HomeMy WebLinkAbout09-03-2024 - HEX Decision - Renton - Tesla SSC Site Plan - LUA - 24-0001571
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Renton Tesla Site Plan and Modification - 1
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BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Tesla SSD and Collision Center
Site Plan and Modification
PR23-000169
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FINDINGS OF FACT,
CONCLUSIONS OF LAW AND
FINAL DECISION
Summary
Mr. Barsin Bet Govargez is requesting Hearing Examiner Site Plan Review and Street Modification
approval to operate an auto-dealership with an associated service and repair component within an
existing industrial building located at 600 SW 10th St. The application is approved subject to conditions.
Testimony
Alex Morganroth, Principal Planner, summarized the staff report. The Applicant, Mr. Bet Govargez,
testified in support of the Staff Recommendation. No members of the public testified.
Exhibits
Exhibits 1—18 as shown the Exhibits List attached to the Staff Report were entered into the record
during the hearing. Additionally, Exhibits 19 (PowerPoint presentation), 20 (COR Maps) and 21
(Google Earth link) were entered into the record after the staff presentation.
FINDINGS OF FACT
Procedural:
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1. Applicant. Barsin Bet Govargez, 1100 W Town and Country Rd, Suite 700, Orange, CA
92868.
2. Hearing. A virtual hearing was held on the applications on August 20, 2024 at 11 am in the City
of Renton Council chambers.
3. Project Description. The applicant is requesting Hearing Examiner Site Plan Review approval
to operate an auto-dealership with associated service and repair component within an existing industrial
building located at 600 SW 10th St (APN 2146000050). The proposal qualifies as a change of use. The
4.38-acre site would include a showroom and sales area, a service area with 64 work bays, a customer
lounge, and office space within an existing 114,531 square foot tilt-up concrete structure. The work
proposed is primarily interior in nature, but also includes various facade and parking lot improvements,
including the construction of a new parking lot on the north side of the building. The building was
previously occupied by Ryerson, a metal supplier, with warehousing and office space through the third
quarter of 2022 and is currently vacant. The site is flat, previously developed and contains no natural
features. Access to the site would remain via the three (3) existing curb cuts on SW 10th St. Access to
the north onto Seneca Ave SW would remain gated and provide emergency access only. The two street
modifications proposed would retain existing improvements on SW 10th St and Seneca Ave SW.
According to COR Maps, a High Seismic Hazard is mapped on the project site. No trees are proposed
for removal. Approximately 165,528 square feet of new impervious surface is proposed. The applicant
submitted a technical information report, draft geotechnical report, arborist report, traffic impact
analysis, and environmental checklist with the application.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate and
appropriate infrastructure and public services. Infrastructure and public services are more directly
addressed as follows:
A. Water and Sewer Service. The project is located within the City’s water and sewer service
areas. There are existing 12-inch (12”) water mains in SW 10th St and Seneca Ave SW. In
addition, there is an existing 12-inch (12”) water main that extends from Seneca Ave SW
into the future parking lot area, which continues east, then south along the east property
line. There is an existing sewer main in SW 10th St.
B. Fire and Police. The City of Renton will provide police service and the Renton Regional
Fire Authority will provide fire service. Police and Fire Prevention staff indicated that
sufficient resources exist to furnish services to the proposed development with the
improvements and fire impact fees required of the project. Staff indicated in their report
(Exhibit 17, page 16) that an existing hydrant may be relocated to an approved location.
Protective bollard posts would be required all around the new hydrant to protect the hydrant
from vehicle impacts. The location of the hydrant would be reviewed at the time of civil
construction permit review.
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Renton Tesla Site Plan and Modification - 3
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C. Drainage. The proposal provides for adequate and appropriate drainage facilities since its
proposed stormwater controls have been found by City staff to conform to the City’s
stormwater regulations.
