental tree planting shall consist of new small, medium, or large species
trees, as defined in RMC 4-11-200, Definitions T. 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. The Administrator shall have the
authority to approve, deny, or restrict the tree species for proposed
supplemental trees.
iv. Within subdivisions, location of supplemental tree replanting shall be
prioritized within tree tract(s) versus individual lots.
v. Tree credit value for each tree, existing or new is assigned as shown in the RMC
4-4-130H.1.b.v table:
Staff Comment: One street tree is proposed to be removed and replaced however no
on-site significant trees are proposed to be removed. A total of 23 tree credits is
required (0.75-acre x 30 tree credits/acre = 22.5 credits, rounded up to 23). Per the
provided Tree Retention Plan (Exhibit 16) there are six (6) significant on-site trees. Per
the provided Tree Retention and Credit Worksheet (Exhibit 17) the six (6) retained
significant trees are worth 28 tree credits. Tree requirements are being met.
Refuse and Recycling: In manufacturing and other nonresidential developments, a
minimum of three (3) square feet per every thousand (1,000) square feet of building
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 11 of 22
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gross floor area shall be provided for recyclables deposit areas and a minimum of six
(6) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum of one hundred (100) square
feet shall be provided for recycling and refuse deposit areas.
Staff Comment: The office building is an existing development that is expanding to
10,398 sq. ft. A total of 100 sq. ft. of refuse and recycling area is required. The existing
refuse and recycling area is approximately 235 square feet and is located in the
southwest portion of the property adjacent to the east side of the building and abutting
the unnamed alley way to the south of the property. Refuse and recyclable requirements
are being met.
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls but is not allowed between a building and a public street.
Staff Comment: The applicant has not proposed any new ingress/egress as part of the
project. Currently the site is accessed via two curb cuts: one off of SW Grady Way and
one from the unnamed alleyway abutting the property on the south. Due to the slopes
between 15 percent (15%) and 25 percent (25%) between the project site’s parking area
and the abutting CA zoned property a site-to-site connection is not feasible.
N/A
Parking: Offices outside of the Center Downtown Zone shall have a minimum of 2.0
stalls 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.
Staff Comment: Forty-three (43) parking stalls are currently on-site. The applicant is not
proposing to revise the existing parking layout. Per RMC 4-4-080B1bii, the enlargement
or remodeling of an existing building/structure outside of the Center Downtown Zone
by more than one-third (1/3) of the area of the building/structure, requires compliance
with the parking, loading and driveway regulations. The expansion has a gross square
footage of 1,390 square feet or approximately 15.4 percent (15.4%) of the gross square
footage of the building. Requirements in RMC 4-4-080, Parking, Loading and Driveway
Regulations are not applicable.
N/A
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: On the civil plan the applicant shows two (2) bike racks located at the
entrance of the building. As bicycle parking regulations are within RMC 4-4-080,
Parking, Loading and Driveway Regulations, the project is exempt from meeting bicycle
parking requirements. See FOF 16, Zoning Development Standard Compliance: Parking
for additional information.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No new fencing or retaining walls are proposed as part of the project.
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 12 of 22
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17. Automall Area A Overlay District: The Automall Area A Overlay District is intended to implement the
Renton Automall Improvement Plan by guiding the redevelopment of the Automall District. Properties
within Area A include those properties bounded by SR-167 on the east, Raymond Ave SW on the west, I-
405 on the south, and SW Grady Way on the north. The proposal is compliant with the following
development standards, as outlined in RMC 4-3-040, if all conditions of approval are met:
Compliance Automall Area A Overlay District Development Standards and Analysis
Use: Within the CA Zone: Small vehicle sales;
Secondary uses including: Licensing bureaus, car rentals, public parking, and other uses
determined by the Administrator to directly support dealerships;
Within the IM Zone: Small vehicle sales, and existing office;
Secondary uses including: Licensing bureaus, car rentals, public parking, off-site parking
consistent with RMC 4-4-080E2 and other uses determined by the Administrator to
directly support dealerships.
