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HomeMy WebLinkAboutD_WSADA_Report_Admin_180803.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: August 3, 2018 Project Name: Washington State Auto Dealers Association Parking Lot Owner: WSADA Property LLC, 621 SW Grady Way, Renton, WA 98057 Applicant/Contact: Vicki Giles Fabre, 621 SW Grady Way, Renton, WA 98057 Project File Number: PR18-000313 Land Use File Number: LUA18-000384, ECF, SPR-A Project Manager: Alex Morganroth, Associate Planner Project Summary: The applicant is requesting an Environmental Threshold Determination (SEPA) for the construction of a standalone surface parking lot on a vacant site at 620 SW 12th St (APN 3340404805). The 14,500 square foot property is zoned Medium Industrial (IM) and is located within the Automall Overlay District B. The property has a Comprehensive Plan Land Use designation of Employment Area. The new parking stalls would serve as an auxiliary parking lot for visitors to the Washington State Auto Dealers Association located on a parcel adjacent to the project site. The proposed surface parking lot would consist of 32 parking spaces, two bio-retention areas, and the associated landscaping. Twelve (12) stalls on the north side of the site would have direct access to the alley. Access to the other 21 stalls would be via existing curb cuts on SW 12th St and the public alley to the north of the site. A High Seismic Hazard is mapped on the project site. The applicant has proposed the removal of one (1) significant tree. The applicant submitted a Geotechnical Report, a Drainage Report, and an Arborist Report with the application. Project Location: 621 SW Grady Way, Renton, WA 98057 Site Area: 14,500 sq. ft. (0.33 acres) DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 2 of 14 B. EXHIBITS: Exhibit 1-8: ERC Report and Exhibits Exhibit 9: Administrative Report and Decision C. GENERAL INFORMATION: 1. Owner(s) of Record: WSADA Property LLC, 621 SW Grady Way Renton, WA 98057 2. Zoning Classification: IM, Medium Industrial; Automall Overlay District B 3. Comprehensive Plan Land Use Designation: Employment Area 4. Existing Site Use: The site is currently vacant. 5. Critical Areas: High Seismic Hazard 6. Neighborhood Characteristics: a. North: Office (WSADA building); Commercial Arterial (CA) b. East: Surface Parking; Medium Industrial, IM c. South: Engine Repair; Medium Industrial, IM d. West: Seafood Distributor and Single-family residence; Medium Industrial, IM 6. Site Area: 0.33 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 A-002-59 1745 06/21/1956 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will not be provided at the site due to the nature of the project. However, water service is available the City of Renton. There is an existing 8-inch City water main located in SW 12th St with static water pressure is 73 psi at the elevation of 28 feet b. Sewer: Wastewater service will not be provided at the site due to the nature of the project. However, wastewater service is available from the City of Renton. There is an existing 12-inch PVC gravity wastewater main located in the alley north of the site. c. Surface/Storm Water: There is an existing 12–inch storm drainage conveyance in the alley north of the site. The property does not currently contain any stormwater facilities. There is no existing stormwater main within SW 12th Street. DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 3 of 14 2. Streets: SW 12th Street is a Collector Arterial with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor’s Map. The existing pavement width is approximately 24 feet without curb, gutter and sidewalk. North of the site is a fully paved public alley with 16 feet ROW width. 3. Fire Protection: Renton Fire Authority 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 4-2-070: Zoning Use Table c. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-040: Automall District b. Section 4-3-050: Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 9 Permits - Specific a. Section 4-9-200: Master Plan and Site Plan Review 5. 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 June 6, 2018 and determined the application complete on June 27, 2018. The project complies with the 120-day review period. 2. The project site is located at 621 SW Grady Way (APN 3340404805) 3. The project site is currently vacant. 4. Access to the site would be provided via a driveway connecting SW 12th St and the public alley to the north of the site. 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. 7. The applicant is proposing to remove one trees on the project site. 8. The site is mapped with a High Seismic Hazard. 9. Approximately 2,000 cubic yards would be cut on site. No fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in August of 2018 and end construction in September of 2018. 11. Staff received no public or agency comments. 12. Pursuant to the City of Renton’s Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on July 31, 2018 the Environmental Review Committee issued a Determination of Non-Significance – DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 4 of 14 Mitigated with one mitigation measure for the WSADA Parking Lot. A 14-day appeal period commenced on August 3, 2018 and will end on August 17, 2018. 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 have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 14. 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 areas primarily used for office, industrial, warehousing, and manufacturing, with access to transportation networks and transit. In addition, the designation maintains a variety and balance of uses through zoning which promotes the gradual transition of uses on sites with good access and visibility. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-37: 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-55: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River. 15. 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: Surface parking is a permitted use in the IM zone. Staff Comment: The applicant is a proposing a 32-stall surface parking lot, a surface parking lot is a permitted use in the IM zone.  