Loading...
HomeMy WebLinkAboutD_WSADA_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 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 D_WSDA_FINAL 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 D_WSDA_FINAL 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 D_WSDA_FINAL 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 D_WSDA_FINAL  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 D_WSDA_FINAL 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 D_WSDA_FINAL 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 D_WSDA_FINAL 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 D_WSDA_FINAL 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 D_WSDA_FINAL 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 D_WSDA_FINAL 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 D_WSDA_FINAL 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 D_WSDA_FINAL 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 LUA22-000381, ECF, SA-A, MOD Report of January 18, 2023 Page 19 of 22 D_WSDA_FINAL  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 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 20 of 22 D_WSDA_FINAL 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