Staff Comment: The offices are deemed to be a use that directly supports dealerships as
the WSADA organization directly serves franchised dealerships as an organization.
Service Area Orientation: Service areas shall not face public street frontage.
Staff Comment: Services areas are not present nor are they proposed as part of the
project.
Landscaping: A 15-foot-wide landscape strip along street frontages. This frontage
requirement is in lieu of the frontage requirement listed for the zone in chapter 4-2 RMC.
Unimproved portions of the right-of-way may be used in combination with abutting
private property to meet the required 15-foot landscape strip width.
The landscaping shall include a minimum 30-inch-high berm and red maples (Acer
rubrum), or other equivalent tree species required or approved by the Administrator on
the City’s Approved Tree List per RMC 4-4-070L, planted 25 feet on center.
Minimum 2.5% of the gross site area shall be provided as on-site landscaping.
Landscaping shall be consolidated and located at site entries, building fronts, or other
visually prominent locations as approved through the site plan development review
process. Minimum landscaping may be reduced to 2% of the gross site area where
bioretention, permeable paving, or other low impact development techniques consistent
with the Surface Water Design Manual are integrated.
All landscaping is subject to maintenance pursuant to RMC 4-4-070P.
Staff Comment: The applicant submitted a landscape plan. An existing 15-foot-wide
landscaping strip with Red Maples and a berm is provided along SW Grady Way and is
proposed to be retained. Approximately 7,510 square feet, or approximately 22.9 percent
(22.9%) of the site is vegetated.
Wheel Stops: If frontage landscaping is relocated, then permanent wheel stops or
continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent
bumper overhang of sidewalks. Where these requirements differ from the requirements
of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements
shall govern.
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 13 of 22
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Staff Comment: No frontage landscaping is proposed to be relocated.
Customer Parking: Customer parking shall be designated and striped near entry drives
and visible from public streets. Where possible, customer parking shall be combined with
abutting dealership customer parking and shared access. Where these requirements
differ from the requirements of the parking, loading and driveway regulations of chapter
4-4 RMC, these requirements shall govern.
Staff Comment: The applicant is not proposing to revise the existing parking. The existing
parking area is visible from SW Grady Way; the office building is not located between
parking stalls and SW Grady Way. There are no abutting dealerships to share access and
parking.
Auto Mall Right-of-Way Improvement Plan Coordination: Development shall be
coordinated with the adopted right-of-way improvement plan which addresses
gateways, signage, landscaping, and shared access.
Staff Comment: The project is in conformance with the Auto Mall Improvement Plan. The
project is not located at a gateway and is not proposing changes to site access. Existing
and proposed landscaping are meeting auto mall perimeter landscaping requirements.
No signs are proposed as part of the project.
Auto Mall Improvement Plan Compliance: All development shall coordinate with the
Auto Mall Improvement Plan adopted by Resolution No. 3457. The plan addresses
potential street vacations, right-of-way improvements, area gateways, signage,
landscaping, circulation, and shared access.
Staff Comment: The proposal is in compliance with the applicable requirements of the
improvement plan.
18. 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 conditions of
approval are
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 project is within a high seismic hazard area. A geotechnical report
(Exhibit 4) prepared by Migizi Group, Inc, dated September 26, 2022, was provided with
the submittal documents. It concluded the project site is located within an area of
moderate to severe risk for soil liquefaction. SEPA mitigation measures were included
with the environmental threshold determination that requires the applicant to submit
a geotechnical report with the building permit application that provides analysis of the
site and proposal. Additionally, the geotechnical engineer will be required to review the
construction and building plans to verify compliance with the geotechnical report(s).
The SEPA mitigation measures are included as conditions of approval.
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 14 of 22
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19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review and when specifically
authorized by the development standards, site plan review may be used as a means to propose
modifications to development standards for developments otherwise exempt from site plan 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 4-9-200E3 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 15, Comprehensive Plan Analysis.