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: The existing lot is 14,500 sq. ft. in size and is classified as a non - conforming lot. Per RMC 4-10-010, nonconforming lots may be developed and used if the proposed use is permitted in the zone. A surface parking lot is a permitted use in the IM zone. N/A 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 DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 5 of 14 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: Surface parking lots are not structures and therefore are not subject to setback requirements. N/A Building Standards: There are no maximum lot coverage requirements for buildings in the IM zone. There are no maximum building height requirements in the IM zone. Staff Comment: No buildings are proposed as a part of the project. Compliant if condition of approval is 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 shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Staff Comment: The applicant submitted a landscape plan prepared by Sitts and Hill Engineers (Exhibit 4) with the application. A 10-foot wide landscaping buffer is shown along SW 12th St and includes a mix of Scarelet sentinel maples trees, Otto luyken laurel and Little princess spirea shrubs, and Kinnickinnick grass. Nine (9) Scarlet sentinel maple trees are proposed around the perimeter of the parking lot. The proposed 32-stall parking lot would be required to include 480 sq. ft. of interior landscaping (15 sq. ft. per stall) per code. The applicant has proposed three interior landscape areas totaling approximately 495 sq. ft. in area. Per the landscape code in RMC 4-4-070, interior landscape areas are required to be at least eight feet (8’) by twelve feet (12’) in size. At least one of the interior landscape areas does not meet the size requirement. Therefore staff recommends as a condition of approval that the applicant submit a revised DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 6 of 14 landscape with the construction permit application submittal that demonstrates compliance with the parking lot interior landscaping requirements. Compliant if condition of approval is met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 10 percent of trees in a commercial development. 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: According to the Arborist Report prepared by Sitts and Hill Engineers, dated May 15, 2018, the applicant has proposed the removal of two (2) trees on the site. Only one tree, a 6” Hawthorn, is classified as a significant tree per code. However, there are a number of significant trees in close proximity to the east property line. According to the arborist, the removal of the trees and root systems on the subject site would not impact the health of the neighboring trees. To reduce construction impacts on existing off-site trees to the east staff recommends as a condition of approval that the driveway entrance from either the alley or SW 12th street be relocated to the west property edge, see additional comments related to internal circulation below under FOF 18.g. In addition, staff recommends as a conditional of approval that an arborist be present on site during construction of the drip lines on the off-site trees to ensure proper techniques are used. Commercial or industrial developments in the IM zone are required retain at least 10% of significant trees. One significant tree is locate on the site and therefore 0.1 trees are required to be retained. Per the RMC 4-4-130, if the number of trees required to be retained is equal to a fraction of a tree, only an amount greater than or equal to 0.5 is rounded up. Therefore the applicant is not required to retain any trees and the project is compliant with the Tree Retention and Land Clearing regulations. N/A 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: No surface mounted utility equipment is proposed as a part of the project. N/A 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 DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 7 of 14 (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: Refuse and recycling is not required to be provided for surface parking lots.  Parking: Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: All parking stalls proposed are in compliance with the dimensional requirements in RMC 4-4-080 Parking, Loading, and Driveway Regulations. N/A Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: No fencing or retaining walls are proposed as a part of the project. 16. Automall Area B Overlay District: Uses not related to auto-sales are exempt from the Automall Area development standards. 17. 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:  Geologically Hazardous Areas: The project site is located in a High Seismic Hazard area. Due to the presence of the seismic hazard, a geotechnical report was submitted as required by RMC 4-3-050. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The subject site is located in an area of a known seismic hazard. As such, the applicant submitted a Geotechnical Report, prepared by Migizi Group, Inc and dated May 18th, 2018 (Exhibit 6). Surface conditions on the site primarily consists of sparse grass and bushes, with a row of trees along the eastern property line. Migizi Group, Inc dug three test pits with a mini-excavator at depths ranging from three to ten feet in order to analyze the soil characteristics of the site. The boring results indicated that the subsurface conditions at the site includes structural fill and construction-related debris at depths between two and half feet to four and a half feet across the site. The material overlays native alluvial flood plain deposits compromised of fine and silty silt and sand mixed with gravel. Groundwater seepage was encountered at a depth of four to four and a half feet below existing grade. Due to the completion of the borings only a few weeks after the rainy season, Migizi Group, Inc does not anticipate that the groundwater would rise higher than the level observed in the test pits. According to the City of Renton Critical Areas Maps, the project site is located in a seismic hazard area. The submitted geotechnical report concluded that the project site is located in an