HomeMy WebLinkAboutSR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 25, 2023
Project File Number: PR23-000139
Project Name: SW Grady Office and Shop Building
Land Use File Number: LUA23-000300, ECF, SA-A, MOD
Project Manager: Clark H. Close, Principal Planner
Owner/Applicant: Daniel Mendes, 1404 Grady LLC, 10650 9th Pl, Unit 1822, Bellevue, WA 98004
Contact: David Boileau, Sitts & Hill Engineers, Inc., 4815 Center St, Tacoma, WA 98409
Project Location: 1404 SW Grady Way, Renton, WA 98055 (APN 2423049061)
Project Summary: The applicant is requesting administrative site plan review, environmental (SEPA)
review, and a street modification to construct a 9,418 square foot one-story office
and shop building at 1404 SW Grady Way (APN 2423049061). The subject property is
approximately 27,175 square feet (0.62 acres) and is located within the Medium
Industrial (IM) zoning designation. The applicant is proposing to retain the existing
1,520 square foot building during construction of the new building for material
storage. After construction, the material would be relocated to the new building and
the existing building would be demolished. In addition to the new building, the site
work would include vehicle parking, a pedestrian walkway, landscaping, and other
associated utility improvements. Access to the property is from SW Grady Way. The
site is relatively flat. Grading would include 10 cubic yards of cut and 1,210 cubic
yards of fill from a local gravel pit. The applicant is proposing a street modification to
retain the existing curb and gutter, sidewalk, and landscaping along the project
frontage. One (1) significant tree would be removed and replaced. The City’s mapping
system has identified the subject property is within a high seismic hazard area and
the northeast corner of the parcel is in the 100-year special flood hazard area (FEMA
Zone – AE). The applicant submitted a geotechnical report, technical information
report, traffic letter, and an arborist report.
Site Area: 0.62 acres
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 2 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
B. EXHIBITS:
Exhibit 1-27: As shown in the Environmental Review Committee (ERC) Report
Exhibit 28: Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 29: Administrative Staff Report & Decision
Exhibit 30: Street Modification Request Justification
C. GENERAL INFORMATION:
1. Owner(s) of Record: Daniel Mendes, 1404 Grady LLC, 10650 9th Pl, Unit
1822, Bellevue, WA 98004
2. Zoning Classification: Medium Industrial (IM)
3. Comprehensive Plan Land Use Designation: Employment Area (EA)
4. Existing Site Use: One-story storage building and parking for vehicle
storage, such as recreational vehicles and boats
5. Critical Areas: High seismic hazard area and the northeast corner of
the parcel is in the 100-year special flood hazard area
(FEMA Zone – AE).
6. Neighborhood Characteristics:
a. North: King County South Treatment Plant. Employment Area Comprehensive Plan Land Use
Designation; Medium Industrial (IM) zone
b. East: King County South Treatment Plant. Employment Area Comprehensive Plan Land Use
Designation; Medium Industrial (IM) zone
c. South: SW Grady Way Right-of-Way and WSDOT Limited Access Right-of-Way (Interstate 405).
d. West: King County South Treatment Plant. Employment Area Comprehensive Plan Land Use
Designation; Medium Industrial (IM) zone
7. Site Area: 0.62 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 (S 180th) N/A 1745 04/19/1959
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
that transitions to a 10-inch water main located on the north side of SW Grady Way.
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 3 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch King County private
sewer main adjacent to the north property line within King County wastewater vacant land (APN
2423049125).
c. Surface/Storm Water: There is an 18-inch storm main in SW Grady Way.
2. Streets: The proposed development fronts SW Grady Way along the south property line. SW Grady Way
is classified as a principal arterial street with an existing right-of-way (ROW) width of approximately 100
feet.
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 4-2-130: Industrial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area 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
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 7, 2023 and determined the application complete on September 13, 2023. The project
complies with the 120-day review period.
2. The project site is located at 1404 SW Grady Way, Renton, WA 98055 (APN 2423049061).
3. The project site is currently developed with a one-story storage building and parking for vehicle storage.
4. Access to the site would be provided via SW Grady Way.
5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
6. The site is located within the Medium Industrial (IM) zoning classification.
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 4 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
7. There is one (1) significant tree located on-site. The on-site tree is an 11-inch pine tree that is proposed
to be removed for construction of a vehicular turnaround area and resultant changes in finished grade.
8. The site is mapped with high seismic hazard area and the northeast corner of the parcel is in a 100-year
special flood hazard area (FEMA Zone – AE).
9. Approximately 10 cubic yards of material would be cut on-site and approximately 1,210 cubic yards of fill
is proposed to be brought into the site.
10. The applicant is proposing construction in spring 2024.
11. Staff received no public comment letter(s) on the application.
12. Staff received comments from the Duwamish Tribe on September 14, 2023 (Exhibit 16), agency comments
from Department of Ecology on September 27, 2023 (Exhibit 18), and agency comments from King County
Department of Natural Resources and Parks – Wastewater Treatment Division on September 27, 2023
(Exhibit 20). Staff responded to the Duwamish Tribe on September 20, 2023 (Exhibit 17), Ecology on
September 27, 2023 (Exhibit 19), and KCWTD on September 28, 2023 (Exhibit 21).
13. 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.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
October 9, 2023 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the SW Grady Office and Shop Building (Exhibit 28). The DNS-M included four (4)
mitigation measures. A 14-day appeal period commenced on October 9, 2023 and ended on October 23,
2023. No appeals of the threshold determination have been filed as of the date of this report.
15. 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. The project construction shall comply with the recommendations found in the submitted
Geotechnical Report, prepared by PanGEO Inc., dated July 2023 and any future addenda.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). 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(s).
c. The applicant shall comply with the following recommendations found in the submitted letter
from the Department of Ecology, dated September 27, 2023, prior to civil construction permit
issuance:
a. Sample the soil and analyze for arsenic and lead following the 2019 Tacoma Smelter
Plume Guidance and send the soil sample results to Ecology for review.
b. If lead or arsenic are found at concentrations above the Model Toxics Control Act (MTCA)
cleanup levels (Chapter 173-340 WAC); the owners, potential buyers, construction
workers, and others shall be notified of their occurrence.
c. If lead, arsenic and/or other contaminants are found at concentrations above MTCA
cleanup levels, the applicant shall:
i. Develop soil remediation plan and enter into the Voluntary Cleanup Program with
Ecology.
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 5 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
ii. Obtain an opinion letter from Ecology stating that the proposed soil remediation
plan will likely result in no further action under MTCA. The applicant shall provide
to the local permitting agency the opinion letter from Ecology.
iii. Prior to finalizing site development permits, provide to the local land use
permitting agency “No Further Action” determination from Ecology indicating
that the remediation plans were successfully implemented under MTCA.
d. If soils are found to be contaminated with arsenic, lead, or other contaminants, extra
precautions shall be taken to avoid escaping dust, soil erosion, and water pollution
during grading and site construction. Contaminated soils generated during site
construction shall be managed and disposed of in accordance with state and local
regulations, including the Solid Waste Handling Standards regulation (Chapter 173-350
WAC).
d. Project construction activities that would result in soil disturbance below the existing fill mate rial
be completed under observation by a professional archeologist. All project disturbance activities
shall be included in a project-specific monitoring plan upon completion of the final project design.
