HomeMy WebLinkAboutD_Compton_Lumber_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Compton_Lumber_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 22, 2023
Project File Number: PR19-000118
Project Name: Compton Lumber
Land Use File Number: LUA23-000049, ECF, MOD, SA-A
Project Manager: Jill Ding, Senior Planner
Owner: Hawk Family East Valley, LLC, PO Box 1131, Ravensdale, WA 98051
Applicant: Stacey Holdings, LLC, Compton Lumber, 3847 1st Ave S, Seattle, WA 98134
Contact: TorJan Ronhovde, The Ronhovde Architect, LLC, 14900 Interurban Avenue S, #138,
Tukwila, WA 98168
Project Location: 2940, 2960, 2980, and 2990 East Valley Rd, Renton, WA 98057
Project Summary: The applicant is requesting a new Administrative Site Plan Review, Environmental
(SEPA) Review, and Street Modification for the construction of a 50,000-square foot
lumber and hardware sales building with outdoor lumber sales and 98 surface
parking spaces. A previous Site Plan approval, Environmental (SEPA) Review, and
Street Modification were reviewed and approved on the project site under LUA19-
000050 and LUA17-000445 but have since expired. The project proposal would be
constructed across four (4) parcels totaling 254,733 square feet (5.85 acres) located
within the Commercial Arterial (CA) zoning designation and Urban Design District D.
Access to the site would be provided via two (2) existing and two (2) new curb cuts
off East Valley Road. A Category III wetland with a standard 75-foot buffer has been
identified and delineated along the east and south property boundaries. The
applicant is requesting a 25-foot buffer reduction with enhancement, which would
reduce the buffer to 56.25 feet. A seismic hazard area is also mapped on the project
site. Two (2) existing buildings are proposed to remain, all other buildings would be
removed. Of the existing 6 curb cuts along the project frontage, two are proposed to
remain and two would be reconfigured, resulting in a total of 4 curb cuts. The
requested street standards modification would reduce the right-of-way dedication,
maintain the existing curb to curb paved width, and reduce the required sidewalk
width to six (6) feet.
Site Area: 5.85 acres
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 2 of 44
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B. EXHIBITS:
Exhibits 1-16: ERC Report and Exhibits
Exhibit 17: DNS-M
Exhibit 18: Administrative Decision
Exhibit 19: Previous Compton Lumber Administrative Decision and Exhibits (LUA19-000050)
C. GENERAL INFORMATION:
1. Owner(s) of Record: Hawk Family East Valley, LLC
PO Box 1131
Ravensdale, WA 98051
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Employment Area (EA)
4. Existing Site Use: The site is currently developed with a lumber yard, a
mix of gravel, surface parking, and was previously an
auto wrecking yard.
5. Critical Areas: A Category III wetland and a seismic hazard area are
mapped on the project site.
6. Neighborhood Characteristics:
a. North: Office, CA zone
b. East: SR 167
c. South: Vacant, CA zone
d. West: Warehouse, IM zone
7. Site Area: 5.85 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1743 04/15/1959
BMC Renton Site Plan LUA17-000445 N/A 02/09/2018
Compton Lumber Site Plan LUA19-000050 N/A 04/11/2019
Compton Lumber TUP LUA22-000316 N/A 09/26/2022
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 3 of 44
D_Compton_Lumber_FINAL
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by City of Renton. The site is in the Valley service area in the 196
hydraulic pressure zone. There is an existing 12-inch City water main located in East Valley Road that
can deliver a maximum total flow capacity of 5,000 gallons per minute (gpm).
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main located
in East Valley Road.
c. Surface/Storm Water: There is an existing storm drainage system in East Valley Road. There is an
existing private storm drainage system located on the subject parcel(s) which appears to drain to the
abutting wetlands as well as to the public drainage system in East Valley Road.
2. Streets: East Valley Road is a Collector Arterial Street with an existing right of way (ROW) width of 85 feet.
Current street frontage improvements include curb and gutter and a 6-ft sidewalk on both sides of the
street. The site borders State Route 167 (SR 167) on the east property line.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits – Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. 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: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 4 of 44
D_Compton_Lumber_FINAL
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March 2,
2023 and determined the application complete on March 6, 2023. The project complies with the 120-day
review period.
2. The project site is located at 2940, 2960, 2980, and 2990 East Valley Rd, Renton, WA 98057.
3. The site is currently developed with a lumber yard, a mix of gravel, surface parking, and was previously an
auto wrecking yard.
4. Access to the site would be provided via two (2) curb cuts to the parcel to the north of the proposed
building and two parcels to the proposed building off of East Valley Road.
5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
6. The site is located within the Commercial Arterial (CA) zoning classification.
7. There are approximately seven trees located on the site, which are outside of the wetland buffer area. All
trees are proposed for removal.
8. The site is mapped with a Category III wetland and a seismic hazard area.
9. The proposed building pads would be preloaded with approximately 5,000 cubic yards of structural fill.
After the completion of the preloading, the fill would be used as onsite fill.
10. The applicant is proposing to begin construction in Spring/Summer of 2023 and end in Fall of 2023.
11. Staff received two (2) agency emails during the 14-day public comments period, staff provided a
response to each agency (Exhibit 15).
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
April 24, 2023 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Compton Lumber (Exhibit 17). The DNS-M included seven (7) mitigation measures.
A 14-day appeal period commenced on April 24, 2023 and ends on May 8, 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:
a. Project construction shall comply with the recommendations found in the submitted Geotechnical
report prepared by Terra Associates, Inc., dated January 24, 2017.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the submitted geotechnical report. The geotechnical engineer shall
submit a sealed letter stating that he/she has reviewed the construction and building permit plans
and in their opinion the plans and specifications meet the intent of the report.
c. Cleanup and/or remediation of the contaminated soils onsite shall comply with the requirements
as outlined by the Department of Ecology. The applicant shall be required to submit a copy of a No
Further Action letter or comparable from the Department of Ecology prior to the issuance of any
Construction or Building Permits on the project site.
d. Hazardous waste operations worker training, health/safety plan, and site control requirements
shall be in accordance with the requirements outline in WAC 296-843.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 5 of 44
D_Compton_Lumber_FINAL
e. Any potential contaminated soil encountered during excavations, shall be handled in accordance
with Department of Ecology’s requirements including by not limited to: sampling, containment,
and disposal at a permitted facility
f. Project construction shall not disrupt ongoing containment remediation at the site, and shall
include procedures to prevent damage to site monitoring wells.
g. An Inadvertent Discovery Plan (IDP) shall be prepared and submitted prior to the issuance of a Civil
Construction Permit.
15. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. Employment Areas provide a significant economic development and
employment base for the City. Maintain a variety and balance of uses through zoning which promotes the
gradual transition of uses on sites with good access and visibility to more intensive commercial and office
uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions
of approval are met:
Compliance Comprehensive Plan Analysis
✓
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
✓
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
✓
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
✓ Policy L-30: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
✓
Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce
amount and velocity of run-off, and provide for wildlife habitat.
✓ Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
✓
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.
16. 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
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 6 of 44
D_Compton_Lumber_FINAL
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
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: The applicant is proposing to construct a 50,000 square foot lumber and hardware
sales/office building with outdoor lumber sales. The proposed building would include
approximately 10,000 square feet of retail area (showroom), 10,000 square feet of
second story office above the showroom and 40,000 square feet of indoor storage. The
outdoor lumber sales areas would total 31,515 square feet.
Staff Comment: The proposed use has been classified as wholesale retail, which is an
outright permitted use in the CA zoning designation, provided:
Specified use(s) are only allowed in the Employment Area (EA) land use designation west
of Rainier Avenue South/ SR-167, provided:
a. Gambling facilities, vehicle and equipment rental, and communication broadcast and
relay towers are prohibited within the area south of I -405 and north of SW 16th Street.
b. Outdoor storage (existing and new), vehicle storage, and large vehicle sales are only
allowed in the area south of I-405 and west of Rainier Avenue South/SR-167. Outdoor
storage is allowed as an accessory use in all industrial zones.
c. Bulk storage shall be subject to the special permits provisions of RMC 4-9-220. Bulk
storage is only allowed at least one hundred feet (100') from any residential zoning
designations. Bulk storage shall be consistent with the provisions of RMC 4 -4-110,
Storage, Bulk.
d. Medical institutions shall be subject to the provisions for Urban Design District ‘D’
pursuant to RMC 4-3-100, Urban Design Regulations.
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
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: Not applicable, no residential development is proposed.