Compliant if
conditions of approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Automall Area A Overlay District. As the
site is located in the Automall overlay district and is a secondary use to vehicle sales,
the Urban Design District D regulations do not apply.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
conditions of
approval are met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: See FOF 16, Zoning Development Standard Compliance: Setbacks.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: See FOF 16, Zoning Development Standard Compliance: Vehicular
Access. Provided conditions of approval are met, it is anticipated that the project site
will have adequate room for vehicular and pedestrian circulation.
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: Storage areas, rooftop equipment and refuse and recyclable areas are
not proposed. Location of utilities will be verified at time of civil construction permit and
building permit review. See discussion under FOF 16, Zoning Development Standard
Compliance for additional information.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 15 of 22
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Staff Comment: It is not anticipated that views would be impacted as a result of the
project proposal. See FOF 16, Zoning Development Standard Compliance for more
information.
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 16, Zoning Development Standard
Compliance: Setbacks, FOF 16, Zoning Development Standards Compliance: Tree
Retention and FOF 17, Automall Area A Overlay District: Landscaping for more
information.
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 lighting plan was not provided with the application. Therefore, staff
recommends as a condition of approval that at the time of building permit application,
the applicant identify how any proposed lighting for the addition is directed onto the
building itself or the ground immediately abutting it. Light emissions shall not be visible
above the roofline of the building. Lighting shall be reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
Compliant if
conditions of
approval are
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The expansion is being placed in the northwest corner of the building
in the northwest corner of the lot at the intersection of SW Grady Way and Raymond
Ave SW. As previously spoken to, the expansion is being built between the tallest section
and SW Grady Way with a small portion between the tallest section and Raymond Ave
SW. This creates a stairstep effect when viewing the building from SW Grady Way.
When viewed from Raymond Ave SW, the expansion looks to be nested into the space.
As the expansion is expected to supplement existing operations it isn’t expected to
increase the intensity/impacts of the use. The vicinity is developed with industrial and
office buildings of similar or greater intensity. Landscaping will be present between SW
Grady Way and Raymond Ave SW which will function as a barrier between the use and
the streets. See FOF 16, Zoning Development Standard Compliance: Setbacks for
additional information.
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: See comments above regarding the perceived scale of the proposed
structure and its compatibility with the abutting structures and the surrounding
neighborhood.
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.
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 16 of 22
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Staff Comment: Natural features do not exist in the project area as it is currently
developed. Enhanced landscaping is proposed between the building expansion and SW
Grady Way and along the length of Raymond Ave SW.
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: Parking areas are not proposed to be revised.
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 16, Zoning Development Standard: Landscaping and comments
above.
g. Access and Circulation.
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 has not proposed any new ingress/egress as part of the
project and would continue to access the site via existing driveways on SW Grady Way
and the unnamed alley way abutting the southern property line.
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 proposal would not revise internal circulation of the site. A
pedestrian connection is being made from an exterior door on the expansion to the
sidewalk along SW Grady Way.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No loading or delivery areas are proposed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: See comments in FOF 16, Zoning Development Standard Compliance:
Bicycle Parking for additional information. An existing bus stop is located on the west
side of Lind Ave SW approximately 90 feet (90’) south of the intersection with SW Grady
Way; the stop is approximately 800 feet (800’) from the project lot. Another existing bus
stop is located on the east side of Lind Ave SW approximately 100 feet (100’) north of
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 17 of 22
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the intersection with SW Grady Way; the stop is approximately 850 feet (850’) from the
project lot.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: A pedestrian connection is being made from an exterior door on the
expansion to the sidewalk at the intersection of SW Grady Way and Raymond Ave SW.
An existing connection to the sidewalk along SW Grady Way from the existing front
entrance of the building will not be revised. Parking is not proposed for revision.