Consultation with concerned Tribes shall occur prior to survey activities.
16. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. The purpose of the EA designation is to provide a significant economic
development and employment base for the City. Maintain a variety and balance of uses through zoning
that 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-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-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.
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 6 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
✓
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
✓
Policy L-57: Provide complete arranged as an interconnecting network or grid. Locate
planter strips between the curb and the sidewalk in order to provide separation
between cars and pedestrians. Discourage dead-end streets and cul-de-sacs.
✓ Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
17. Zoning Development Standard Compliance: The purpose of the Medium Industrial Zone (IM) is to provide
areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and
warehousing. Uses in this zone may require some outdoor storage and may create some external
emissions of noise, odor, glare, vibration, etc., but these are largely contained on -site. Compatible uses
that directly serve the needs of other uses permitted within the district are also allowed zone-wide.
Additionally, within the Employment Area designation, an even wider variety of commercial and service
uses may be permitted. The proposal is compliant with the following development standards, as outlined
in RMC 4-2-130A, if all conditions of approval are met:
Compliance IM Zone Develop Standards and Analysis
✓
Use: Pursuant to RMC 4-2-060, Zoning Use Table – Uses Allowed in Zoning
Designations, construction/contractor’s office uses are permitted in the IM zone.
A construction/contractor’s office is defined as an area where a construction contractor
maintains its office, as well as storage for equipment and materials, for the construction
and landscaping trades.
Staff Comment: The applicant is requesting administrative site plan review and a street
modification to construct a new 9,418 square foot one-story office and shop building.
According to the applicant, the existing 1,520 square foot building would be retained
through construction of the new building for material storage. Following construction
of the new building, the material would be relocated to the new
construction/contractor’s office building and the existing building would be demolished
to allow for required surface parking.
N/A
Lot Dimensions: The minimum lot size required in the IM zone is 35,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: Not applicable. Other than the required right-of-way dedication, no
changes are proposed to the existing lot.
✓
Setbacks: The minimum front yard setbacks are 20 feet along principal arterial streets
and 15 feet along other streets, provided for lots adjacent to residentially zoned
properties this setback increases to 50 feet. The minimum secondary front yard
setbacks are 20 feet along principal arterial streets and 15 feet along other streets,
provided for lots adjacent to residentially zoned properties this setback increases to 50
feet. There are no side or rear yard setback requirements, except 50 feet if abutting a
lot zoned residential.
Staff Comment: The interior lot is located along a principal arterial street (SW Grady
Way) and is not adjacent to or does not abut a lot zoned r esidential. Following a one
and one-half foot (1.5’) right-of-way dedication on SW Grady Way, the applicant is
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 7 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
proposing an approximately 23’-2” front yard building setback from SW Grady Way, an
approximately nine-foot six-inch (9’-6”) rear yard setback to the north property line, a
five foot (5’) side yard setback to the west property line, and a 57’ side yard setback to
the east property line. The proposed building setbacks comply with the minimum
setbacks allowed for the IM zone (Exhibit 2). In addition, the proposed setbacks would
allow for adequate landscaping along the project street frontage.
✓
Building Standards: There are no maximum lot coverage requirements for buildings in
the IM zone. The maximum building height is 50 feet in the IM zone.
Staff Comment: The applicant is proposing a 9,418 square foot one-story office and
shop building. The building would cover approximately 34.7% (9,418 sf / 27,175 sf =
34.7 percent) of the existing lot and approximately 34.9% of the lot following the
anticipated 1.5’ of right-of-way dedication on SW Grady Way for frontage
improvements. The tallest height of the proposed structure is 22 feet. The existing
building would be demolished once the material is moved over to the new building. The
final phase (Exhibit 2) of construction would comply with the lot coverage requirements
and the maximum building height allowed in the IM zone.
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. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards are based on small,
medium, and large species trees at approximately 30’, 40’ and 50’ on center,
respectively.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two-inch (2") caliper for multi-family, commercial, and
industrial uses at an average minimum rate of one tree per thirty (30) lineal
feet of street frontage. Trees shall be one-and-one-half-inch (1.5") caliper for
low impact development stormwater management facilities associated with
any land use.
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. 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.
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 8 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
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.
d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: A conceptual landscape plan, prepared by Sitts & Hill Engineers, Inc.,
was submitted with the land use application (Exhibit 8). The conceptual landscape plan
illustrates the proposed features that would be used to comply with the City’s landscape
regulations, enhance the visual character of the proposed new building, comply with
parking lot requirements, and create other on-site amenities. The planting schedule
includes a variety of trees, shrubbery, groundcover, and grasses. Starting from the end
of the right-of-way dedication, the applicant is proposing an approximately seven-foot
(7’) to eighteen-foot (18’) wide perimeter landscaping along the street frontage of SW
Grady Way. To comply with parking lot perimeter landscaping, the landscaping must be
at least 10 feet (10') in width as measured from the street right-of-way with the
exception of areas for required walkways and driveways. This could be achieved by
increasing the width of the street frontage landscaping between the first onsite parking
space and the proposed vehicular turnaround area located between the building and
the street frontage. The width of the street frontage landscaping must include a mixture
of trees, shrubs, and groundcover to a minimum of 10 feet (10’) in width as measured
from the street right-of-way. Therefore, staff recommends as a condition of approval,
that the applicant submit a revised landscape plan that demonstrates compliance with
the minimum street frontage landscape requirement by providing at least 10 feet (10')
of landscape width between surface parking spaces and the proposed vehicular
turnaround, as measured from the street right-of-way. A revised landscape plan shall
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 9 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
be submitted to, and approved by, the Current Planning Project Manager prior to civil
construction permit approval.
The applicant is proposing an approximate three and one -half foot (3.5’) wide
landscape strip between the surface parking and east property line. Up to eight (8) large
trees are proposed to be planted within this perimeter landscape buffer. A five foot (5’)
wide to eight foot (8’) wide perimeter landscape strip would be necessary to
accommodate the selected tree size and root system of the proposed large trees.
Therefore, staff recommends as a condition of approval, that the applicant submit a
revised landscape plan that includes a minimum five-foot (5’) wide perimeter landscape
strip along the east side of the property. The revised landscape plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to civil construction
permit approval.
Underground sprinkler systems are required to be installed and mainta ined for all
landscaped areas. The sprinkler system must provide full water coverage of the planted
areas specified on the landscape plan. As a result, staff is recommending as a condition
of approval, that the applicant be required to provide a detailed landscape plan and
irrigation plan with the civil construction permit application. The detailed landscape
plan and irrigation plan shall be provided to, and approved by, the Current Planning
Project Manager prior to civil construction permit issuance.