✓
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: The project site is comprised of four (4) parcels, the smallest of which
totals 18,036 square feet, which exceeds the minimum lot size requirement for the CA
zone.
Compliant if
condition of
approval is
met
Setbacks: The minimum front yard and secondary front yard setback is 15 ft. 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 as set forth
in RMC 4-2-120C.16 are met:
A maximum front yard and secondary front yard setback of 20 ft. is required. The
maximum setback may be modified through the site plan review process if the
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 7 of 44
D_Compton_Lumber_FINAL
applicant can demonstrate that the proposed development meets the criteria as set
forth in RMC 4-2-120C.15.
There are no minimum side or rear yard setbacks, except 15 feet. if the lot abuts or is
adjacent to a lot zoned residential.
Staff Comment: The proposal includes the construction of a new two -story, 50,000-
square foot hardware/office building, centrally located on the project site as well as the
retention of two (2) existing buildings on the north portion of the project site. No
changes are proposed to the existing buildings to be retained on the north portion of
the site. The proposed building appears to encroach within the 15-foot front yard
setback (from East Valley Road). Therefore, staff recommends, as a condition of
approval, that a revised site plan be submitted at the time of Construction Permit review
demonstrating compliance with the required 15-foot front yard setback from East
Valley Road. The proposed building would have an approximate 100-foot rear (east)
setback, an approximate 95-foot setback from the north (side) property line, and an
approximate 225-foot setback from the south (side) property line. The proposed
building would comply with all required setback areas
There is an outdoor lumber area proposed to the north of the new building and one to
the east of the surface parking lot. The outdoor lumber area would include lumber
storage racks, however no permanent structures are proposed. Screening of the
outdoor lumber area is discussed further below under Landscaping.
The site is comprised of a total of four parcels. To ensure that site improvements and
structures are not constructed across lot lines, staff recommends, as a condition of
approval, that a Lot Consolidation application be submitted for the three (3) southern
parcels to the City for review and approval and that the approved Lot Consolidation be
recorded prior to the issuance of a Certificate of Occupancy.
✓
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 new and existing buildings would have a total footprint of
approximately 46,014 square feet, which results in an 18 percent building coverage on
the 254,744-square foot project site. The proposed building coverage is less than the
maximum permitted by City Code.
The highest point of the proposed buildings would not exceed 45 feet, which is less than
the 50-foot maximum height permitted by City Code.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. 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 shall be
planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the
width of the planting strip and the presence or lack of overhead power lines;
provided, the Administrator and City arborist shall each retain the right to
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 8 of 44
D_Compton_Lumber_FINAL
reject any proposed cultivar regardless of whether or not the cultivar is on the
City’s Approved Street Tree List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted
pursuant to the standards promulgated by the City, which may require root
barriers, structured soils, or other measures to help prevent tree roots from
damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the
curb and the sidewalk at the following intervals; provided, that, where right-
of-way is constrained, irregular intervals and slight increases or decreases may
be permitted or required. Additionally, trees shall be planted in locations that
meet required spacing distances from facilities located in the right-of-way
including, but not limited to, underground utilities, street lights, utility poles,
traffic signs, fire hydrants, and driveways; such spacing standards are identified
in the City’s Approved Tree List. Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -
family, commercial, and industrial uses. At least one tree for every six (6)
parking spaces within the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of
installation.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 9 of 44
D_Compton_Lumber_FINAL
d. There shall be no more than fifty feet (50') between parking stal ls and an
interior parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15')
wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual barrier, is required along the common property line.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: A Conceptual Landscape Plan (Exhibit 5) was submitted with the project
application materials. An eight-foot (8’) wide street tree planting strip is proposed
between the curb and sidewalk. This landscape strip is proposed to be vegetated with
Autumn Brilliance Serviceberry street trees and lawn. Autumn Brilliance Serviceberry
trees are not on the City’s approved Street Tree List.
The landscape plan also includes a 10-foot onsite landscape strip along the project
frontage, with the exception of the area in front of the outdoor lumber area, where a
30-foot landscape strip is proposed, and perimeter and interior parking lot landscaping
within the surface parking immediately to the south of the retail building. The street
frontage landscaped area would be planted with a variety of shrubs and ground cover.
To comply with the City’s landscaping regulations staff recommends that the street
frontage landscaping be comprised of a mix of trees, shrubs, and ground cover.
The proposal includes a total of 104 surface parking spaces within the parking area
immediately to the south of the proposed retail/office building. A total of 3,640 square
feet of interior parking lot landscaping would be required for 104 parking spaces. The
applicant has proposed a total of 2,531 square feet of landscaping within the parking
lot, which is less than the minimum 3,640 sq. ft. required. In addition, there appears to
be some parking spaces within the central portion of the parking lot that would be
separated by more than 50 feet from an interior landscaped tree island.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 10 of 44
D_Compton_Lumber_FINAL
In order to meet the requirements of the City’s adopted landscape regulations, staff
recommends, as a condition of approval, that a Detailed Landscape Plan be submitted
at the time of Construction Permit application. The detailed landscape plan shall include
but not be limited to the following:
a. A 30-foot wide onsite landscape strip comprised of a mix of trees, shrubs,
and ground cover along the East Valley Road side of any outdoor lumber
sales/storage areas;
b. Street tree species that are on the City’s Approved Street Tree List;
c. The ten to thirty (10-30) foot wide onsite street frontage landscape strip
shall be comprised of a mix of trees, shrubs, and ground cover;
d. Additional landscaped tree islands shall be included within the surface
parking lot resulting in a total of 3,640 sq. ft. of interior parking lot
landscaping;
e. No parking space is located further than 50 feet from a landscaped tree
island area; and
f. All interior parking lot landscaped areas (landscaped tree islands) shall
have a minimum dimension of eight feet (8’) by twelve feet (12’).
The detailed landscape plan shall be submitted to the Current Planning Project Manager
for review and approval.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant submitted a Conceptual Tree Retention Plan (Exhibit 7)
with the project application materials. According to the submitted information, there
are no existing significant trees located on the project site outside of any critical areas
or buffers. Under the previous land use approval (LUA19-000050), it was noted that
there were a total of eight (8) significant trees outside of any critical areas or buffer
areas. Based on a review of existing aerial photography, it appears that there is one (1)
existing significant tree located on the project site. Based on a thirty percent (30%)
retention requirement, 0.3 tree or 0 tree would be required to be retained.
The City’s Tree Retention Regulations also require that a minimum tree density of 30
credits per net acre. After the deduction of 53,227 square feet of wetland and
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 11 of 44
D_Compton_Lumber_FINAL
associated buffer from the 186,699 sq. ft. gross project area, the project site would have
a net area of 133,472 sq. ft. or 3.06 acres and would be required to provide 92 tree
credits. Tree Credit requirements shall be satisfied through the retention of existing
trees or the planting of new trees per the ratios specified on the Tree Credit Worksheet.
The submitted Tree Credit Worksheet did not include the correct tree credit totals. Staff
recommends, as a condition of approval, that a completed Tree Retention and Tree
Credit Worksheet be submitted at the time of Construction Permit Review for review
and approval by the Current Planning Project Manager. The required number of new
plantings to comply with minimum tree density shall be shown on the detailed
landscape plan submitted with the civil construction permit application and installed
prior Certificate of Occupancy unless otherwise determined by the Current Planning
Project Manager.
Tree protection measures would be required during project construction in accordance
with RMC 4-4-130H.10, these measures would include the installation of a 6-foot high
chain link fence as well as signage identifying the trees as protected.
Compliant if
condition of
approval is
met
Refuse and Recycling: In retail developments, a minimum of five (5) square feet per
every one thousand (1,000) square feet of building gross floor area shall be provided
for recyclables deposit areas and a minimum of ten (10) square feet per one thousand
(1,000) square feet of building gross floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred (100) square feet shall be provided for
recycling and refuse deposit areas.
In office, educational and institutional developments, a minimum of two (2) square feet
per every one thousand (1,000) square feet of building gross floor area shall be
provided for recyclables deposit areas and a minimum of four (4) square feet per one
thousand (1,000) square feet of building gross floor area shall be provided for refuse
deposit areas. A total minimum area of one hundred (100) square feet shall be provided
for recycling and refuse deposit areas.
Outdoor refuse and recyclables deposit areas and collection points shall not be located
within fifty feet (50') of a lot zoned residential, except by approval through the site
development plan review process, or through the modification process if exempt from
site development plan review.