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: Open spaces do not exist and are not proposed for the project. The front
entrance has an existing plaza style at grade paved area at the front entrance. It
connects to the sidewalk abutting SW Grady Way, the unnamed alley abutting the
southern property line and the surface parking area. Combined with the front entrance,
which includes nearly floor to ceiling windows on two sides with a canopy and shed style
overhanging roof, this area acts as a distinctive focal point for the building. It is not
proposed to be revised.
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 to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: There are no existing natural systems onsite that would be impacted
by the proposal.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff reviewed the proposal and did not
identify additional improvements that would be needed to provide adequate services.
Water and Sewer.
Staff Comment: Water service is provided by the City of Renton. There is an existing 12-
inch (12”) water main that serves the property from Raymond Ave SW. The proposed
improvements will not require additional connections to the City’s water system.
Sewer services is provided by the City of Renton. There is an existing 12-inch (12”)
concrete gravity wastewater sewer main within the right-of-way of the alley abutting
the southern property line. The proposed improvements will not require additional
connections to the City’s sewer service.
Drainage.
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 18 of 22
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Staff Comment: The site will continue to drain into the existing stormwater system. On-
site storm drainage facilities are proposed to be reconfigured/relocated to
accommodate the expansion. Development Engineering staff has indicated that if
major alterations to the flow characteristics are altered then the facilities shall be
modified as needed for compliance with the 2022 Renton Storm Water Drainage
Manual.
Transportation.
Staff Comment: Access to the site is via SW Grady Way and the unnamed alley abutting
the southern property line. No new access points are proposed. Frontage improvements
along SW Grady Way and Raymond Ave SW are triggered by the project. Approximately
one and a half feet (1.5’) of dedication along SW Grady Way, approximately four and a
half feet (4.5’) of dedication along Raymond Ave SW and a radius (width to be
calculated) at the SW Grady Way/Raymond Ave SW intersection are triggered. The
proposal includes a modification to retain the existing curb line and frontage
improvements as-is along Raymond Ave SW and SW Grady Way. A Trip Generation
Assessment (Exhibit 10) was provided by Heath & Associates, dated September 20,
2022. Per the assessment, the net new peak hour trips in either the AM or PM is two
(2). Therefore, a complete Traffic Impact Analysis is not required. However, the
assessment notes that the addition is not anticipated to generate any new real-world
trips as the space is intended to augment existing operations. No tangible increase to
parking demands on-site is anticipated. See FOF 20, Modification Analysis for more
information.
N/A l. Phasing: The applicant is not requesting any additional phasing.
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: The site is serviced by an existing onsite storm drainage conveyance
system. There are two (2) existing 12-inch (12”) private surface water mains that
connect the conveyance system to a 12-inch (12”) surface water main within the right-
of-way of the alley abutting the southern property line.
20. Modification Analysis: Required frontage improvements along SW Grady Way include a 33 - foot (33’)
paved road from centerline, a 0.5 – foot (0.5’) curb, an eight – foot (8’) planting strip, an eight-foot (8’)
sidewalk, a two – foot (2’) clear space at the back of walk, street trees and storm drainage improvements.
Required frontage improvements along Raymond Ave SE include an 18-foot (18’) paved road from
centerline, a 0.5 – foot (0.5’) curb, an eight-foot (8’) planting trip, a six-foot (6’) sidewalk, a two – foot (2’)
clear space at the back of walk, street trees and storm drainage improvements. The applicant is requesting
a modification from RMC 4-4-060 in order to retain the existing pavement width on SW Grady Way and
Raymond Ave SW and retain the existing frontage improvements as-is. The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250D2, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as noted
below:
Compliance Modification Criteria and Analysis
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
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Report of January 18, 2023 Page 19 of 22
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a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: See FOF 15, Comprehensive Plan Analysis. The Land Use Element has
applicable policies listed under a separate section labeled Promoting a Safe, Healthy,
and Attractive Community. These policies address walkable neighborhoods, safety and
shared uses. The intent of the policies is to promote new development with walkable
places that support grid and flexible grid street and pathway patterns, and are visually
attractive, safe and health environments. The proposed modification would continue to
provide safe and walkable streets without the need to expand vehicle lanes and
therefore would meet the intent of these policies. Maintaining the existing
improvements is the minimum necessary to implement the applicable policies and
objectives.