Based on the submitted documents, the project would add more than 5,000 square feet of
new and replaced pollution generating impervious area. Therefore, the applicant is required
to provide enhanced basic water quality treatment, which would be reviewed at the time of
Construction Permit submittal. The applicant has proposed a Bio Clean Modular Wetlands
System for enhanced basic water quality treatment. The applicant would need to provide a
detail of the system showing the required Department of Ecology General Use Level
Designation approval. For flow control, the applicant has proposed a 15,500 cubic foot
vault to meet the Peak Rate Flow Control Standard. The proposed vault would be located
at the northwest corner of the proposed parking lot under the new pavement. In addition,
the applicant must obtain a Construction Stormwater Permit from the Department of
Ecology due to clearing and grading exceeding one acre.
The proposal is subject to the 2022 City of Renton Surface Water Design Manual. The
Manual generally requires that the proposal not generate off-site flows that exceed pre-
developed forested conditions of the project site. A Technical Information Report (Exhibit
10), has been prepared by the Applicant and found to conform to the Manual for this level
of review. Core requirements one through nine (1-9), as well as the six (6) special
requirements, are discussed in the Technical Information Report. All requirements would
be addressed in the final TIR submitted and reviewed with the civil construction permit
application. The advisory notes (Exhibit 16) highlight several errors in the TIR that will
need to be addressed in the Final TIR. Staff has determined in their Report (Exhibit 17,
page 16) that any changes can be addressed with the civil construction permit review and
are not critical at this time.
D. Parks/Open Space. Due to the industrial nature of the area, open space is generally not
expected or provided on sites in the immediate area. The provision of passive or active
recreational opportunities is generally not necessary or appropriate due to the nature of the
proposed use. as a car dealership and repair facility. Uses such as that proposed for the
subject project do not programmatically offer and/or support opportunities for active or
passive recreation. Visual relief and separation that is often provided by open spaces will
be provided by required landscaping.
E. Transportation and Circulation. The proposal is served by adequate and appropriate
transportation facilities.
The applicant submitted a Traffic Impact Analysis (TIA) prepared by Kimley-Horn and
Associates, Inc., and prepared in May of 2024 (Exhibit 11). For the analysis, the TIA
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Renton Tesla Site Plan and Modification - 4
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utilized a horizon year of 2025. According to the analysis, the new development is
anticipated to generate approximately 858 new average daily trips (ADTs) with
approximately 19 new AM peak-hour trips and approximately 42 new PM peak-hour trips.
The report evaluates the Level of Service (LOS) at four (4) offsite intersections (Lind Ave
SW/SW 10th St, Powell Ave SW/SW 10th St, Powell Ave SW/SW 10th St, Lind Ave
SW/SW Grady Way, as well as site access at SW 10th St. LOS was analyzed under three
(3) conditions including existing, 2025 baseline, and 2025 future with development
conditions. The analysis indicated all City intersections would operate at LOS D or better
in the future with the development except for the intersection of Lind Ave SW and SW
Grady Way. Staff has determined that the development will have met City of Renton
concurrency requirements when complete (Exhibit 15).
Access is proposed via the three (3) existing driveway access points from SW 10th St. The
project fronts SW 10th St to the south and a small section of Seneca Ave SW to the north.
Since this project is proposing an interior remodel and no new construction or additions
valued at over $175,000, no street frontage improvements or right of way dedication are
required. An existing 5-foot (5’) wide sidewalk is located along SW 10th St and is used by
the public for access to the site in addition to crossing in front of the site. During review
of the project, staff found that the sidewalk was not in the public ROW but instead on the
project site (i.e. private property). In order to ensure the public continues to have access
to the sidewalk, as was the original intent based on the sidewalk pattern in the immediate
area, an easement is required through a condition of approval.
City staff have also determined in the staff report that the proposed internal circulation
system is adequate. Minimal changes to the circulation are proposed within the existing
surface parking lot and access drive that connects the front of the site to the rear of the site.
Existing circulation conditions in the location of the proposed parking lot on the north side
of the site are extremely poor due to a lack of pavement, traffic markings, and curbs.
Construction of the asphalt parking lot would include curbs, new pavement, pavement
markings, and landscape elements that would significantly improve safety and efficiency
on the site by providing dedicated drive aisles and parking spaces, and would reduce the
potential for traffic or pedestrian accidents. The need for pedestrian circulation is expected
to be extremely limited due to the auto-centric nature of the use.