Staff Comment: As shown on the submitted site plan (Exhibit 4), the proposed building
would include approximately 10,000 square feet of retail area (showroom), 10,000
square feet of second story office above the showroom and 40,000 square feet of indoor
storage. Based on a total square footage of 10,000 square feet of office area, the
proposal would require 20 square feet of recyclable deposit areas and 40 square feet of
refuse deposit areas. Based on the proposal for 10,000 square feet of retail area, the
proposal would require 50 square feet of recyclables deposit areas and 100 square feet
of refuse deposit areas. A total minimum of 70 square feet of recyclable deposit areas
and 140 square feet of refuse deposit areas are required on the project site. The
applicant’s site plan identifies a total combined area of 170 square feet of refuse and
recyclable deposit areas, which is less than the 210 square feet combined area required.
If the applicant has determined that 210 square feet of refuse and recyclable deposit
area would exceed their requirements for refuse and recycling disposal, a modification
to this requirement may be applied for subject to the requirements outlined in RMC 4 -
9-250D. Staff recommends, as a condition of approval that the combined refuse and
recycling deposit area be increased to a minimum area of 210 square feet or that the
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applicant apply for a receive a modification to these requirements subject to the criteria
outlined in RMC 4-9-250D.
✓
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: There is a wetland located along the south property line, which would
preclude a site to site vehicular access connection to the property to the south. There is
a 45-foot wide landscaped area with pedestrian walkways on the adjacent property to
the north. The wetland and existing landscaped areas would preclude the development
of site to site vehicular access to the north or south of the project site.
Compliant if
condition of
approval is
met
Parking: Parking regulations require that wholesale retail sales provide a minimum of
2.5 spaces per 1,000 square feet of net floor area and a maximum of 5.0 spaces per
1,000 square feet of net floor area. General office uses are required to provide a
minimum of 2.0 spaces per 1,000 square feet of net floor area and a maximum of 4.5
parking spaces per 1,000 square feet of net floor area. Indoor storage areas are
required to provide a minimum and maximum of 1 per 1,500 square feet of net floor
area. Outdoor storage is required to provide a minimum and maximum of 0.5 spaces
per 1,000 square feet of area. A 25% increase in the number of maximum parking
spaces permitted may be granted through the Site Plan review process.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet. Compact spaces shall not account for more than thirty percent (30%)
of all onsite parking spaces. For parking lots with 300 -400 parking spaces, a total of
eight (8) of those spaces shall be designated as Accessible per the Americans with
Disabilities Act (ADA).
Staff Comment: As shown on the submitted site plan (Exhibit 4), the proposal would
include approximately 10,000 square feet of wholesale retail area (showroom), 10,000
square feet of second story office above the showroom and 40,000 square feet of indoor
storage. The outdoor lumber sales areas would total 31,515 square feet. Based on a
total square footage of 10,000 square feet of office area, the proposal would require
between 20 and 45 spaces for the office use. Based on the proposal for 10,000 square
feet of wholesale retail area, the proposal would require a minimum and maximum of
25 spaces (as the proposal does not include structured and/or shared parking the
maximum 5.0 spaces per 1,000 square feet of net floor area is not applicable). The
proposal for 40,000 square feet of indoor storage would require 27 spaces. The proposal
for 31,515 square feet of outdoor lumber sales area would require 16 spaces. Based on
the areas provided, the proposal would be required to provide between 72 and 97
parking spaces. Staff counted a total of 99 parking spaces on the provided site plan
which would exceed the maximum 97 spaces permitted. Based on the previous
landscaping discussion above, it appears feasible that some of the proposed parking
spaces may be required to be converted to landscaping to comply with the interior
parking lot landscaping requirements. Staff recommends, as a condition of approval,
that a revised site plan be submitted at the time of Construction Permit review, reducing
the number of provided onsite parking spaces to comply with the 72-97 spaces
permitted.
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City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
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Report of May 22, 2023 Page 13 of 44
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Compliant if
condition of
approval is
met.
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Bicycle parking facilities shall include a rack that is permanently affixed to the ground
and supports the bicycle at two (2) or more points, including at least one point on the
frame. The user shall be able to lock the bicycle with a U -shaped lock or cable lock.
Bicycle racks that only support a bicycle front or rear wheel are not permitted. Bicycle
racks shall be installed to provide adequate maneuvering space and ensure that the
requisite number of bicycle parking spaces remain accessible; and
Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less
than an overhead clearance of seven feet (7'). A maneuvering area of five feet (5') shall
separate rows of bicycle parking spaces. Where the bicycle parking is abutting the
sidewalk, only the maneuvering area may extend into the right-of-way.
Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle
parking only.
Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Parking
areas shall be located so as to not conflict with vehicle vision clearance standards.
Bicycle parking shall be conveniently located with respect to the street right-of-way
and must be within fifty feet (50') of at least one main building entrance, as measured
along the most direct pedestrian access route.
Whenever possible, bicycle parking shall be incorporated into the buildi ng design and
coordinate with the design of the street furniture when it is provided.
Bicycle parking shall be visible to cyclists from street sidewalks or building entrances,
so that it provides sufficient security from theft and damage.
Bicycle parking shall be at least as well lit as vehicle parking for security.
Staff Comment: Based on a minimum requirement for 72 total parking spaces noted
above, a total of seven (7) bicycle parking spaces would be required for the proposed
project. A detail of the bicycle parking was not provided. To ensure compliance with the
bicycle parking requirements, staff recommends, as a condition of approval that a
bicycle parking detail be submitted at the time of Building Permit Review for review and
approval by the Current Planning Project Manager demonstrating that the proposal
would comply with the bicycle parking requirements as required in RMC 4-4-080F.11.
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 fences or retaining walls were shown on the submitted site plan
application materials. Any proposed fences or retaining walls would be required to
comply with the above standards. It is anticipated at minimum a split rail fence would
be built along the wetland buffer as required by the Critical Areas regulations.
Compliant if
conditions of
Screening and Storage: All on-site surface mounted utility equipment shall be screened
from public view. Screening shall consist of equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height at least as high as the equipment it
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
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Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 14 of 44
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approval are
met
screens, or a landscaped visual barrier allowing for reasonable access to equipment.
Equipment cabinets, fencing, and walls shall be made of materials and/or col ors
compatible with building materials.
All operating equipment located on the roof of any building shall be enclosed so as to
be screened from public view.
Outdoor storage must be screened from adjacent or abutting properties and public
rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls
a minimum of six feet (6') in height, berming, and/or landscaping as determined by the
Administrator to achieve adequate visual or acoustical screening.
Staff Comment: Any proposed surface mounted or rooftop mounted utility equipment
shall be screened from public view. Staff was unable to determine if new surface or roof
mounted utility equipment is proposed. Staff recommends, as a condition of approval
that a screening detail be provided for any proposed surface or roof mounted utility
equipment be submitted to the Current Planning Project Manager for review and
approval. The screening detail for surface mounted utility equipment that includes cross
sections of the utility and screening shall be provided at the time of Construction Permit
review and the screening detail for any roof-mounted utility equipment shall be
provided at the time of Building Permit review.
17. Design Standards: The project site is located within Design District ‘D’. The proposal includes one main
50,000 square foot office/retail building, and two outdoor lumber sales areas. Compliance with the
applicable design standards for the proposed building is discussed in the table below. The following table
contains project elements intended to comply with the standards of the Design District ‘D’ Standards and
guidelines, as outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct
sun exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: See FOF 20, Site Plan Review.
✓ Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
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Report of May 22, 2023 Page 15 of 44
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Staff Comment: The proposed Compton Lumber hardware sales and office building
would be centrally located on the project site, adjacent to East Valley Road. There
is a building entry oriented towards East Valley Road, with a clear pedestrian
connection between the building entry and the public sidewalk.
✓
Standard: The front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard.
Staff Comment: The front entry of the proposed retail building is oriented towards
East Valley Road.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents’ privacy.
Staff Comment: Not applicable, no residential uses are proposed.
N/A
Standard: Office buildings shall have pedestrian-oriented facades. In limited
circumstances the Administrator may allow facades that do not feature a
pedestrian orientation; if so, substantial landscaping between the sidewalk and
building shall be provided. Such landscaping shall be at least thirty feet (30') in
width as measured from the sidewalk.
Staff Comment: Not applicable, no standalone office buildings are proposed.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
✓
Standard: A primary entrance of each building shall be located on the façade facing
a street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
Staff Comment: A primary entrance of the proposed Compton Lumber office/retail
building is located on the west façade, facing East Valley Road. The entry is
highlighted by glazing and weather protection. The entry is connected to the public
sidewalk via a pedestrian walkway.
✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a façade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: See previous discussion above.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than
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thirty feet (30') in height shall also ensure that the weather protection is
proportional to the distance above ground level.
Staff Comment: See previous discussion above.
✓
Standard: Building entries from a parking lot shall be subordinate to those related
to the street.
Staff Comment: The proposed building would have two (2) main entries, one
fronting East Valley Road and the other fronting the parking lot. The entry facing
the parking lot would also be visible from East Valley Road, making it important that
this entry is as functional and attractive as the entry facing the public street. The
entry features proposed to highlight the entrances (i.e. glazing, weather protection,
increased building height etc.) have been replicated at both entries which adds
visual interest to both façades.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented
to a street or pedestrian-oriented space; otherwise, screening or decorative
features should be incorporated.
Staff Comment: See discussion above.
✓
Standard: Multiple buildings on the same site shall direct views to building entries
by providing a continuous network of pedestrian paths and open spaces that
incorporate landscaping.
Staff Comment: There is one (1) primary retail building onsite, all other buildings are
subordinate in nature. Two (2) buildings are existing on the northern most portion
of the project site to which no changes are proposed at this time, however the
applicant has agreed to install frontage improvements and landscaping in front of
these buildings, which would improve the appearance of these existing buildings
from East Valley Road and provide an improved pedestrian experience through the
relocation of the sidewalk and the installation of street trees between the curb and
sidewalk.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from
the street.
Staff Comment: Not applicable.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
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Administrative Report & Decision
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Report of May 22, 2023 Page 17 of 44
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3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear
of a building in order to reduce the bulk and scale of larger buildings and/or so that
sunlight reaches adjacent and/or abutting yards.
Staff Comment: The applicant has added articulation to the building façades to
reduce the bulk and scale of the building and to provide a transition to surrounding
uses and developments. Key characteristics include the retail windows, awnings,
clear story windows, increased building height at the building entries, and the yellow
trim features on the southwest and southeast corners of the building.
d. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials. Service areas not adjacent
to streets, pathways, or pedestrian-oriented spaces are encouraged to implement vegetative
screening in addition to or as part of service enclosures.
✓
Standard: Service elements shall be located and designed to minimize the impacts
on the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: The service elements for the proposed Compton Lumber
development would be located to the rear of the of the proposed building and would
be screened from public view by the enhanced 30-foot landscape strip proposed
along East Valley Road in this area.
Compliant if
condition of
approval is
met.
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: A screening detail for the proposed service element was included
with the Site Plan Review application materials. The proposed screening area would
be comprised of masonry with a metal roof to match the elements of the main
building. It is unclear of the doors would be self-closing. Staff recommends, as a
condition of approval that the applicant provide a service area screening detail at
the time of Building Permit review demonstrating that the service element doors
would be self-closing.
Compliant if
condition of
approval is
met.
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: See previous discussion above.
✓
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides
of such facility.
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Staff Comment: The proposed service area is located to the rear of the proposed
building away from pedestrian oriented sp aces and public view; therefore, the
landscape planting strip would not be required.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be pr ovided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles.
Staff Comment: Not applicable.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
(a) Public art;
(b) Special landscape treatment;
(c) Open space/plaza;
(d) Landmark building form;
(e) Special paving, unique pedestrian scale lighting, or bollards;
(f) Prominent architectural features (trellis, arbor, pergola, or gazebo);
(g) Neighborhood or district entry identification (commercial signs do not
qualify).
Staff Comment: Not applicable.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building façades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
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Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
✓
Standard: Parking shall be located so that no surface parking is located between:
(a) A building and the front property line; and/or
(b) A building and the side property line (when on a corner lot).
Staff Comment: No surface parking is proposed between the proposed building and
public street.
✓
Standard: Parking shall be located so that it is screened from surrounding streets
by buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: A 10-foot wide landscape strip is proposed around the surface
parking adjacent to the main retail/office building. In addition, a wetland is located
to the south and east of the proposed parking lot. The landscaping and wetland
areas would screen the proposed parking area from East Valley Road.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not applicable.
N/A
Standard: The entire façade must feature a pedestrian-oriented façade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from
the sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
Staff Comment: Not applicable.
N/A
Standard: Public facing façades shall be articulated by arches, lintels, masonry trim,
or other architectural elements and/or materials.
Staff Comment: Not applicable.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
Staff Comment: Not applicable.
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N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not applicable.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce
the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h) Other treatments that meet the intent of this standard.
Staff Comment: Not applicable.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
✓
Standard: Access to parking lots and garages shall be from alleys, when available. If
not available, access shall occur at side streets.
Staff Comment: There are no alleys or side streets available to access the site.
✓
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: There are currently six (6) driveway access points onto the project
site. The applicant is proposing to retain the two (2) northernmost driveway access
points and replace the remaining four driveway access points with two (2) driveway
access points, reducing the total number of driveways access points to the site by
two (2).
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
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promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly delineated
and connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase
safety.
(b) Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The proposal would include pedestrian connections along the south
and west façades and would connect all building entrances with the surface parking
proposed to the south of the building as well as the public sidewalk located along
East Valley Road.
Compliant if
condition of
approval is met
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from
abutting paving materials. Permeable materials are encouraged. The pathways
shall be perpendicular to the applicable building façade and no greater than one
hundred fifty feet (150') apart.
Staff Comment: There are three (3) rows of parking in the surface parking proposed
immediately to the south of the proposed building. The northern most row of spaces
would abut the pedestrian walkway proposed adjacent to the south building façade.
The applicant has proposed a stripped pedestrian walkway proposed to the
additional rows of proposed parking. Staff recommends, as a condition of approval,
that the parking lot pedestrian pathway be comprised of a differentiated material
or texture from abutting paving materials (i.e. stamped concrete, or pavers) and
should, at a minimum, match the width of the entry doors. The pedestrian
connection shall be detailed on a revised site plan to be submitted at the time of
construction permit review and submitted to the Current Planning Project Manager
for review and approval.
✓ Standard: Sidewalks and pathways along the façades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
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Report of May 22, 2023 Page 22 of 44
D_Compton_Lumber_FINAL
(a) Sidewalks and pathways along the façades of mixed use and retail buildings
100 or more feet in width (measured along the façade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: The pedestrian walkway proposed along the south portion of the
building, connecting to the public sidewalk in East Valley Road would have a width
of 8 feet, which exceeds the 5-foot minimum width requirement for interior
pathways. A modification was approved for BMC Renton (LUA17-000445) to allow
a 6-foot wide sidewalk along East Valley Road.
N/A Standard: Mid-block connections between buildings shall be provided.
N/A
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: This site is located within a seismic hazard area; therefore,
infiltration of surface water is not a feasible surface water management technique.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
✓
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at façades along streets, shall be
provided.
Staff Comment: The submitted Conceptual Landscape Plan (Exhibit 5) includes
landscaping at all building entrances and along the south façade, facing the parking
lot, as well as along the west façade, along East Valley Road.
Compliant if
condition of
approval is met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
(a) Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: There appears to be adequate area to provide a seating area in front
of the south entrance, facing the parking lot. However, specific ations of the
proposed seating were not provided with the application therefore the durability,
vandal and weather resistant materials could not be reviewed. As such, staff
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 23 of 44
D_Compton_Lumber_FINAL
recommends, as a condition of approval that site furniture locations and details
demonstrating compliance with the design standards be provided with the building
permit application for review and approval by the Current Planning Project
Manager.
✓
Standard: Pedestrian overhead weather protection in the form of awnings,
marquees, canopies, or building overhangs shall be provided. These elements shall
be a minimum of four and one-half feet (4-1/2') wide along at least seventy five
percent (75%) of the length of the building façade facing the street, a maximum
height of fifteen feet (15') above the ground elevation, and no lower than eight feet
(8') above ground level.
Staff Comment: The applicant has proposed weather protection along the south and
west building façades in compliance with this requirement.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
(a) At minimum, fifty (50) square feet per unit shall be provided.
(b) The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
(c) Open space or recreation areas shall be located to provide sun and light exposure
to the area and located so that they are aggregated to provide usable area(s) for
residents.
(d) For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design Manual. Such
facilities shall be counted towards no more than fifty percent (50%) of the required
open space.