Re Compliant
if conditions
of approval
are met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the retention of the existing frontage
improvements meets the objectives. The existing sidewalk provides a safe pedestrian
path for the limited number of residents in the area and provides the necessary
landscaping buffer width.
The existing frontage improvements were approved through LUA12-000241, a street
modification request associated with LUA12-62 which approved the existing WSADA
Headquarters and its improvements. Staff agrees with the applicant that the
improvements meet requirements, provided the sidewalks are Americans with
Disabilities Act (ADA) compliant. Therefore, staff recommends as a condition of
approval that at the time of civil construction permit application the applicant identify
how the sidewalks abutting the site along SW Grady Way and Raymond Ave SW are
conforming to ADA standards. If they do not conform, then the applicant shall submit
revised civil drawings bringing the sidewalks into conformance.
In-lieu of constructing the required frontage improvements, the applicant will be
required to dedicate four and a half feet (4.5’) along Raymond Ave SW and one and a
half feet (1.5’) along SW Grady Way. As proposed, private stormwater facilities would
be located within the area set aside for dedication along Raymond Ave SW. Therefore,
staff recommends as a condition of approval that at the time of civil construction permit
application the applicant submit revised drawings showing all private stormwater
structures outside of the public right-of-way.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identifiable adverse impacts to other properties from the
requested modification.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
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City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 20 of 22
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Staff Comment: See comments under criterion ‘b’.
I. CONCLUSIONS:
1. The subject site is located in the Commercial and Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 15.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 16.
3. The proposed WSADA Headquarters expansion complies with Automall Area A Overlay District provided
the applicant complies with City Code and conditions of approval, see FOF 17.
4. The proposed WSADA Headquarters expansion complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 18.
5. The proposed WSADA Headquarters expansion complies with the site plan review criteria as established
by City Code provided the applicant complies with City Code and conditions of approval, see FOF 19.
6. There are adequate public services and facilities to accommodate the proposed WSADA Headquarters
expansion provided the applicant complies with City code and conditions of approval, see FOF 19.
7. The proposed WSADA Headquarters expansion complies with the modification criteria as established by
City Code provided the applicant complies with City Code and conditions of approval, see FOF 20.
8. Key features which are integral to this project include complimentary architecture, increased glazing,
enhanced landscaping, and public art installation.
J. DECISION:
The WSADA Headquarter Expansion, File No. LUA22-000381, ECF, SA-A, MOD as depicted in the Site Plan (Exhibit
3) and the Building Elevations (Exhibit 13), is approved and is subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated December 19, 2022.
a. The project shall comply with the recommendations of the geotechnical report, prepared by
Migizin Group, Inc, dated September 26, 2022, and any updated report(s) associated with the
building and construction permits to ensure compliance with the intent of the initial reports.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical reports. The geotechnical engineer shall submit
a sealed letter stating that they have reviewed the construction and building permit plans and in
their opinion the plans and specifications meet the intent of the reports.
c. The applicant shall submit an Inadvertent Discoveries Plan prepared by a qualified professional
with the civil construction permit for review and approval by the Current Planning Project
Manager prior to permit issuance.
d. The applicant shall sample soil for arsenic and lead following 2019 Tacoma Smelter Plume
Guidance. If lead or arsenic are found at concentrations above the Model Toxics Control Act
(MCTA) cleanup level, construction workers and employees on-site shall be notified of their
occurrence.
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 21 of 22
D_WSDA_FINAL
2. The applicant shall provide a revised landscape plan with the civil construction permit application. The
landscape strip adjacent to Raymond Ave SW shall be planted with one (1) tree species chosen from the
City of Renton medium-maturing street trees list as determined by the Current Planning Project Manager.