City staff have also determined in the staff report that the proposed external circulation
system is adequate. A five-foot (5’) wide sidewalk is located along the SW 10th St. frontage
adjacent to the site that allows pedestrians to safely access the site. Vehicular connections
to adjacent properties are not present or appropriate due to the predominantly industrial or
warehousing/distribution uses adjacent to the site that frequently utilize semi-trucks,
forklifts, and other large equipment. In addition, two (2) sides of the site are bounded by
railroad ROW where a connection is not feasible. Due to the potential for accidents created
by the large equipment entering and exiting adjacent industrial sites, restricting linkages
between the project site and adjacent sites is safer for customers and employees of the
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Renton Tesla Site Plan and Modification - 5
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existing business. Pedestrian connections to adjacent properties are provided via the public
sidewalk along SW 10th St.
Due to the proposed use, including the sale of passenger vehicles in addition to repair and
service, a high volume of vehicle delivery to the site for customer purchase is anticipated.
Staff has determined in their report that deliveries, inclusive of car-carriers transporting
new vehicles, can likely be accommodated. However, the applicant did not include
information on the method of delivery and whether large car-carriers would be utilized to
offload the new vehicles. A condition of approval requires the submission of a detailed
plan which identifies the method in which vehicles would be delivered to the site including
information regarding the type of vehicle used, turning movement analysis for ingress and
egress on the site, and circulation of the delivery vehicles on and off the site.
F. Reserved.
G. Schools. Due to the industrial nature of the site and the non-residential nature of the
proposed use, there will not be any impact on school facilities.
H. Refuse and Recycling. City Staff have determined in their report that the proposal complies
as conditioned with applicable refuse and recycling regulations and thus provides for
adequate and appropriate facilities to address solid waste impacts.
In manufacturing and other nonresidential developments, a minimum of three (3) 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 six (6) square feet per one
thousand (1,000) square feet of building gross floor area shall be provided for refuse
deposit areas. A total minimum area of one hundred (100) square feet shall be provided
for recycling and refuse deposit areas. The applicant submitted plans showing a refuse and
recycling deposit area on the north side of the building. However, the size and screening
method proposed for the deposit area were not included in the plans. A condition of
approval requires the applicant to submit plans for the trash and recycling enclosure.
I. Parking. The proposal provides for adequate and appropriate parking because the proposed
parking complies with the City’s parking standards.
Parking regulations require small vehicle service and repair use to provide a minimum
and maximum of 2.5 spaces per 1,000 square feet of net floor area. General office use
requires a minimum of 2 spaces per 1,000 sq. ft. of net floor area and a maximum of
4.5 spaces per 1,000 sq. ft. of net floor area.
The total net floor area of the building is approximately 114,000 sq. ft., which will
consist of approximately 107,000 sq. ft. of service and repair space and 7,000 sq. ft. of
office space, according to the applicant. The applicant has proposed the construction of
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Renton Tesla Site Plan and Modification - 6
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approximately 400 new parking spaces within the upgraded parking lot at the rear of
the site (north), which would result in a total of 550 parking spaces on the site at project
completion.
Based on the floor area of the proposed uses in the building, the applicant would be
required to provide a minimum of 288 spaces (no maximum due to service and repair
requiring no maximum). While the applicant proposes a total of 550 spaces, the
majority of spaces would be used for short term storage of new and to-be-repaired
customer vehicles. Therefore, the site would comply with the parking standards for the
proposed uses.
J. Landscaping. The proposal provides for adequate and appropriate landscaping by
conforming to the City’s landscaping standards.
The City’s landscape regulations (RMC 4-4-070) establishes requirements for the quantity
and spacing of landscaping along public street frontages. Additionally, these regulations
establish quantity and spacing standards for parking lots.
The entire project site is subject to the landscape regulations in RMC 4-4-070 due to the
installation of new storm drainage facilities. Per RMC 4-4-070.B, projects that include new
storm drainage facilities are required to comply with the landscape regulations across the
entire site. The applicant has proposed new stormwater facilities including both a vault and
modular wetlands as part of the project.