(e) At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the site
and are provided as an asset to the development;
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 24 of 44
D_Compton_Lumber_FINAL
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
(f) The following shall not be counted toward the common open space or recreation
area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as private or
semi-private (from abutting or adjacent properties) courtyards, plazas or passive
use areas containing landscaping and fencing sufficient to create a fully usable
area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common access
links, such as pedestrian trails.
Staff Comment: Not applicable.
Compliant
if condition
of
approval is
met
Standard: All buildings and developments with over thirty thousand (30,000) square feet
of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
(a) The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
(b) The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
(c) The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the definition
of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
(d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 25 of 44
D_Compton_Lumber_FINAL
Staff Comment: Based on a gross site area of 254,733 square feet and gross building
area of 50,000 square feet, the proposal would be required to provide a total of 3,047
square feet (2,547 sq. ft. + 500 sq. ft.) of pedestrian -oriented space. The applicant did
not include information regarding proposed pedestrian -oriented space. Staff
recommends, as a condition of approval, that the applicant provide, at the time of
Construction Permit review, a site plan demonstrating compliance with the pedestrian -
oriented space requirements. A total minimum of 3,047 square feet shall be provided.
The pedestrian-oriented space shall comply with the requirements specified in RMC 4-3-
100E.4 and shall be submitted to the Current Planning Project Manager for review and
approval.
N/A
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
(a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
(b) Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
(c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
(d) Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
(e) Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
(f) Puget Area: Intersection of S. Puget Drive and Benson Road S.
(g) Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
(h) North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
(i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 26 of 44
D_Compton_Lumber_FINAL
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
N/A Standard: The plaza shall measure no less than one thousand (1,000) square feet with a
minimum dimension of twenty feet (20') on one side abutting the sidewalk.
N/A
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building façades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential buildings.
✓
Standard: All building façades shall include modulation or articulation at intervals
of no more than forty feet (40').
Staff Comment: The submitted building elevations include modulation or
articulation at intervals of at least every forty feet.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16')
in height, and eight feet (8') in width.
Staff Comment: All proposed modulations comply with the minimum dimensional
requirements.
✓
Standard: Buildings greater than one hundred sixty feet (160') in length shall
provide a variety of modulations and articulations to reduce the apparent bulk and
scale of the façade (illustration in District B, below); or provide an additional special
feature such as a clock tower, courtyard, fountain, or public gathering area.
Staff Comment: The applicant has proposed a variety of architectural elements to
break up the proposed façades, including overhead weather protection, clerestory
windows, retail windows, and an increased building height at the southwest and
southeast building corners with a prominent trim feature.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 27 of 44
D_Compton_Lumber_FINAL
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a façade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixture, trellis, or other
landscape feature shall be provided along the façade’s ground floor.
Staff Comment: See previous discussion above under Pedestrian Amenities.
✓
Standard: Upper portions of building façades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade
and energy efficiency. The minimum amount of light transmittance for windows
shall be 50 percent.
Staff Comment: The applicant has proposed clerestory windows on the upper
portions of the north, west, and south building façades.
✓
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays. Display racks and fixtures may not obscure more
than fifty percent (50%) of the window space.
Staff Comment: No permanent displays are proposed.
✓
Standard: Window coverings, such as blinds and curtains, must be functional, they
may not be affixed so that they cannot be open and/or closed.
Staff Comment: Window coverings were not shown the submitted architectural
elevations (Exhibit 8).
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: No tinted windows are proposed.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building façades and retaining
walls) is considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in
height, has a horizontal length greater than 15 feet, and does not include a
window, door, building modulation or other architectural detailing; or
(b) Any portion of a ground floor wall has a surface area of 400 square feet
or greater and does not include a window, door, building modulation or
other architectural detailing.
Staff Comment: The submitted elevations include a blank wall on the northern
portion of the west façade, abutting the indoor lumber storage area.
✓
Standard: If blank walls are required or unavoidable, blank walls shall be treated
with one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 28 of 44
D_Compton_Lumber_FINAL
(c) Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Staff Comment: The applicant has proposed landscaping in front of the blank wall
on the west façade, as well as overhead weather protection and clerestory windows
to add visual interest. In addition, street trees are proposed within the public right -
of-way, which would provide additional screening.
Compliant with
the intent of
this standard
Standard: On any façade visible to the public, transparent windows and/or doors
are required to comprise at least 50 percent of the portion of the ground floor
façade that is between 4 feet and 8 feet above ground (as measured on the true
elevation).
Staff Comment: The submitted architectural elevations include windows between 4
and 8 feet above ground surface on the west and south building façades, which are
the façades most visible to the public. On the west façade, there is a transparent
building entry and large retail windows along the ground level that wrap around to
the south façade in the area of the retail showroom. There are no retail windows on
the northern portion of the west façade, where there would be indoor lumber
storage. The applicant has proposed second story clerestory windows, overhead
weather protection, and landscaping in this area to add interest to this portion of
the façade.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: The proposed windows would contain clear glazing.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
✓
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs.
(e) Roof-mounted mechanical equipment shall not be visible to pedestrians.
(f) Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 29 of 44
D_Compton_Lumber_FINAL
Staff Comment: The proposed roof profile of the office/retail building includes extended
parapets as well as projected cornices.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use
of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of façades. This shall occur on all façades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and color
scheme, or if different, with materials of the same quality.
Staff Comment: The elevations submitted indicate that all façades of the building would
be finished in the same materials.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: The proposed materials include concrete, both painted and textured,
metal siding and painted cement board siding
✓
Standard: Materials, individually or in combination, shall have texture, pattern, and be
detailed on all visible façades.
Staff Comment: The proposed materials provide texture and add dimension to all
proposed building façades.
Compliant
if condition
of
approval is
met
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre-finished
metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: To ensure that the materials proposed are of high quality, staff
recommends, as a condition of approval, that a materials board be su bmitted to the
Current Planning Project Manager at the time of Building Permit review for review and
approval.
✓
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Staff comment: Proposed concrete materials would be both painted and textured.
N/A
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: The proposal includes a variation of materials and colors.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 30 of 44
D_Compton_Lumber_FINAL
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban
design sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are
possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
Compliance not
yet
demonstrated
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A complete sign package was not included with th e submitted site
plan review application materials. Compliance with these requirements will be
verified at the time of sign permit application. It appears that the proposal includes
a horse and carriage, which would be reviewed for compliance with the City’s Sign
Regulations.
Compliance not
yet
demonstrated
Standard: In mixed use and multi-use buildings, signage shall be coordinated with
the overall building design.
Staff Comment: A complete sign package was not included with the submitted site
plan review application materials. Compliance with these requirements will be
verified at the time of sign permit application.
Compliance not
yet
demonstrated
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: A complete sign package was not included with the submitted site
plan review application materials. Compliance with these requirements will be
verified at the time of sign permit application.
Compliance not
yet
demonstrated
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A complete sign package was not included with the submitted site
plan review application materials. Compliance with these requirements will be
verified at the time of sign permit application.
Compliance not
yet
demonstrated
Standard: Alteration of trademarks notwithstanding, corporate signage should not
be garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Staff Comment: A complete sign package was not included with the submitted site
plan review application materials. Compliance with these requirements will be
verified at the time of sign permit application.
Compliance not
yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: A complete sign package was not included with the submitted site
plan review application materials. Compliance wi th these requirements will be
verified at the time of sign permit application.
Compliance not
yet
demonstrated
Standard: Blade type signs, proportional to the building façade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: A complete sign package was not included with the submitted site
plan review application materials. Compliance with these requirements will be
verified at the time of sign permit application.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 31 of 44
D_Compton_Lumber_FINAL
Compliance not
yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back-
lit (see illustration, subsection G8 of this Section).
Staff Comment: A complete sign package was not included with the submitted site
plan review application materials. Compliance with these requirements will be
verified at the time of sign permit application.
Compliance not
yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: A complete sign package was not included with the submitted site
plan review application materials. Compliance with these requirements will be
verified at the time of sign permit application.
Compliance not
yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: A complete sign package was not included with the submitted site
plan review application materials. Compliance with these requirements will be
verified at the time of sign permit application.
6. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Compliant if
condition of
approval is met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building façades, awnings with
down-lighting and decorative street lighting.
Staff Comment: A lighting plan and lighting details were not provided with the site
plan application materials. Staff recommends, as a condition of approval, that a
lighting plan and lighting details be provided at the time of Building Permit review
for review and approval by the Current Planning Project Manager.