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require a minimum of thirty percent (30%) of all significant trees on site. Subject
properties shall comply with tree credit requirements at a minimum rate of thirty (30)
credits per net acre. Tree retention or a combination of tree retention and
supplemental tree planting (with new small, medium, or large tree species) shall be
provided to meet or exceed the minimum tree credits required for the site. The
supplemental trees shall be planted with a minimum size of two-inch (2") caliper, or
evergreen trees with a minimum size of six feet (6') tall.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees adjacent
to critical areas and their associated buffers; and Significant trees over sixty feet (60')
in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and Other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant submitted an Arborist Report with the land use
application (Exhibit 9). According to the Report, up to two (2) trees are proposed for
removal. One (1) on-site 11” caliper pine tree in fair health and one (1) 15” maple tree
in good health located within the right-of-way at the new proposed project entrance on
SW Grady Way. The 11” caliper pine tree is proposed to be removed for construction of
a vehicular turnaround and resultant changes in finished grade (a three foot (3’)
difference between existing and proposed grades).
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 10 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
The proposed 11” caliper pine tree would require five (5) tree credits for replacement.
Based on the future 0.62-acre lot, the applicant would need a total of 19 tree credits
(30 x 0.62 = 19) to reach the required 30 credits per net acre. The applicant is proposing
to plant 15 new trees (Ginkgo Biloba ‘Autumn Gold’), 14 on -site and one (1) offsite, as
shown in the conceptual landscape plan (Exhibit 8). The Autumn Gold Ginkgo tree is
slow growing and is classified as a large-mature tree on the city’s approved tree list.
As proposed with the conceptual landscape plan, the applicant has reached a level of
28 tree replacement credits due to the proposed 14 new on-site large tree species. Five
(5) tree credits were required for the pine tree replacement and 19 tree credits were
required to meet the 30 credits per net acre. Therefore, proposed tree replacement and
planting plan would comply with the tree retention and land clearing regulations.
✓
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The applicant is proposing a propane tank and a heat pump on a
concrete equipment pad located along the north side of the building. The equipment
would be screened from public view via the proposed new building, chain link fencing,
and landscaping. No surface mounted utility equipment is proposed at the front of the
building that would be visible to the public.
✓
Refuse and Recycling: 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.
Staff Comment: Based on the proposal for a 9,418 square foot office and shop building,
a total minimum area of 100 square feet of refuse and recycle area would be required
to be apportioned and located onsite. The proposal includes a refuse and recycle area
approximately 250 square feet (25’ x 10’) in size which complies with the minimum area
required for recycling and refuse deposit areas. The applicant is proposing a 40-yard
dumpster to be located on the 250 square foot concrete pad that measures
approximately 22’ x 8’ (176 square feet) (Exhibit 5). No portion of the outdoor refuse
and recyclables deposit area and collection point would be located within any required
setback or landscape areas.
Refuse and recyclables deposit areas located in industrial developments that are
greater than one hundred feet (100') from residentially zoned property are exempted
from wall or fence requirements. The applicant would be required to comply with the
refuse and recyclables standards outlined in RMC 4-4-090 at the time of building permit
application.
Compliant if
condition of
Parking: Parking regulations for general office use require a minimum of 2.0 per 1,000
square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 11 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
approval is
met
feet of net floor area. Indoor storage buildings require a minimum and maximum of 1.0
per 1,500 square feet of net floor area.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet. The maximum number of compact spaces are not to exceed forty
percent (40%) for designated employee parking and are not to exceed thirty percent
(30%) for all other uses (not including structured parking).
A minimum of one (1) accessible parking space is required for parking lots that have a
total parking space up to 25 spaces.
Staff Comment: The applicant is proposing 17 surface parking spaces (one (1) ADA stall
and 16 standard stalls). Per the architectural floor plan, approximately 2,750 square
feet of the office and shop building would be used as indoor storage. Therefore, the
office and storage/shop building would require between 15 and 32 parking stalls. A
parking range of 13 to 30 spaces for 6,668 square feet of office use and two (2) spaces
for indoor storage use. Therefore, the office and storage/shop building would require
between 15 and 32 parking stalls. The proposal would comply with the minimum
number of required accessible parking spaces and the minimum and maximum number
of required spaces for the proposed office and shop/indoor storage building uses.
Access and parking lot configuration is designed with one row of ninety degree (90°)
parking with two-way circulation between the proposed building (on the west side of
the lot) and surface parking (on the east side of the lot) (Exhibit 2). The proposed
standard parking stall dimensions measure nine feet (9’) by 18’ and the two -way drive
aisle that measures approximately 29’-6”. It appears that no compact stalls are
proposed. Prior to civil construction permit issuance, the parking lot striping would need
to be modified to comply with minimum parking stall dimensions. There is adequate
area within the drive aisle to account for a slightly longer parking stall stripe needed to
comply with the minimum 20-foot (20’) depth of a standard parking stall. Staff
recommends, as a condition of approval, the applicant submit a revised site plan that
complies with all parking stall dimension requirements. The revised site plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
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 for all non-residential
developments that exceed four thousand (4,000) gross square feet in size.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10
percent (10%) of the number of required off-street parking spaces. The applicant is not
proposing any bicycle parking on-site (Exhibits 2 and 5). Future location(s) for bicycle
parking should be clearly marked and visible to cyclists, should not impede or create a
hazard to pedestrians or vehicles, nor should they conflict with vehicle vision clearance
standards. 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').
Per RMC 4-4-080F.11.c bicycle parking shall be provided for secure extended use and
shall protect the entire bicycle and its components and accessories from theft and
weather. Acceptable examples include bike lockers, bike check-in systems, in-building
parking, and limited access fenced areas with weather protection. Therefore, staff
recommends as a condition of approval that the applicant provide secure bicycle
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 12 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
parking for a minimum of two (2) spaces. Bicycle parking shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
Compliant if
conditions of
approval are
met
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: According to the floor plan (Exhibit 5) and site plan (Exhibit 2), the
applicant is proposing a six-foot (6’) high chain link fence around several portions of the
building and multiple retaining walls between the proposed building and right-of-way.
The proposed fence would not stand in or in front of any required landscaping or pose
a traffic vision hazard. The proposed retaining walls appear to be used to support the
pedestrian sidewalk and vehicle turnaround in front of the building as well as the
landscaping and parking area at the southeast corner of the lot. The retaining wall
located at the southeast corner of the lot appears to extend perpendicular to the
sidewalk in a north/south direction. The southeast retaining wall extends from th e
right-of-way of SW Grady Way, on-site to the end of the second on-site parking space,
approximately 41’-4” along the west property line. This proposed retaining wall would
not be located outside of the minimum three feet (3’) landscaped setback area from the
south property line. In addition, the existing frontage improvements include an existing
concrete block wall within the right-of-way that parallels most of the south property
line (over 80% of the property frontage). The existing block wall is approximately seven
feet (7’) from the existing south property line. A retaining wall detail nor a cross section
were provided to determine the retaining wall materials, retaining wall design, or
retaining wall heights. Therefore, staff recommends and a condition of approval that
the applicant provide a detailed retaining wall plan that complies with all retaining wall
guidelines or standards and is pedestrian friendly. A pedestrian-friendly wall may
include but are not limited to seating walls, constructed of aesthetically pleasing
materials, lower walls height or terraced walls, and/or screened with landscaping. The
detailed retaining wall plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
According to King County Wastewater Treatment Division (WTD), the existing fence on
the north end of the site is currently encroaching on King County property and will need
to be removed along with any other personal property. WTD is requesting that the City
submit construction drawings for the project so that WTD can assess its potential
impacts (Exhibit 20). Therefore, staff recommends and a condition of approval that the
applicant remove all fencing and other personal property located on the abuttin g King
County property prior to building permit issuance. Access to WTD property would need
to be granted by WTD.
18. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
condition of
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 13 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
approval is
met
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: According to the submitted Geotechnical Report, prepared by PanGEO
Inc., dated July 2023 (Exhibit 14) the site contains erosion hazards at the site to be low
and can be effectively mitigated with Best Management Practice (BMPs) during
construction. No landslide or coal mine hazard areas were found at the site. The
geotechnical engineer explored the soil a nd groundwater conditions at the subject
parcel. Soils observed at the borings consisted of a layer of undocumented fill to a depth
of approximately seven feet (7’) below the surface followed by alluvium consisting of
loose to dense sand, gravelly, and sil ty sand with occasional organics and shell
fragments. Groundwater was observed at about 15 feet below the ground surface. The
alluvial soils, below the groundwater table to a depth of about 60 feet, are potentially
liquefiable and this could result in a post-liquefaction settlement of about 8 to 9 inches
and a potential shear-induced liquefaction settlement below the foundation to be
about 1 inch under an earthquake event. As a result, the geotechnical engineer
estimates that the potential differential building settlement would be up to about 4 to
4½ inches, but more likely be less than 3 to 4 inches.
Due to the geotechnical recommendations included in the provided geotechnical
report, staff recommended as a mitigation measure that the applicant a) comply with
the recommendations found in the submitted Geotechnical Report, prepared by
PanGEO Inc., dated July 2023 and any future addenda and b) that the applicant’s
geotechnical engineer review the project’s construction and building permit plans to
verify compliance with the geotechnical report(s). The geotechnical engineer would be
required to 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(s) (Exhibits 1 and 27). For purposes of the Site Plan Review, no
further conditions are recommended.
✓
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: According to City of Renton (COR) Maps, the site is located
approximately 187 feet west of the Black River/Springbrook Creek regulated shoreline
buffer. The off-site Black River/Springbrook Creek is classified as a Type S stream. A
Type S stream are waters inventoried as “Shorelines of the State” under chapter 90.58
RCW, Shoreline Management Act of 1971. These waters are regulated under Renton’s
Shoreline Master Program Regulations, RMC 4-3-090.
In addition, a small portion of the northeast corner of the site is located within a Special
Flood Hazard Area Zone (100-year floodplain, Flood Zone: AE, and Flood Risk: High -
1% annual chance). The approximate location of the site within the flood hazard zone
is the northeast corner of the lot. This 543 square foot area is proposed to be graded
lower from the existing grade and a catch basin would be added to the low point. No
new buildings or fill are proposed within that flood hazard zone. As a result, no
reduction in in effective base flood storage volume or no compensatory storage is
anticipated. The applicant would be required to submit a Flood Hazard Data Survey at
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 14 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
the time of civil construction permit to verify that there would be no reduction in the
effective base flood storage volume. Additional flood protection requirements would be
reviewed for compliance during the civil construction permit process. No further
mitigation related to the Flood Hazard Area is necessary.
19. Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for all development within the
Employment Area (EA) designation when it is not exempt from Environmental (SEPA) Review. Given Site
Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.3 the
following table contains project elements intended to comply with level of detail needed for Site Plan
requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See previous discussion under FOF 17, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency .
Staff Comment: Not applicable.
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 proposed improvements would not be an overscale of structures
or overconcentration of development on the subject site. The proposed office and shop
building would add additional opportunities for industrial uses to the current lot. The
proposed building would match the character and massing allowed in the IM zone.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: A number of site and street frontage improvements are proposed
along SW Grady Way. These improvements, include but are not limited to, a new
driveway curb cut and a new designated pedestrian connection from the buildings
main entrance to the public sidewalk via a concrete pathway (Exhibit 2). Together, the
proposed site and street frontage improvements would providing desirable transitions
and linkages between the proposed use, future use(s), street, nearby walkways, and
adjacent properties if all conditions of approval are complied with. See FOF 20,
Modification Analysis for more information.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 15 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: The refuse and recycling and utility equipment concrete pads would be
primarily screened from public view and surrounding properties via the new proposed
building, perimeter fencing, and landscaping. See FOF 17, Zoning Development
Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: There are views typical of the Valley Community Planning Area,
including territorial views. It is not anticipated that the one-story building would result
in substantially obscuring existing views of attractive natural features.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and g enerally
enhance the appearance of the project.
Staff Comment: The applicant is proposing landscaping between the building and the
public right-of-way and landscaping within the parking lot to generally enhance the
appearance of the project. See discussion under FOF 17, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application. Therefore, staff
recommends as a condition of approval that the applicant be required to provide a
lighting plan with foot-candles levels that adequately provides for public safety without
casting excessive glare on adjacent properties. The final lighting plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to building permit
approval.
Compliant if
SEPA
Mitigation
Measures are
Implemented
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The project is located in an industrial area near the King County’s South
Treatment Plant. All of the abutting parcels are King County owned and are zoned
Medium Industrial (IM). The IM zone includes lands that provide areas for medium-
intensity industrial activities involving manufacturing, processing, assembly, and
warehousing. Uses in this zone may require some outdoor storage and may create
some external emissions of noise, odor, glare, vibration, etc., but these are largely
contained on site, including Construction and/or contractor’s offices and shops.
The proposed structure would be located near the west property line with building
orientation (entrance doors and garage doors) to the east. The proposed building
location would meet all required setbacks from the property lines. Up to 17 surface
parking stalls are proposed along the eastern portion of the lot. The identified service
elements have been located away from the pedestrian-oriented spaces to minimize
their impact on the pedestrian environment. The proposed construction/contractor’s
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 16 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
office building is anticipated to be compatible with future surrounding industrial uses
in the IM zone.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The massing of the proposed office and shop building is most
prominently visible from SW Grady Way. The scale and bulk of the building is reduced
through the use of differing colors and materials on the building façades, building
modulation along the street frontage, and the topography along the south property
line (Exhibits 4-7).