The applicant submitted a Conceptual Landscaping Plan (Exhibit 4) with the land use
application. Proposed planting areas in the parking lot would contain trees, shrubs, and
groundcover, including but not limited to, Emerald Queen Norway Maple, Sunburst Honey
Locust, Edward Goucher abelia, Japanese barberry, sea green juniper, creeping mahonia,
and bearberry cotoneaster. A small portion, or approximately 60 linear feet, of the parking
lot area has frontage along Seneca Ave SW. The applicant has proposed the installation of
a 10-foot-wide perimeter parking lot landscape strip along the entire north property line,
which includes the Seneca Ave SW ROW frontage, satisfying the perimeter landscaping
requirement along public ROWs. Perimeter landscaping is also proposed along the west
side of the parking lot and ranges between 10 and 30 feet in width. Per RMC 4-4-070.G.6,
the preference for vegetation within setbacks or screening areas shall be native coniferous
trees, native deciduous trees, and other native vegetation, in that order. A condition of
approval has been required that requires the applicant to submit a detailed landscape plan
that identifies use of vegetation types identified in RMC 4-4-070.G.6 in the perimeter
landscaping.
The proposal includes various landscape islands across both the north and south parking
lots including a single contiguous landscape island running east/west through the middle
of the new north parking lot. Based on a proposed total of 550 spaces, a minimum of 35
sq. ft. of interior parking lot landscaping is required to be provided for a total of 19,250 sq.
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ft. According to the conceptual plan (Exhibit 4), approximately 26,565 sq. ft. of interior
parking lot landscaping is proposed. All interior landscape islands appear to meet or exceed
the dimension requirements (minimum of 8 feet by 12 feet) and include a healthy mix of
shrubs and trees that exceed the minimum rates required for industrial uses. However,
multiple stalls in the existing south parking lot appear to be further than 50 feet away from
an interior parking lot landscape area and therefore, do not meet the requirement in RMC
4-4-070.H.5.d. As discussed above, due to the proposed installation of new storm drainage
facilities, the entire site is subject to the landscape requirement in RMC 4-4-070. Based on
the current site characteristics, additional landscape elements including both perimeter and
interior parking lot landscaping are missing from the front parking lot area near SW 10th
St. In addition, based on recent aerial photographs, vegetation is missing from the pervious
area along the east side of the building near the common property line. Lastly, the required
10 feet of on-site landscaping is not shown on the plans. A condition of approval requires
the applicant to submit a detailed landscape plan identifying compliance the requirements
for parking lot landscaping, 10-feet of on-site landscaping adjacent to the ROW, and
landscaping in all pervious areas of the site.
K. Transit and Bicycle. The proposal complies with City bicycle parking requirements and
thus provides for adequate bicycle facilities. Transit is also easily accessible.
Based on the minimum number of vehicle spaces required for the use (288 spaces), the
applicant is required to provide a minimum of 29 bicycle parking spaces (10% of 288 = 29
spaces). The bicycle parking space should be located close to the front entrance and
positioned in a manner that does not allow a vehicle to block access for a user. The
submitted documents did not provide any information or specifications for the required
bicycle spaces and therefore compliance with the bicycle parking standards in RMC 4-4-
080F.11.b could not be determined. A condition of approval requires the applicant to
provide details of the proposed off-street (interior or exterior) bicycle parking for at least
29 spaces that complies with the bicycle parking standards for review and approval prior
to building permit issuance.
Due to the auto-centric nature of the use, it is expected that the majority of visitors and
employees of the site to arrive by vehicle. However, multiple King County Metro bus stops
are located on SW Grady, Lind Ave SW, and SW 7th St. which are both within a quarter
mile of the subject site and would allow relatively easy access to the site via public transit.
In addition, a planned new transit center will be constructed at the northeast corner of S
Grady Way and Rainier Ave S which will provide access to an even larger number of bus
routes.
5. Adverse Impacts. There are no significant adverse impacts associated with the proposal. On
July 8, 2024, the City issued a Mitigated Determination of Non-significance (DNS-M) for the project
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(Exhibit 18). A 14-day appeal period commenced on July 8th, 2024 and ended on July 22nd, 2024. No
appeals of the threshold determination were received. The DNS-M included two (2) mitigation measures.