Compliant if
condition of
approval is met
Standard: Accent lighting shall also be provided on building façades (such as
sconces) and/or to illuminate other key elements of the site such as gateways,
specimen trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See previous discussion above.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 32 of 44
D_Compton_Lumber_FINAL
Compliant if
condition of
approval is met
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement unless alternative pedestrian scale lighting has been
approved administratively or is specifically listed as exempt from provisions
located in RMC 4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental
flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See previous discussion above.
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:
Compliant if
SEPA
mitigation
measure is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers.
Staff Comment: The applicant submitted a Geotechnical Report prepared by Terra
Associates, Inc., dated January 24, 2017 (Exhibit 10) that was submitted with a previous
Site Plan and Environmental (SEPA) Review application (LUA17-000445) for a BMC
Renton project and reused for the previous SEPA Addendum issued for t he previous
Compton Lumber (LUA19-000050) application on the project site. As it is not anticipated
that changes to the onsite soils have occurred since the expiration of the original
approvals, the previous Geotechnical Report was accepted for review under the current
proposal. The report concludes that the impacts to the site as a result of liquefaction
would be in the form of surface subsidence or settlement. The estimated potential for
settlement would be in the range of 2-6 inches with approximately 0.5 inches that
would be differential in nature. This amount of settlement i s not anticipated to
structurally impact the building but would result in cosmetic damage. If cosmetic
damage is deemed unacceptable by the applicant, the report recommends that grou nd
improvement using vibrated stone columns should be considered.
The geotechnical report concludes that development of the site is feasible from a
geotechnical standpoint. The primary concern at the site is the presence of
compressible soil strata susceptible to consolidation under the planned building loads.
The compressible soil consists of an approximately 3-7 foot layer of peat and
interbedded alluvial sediments. As this soil layer is currently at a relatively shallow
depth, the excavation and removal of this layer and the replacement with structural fill
would be feasible. Another option for the applicant to consider would be to support the
buildings and settlement sensitive utilities on pilings. The report included
recommendations for site preparation and grading, excavation, foundation support,
slab-on-grade floors, lateral earth pressure for wall design, drainage, utilities, and
pavement.
The Environmental Review Committee imposed a SEPA mitigation measure that would
require project construction to comply with the recommendations outlined in the
Geotechnical Report.
Compliant if
condition of
approvals
are met
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050G.2:
Wetland Category Buffer Width Structure
Setback
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 33 of 44
D_Compton_Lumber_FINAL
beyond
buffer
High
Habitat
Function
(8-9
points)
Moderate
Habitat
Function
(5-7
points)
Low
Habitat
Function
(3-4
points)
All Other
Scores
15 ft.
Category I – Bogs
& Natural
Heritage
Wetlands
200 ft.
Category I – All
Others
200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: The applicant submitted a Wetland and Fish and Wildlife Habitat
Assessment and Restoration Plan prepared by Soundview Consultants, dated October
27, 2017 (Exhibit 13). Per RMC 4-3-050F.2.f, the period of validity for wetland reports is
five (5) years. As the submitted report is just over five (5) years old, staff recommends,
as a condition of approval that an updated wetland report be submitted at the time of
Construction Permit review for review and approval by the Current Planning Project
Manager.
According to the submitted report, a Category III wetland (Wetland A) with a standard
buffer of 75 feet is located along the east and south boundaries of the project site. As
part of the site development proposal, the applicant is proposing to reduce the standard
75-foot buffer by 25 percent to a minimum buffer of 56.25 feet with enhancement. The
current buffer consists of paved surfaces and other existing structures, the proposed
reduction with enhancement would increase the functions and values of the buffer
through the reestablishment of native vegetation in this area. In addition, new
pavement was installed without approval within the onsite wetland buffer located on
the east side of the project site. An outstanding code compliance case (CODE21-
000302) regarding the fill places within the wetland buffer is currently open on the
project site. The plans show vegetated areas between the edge of original pavement
(not include areas paved under CODE21-000302) and the edge of the requested buffer
reduction and the edge of the paved area. Staff recommends, as a condition of
approval, that the reduced buffer extend to the edge of the original asphalt pavement
and that the pavement installed under CODE21-000302 be removed and the entire
wetland buffer area be enhanced with native vegetation and protected within a Native
Growth Protection Easement and fenced and signed appropriately. A final wetland
buffer enhancement plan including a fencing and signage detail shall be submitted at
the time of Construction Permit review for review and approval by the Current Planning
Project Manager. A Native Growth Protection Easement shall be recorded prior to the
issuance of a Certificate of Occupancy for the new building.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 34 of 44
D_Compton_Lumber_FINAL
The applicant proposes to direct the roof run -off through level spreader dispersion
trenches into the Wetlands to maintain the existing hydrology of the site. This is an
exempt activity per the adopted critical areas regulations and would not require a
separate permit.
19. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public
Streets and Alleys, for East Valley Road, a Collector Arterial. The requested street standards modification
would reduce the right-of-way dedication, maintain the existing curb to curb paved width, and reduce the
required sidewalk width to six (6) feet.
Compliance Street Modification Criteria and Analysis
✓
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: 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 healthy
environments. The requested street modification is consistent with these policy
guidelines.
✓
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 City’s Public Works Transportation Division and CED’s
Development Engineering Division have reviewed East Valley Road and the
surrounding area and have determined that maintaining the existing modified
collector arterial street section is more suitable for the portion of East Valley Road
adjacent to the site, provided the existing sidewalk is relocated and the required
landscape strip, including street trees is installed between the curb and sidewalk. The
existing modified collector arterial section would conform to the design criteria
outlined by the Transportation section.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The modified street section as conditioned above would be consistent
with what was previously approved for the CarMax (LUA15-000288) development to
the south of the project site and would increase pedestrian safety.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: This modification would provide a safe pedestrian and vehicle route in
and around the existing commercialized area.
✓ e. Can be shown to be justified and required for the use and situation intended.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 35 of 44
D_Compton_Lumber_FINAL
Staff Comment: The requested modification would be justified for the use and situation
intended as the proposed street section would be consistent with what was approved
for the CarMax development, which is located within the same transportation corridor.
20. 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. For Master Plan
applications compliance with the review criteria for Site Plans are anal yzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for both the Master and 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.
Compliant if
Conditions
of Approval
are Met
c. Design Regulation Compliance and Consistency .
Staff Comment: See discussion under FOF 17, Design District Review.
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: The proposal includes the construction of one 50,000-square foot
building, surface parking, and an outdoor sales area on the project site and would not
result in overscale structures or an overconcentration of development on a particular
portion of the project site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: See FOF 17, Design District Review: Pedestrian Environment. The
project site includes pedestrian walkways within the development as well as
connections to the public sidewalk in East Valley Road.
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.
Staff Comment: See FOF 17, Design District Review: Service Element Location and
Design.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 36 of 44
D_Compton_Lumber_FINAL
The proposed design includes extended roof parapets, which are anticipated to screen
any roof top mechanical equipment from public view.
To ensure than all ground mounted utility equipment is screened from public view, staff
previously recommended, as a condition of approval that all ground mounted utilities
be shown and screened appropriately on the detailed landscape plan.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: It is not anticipated that the proposed structures would impact the
views of any surrounding properties.
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:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application; therefore , staff
recommended that a lighting plan be provided at the time of building permit review
(See Lighting discussion under FOF 17, Design Review: Lighting).
✓
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed office and retail building would be centrally located on
the project site. The rear of the proposed structure would face an outdoor lumber sales
area; therefore, it is not anticipated that the proposed development would adversely
impact privacy of the surrounding properties. In addition, the primary use of the site
would be for office, retail of construction materials, and a lumber yard, it is anticipated
that the proposed uses would generate noise with levels that have been deemed
acceptable for these types of uses within the CA zoning designation.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and
pedestrian and vehicle needs.
Staff Comment: The proposed office and retail building would have a maximum height
that would not exceed 45 feet, which is less than the maximum height of 50 feet, which
is permitted within the CA zone. It is not anticipated that the proposed development
would adversely impact views, sunlight, prevailing winds, and pedestrian and vehicular
needs.
Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces.
Staff Comment: The proposal would protect the existing on-site wetland, Wetland A
and would enhance the wetland buffer with native plantings in exchange for a 25
percent reduction in the buffer. See FOF 18, Critical Areas: Wetlands.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 37 of 44
D_Compton_Lumber_FINAL
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.
Compliant
if
conditions
of approval
are met
g. Access
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: See FOF 17, Design District Review: Parking and Vehicular Access.
