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HomeMy WebLinkAboutD_Sounders_Mod_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Sounders Mod_FINAL A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: May 30, 2023 Project File Number: PR22-000301 Project Name: Sounders FC at Longacres Refuse and Recycling and Bicycle Parking Modification Land Use File Number: LUA23-000118, MOD Project Manager: Jill Ding, Senior Planner Owner: Unico Longacres South Building LLC, Unico Longacres South Campus Land LLC, Unico Longacres Central Drainage LLC, 1215 4th Ave, Suite 600, Seattle, WA 98161 Applicant: Unico Properties, 1215 4th Ave, Suite 600, Seattle, WA 98161 Contact: Julia Reeve, Unico Properties, 1215 4th Ave, Suite 600, Seattle, WA 98161 Project Location: 1901 Oaksdale Ave SW, Renton, WA 98057 (Parcel Nos. 0886700220, 0886700110, 0886700120, 0886700130, 0886700210, 0886700370, and 0886700140) Project Summary: The applicant is requesting a modification to the Refuse and Recycling Standards and the Bicycle Parking Requirements for the Sounders FC Center at Longacres. The City's Refuse and Recycling Standards would require 632 square feet of recycling deposit areas and 1,264 square feet of refuse deposit areas within the existing bui lding. The existing building includes an area of approximately 130 square feet of recycling deposit areas and 100 square feet of refuse deposit area, which is less than the minimum requirement. A Modification to the Bicycling Parking Requirements has been requested to defer the installation of the 16 required bicycling parking spaces to the broader Longacres Master Plan development. Site Area: Approximately 30 acres DocuSign Envelope ID: 6E2E6A33-7303-44F5-9F99-F2B6601D8A72 City of Renton Department of Community & Economic Development Sounders FC at Longacres Refuse and Recycling and Bicycle Parking Modification Administrative Modification Report & Decision LUA23-000118, MOD Report of March 30, 2023 Page 2 of 5 D_Sounders Mod_FINAL B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Modification Request Justification Exhibit 3: Refuse and Recycling Exhibit C. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on April 18, 2023. The project complies with the 120-day review period. 2. The applicant’s submittal materials comply with the requirements necessary to process the modification request (Exhibits 1-3) 3. The project site is located 1901 Oaksdale Ave SW, Renton, WA 98057. 4. The project site is currently being developed with the Sounders FC Center at Longacres under LUA22- 000357 and LUA23-000103 and as modified under the current request. 5. Access to the site would be provided via existing curb cuts off Oakesdale Ave SW. 6. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 7. The site is located within the Commercial Office (CO) zoning classification. 8. 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. 9. Modification Analysis: The applicant is requesting a modification from RMC 4-4-090 in order to reduce the area required for refuse and recycling deposit areas. The City's Refuse and Recycling Standards would require 632 square feet of recycling deposit areas and 1,264 square feet of refuse deposit areas within the existing building. The existing building includes an area of approximately 130 square feet of recycling deposit areas and 100 square feet of refuse deposit area, which is less than the minimum requirement. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250. Therefore, staff is recommending approval of the requested modification, as noted below: Compliance 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 property’s Comprehensive Plan Land Use designation is Employment Area (EA). As noted in the City’s adopted Comprehensive Plan, the intent of the EA land use designation is to “provide a significant economic development and employment base for the City.” The requested modification supports the applicant’s proposal to reuse an existing office building, consistent intent of the intent of the Employment Area comprehensive plan land use designation. DocuSign Envelope ID: 6E2E6A33-7303-44F5-9F99-F2B6601D8A72 City of Renton Department of Community & Economic Development Sounders FC at Longacres Refuse and Recycling and Bicycle Parking Modification Administrative Modification Report & Decision LUA23-000118, MOD Report of March 30, 2023 Page 3 of 5 D_Sounders Mod_FINAL ✓ 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 existing building (Building 25-20) is an existing structure that has had the same recycling/refuse area since it was constructed. The existing recycling/refuse area has adequately served the existing building and it is anticipated that it would continue to meet the needs for the Sounders FC. It would be impractical to expand the existing refuse/recycling area when the existing facilities have been found to be sufficient. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: As previously discussed above the existing facilities for refuse and recycling deposit areas have been sufficient for the existing building and are anticipated to be sufficient for the Sounders FC. In addition, the refuse and recycling deposit areas are located interior to the building, so it is not anticipated that the requested reduction would adversely impact other properties in the vicinity. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’. ✓ e. Can be shown to be justified and required for the use and situation intended. Staff Comment: See comments under criterion ‘b’. 10. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080F.11 in order to defer the required installation of 16 bicycle parking spaces (as required under LUA22-000357) to the future Master Plan development proposal. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis Compliant if condition of approval is met 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 property’s Comprehensive Plan Land Use designation is Employment Area (EA). As noted in the City’s adopted Comprehensive Plan, the intent of the EA land use designation is to “provide a significant economic development and employment base for the City.” The requested modification to defer the installation of the required bicycle parking supports the applicant’s proposal to move forward with the reuse an existing office building, consistent intent of the intent of the Employment Area comprehensive plan land use designation, while allowing the bicycle parking component to be incorporated into the larger Master Plan Development. Staff recommends, as a condition of approval, that the design and installation of the required 16 bicycle parking spaces be deferred for two (2) years or until the future Master Plan application for the larger Longacres redevelopment, whichever comes first. DocuSign Envelope ID: 6E2E6A33-7303-44F5-9F99-F2B6601D8A72 City of Renton Department of Community & Economic Development Sounders FC at Longacres Refuse and Recycling and Bicycle Parking Modification Administrative Modification Report & Decision LUA23-000118, MOD Report of March 30, 2023 Page 4 of 5 D_Sounders Mod_FINAL ✓ 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 proposal is to defer the bicycle parking during the ongoing Longacres master planning process. This deferral would allow the property owner (Unico Properties) the opportunity to thoughtfully incorporate bicycle parking into the Master Plan for the larger Longacres redevelopment. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: The existing building does not currently have bicycle parking facilities, therefore the applicant’s proposal to defer the required bicycling parking is not anticipated to adversely impact other properties in the vicinity. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’. ✓ e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’. D. DECISION: Each requested modification satisfies 5 of the 5 criteria listed in RMC 4-9-250D for approval of modifications. Therefore, the Sounders FC at Longacres Refuse and Recycling and Bicycle Parking Modification, File No. LUA23-000118, MOD, is approved and is subject to the following condition: 1. The design and installation of the required 16 bicycle parking spaces for the Sounders FC development shall be deferred for two (2) years or until the future Master Plan application for the larger Longacres redevelopment is submitted, whichever comes first. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on March 20, 2023 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Unico Longacres South Building LLC Unico Longacres South Campus Land LLC Unico Longacres Central Drainage LLC 1215 4th Ave, Suite 600 Seattle, WA 98161 Unico Properties 1215 4th Ave, Suite 600 Seattle, WA 98161 Julia Reeve Unico Properties 1215 4th Ave, Suite 600 Seattle, WA 98161 DocuSign Envelope ID: 6E2E6A33-7303-44F5-9F99-F2B6601D8A72 5/30/2023 | 12:25 PM PDT City of Renton Department of Community & Economic Development Sounders FC at Longacres Refuse and Recycling and Bicycle Parking Modification Administrative Modification Report & Decision LUA23-000118, MOD Report of March 30, 2023 Page 5 of 5 D_Sounders Mod_FINAL TRANSMITTED on March 20, 2023 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Director Gina Estep, Economic Development Director Nathan Janders, Development Engineering Manager Matt Herrera, Current Planning Manager Anjela Barton, Fire Marshal E. 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 13, 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 Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 6E2E6A33-7303-44F5-9F99-F2B6601D8A72 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: Sounders FC at Longacres Refuse and Recycling and Bicycle Parking Modification Land Use File Number: LUA23-000118, MOD Date of Report Error! Reference source not found. Staff Contact Jill Ding Senior Planner Project Contact/Applicant Julia Reeve Unico Properties 1215 4th Ave, Suite 600, Seattle, WA 98161 Project Location 1901 Oaksdale Ave SW, Renton, WA 98057 The following exhibits are included with the Administrative Modification Report: Exhibit 1: Administrative Modification Decision Exhibit 2: Modification Request Justification Exhibit 3: Refuse and Recycling Exhibit DocuSign Envelope ID: 6E2E6A33-7303-44F5-9F99-F2B6601D8A72