These measures required compliance with the submitted Draft Geotechnical Report and Infiltration
Assessment prepared by PanGEO, Inc., dated June 10, 2021 (Exhibit 9), and any future addenda; and
the prepartation and submission of an Archaeological Monitoring and Inadvertent Discovery Plan
(MIDP) to the Department of Archaeology and Historic Preservation (DAHP) and any interested Tribes
for review prior to the start of any ground disturbing activities.
Adequate infrastructure serves the site as determined in Finding of Fact No. 4. Impacts are more
specifically addressed as follows:
A. Views. Due to the location of the site within a heavily developed industrial area, limited
meaningful natural features are present within or nearby the site. The largest change to the
site (the construction of a large parking lot) would occur at or slightly above grade, and
would not significantly impact any of the already limited views in the immediate area.
B. Compatibility. The proposal is compatible with surrounding use.
Surrounding properties are similarly industrially zoned and developed (Industrial Medium
– IM) and are located within the Employment Area (EA) Comprehensive Plan land use
designation. The proposal is a pre-existing industrial building that is subject to a change of
use. No changes to the building footprint are proposed. The existing 114,531 tilt-up
concrete building is of similar scale and style of other buildings in the immediate area,
which primarily house light industrial, warehousing and distribution, and other
transportation/auto-centric uses.
No new surface mounted or roof mounted equipment would be installed as part of the
project. An existing monopole wireless communication facility is located on the north of
the site. The associated equipment enclosure is screened by mature vegetation that will not
be impacted by proposed construction. The applicant has also proposed new vegetation
around the perimeter of the monopole enclosure including Sea green juniper, Dwarf
Japanese holly, and Renaissance Vanhoutte spirea. If the applicant proposes the installation
of any new surface-mounted equipment, screening details would be required to be
submitted at the time of building permit application to ensure compliance with the
screening standards.
Additional landscaping as required by RMC 4-4-070 will enhance compatibility by
providing visual relief from surrounding streets.
C. Light, glare, noise and privacy. The proposal will not create any significant adverse light
or glare impacts and will not generate noise at a level that would cause impact.
No lighting specifications were shown on the utilities or site plan and no separate lighting
plan was submitted. A condition of approval requires that the applicant submit a lighting
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plan for review and approval that demonstrates compliance with RMC 4-4-075 and
provides enough light for security but does not create excessive light impacts on
neighboring properties. In addition, the parking and pedestrian areas shall also contain
adequate lighting to ensure safety and security. The lighting plan shall include detailed
sheets of all existing and new light fixtures on site, footcandle illumination information.
The SEPA Checklist (Exhibit 2) indicated that post-construction noise generated by the use
is anticipated to be similar to that generated by the prior use and other uses in the immediate
area.
The proposed project is non-residential in nature and is surrounded by similar non-
residential uses. Privacy concerns are not present, although the proposed landscaping will
provide separation and visual relief from adjacent public rights-of-ways.
D. Critical Areas. The project site is located within a high seismic area. The proposal is
found to adequately avoid impacts to these critical areas since it conforms to the City’s
critical area regulations.
The applicant submitted a Draft Geotechnical and Infiltration Test Results Report, prepared
by PanGEO, Inc., dated June 10, 2021 (Exhibit 9), with the application. The project would
include a total of approximately 146,797 square feet of new impervious surface and
approximately 51,400 square feet of replaced impervious surface. The report includes
multiple construction recommendations for infiltration facilities on the site including but
not limited to, scarifying the subgrade prior to placing fill, limiting heavy equipment during
wet weather, and constructing infiltration facilities as late in the schedule as possible after
upstream areas are stabilized.
As part of the SEPA Determination of Non-Significance-Mitigated issued for the project
(Exhibit 18), the applicant would be required to comply with the recommendations found
in the submitted draft report and any future addenda.
6. Tree Retention. The proposal meets the City’s tree retention standards and thus is found to
adequately protect and retain site trees.