The proposed structure would have a building area of approximately 9,418 square feet
on the 27,175 square foot (0.62-acre) parcel. As a result, the building would cover
approximately 34.7% of the existing lot (9,418 sf / 27,175 sf = 34.7%). The proposed
one-story building would comply with the lot coverage requirements and the 50-foot
(50’) height requirements of the IM zone. The proposed building and landscape areas
are designed appropriately to allow adequate light and air circulation to the building
and the site. The design of the structure would not result in excessive shading of the
property. In addition, there is ample area surrounding the building to provide normal
airflow.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The majority of the existing parcel is generally void of any meaningful
vegetation. The site does contain an existing pine tree that is proposed to be removed
and replaced with several new 2” caliper trees. Topographically, the overall site is
relatively flat (Exhibit 4). A geotechnical report (Exhibit 14) and Technical Infiltration
Report (Exhibit 11) for the site were submitted with the site plan application.
Information on the water table and soil permeability were included with these reports
and they concluded that the soils are not suitable for infiltration. Approximately 10
cubic yards of cut and 1,210 cubic yards of fill for the new building, drive aisles, and
parking improvements (Exhibit 22). Following construction, the site would have an
impervious surface coverage over 90% (Exhibit 2).
In addition, the Environmental Review Committee issued mitigation measures that the
project construction must comply with the recommendations found in the submitted
Geotechnical Report, prepared by PanGEO Inc., dated July 2023 and any future
addenda. Second, the applicant’s geotechnical engineer reviews the project’s
construction and building permit plans to verify compliance with the geotechnical
report(s) and that 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(s) (Exhibit 28).
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 17 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030.
Staff Comment: If all conditions of approval are met, the redevelopment project would
provide all code required parking for the proposed development by providing a surface
parking lot for up to 17 vehicles. The proposed project includes a new on-site collection
and conveyance system and associated enhanced water treatment device (a 4’ x 6’
BioPod Underground with StormMix Media) located near the northeast corner of the
site. According to the TIR, the proposed conveyance system would convey stormwater
to the City’s conveyance system which would ultimately discharge to the Black River via
Springbrook Creek. The proposed project is anticipated to meet current stormwater
management requirements, as set forth by the 2022 RSWDM, for detention and
treatment.
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. Landscaping shall be consistent with RMC
4-4-070.
Staff Comment: Landscaping has been incorporated into the preliminary site plan to
soften the appearance of the building and surface parking lot (Exhibit 8). See FOF 20,
Zoning Development Standard: Landscaping.
Compliant if
conditions of
approval are
met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The applicant submitted a Traffic Letter, prepared by Jake Traffic
Engineering, Inc., dated June 19, 2023 (Exhibit 15) with the application. The project
would retain access from SW Grady Way. No other access points or side streets are
available to provide access to the lot. The applicant is proposing to relocate and
reconstruct the vehicular access point from the west side of the lot to the east side of
the lot. The new vehicle access point would comply with current driveway access
standards. For example, driveways shall not be closer than five feet (5') to any property
line. The traffic engineer estimates that the proposed 29.9’ wide access would maintain
good sight lines, provided that no vehicles, signage or vegetation is within the s ight
triangle.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The applicant is proposing an aluminum storefront system near SW
Grady Way for the south tenant space (Exhibit 6). In addition, the pedestrian building
entrance for the south tenant space includes a vestibule and a roo f canopy that provides
weather protection and visual cues that promote internal circulation and wayfinding
for users. The height at the bottom of the roof canopy is approximately 15’-5” from the
finished floor. Two (2) access doors and two (2) garage doors are proposed for the north
or second tenant space. Similar visual cues should be provided for the north tenant
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 18 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
space that would promote the same internal circulation efficiency as the south tenant
space. Therefore, staff recommends as a condition of appro val, that the applicant
submit a revised architectural exterior elevation that includes a roof canopy over the
primary entrance door to the north tenant space. The revised architectural exterior
elevation shall be reviewed and approved by the Current Planning Project Manager
prior to building permit issuance.
The preliminary site development plan includes up to 17 surface parking stalls on-site.
The applicant has proposed one row of ninety degree (90°) parking along the east side
of the property. The drive aisle that accesses the surface parking would allow for a two
(2) way circulation pattern, meeting the minimum aisle width of 24 feet (24’). An
internal pedestrian connection via a new sidewalk is proposed from the south tenant
building entrance to the existing public sidewalk network on SW Grady Way. The
proposed on-site pedestrian walkway stops short of providing a complete internal
circulation system from the public sidewalk to the second or north tenant space. To
promoting safety and efficiency of the internal circulation system, the proposed five-
foot (5’) wide concrete sidewalk could be extended along the east elevation the full
length of the building. This would allow pedestrian access from the public sidewalk to
the northern portion of the building (second tenant space). The sidewalk extension
could be a flush sidewalk with the asphalt drive aisle to allow vehicles to access the
shop/tenant spaces within the building. Therefore, staff recommends as a condition of
approval, that the applicant submit a revised site plan that includes a minimum five foot
(5’) wide concrete sidewalk along the east building elevation. The revised site plan shall
be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
The proposed site plan includes an 8.7’ wide turnaround to the west of the new driveway
aisle and south of the proposed building (Exhibit 2). A portion of the asphalt turnaround
on surface parking is located within the required 10 feet (10’) of on-site landscaping
along the public street frontage. Therefore, staff recommended that the applicant
submit a revised landscape plan that would demonstrate compliance with the minimum
street frontage landscape requirement. This condition would require the location of the
turnaround to either move further north, be relocated to another location within the
site, or be removed from the plans. See also FOF 17, Zoning Development Standard
Compliance: Landscaping.
In addition, see discussions under FOF 19, Site Plan Review: Location and Consolidation,
and Transit and Bicycles and FOF 17, Zoning Development Standard Compliance:
Parking.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: There are no dedicated loading or delivery areas proposed onsite.
Loading and unloading could occur from within the building /shop area. See also
Location and Consolidation, Internal Circulations, and Parking discussions sections
under FOF 17 and FOF 19.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Transit service in the region is provide by the King County Department
of Transportation (Metro Transit) and Sound Transit. There are multiple routes that run
along I-405 and SR 167 in the vicinity of the site (Routes 150, RapidRide F Line, and
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 19 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
Sounder South S Line). In addition, a new South Renton Transit Center (SRTC) bus station
with parking will be constructed at the northeast corner of Rainier Ave S and S Grady
Way, approximately 0.91 miles to the east. The Transit Center construction is planned
for 2024 and is expected to be completed in 2026. Sound Transit's Stride bus rapid
transit will be a fast, frequent and reliable bus service, connecting to light rail and to
communities north, east and south of Lake Washington. Like light rail service, Stride is
designed for convenient, fast travel, with off-board fare payment and multiple door
entry and exit. New bus lanes and transit priority improvements is anticipated to help
riders avoid traffic.
Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of
required off-street parking spaces. The submitted site plan and architectural floor plans
do not identify locations for bicycle lockers or bicycle rooms (Exhibits 2 and 5).
Therefore, staff recommended a condition of approval to ensure compliance with
bicycle parking requirements by providing secure extended use bicycle parking for a
minimum of two (2) spaces. See also FOF 17, Zoning Development Standard
Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Internal pedestrian connections to the public sidewalk network are
proposed in order to provide safe and efficient pedestrian access throughout t he site
and to abutting sites, provided all conditions of approval are complied with. See also
FOF 17, Site Plan Review: Internal Circulation.