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: See FOF17, Design District Review: Parking and Vehicular Access and
Pedestrian Environment.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: There is one (1) overhead door proposed on the east elevation and
three overhead doors are proposed on the north elevation for deliveries and the sale of
lumber. The loading and delivery areas are located away from the main entrances to
the retail portion of the building that are accessible to the public.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of
the number of required off-street parking spaces. Based on the requirement for a
minimum of 72 parking spaces, the proposal would be required to provide a total of 7
bicycle parking spaces. Office uses are required to protect bicycles and components
from theft and weather protection. Of the minimum, seven (7) bike parking spaces 1
bicycle space is required for the office use and would require theft and weather
protection. The remaining six (6) bicycle spaces would be for the retail use and would
be required to provide a rack permanently affixed to the ground. Bicycle parking was
not shown on the submitted site plan application materials, therefore staff previously
recommended , as a condition of approval that the location of bicycle parking spaces
and a bicycle parking detail be provided.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See FOF 17, Design District Compliance: Pedestrian Environment. Under
the previous site plan approval (LUA19-000050), the City’s Community Services division
noted that the Cascade Trail and SW 27th Connector as identified in the adopted Trails
and Bicycle Master Plan identifies a soft surface multi-use trail on the northern portion
of the project site (Exhibit 20). Staff recommends, as a condition of approval, that an 8’
trail easement be recorded and dedicated to the City along the north property line for
future trail connections. A copy of the easement shall be submitted for review and
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 38 of 44
D_Compton_Lumber_FINAL
approval at the time of Building Permit review and shall be recorded prior to the
issuance of a Building Permit.
✓
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: See FOF 17, Design District Compliance: Pedestrian Environment.
✓
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: See FOF 18, Critical Areas: Wetlands.
✓
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 indicated that sufficient resources exist
to furnish services to the proposed development if the applicant provides Code required
improvements and fees. Current fire impact fees would be charged at the rate of $1.25
per square foot of retail space. This fee is assessed and paid at the time of building
permit issuance.
Water and Sewer.
Staff Comment: Based on the information submitted with the land use application,
Renton Regional Fire Authority has determined that the preliminary fire flow demand
for the development is 3,500 gpm. Since the fire flow demand exceeds 2,500 gpm, a 12-
inch looped water main would be required around the building with a connection to the
existing 12-inch water main in East Valley Road. A 15-ft water easement is required for
the looped water main.
Installation of fire hydrants shall be as required by Renton Fire Prevention will be
required. The number and location of the hydrants shall be determined based on the
City’s review of the final building and site plans.
The development is subject to a water system development charge (SDC) fee. This is
payable at construction permit issuance. Proposed water meter sizes have not been
noted on the preliminary utility plans. Typical water meter sizes and a ssociated fees are
noted as follows: The SDC fee for water is based on the size of the new domestic water
to serve the project. The current water fee for a single 1-inch meter is $4,850.00 per
meter. A water system redevelopment credit will apply for the existing domestic water
meters if they are abandoned.
Individual sewer stubs from the sewer main and individual side sewers are required for
the proposed building. The existing stubs can be CCTV’d and if found acceptable to the
sewer department, can be re-used if the size/locations are compatible with the
proposed use/building layout. All new sewer stubs shall conform to the standards in
RMC 4-6-040 and City of Renton Standard Details.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 39 of 44
D_Compton_Lumber_FINAL
The development is subject to applicable wastewater system development charges
(SDC) based on the size of the new domestic water to serve the project. SDC fee for
sewer is based on the size of the new domestic water to serve the project. The current
sewer fee for a 1-inch meter is $3,650.00 per meter. SDC fees are payable at
construction permit issuance.
Drainage.
Staff Comment: A geotechnical report, dated January 24, 2017, prepared by Terra
Associates, Inc. (Exhibit 10) was submitted with the project application. The report
discounts the use of infiltration due to the high groundwater table present on the
project site.
The applicant submitted a Preliminary Technical Information Report (TIR), prepared by
AHBL, updated January 2023 (Exhibit 12). The topography across the site is very flat,
with most of the project site ranging in elevation from 18 to 20 feet, with a slight slope
running north to south. The existing site is split into two (2) different subbasins, both of
which are tributary to the publicly owned drainage system in East Valley Road. Most
of the site sheet flows to existing drainage structures or directly to the existing wetland
along the east side of the site. This existing wetland overflows into a drainage ditch
south of the site; this ditch conveys water west to the publicly owned drainage system
in East Valley Road.
The as indicated in the submitted TIR (Exhibit 12), the proposed project would be
exempt from providing a flow control facility as the proposed project would generate
less than a 0.15 cfs increase in surface water runoff. All projects that add more than
5,000 square feet of pollution generating impervious surface (PGIS) that is not fully
dispersed and less than 0.75 acre of pollution generating pervious surface that is not
fully dispersed require water quality. The project proposal would be required to prov ide
enhanced basic water quality to treat the new pollution generating impervious
surfaces.
Stormwater runoff generated on impervious pollution generating surfaces would sheet
flow to proposed inlets before being conveyed via subsurface pipes to a Biopod vault
for water quality treatment. This runoff would discharge west toward the publicly
owned drainage system in East Valley Road, matching the natural drainage path of the
site. Runoff generated from 5,000 sq. ft. of the proposed building’s roof area would be
piped to the edge of the wetland buffer where the water will discharge into an
engineered level spreader. From there, stormwater would flow through the wetland
buffer and discharge into the wetland to the east and south sides of the site. The
remainder of the roof runoff will be directed into SDCB 03 downstream of the treatment
vault where it would eventually be conveyed into the East Valley Road stormwater
system.
A Construction Stormwater General Permit from Department of Ecology will be requir ed
if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention
Plan (SWPPP) is required for this site.
There is a 2023 system Development Charge of $0.92 per square foot of new
impervious. SDC fees are payable at construction permit issuance.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 40 of 44
D_Compton_Lumber_FINAL
Transportation.
Staff Comment: Access to the new structure is proposed via two (2) driveway curb cuts
off of East Valley Road. East Valley Road is classified as a Collector Arterial Road.
Existing right-of-way (ROW) width is approximately 85 feet. To meet the City’s complete
street standards for collector arterial streets, minimum right of way width is 94 feet.
Dedication of 4.5 feet of right of way would be required. The proposed development is
subject to half-street frontage improvements which includes installation of paved travel
width of 41 feet, with 8-ft wide parking on both sides, 0.5-ft wide curbs, 8-ft wide
landscaped planters, 8-ft wide sidewalk, and 2 feet of clear width at back of sidewalk .
A street modification was requested, see previous discussion above under FOF 19.
Proposals that generate 20 or more net new peak hour trips (either in the AM peak or
PM peak) are required to provide a traffic impact analysis (TIA). A TIA prepared by
TenW, dated February 10, 2023 (Exhibit 14), was included with the submitted
application materials. The proposed project is estimated to generate 853 new weekday
daily trips with 80 new trips occurring during the weekday AM peak hour (50 in, 30 out)
and 113 new trips occurring during the weekday PM peak hour (52 in, 61 out). The TIA
included a Level of Service (LOS) analysis at one intersection, SW 27th St/East Valley
Road. The LOS analysis found that this intersection is currently functioning at a level A.
To evaluate future conditions with the project, the analysis assumes a horizon year of
2024, a growth rate of 2% and no credit for existing use at the site. LOS for the future
conditions with project, found that the level of service remained the same as current
conditions. The report concludes payment of transportation impact fees would
sufficiently mitigate any new trips generated by the proposed project.
A Transportation Concurrency Memo (Exhibit 9) was prepared for the proposed project
and it was determined that the proposal would pass the City’s Transportation
Concurrency Test.
Payment of the transportation impact fee is applicable on the construction o f the
development at the time of application for the building permit. The current rate of
transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip. The
transportation impact fee is assessed and paid at the time of building permit issuance.
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: See previous discussion above under Drainage.
I. CONCLUSIONS:
1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies
with the goals and policies established with this designation, see FOF 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.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 41 of 44
D_Compton_Lumber_FINAL
3. The proposed site plan and street modification complies with the Urban Design District D Regulations
provided the applicant complies with City Code and conditions of approval, see FOF 17.
4. The proposed site plan and street modification complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 18.
5. The proposed site plan and street modification complies with the modification criteria as established by
City Code provided all advisory notes and conditions are complied with, see FOF 19.
6. The proposed site plan and street modification complies with the site plan review criteria as established
by City Code provided all advisory notes and conditions are complied with, see FOF 20.