The applicant submitted an Arborist Report: Tree Inventory, prepared by Rippey Arboriculture LLC,
dated March 19th, 2022 (Exhibit 12) with the application. The applicant has not proposed the removal
of any trees; therefore, the project complies with the tree retention requirements in the IM zone. If the
applicant proposes removal of any trees as part of an updated landscape plan, a tree retention worksheet
would be required to be submitted at the time of civil construction permit application, to ensure
compliance with the IM zone tree retention standards.
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Conclusions of Law
1. Authority Pursuant to RMC 4-9-200.B, Site Plan Review is required for all development in
the Employment Area (EA) land use designation. Hearing Examiner review of site plan application
is required for site plans in the EA designation for development involving over 100,000 square feet of
nonresidential building area per RMC 4-9-200D2bii. The proposal is subject to Type III hearing
examiner site plan review. As outlined in RMC 4-8-080(G), the hearing examiner is authorized to hold
hearings and issue decisions on Type III applications subject to closed record appeal to the Renton
City Council. The modification requests are subject to staff approval when reviewed separately, but
are consolidated with hearing examiner review for this application.
2. Zoning/Design District/Comprehensive Plan Designations. The subject property is located
within a Medium Industrial (IM) Zoning District. Its comprehensive plan land use designation is
Employment Area (EA).
3. Review Criteria. Site Plan criteria are governed by RMC 4-9-200.E.3. All applicable review
criteria for the site plan application are quoted below in italics and applied through corresponding
conclusions of law.
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
compliance with the following:
a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
including:
i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and
policies, especially those of the applicable land use designation; the Community Design
Element; and any applicable adopted Neighborhood Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordinance and Development Agreements; and
iv. Design Regulations: Intent and guidelines of the design regulations located in RMC
4-3-100.
4. Criteria Met. As conditioned, the proposal is consistent with all applicable comprehensive plan
policies and development standards as outlined in Findings No. 16-17 of the staff report, adopted by
this reference as if set forth in full.
RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and uses,
including:
i. Structures: Restricting overscale structures and overconcentration of development on a
particular portion of the site;
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ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent properties;
iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities,
rooftop equipment, loading areas, and refuse and recyclables to minimize views from
surrounding properties;
iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to
attractive natural features;
v. Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the
appearance of the project; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive
brightness or glare to adjacent properties and streets.
5. Criteria Met. As outlined in Finding of Fact No. 4(E) the proposal provides for desirable
transitions and linkages between uses, streets, walkways and adjacent properties. As determined in
Finding of Fact No. 4(H), the proposal complies with the City’s refuse and recycling standards. As
determined in Finding of Fact No. 5(A), the proposal will not adversely affect any views. As
determined in Finding of Fact No. 4(J), the proposal is consistent with the City’s landscaping
standards. The proposal will not create any significant light impacts, including excessive brightness or
glare, for the reasons identified in Finding of Fact No. 5(C). As determined at Finding 5(B) the
screening of rooftop equipment and utilities is adequate. As discussed at Finding 4(E) and conditioned,
issues related to loading and delivery operations will be fully addressed.
RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including:
i. Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation;
ii. 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;
iii. 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;
and
iv. 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.
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6. Criteria Met. As discussed at Finding 5(B), the proposal is reusing an existing building with
minimal changes. Privacy impacts are not present as determined at Finding of Fact No. 5(C). As
determined at Finding 3, there are no natural features adversely affected by the proposal. As
determined at Finding 5(J), the proposed landscaping as conditioned will provide visual relief.
RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for all
users, including:
i. 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;
ii. 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;
iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian
areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas,
buildings, public sidewalks and adjacent properties.
7. Criteria Met. The proposal provides for safe and efficient access and vehicular and pedestrian
circulation as required by the criterion above for the reasons identified in Finding of Fact No. 4(E).
Transit and bicycle facilities are available as determined in Finding of Fact No. 4(K). As discussed
at Finding 4(E) and conditioned, the safe operation of loading and delivery areas will be reviewed
and approved prior to issuance of a civil construction permit.
RMC 4-9-200(E)(3)(e): 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.