Compliant if
condition of
approval is
met
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: No distinct open space is being proposed that would serve as a project
focal point. The closest open space is the city owned open space and greenbelt property
located on Monster Rd SW at the Black River Riparian Forest (approximately 0.55 miles
to the north). Due to the larger front yard setback requirement in the IM zone, the
applicant could incorporate passive and/or active recreation for the occupants/users of
the site within this area. Open space is any physical area that provides visual relief from
the built environment for environmental, scenic or recreational purposes and may
consist of developed or undeveloped areas, including urban plazas, parks, pedestrian
corridors, landscaping, pastures, woodlands, greenbelts, wetlands and other natural
areas, but excluding stormwater facilities, driveways, parking lots or other surfaces
designed for vehicular travel. To incorporate open spaces onsite, staff recommends as
a condition of approval, that the applicant submit an updated detail landscape plan
that provides for and defines area(s) of open space on-site. The updated detailed
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to civil construction permit issuance.
✓
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 shoreline public access requirement is not applicable to the proposal.
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 20 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The existing property consists mostly of impervious surfaces. The
proposal includes demolishing the existing building located within the flood hazard
area. The proposal would arrange project elements to protect natural systems where
applicable, such as the flood hazard area.
✓
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 indicate that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees (Exhibit 27). Five (5) police
calls for service are estimated annually. The current rate for fire impact fees are $0.26
per square foot for office and $0.15 per square feet for garage space. The fee in effect
at the time of building permit issuance would be applicable for this proposal.
Water and Sewer.
Staff Comment: Based on the review of project information submitted, Renton Regional
Fire Authority (RRFA) has determined that the fire flow demand for the proposed
development is 1,750 GPM. The proposed development is within the City’s water service
area and in the and in the Valley 196 Pressure Zone. There is an existing 12-inch water
main that transitions to a 10” water main located on the north side of SW Grady Way.
The water main can deliver a maximum flow rate of 3,600 gallons per minute. The static
water pressure is approximately 75 psi at ground elevation 22 feet (Exhibit 27). There is
an existing water service line and ¾” meter setter (without a meter) in front of the
property which would need to be cut and capped at the main line. A city permit for the
cut and cap of the service is required for this work. There is an existing fire hydrant
adjacent to the south of the site within the SW Grady Way.
The development is subject to applicable water system development charges (SDCs) and
meter installation fees based on the size of the water meters. The SDC fee for water is
based on the size of the new domestic water to serve the project. The 2023 water fee is
$4,850 per 1-inch meter, $24,250 per 1-1/2-inch meter, $38,800 per 2-inch meter, and
$77,600 per 3-inch meter. Fees charged are based on the rate at the time of civil
construction permit issuance.
The proposed development is within the City’s sewer service area. There is an existing
King County private 8’’ PVC gravity wastewater main and associated sewer man holes
adjacent to the north property line of the project site within King County wastewater
vacant land (APN 2423049125). All new side sewers and sewer stub would be subject
to the standards in RMC 4-6-040 and City of Renton Standard Details. The development
would be subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. The 2023
sewer fees are $3,650 per 1-inch meter, $18,250 per 1-1/2-inch meter, $29,200 per 2-
inch meter, and $58,400 per 3-inch meter. Fees charged are based on the rate at the
time of construction permit issuance.
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 21 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
Drainage. An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant submitted a Technical Information Report, prepared by
Sitts & Hill Engineers, Inc., dated July 2023 (Exhibit 11) with the application. The report
analyzes existing conditions and proposed surface water collection and distribution.
According to the TIR Report, the site is mainly covered in dirt and gravel and does not
have an existing, private conveyance system. The project is proposing to add more than
5,000 square feet of new and replaced impervious area (approximately 9,418 sf of
rooftop area and approximately 12,618 sf of pollution generating hard surface). As a
result, the project would be subject to full draina ge review and must satisfy all core
requirements and special requirements of the 2022 City of Renton Stormwater Design
Manual (RSWDM). The project proposes work within the Peak Rate Flow Control
Standards (Existing Site Conditions) Area. The applicant is proposing a new on-site
collection and conveyance system and associated enhanced water treatment device (a
4’ x 6’ BioPod Underground with StormMix Media) located near the northeast corner of
the site. The 2023 Surface water system development fee is $0.92 per square foot of
new impervious surface, but no less than $2,300.00. This is payable prior to issuance of
the construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
Transportation.
Staff Comment: The transportation impacts were evaluated under the Staff Report to
the Environmental Review Committee (Exhibits 1-27). Access to the site is proposed via
SW Grady Way. A Traffic Letter was prepared by Jake Traffic Engineering, Inc. on June
19, 2023 (Exhibit 15). The redevelopment project is anticipated to generate about 17
net new PM peak hour trips. It is not anticipated that the proposed office and shop
building use would not generate any significant traffic impacts. Increased traffic created
by the development would be mitigated for by payment of transportation impact fees.
Currently this fee is assessed at $16.39 per square foot for office and $10.68 per square
foot for general light industrial. The transportation impact fee that is current at the time
of building permit issuance would be levied.
✓
l. Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects. Each phase must be able to stand on its
own without reliance upon development of subsequent phases in order to meet all
development standards of Title IV.
Staff Comment: The applicant is requesting to retain the existing 1,520 square foot
building during construction of the new building for material storage. After
construction, the stored material would be relocated to the new building and the
existing building would be demolished.
✓
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: There is an existing 18-inch concrete storm main and associated catch
basins within the south side of SW Grady Way (south of the project site). The project
site is relatively flat with the elevation of approximately 22’. Appropriate on-site BMPs
would be required to help mitigate the impact of storm and surface water runoff from
the development. During site construction, the applicant would be required to
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 22 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
implement temporary erosion and sediment control measures. See also drainage
comments.
20. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to retain the
existing frontage improvements in-lieu of providing the required principal arterial frontage improvements
consisting of half street improvements that would include a minimum 66 foot paved road (33 feet each
side), a one-half foot (0.5’) curb, an eight foot (8’) planting strip, an eight foot (8’) sidewalk, a two foot (2’)
minimum clearance between sidewalk and property line, street trees, and storm drainage improvements.
The proposal is subject to modification decision criteria, pursuant to RMC 4-9-250D, and staff is
recommending partial approval of the requested modification, subject to conditions 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 applicant contends that SW Grady Way already has been
constructed with street frontage improvements, including curb, gutter, sidewalk, and
landscaping (Exhibit 30).