7. The proposed site plan and street modification complies with the street standards as established by City
Code, provided the project complies with all advisory notes and conditions of approval contained herein,
see FOF 19 and 20.
8. There are adequate public services and facilities to accommodate the proposed site plan and street
modification, see FOF 20.
9. Key features which are integral to this project include the extension of the frontage improvements and
on-site landscape strip onto the northern parcel, extended corner features on the southwest and
southeast façades, retail windows, and clerestory windows.
J. DECISION:
The Compton Lumber site plan and street modification, File No. LUA23-000049, ECF, MOD, SA-A, as depicted
in Exhibit 4, is approved and is subject to the following conditions:
1. The applicant shall comply with the SEPA Mitigation Measures as adopted in the DNS-M by the
Environmental Review Committee on April 24, 2023:
a. Project construction shall comply with the recommendations found in the submitted
Geotechnical report prepared by Terra Associates, Inc., dated January 24, 2017.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the submitted geotechnical report. The geotechnical engineer
shall submit a sealed letter stating that he/she has reviewed the construction and building permit
plans and in their opinion the plans and specifications meet the intent of the report.
c. Clean-up and/or remediation of the contaminated soils onsite shall comply with the requirements
as outlined by the Department of Ecology. The applicant shall be required to submit a copy of a
No Further Action letter or comparable from the Department of Ecology prior to the issuance of
any Construction or Building Permits on the project site.
d. Hazardous waste operations worker training, health/safety plan, and site control requirements
shall be in accordance with the requirements outline in WAC 296-843.
e. Any potential contaminated soil encountered during excavations shall be handled in accordance
with Department of Ecology’s requirements including by not limited to sampling, containment,
and disposal at a permitted facility
f. Project construction shall not disrupt ongoing containment remediation at the site and shall
include procedures to prevent damage to site monitoring wells.
g. An Inadvertent Discovery Plan (IDP) shall be prepared and submitted prior to the issuance of a
Civil Construction Permit.
2. A Lot Consolidation application shall be submitted to the City for review and approval and the approved
Lot Consolidation shall be recorded prior to the issuance of any Certificate of Occupancy.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 42 of 44
D_Compton_Lumber_FINAL
3. A revised site plan be submitted at the time of Construction Permit review demonstrating compliance
with the required 15-foot front yard setback from East Valley Road.
4. A Detailed Landscape Plan shall be submitted at the time of Construction Permit application. The detailed
landscape plan shall include but is not limited to:
a. A 30-foot wide onsite landscape strip comprised of a mix of trees, shrubs, and ground cover along
the East Valley Road side of any outdoor lumber sales/storage areas;
b. Street tree species that are on the City’s Approved Street Tree List;
c. The 10-30-foot wide onsite street frontage landscape strip shall be comprised of a mix of trees,
shrubs, and ground cover;
d. Additional landscaped tree islands shall be included within the surface parking lot resulting in a
total of 3,640 sq. ft. of interior parking lot landscaping;
e. No parking space is located further than 50 feet from a landscaped tree island area; and
f. All interior parking lot landscaped areas (landscaped tree islands) shall have a minimum
dimension of eight feet (8’) by twelve feet (12’).
The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and
approval prior to construction permit issuance.
5. A completed Tree Retention and Tree Credit Worksheet shall be submitted at the time of Construction
Permit Review for review and approval by the Current Planning Project Manager. The required number of
new plantings to comply with minimum tree density shall be shown on the detailed landscape plan
submitted with the civil construction permit application and installed prior Certificate of Occupancy unless
otherwise determined by the Current Planning Project Manager.
6. The combined refuse and recycling deposit area shall be increased to a minimum area of 210 square feet
or that the applicant apply for a receive a modification to these requirements subject to the criteria
outlined in RMC 4-9-250D.
7. The proposed site plan shall be revised to bring the number of surface parking stall into compliance with
the permitted range of 72-97 parking spaces. A revised site plan shall be submitted to the Current Planning
Project Manager at the time of Construction Permit Review for review and approval.
8. The location of bicycle parking and a bicycle parking detail shall be provided at the time of Building Permit
review for review and approval by the Current Planning Project Manager. Bicycle parking shall meet the
standards outlined under RMC 4-4-080F.11.
9. A screening detail shall be provided for any proposed surface or roof mounted utility equipment be
submitted to the Current Planning Project Manager for review and approval. The screening detail for
surface mounted utility equipment that includes cross sections of the utility and screening shall be
provided at the time of Construction Permit review and the screening detail for any roof -mounted utility
equipment shall be provided at the time of Building Permit review.
10. The applicant shall provide a design detail with the Building Permit application demonstrating that the
service element doors would be self-closing.
11. The parking lot pedestrian pathway shall be comprised of a differentiated material or texture from
abutting paving materials (i.e. stamped concrete, or pavers) and should, at a minimum, match the width
of the entry doors. The pedestrian connection should be detailed on a revised site plan to be submitted
at the time of construction permit review and submitted to the Current Planning Project Manager for
review and approval.
12. Site furniture locations and details demonstrating compliance with the design standards shall be provided
with the building permit application for review and approval by the Current Planning Project Manager.
13. The applicant shall provide, at the time of Construction Permit review, a site plan demonstrating
compliance with the pedestrian-oriented space requirements. A total minimum of 3,047 square feet shall
be provided. The pedestrian-oriented space shall comply with the requirements specified in RMC 4-3-
100E.4 and shall be submitted to the Current Planning Project Manager for review and approval.
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 43 of 44
D_Compton_Lumber_FINAL
14. A materials board shall be submitted to the Current Planning Project Manager at the time of Building
Permit review for review and approval.
15. A lighting plan and lighting detail shall be provided at the time of Building Permit review for review and
approval by the Current Planning Project Manager prior to building permit issuance.
16. An updated wetland report shall be submitted at the time of Construction Permit review for review and
approval by the Current Planning Project Manager.
17. The requested reduced wetland buffer shall extend to the edge of the original asphalt pavement as shown
in the submitted plan set and the pavement installed within the buffer under CODE21-000302 shall be
removed. The entire wetland buffer area be enhanced with native vegetation and protected within a
Native Growth Protection Easement and shall be fenced and signed appropriately. A final wetland buffer
enhancement plan including a fencing and signage detail shall be submitted at the time of Construction
Permit review for review and approval by the Current Planning Project Manager. A Native Growth
Protection Easement shall be recorded prior to the issuance of a Certificate of Occupancy for the new
building.
18. An 8’ trail easement shall be recorded and dedicated to the City along the north property line for future
trail connections. A copy of the easement shall be submitted for review and approv al by the Community
Services Department and the City Attorney at the time of Building Permit review and shall be recorded
prior to the issuance of a Building Permit.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on May 22, 2023 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Hawk Family East Valley, LLC
PO Box 1131
Ravensdale, WA 98051
Stacey Holdings, LLC
Compton Lumber
3847 1st Ave S
Seattle, WA 98134
TorJan Ronhovde
The Ronhovde Architect, LLC
14900 Interurban Ave S #138
Tukwila, WA 98168
TRANSMITTED on May 22, 2023 to the Parties of Record:
Duwamish Tribe
preservationdepth@duwamishtribe.org
Kelli Price and Jing Song
Washington State Department of
Ecology
Jing.song@ecy.wa.gov
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06
5/22/2023 | 12:21 PM PDT
City of Renton Department of Community & Economic Development
Compton Lumber
Administrative Report & Decision
LUA23-000049, ECF, MOD, SA-A
Report of May 22, 2023 Page 44 of 44
D_Compton_Lumber_FINAL
TRANSMITTED on May 22, 2023 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Matt Herrera, Current Planning Manager
Nathan Janders, Development Engineering 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 June 5, 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). Appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
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, th ere 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: B761902A-805D-4E2F-96AD-5D0699C07F06
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Compton Lumber
Land Use File Number:
LUA23-000049, ECF, MOD, SA-A
Date of Report
May 22, 2023
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
TorJan Ronhovde
The Ronhovde Architect, LLC
14900 Interurban Avenue S,
#138, Tukwila, WA 98168
Project Location
2940, 2960, 2980, and
2990 East Valley Rd,
Renton, WA 98057
The following exhibits are included with the Administrative report:
Exhibits 1-16: ERC Report and Exhibits
Exhibit 17: DNS-M
Exhibit 18: Administrative Decision
Exhibit 19: Previous Compton Lumber Administrative Decision and Exhibits (LUA19-000050)
DocuSign Envelope ID: B761902A-805D-4E2F-96AD-5D0699C07F06