8. As determined at Finding of Fact No. 4(D), open space is not applicable to the proposed use.
RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
9. There are no view corridors to shorelines or Mt. Rainier affected by the proposal as determined
in Finding of Fact No. 5(A). The proposal also does not include any shorelines and cannot provide
public access to them.
RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
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10. Criteria Met. The City’s critical area regulations identify and adequately protect all natural
systems of significance. As determined in Finding of Fact No. 5(D), the project protects all affected
critical areas as required by the critical area regulations.
RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and facilities
to accommodate the proposed use.
11. Criteria Met. The project is served by adequate services and facilities as determined in Finding
of Fact No. 4.
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases and
estimated time frames, for phased projects.
12. There is no phasing plan proposed
DECISION
The site plan request meets all applicable review criteria for the reasons identified in the Conclusions of
Law of this decision and are approved, subject to the following conditions:
1. The applicant shall submit a detailed landscape plan that identifies use of vegetation types
identified in RMC 4-4-070.G.6 in the perimeter landscaping. The landscape plan shall be
submitted to and approved by the Current Planning Project Manager prior to civil construction
permit approval.
2. The applicant shall submit a detailed landscape plan identifying compliance the requirements
for parking lot landscaping, 10-feet of on-site landscaping adjacent to the ROW, and
landscaping in all pervious areas of the site. The detailed 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 plans for the trash and recycling enclosure for review and approval
by the Current Planning Project Manager prior to civil construction permit issuance. If the
enclosure is visible from the public ROW, a higher quality material such as masonry, cedar,
or alternative approved by staff shall be used.
4. The applicant shall provide details of the proposed off-street (interior or exterior) bicycle
parking for at least 29 spaces that complies with the bicycle parking standards to be reviewed
and approved by the Current Planning Project prior to building permit issuance.
5. The applicant shall submit a lighting plan be provided that demonstrates compliance with
RMC 4-4-075 and provides enough light for security but does not create excessive light
impacts on neighboring properties. In addition, the parking and pedestrian areas shall also
contain adequate lighting to ensure safety and security. The lighting plan shall include detail
sheets of all existing and new light fixtures on site, footcandle illumination information, and
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shall be reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
6. The applicant shall submit plans for the trash and recycling enclosure for review and approval
by the Current Planning Project Manager prior to civil construction permit issuance. If the
enclosure is visible from the public ROW, a higher quality material such as masonry, cedar,
or alternative approved by staff shall be used.
7. The applicant shall submit a tree assessment prepared by a licensed arborist that documents
the health of the existing trees in the planter strip along SW 10th St and includes a
recommendation for replacement trees to be planted where trees were removed or where
unhealthy trees are recommended for removal. If feasible, the applicant shall utilize a
“Medium” or “Large” stature species from the Approved Street Tree List and Spacing
Guidelines document. Any recommended tree maintenance should be performed prior to
construction permit close out. The tree assessment and frontage planting plan shall be
submitted with the building permit application for review and approval by the Current
Planning Project Manager. The tree assessment and revised Detailed Landscape Plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil construction
permit issuance.
8. The applicant shall submit a detailed plan that identifies the method vehicles will be delivered
to the site including information regarding the type of car carrier (semi-truck) used, turning
movement analysis for ingress and egress on the site, and circulation of the delivery vehicles
on and off the site. The detailed plan shall be reviewed and approved by the Current Planning
Project Manager prior to issuance of the civil construction permit.
9. The applicant shall record a public access easement over the existing sidewalk fronting the
project site along SW 10th St. A draft of the easement shall be reviewed and approved prior
to issuance of the civil construction permit. The easement shall be recorded prior to issuance
of a Certificate of Occupancy.
DATED this 3rd day of September, 2024.
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
As consolidated, RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III
applications subject to closed record appeal to the City of Renton City Council. Appeals of the hearing
examiner’s decision must be filed within fourteen (14) calendar days from the date of the decision. A
request for reconsideration to the hearing examiner may also be filed within this 14-day appeal period.
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Affected property owners may request a change in valuation for property tax purposes notwithstanding
any program of revaluation