The City’s Comprehensive Plan includes the 2018-2023 Renton Business Plan that has
five (5) goals. The first identified goal of the Renton Business Plan is to provide a safe,
healthy, vibrant community. This goal includes promoting a walkable, pedestrian and
bicycle-friendly city with complete streets, trails, and connections between
neighborhoods and community focal points. One intent of this goal 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 Comprehensive Plan’s Land Use Element Goal L-M: “Strengthen Renton’s
employment base and economic growth by achieving a mix of industrial, high
technology, office, and commercial activities in Employment Areas.” Staff concurs a
street modification would be consistent with the policy direction of the Comprehensive
Plan. If all conditions of approval are met, the street modification would support the
street’s vehicle capacity and walkable community. See also FOF 16, Comprehensive Plan
Analysis.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that three (3) existing street trees would be
saved if the existing frontage improvements are retained in place at the back of
sidewalk.
The City’s Public Works Transportation section and Department of Community and
Economic Development have reviewed the street frontage section of SW Grady Way and
have determined that the existing curb-curb width is sufficient, and a modified principal
arterial street standard containing a right-of-way width of approximately 101 feet (101’)
is acceptable. The modified principal arterial street standard is as follows: eight-foot
(8’) wide sidewalks, eight-foot (8’) wide planting strip, one-half foot (0.5’) wide curb,
two-foot (2’) minimum clearance between sidewalk and property line, and street trees
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 23 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
and storm drainage improvements on both sides of the street. As a result,
approximately one-half foot (0.5’) right-of-way dedication would be required
depending on final survey.
The submitted preliminary site and landscape plans depict a one and one-half foot (1.5’)
right-of-way dedication and no standard street frontage improvements to the existing
frontage improvements on SW Grady Way (Exhibits 2 and 8). Staff concurs that a
concerted effort should be made to retain the mature maple trees located in front of the
property in right-of-way of SW Grady Way. In addition, the applicant has the capability
to provide a visually attractive and safe pedestrian street that meet the transportation
needs of the surrounding area while providing the required separation between the
vehicular and pedestrian travel ways as required by the code. Therefore, staff is
recommending as a condition of approval, that the applicant relocate the concrete
pedestrian sidewalk from the back of the right-of-way curb to behind the planter strip.
The new replacement sidewalk shall provide transition panels to tie into the adjacent
sidewalks within the right-of-way of SW Grady Way. Provided the existing street trees
can be retained through civil construction, the required eight foot (8’) wide sidewalk may
be reduced by up to two feet (2’). The applicant’s arborist shall submit a letter stating
that he/she has reviewed the plans and in their opinion the existing street trees would
be retained in fair or better health using a 5-tier system through civil construction.
However, if one or more of the street trees is unable to be retained through civil
construction, the applicant would be required to construct half-street frontage
improvements based on the modified principal arterial street standard, as noted in this
criterion above in bold.
Attribute Description of Attribute
Condition
Heath Health rating of an assessed tree using a 5-tier system as follows:
1 – Excellent: No apparent problems with the tree. Form is exemplary for
the species.
2 – Good: Few minor defects such as crossed branches, minor foliage die-
back, minor trunk damage, or unbalance canopy.
3 – Fair: Several minor problems exist.
4 – Poor: Major defects visible such as significant trunk decay,
codominant leaders with included bark, significant canopy die-back,
major cracks in a stem or major limbs, and/or other structural problems.
Topped trees are generally considered poor.
5 – Dead or dying: Tree is dead or is in a state of significant decline.
✓
c. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends that by shifting the sidewalk to eight feet (8’)
behind the curb the frontage improvements would require transitional sidewalk panels
on the neighboring properties.
Staff has not identified any adverse impacts to other properties by providing transition
panels. Providing transition sidewalk panels from a sidewalk located behind the curb and
planter strip to an existing or retained sidewalk at the back of curb would be a common
way to connect sidewalks that are at different locations within the street right-of-way.
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 24 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
Construction of a new sidewalk may require a root barrier system to prevent potential
damage caused by tree roots. See also comments under criterion ‘b’.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: The applicant contends that the site would still possess the requisite
curb and gutter, eight-foot (8’) wide sidewalk, and eight-foot (8’) wide landscaping.
Staff concurs the proposed street modification request would conform to the intent and
purpose of the code provided all conditions of approval are met. See comments under
criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: Staff concurs that the modification is justified provided a safe and
functional pedestrian experience is achieved and all conditions of approval are met. See
comments under criterion ‘b’.
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 16.
2. The subject site is located in the Medium Industrial (IM) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 17.
3. The proposed site plan review complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 18.
4. The proposed site plan review complies with the site plan review decision criteria as established by City
Code, provided the project complies with all advisory notes and conditions of approval contained herein,
see FOF 19.
5. There are adequate public services and facilities to accommodate the proposal, see FOF 19.
6. The proposed site plan review complies with the modification criteria as established by City Code and
state law provided all advisory notes and conditions are complied with, see FOF 20.
7. Key features which are integral to this project include site plan development that includes a single-story
office and shop building with aluminum storefront windows and metal siding, surface parking, and
removal of an existing building outside of a special flood hazard area.
J. DECISION:
The SW Grady Office and Shop Buildingsite plan review, File No. LUA23-000300, ECF, SA-A, MOD, as depicted
in Exhibit 2, is approved and is subject to the following conditions:
1. The applicant shall comply with the four (4) mitigation measures issued as part of the Determination of
Non-Significance – Mitigated (DNS-M), dated October 9, 2023:
a. The project construction shall comply with the recommendations found in the submitted
Geotechnical Report, prepared by PanGEO Inc., dated July 2023 and any future addenda.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 25 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
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(s).
c. The applicant shall comply with the following recommendations found in the submitted letter from
the Department of Ecology, dated September 27, 2023, prior to civil construction permit issuance:
i. Sample the soil and analyze for arsenic and lead following the 2019 Tacoma Smelter Plume
Guidance and send the soil sample results to Ecology for review.
ii. If lead or arsenic are found at concentrations above the Model Toxics Control Act (MTCA)
cleanup levels (Chapter 173-340 WAC); the owners, potential buyers, construction workers, and
others shall be notified of their occurrence.
iii. If lead, arsenic and/or other contaminants are found at concentrations above MTCA cleanup
levels, the applicant shall:
1) Develop soil remediation plan and enter into the Voluntary Cleanup Program with Ecology.
2) Obtain an opinion letter from Ecology stating that the proposed soil remediation plan will
likely result in no further action under MTCA. The applicant shall provide to the local
permitting agency the opinion letter from Ecology.
3) Prior to finalizing site development permits, provide to the local land use permitting agency
“No Further Action” determination from Ecology indicating that the remediation plans were
successfully implemented under MTCA.
iv. If soils are found to be contaminated with arsenic, lead, or other contaminants, extra
precautions shall be taken to avoid escaping dust, soil erosion, and water pollution during
grading and site construction. Contaminated soils generated during site construction shall be
managed and disposed of in accordance with state and local regulations, including the Solid
Waste Handling Standards regulation (Chapter 173-350 WAC).
d. Project construction activities that would result in soil disturbance below the existing fill material be
completed under observation by a professional archeologist. All project disturbance activities shall be
included in a project-specific monitoring plan upon completion of the final project design.
Consultation with concerned Tribes shall occur prior to survey activities.