On-site landscaped areas shall consist of a mix of newly planted native evergreen and deciduous species
of shrubs and groundcover to supplement existing native shrubs and groundcover as determined by the
Current Planning Project Manager; no single species shall constitute more than 25 percent (25%) of the
plantings. A permanent irrigation system is required meeting the irrigation requirements of RMC 4-4-
070I, Irrigation Requirements. The revised landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
3. The applicant shall provide a public art design with a minimum monetary value of one percent (1%) of the
assessed value of the expansion. Alternatively, the applicant may request a fee-in-lieu and if the
Administrator determines onsite public art is impractical then payment of a fee-in-lieu in the amount of
one percent of the assessed value of the expansion will need to be provided. Any public art design will
need to complete the Renton Arts Commission approval process and be installed prior to building permit
final inspection for the expansion or as determined by the Current Planning Project Manager.
4. At the time of building permit application, the applicant shall identify how any proposed lighting for the
addition is directed onto the building itself or the ground immediately abutting it. Light emissions shall
not be visible above the roofline of the building. Lighting shall be reviewed and approved by the Current
Planning Project Manager prior to permit issuance.
5. At the time of civil construction permit application, the applicant shall identify how the sidewalks abutting
the site along SW Grady Way and Raymond Ave SW are conforming to ADA standards. If they do not
conform, then the applicant shall submit revised civil drawings bringing the sidewalks into conformance.
Any needed revised plans shall be reviewed and approved by the Development Engineering Plan Reviewer
prior to permit issuance.
6. At the time of civil construction permit application, the applicant shall submit revised drawings showing
all private stormwater structures outside of the public right-of-way. The revised drawings shall be
reviewed and approved by the Development Engineering Plan Reviewer prior to permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on January 18, 2023 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
WSADA Property, LLC
621 SW Grady Way
Renton, WA 98057
Vicki Giles Fabre
WSADA Property, LLC
621 SW Grady Way
Renton, WA 98057
Vicki Giles Fabre
WSADA Property, LLC
621 SW Grady Way
Renton, WA 98057
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
1/18/2023 | 1:07 PM PST
City of Renton Department of Community & Economic Development
WSADA Expansion
Administrative Report & Decision
LUA22-000381, ECF, SA-A, MOD
Report of January 18, 2023 Page 22 of 22
D_WSDA_FINAL
TRANSMITTED on January 18, 2023 to the Parties of Record:
Duwamish Tribe
preservationdept@duwamishtribe.org
4705 West Marginal Way SW
Kelli Price
nwsepa@ecy.wa.gov
15700 Dayton Ave N
TRANSMITTED on January 18, 2023 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
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 February 1, 2023. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by
Governor’s Proclamation 20-28.14 (and as amended), the City Clerk’s Office is working remotely. For that reason,
appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st
floor Lobby Hub 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. Appeals to the Hearing Examiner are governed
by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, cityclerk@rentonwa.gov.
EXPIRATION: The 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.
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
WSADA Headquarter Expansion
Land Use File Number:
LUA22-000381, ECF, SA-A, MOD
Date of Report
January 18, 2023
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Vicki Giles Fabre, WSADA
Property, LLC, 621 SW Grady
Way, Renton, WA 98057
Project Location
621 SW Grady Way
The following exhibits are included with the Administrative report:
Exhibits 1-11 As shown in the Environmental Review Committee (ERC) Report
Exhibit 12 Administrative Decision and Report
Exhibit 13 Building Elevations
Exhibit 14 Site Plan Review Requirement Justification
Exhibit 15 Floor Plans
Exhibit 16 Tree Retention Plan
Exhibit 17 Tree Retention and Credit Worksheet
Exhibit 18 Modification Justification
Exhibit 19 Advisory Notes
DocuSign Envelope ID: 5FBCDFD7-7BBD-411A-9250-B49AF012B208