2. The applicant shall submit a revised landscape plan that demonstrate s compliance with the minimum
street frontage landscape requirement by providing at least 10 feet (10') of landscape width between the
surface parking spaces and the proposed vehicular turnaround, as measured from the street right-of-way.
A revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager
prior to civil construction permit approval.
3. The applicant shall submit a revised landscape plan that includes a minimum five-foot (5’) wide perimeter
landscape strip along the east side of the property. The revised landscape plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to civil construction permit approval.
4. The applicant shall provide a detailed landscape plan and irrigation plan with the civil construction permit
application. The detailed landscape plan and irrigation plan shall be provided to, and approved by, the
Current Planning Project Manager prior to civil construction permit issuance.
5. The applicant shall submit a revised site plan that complies with all parking stall dimension requirements.
The revised site plan shall be reviewed and approved by the Current Planning Project Manager prior to
civil construction permit issuance.
6. The applicant shall provide secure bicycle parking for a minimum of two (2) spaces. Bicycle parking shall
be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 26 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
7. The applicant shall provide a detailed retaining wall plan that complies with all retaining wall guidelines
or standards and is pedestrian-friendly. The detailed retaining wall plan shall be reviewed and approved
by the Current Planning Project Manager prior to civil construction permit issuance.
8. The applicant shall remove all fencing and other personal property located on the abutting King County
property prior to building permit issuance. Access to King County Wastewater Treatment Division (WTD)
property shall be granted by WTD.
9. The applicant shall be required to provide a lighting plan with foot-candles levels that adequately provides
for public safety without casting excessive glare on adjacent properties. The final lighting plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit approval.
10. The applicant shall submit a revised architectural exterior elevation that includes a roof canopy over the
primary entrance door to the north tenant space. The revised architectural exterior elevation shall be
reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
11. The applicant shall submit a revised site plan that includes a minimum five foot (5’) wide concrete sidewalk
along the east building elevation. The revised site plan shall be reviewed and approved by the Current
Planning Project Manager prior to civil construction permit issuance.
12. The applicant shall submit an updated detail landscape plan that provides for and defines area(s) of open
space on-site. The updated detailed landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to civil construction permit issuance.
13. The applicant shall relocate the concrete pedestrian sidewalk from the back of the right-of-way curb to
behind the planter strip. The new replacement sidewalk shall provide transition panels to tie into the
adjacent sidewalks within the right-of-way of SW Grady Way. Provided the existing street trees can be
retained through civil construction, the required eight foot (8’) wide sidewalk may be reduced by up to
two feet (2’). The applicant’s arborist shall submit a letter stating that he/she has reviewed the plans and
in their opinion the existing street trees would be retained in fair or better health using a 5-tier system
through civil construction. However, if one or more of the street trees is unable to be retained through
civil construction, the applicant would be required to construct half-street frontage improvements based
on the modified principal arterial street standard.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Acting Planning Director Date
TRANSMITTED on October 25, 2023 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Daniel Mendes
1404 Grady LLC
10650 9th Pl, Unit 1822
Bellevue, WA 98004
David Boileau
Sitts & Hill Engineers, Inc.
4815 Center St
Tacoma, WA 98409
TRANSMITTED on October 25, 2023 to the Parties of Record:
Don Davis
Sitts & Hill Engineers, Inc.
Duwamish Tribe
4705 West Marginal Way SW
Kelli Price
Department of Ecology
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
10/25/2023 | 3:20 PM PDT
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 27 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
4815 Center St
Tacoma, WA 98409
Seattle, WA 98106 15700 Dayton Ave N
Shoreline, WA 98133
nwsepa@ecy.wa.gov
Diana Ison
Department of Ecology
diso461@ecy.wa.gov;
diana.ison@ecy.wa.gov
Claire Christian
King County
Claire.Christian@kingcounty.gov
Local Public Agency Program
King County WTD, Engineering and
Technical Resources
LPA.TEAM@kingcounty.gov
Zanna Satterwhite
King County Wastewater Treatment Division
KCWTD_otheragencyplanning@kingcounty.gov
TRANSMITTED on October 25, 2023 to the following:
Vanessa Dolbee, Interim 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 November 8, 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.
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 origi nal 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
DocuSign Envelope ID: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
City of Renton Department of Community & Economic Development
SW Grady Office and Shop Building
Administrative Report & Decision
LUA23-000300, ECF, SA-A, MOD
Report of October 25, 2023 Page 28 of 28
SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
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: C5EB69DF-CFBF-4CBC-ACCC-2174F532EEC8
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
SW Grady Office and Shop Building
Land Use File Number:
LUA23-000300, ECF, SA-A, MOD
Date of Report
October 25, 2023
Staff Contact
Clark H. Close
Principal Planner
Project Contact/Applicant
David Boileau
Sitts & Hill Engineers, Inc.
4815 Center St, Tacoma, WA 98409
Project Location
1404 SW Grady Way,
Renton, WA 98055
(APN 2423049061)
The following exhibits are included with the Administrative report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Preliminary Site Plans (Interim and Final Phases)
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Topographic Survey
Exhibit 5: Overall Architectural Floor Plans
Exhibit 6: Architectural Exterior Elevations
Exhibit 7: Architectural Renderings
Exhibit 8: Landscape Plans
Exhibit 9: Arborist Report
Exhibit 10: Tree Retention Plans Removal Plan
Exhibit 11: Technical Information Report, prepared by Sitts & Hill Engineers, Inc., dated July 2023
Exhibit 12: Conceptual Grading and Drainage Plans (Interim and Final Phases), prepared by Sitts &
Hill Engineers, Inc., dated February 1, 2023
Exhibit 13: Conceptual Utility Plan, prepared by Sitts & Hill Engineers, Inc., dated February 1, 2023
Exhibit 14: Geotechnical Report, prepared by PanGEO Inc., dated July 2023
Exhibit 15: Traffic Letter, prepared by Jake Traffic Engineering, Inc., dated June 19, 2023
Exhibit 16: Comment Email from the Duwamish Tribe, dated September 14, 2023
Exhibit 17: Staff Response to Duwamish Tribe, dated September 20, 2023
Exhibit 18: Comment Letter from Department of Ecology (Ecology), dated September 27, 2023
Exhibit 19: Staff Response to Ecology, dated September 27, 2023
Exhibit 20: Comment Letter from King County Department of Natural Resources and Parks –
Wastewater Treatment Division (KCWTD), dated September 27, 2023
Exhibit 21: Staff Response to KCWTD, dated September 28, 2023
Exhibit 22: Environmental (SEPA) Checklist, dated August 21, 2023
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SR_SW_Grady_Way_Office_and_Shop_Building_Admin_231025_Final
Exhibit 23: Construction Mitigation Description
Exhibit 24: Letter of Understanding of Geologic Risk
Exhibit 25: Hazardous Materials Statement
Exhibit 26: Transportation Concurrency Memo
Exhibit 27: Advisory Notes
Exhibit 28: Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 29: Administrative Staff Report & Decision
Exhibit 30: Street Modification Request Justification
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