area of high liquefaction potential. The applicant has indicated the project would result in approximately 10,875 sq. ft. of new impervious area. Overall the DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 8 of 14 project would not increase the imperious coverage on-site. The geotechnical report would be required to be submitted with the construction permit application for the parking lot and compliance with the report would be reviewed at that time. 18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IL zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for both the Master and Site Plan requests: Compliance Site Plan Criteria and Analysis  a. Comprehensive Plan Compliance and consistency. Staff Comment: See previous discussion under FOF 14, Comprehensive Plan Analysis. Compliant if condition of approval under FOF 15 is met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 15, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: The proposed project is not located in a Design District Review. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Staff Comment: Not applicable. Compliant if condition of approval is met e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: No structures are proposed as a part of the project. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The site allows for vehicle and pedestrian access from both SW 12th St and the public alley to the north of the site. During the SEPA environmental review, the Environmental Review Committee included a mitigation measure requiring the applicant to install frontage improvements in order to mitigate for the impact created by an increase in pedestrian trips to and from the site. Once built, the sidewalk and landscape buffer installed along the north side of SW 12th St would provide a safe walking area for pedestrians accessing the site and near buy transit and auto dealers. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: Not applicable. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 9 of 14 Staff Comment: The construction of the proposed parking lot would not significantly alter the grade level and would not impact the views of neighboring properties. Conversely, the construction of the parking lot, which would include the installation of nine (9) new trees and almost 2,400 sq. ft. of landscaping, would be a significant visual improvement over the existing hard-packed gravel covering the majority of the site. Landscaping: Using landscaping to provide transitions between developments and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See discussion under FOF 15, 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: Lighting is shown on the construction plans, including six new pole lights around the perimeter of the parking lot. However, no specifications on the lighting were included and no separate lighting plan was submitted. Therefore staff recommends as a condition of approval that a lighting plan be provided at the time of construction permit review for review and approval by the Current Planning Project Manager prior to construction permit issuance.  f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: No new structures are proposed as a part of the project. 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: No new structures are proposed as a part of the project. 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 applicant has not proposed the import of any fill on the site. Impervious surface area on the site would increase a result of the project, but the landscaping and stormwater BMPs proposed for the site provide a significant environmental improvement for site which is currently covered in hard-packed gravel and lacks any type of stormwater conveyance system. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 15, Zoning Development Standard: Landscaping. g. Access DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 10 of 14 Compliant if condition of approval is met 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: Access to the site is proposed via a driveway off of the public alley to the north and a driveway off of SW 12th St. Due to the small size of the site, providing an additional access point into the alley would provide more efficient movement of traffic and is therefore appropriate for the site. 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 has proposed one internal road for access to the center aisle between the two rows of spaces. The internal road connects the public alley with SW 12th St (see Exhibit 2). Due to the design of the parking lot, vehicles that enter the site and drive to the west end of the parking lot along the drive aisle would be forced to either reverse their vehicle out of parking lot or perform a complicated multi-point turn if no spots were found to be available. The situation created by the dead end on the west end of the parking lot may create unsafe conditions and increase the risk for vehicle/pedestrian conflicts. In order to provide improve the internal traffic circulation for site and to reduce the chance of a vehicle or pedestrian collision, staff recommends as a condition of approval that the applicant either move one of the driveways to the opposite end of the site to create a center through-aisle, or provide justification for the infeasibility of that option. Furthermore, by relocating a portion of the driveway to the west property edge it would reduce impacts on the tree roots of the off-site trees to the east, see additional comments above under trees. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: No applicable. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are only required for new developments over 4,000 sq. ft. The subject project does not contain a structure and therefore does not require bicycle facilities. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: Per the SEPA mitigation measure required by the Environmental Review Committee, the applicant would be required to construct frontage improvements, including a sidewalk and planter strip, along SW 12th St. The sidewalk would provide safe passage for pedestrians accessing the site from the SW 12th St. Visitors to WSADA would need to park their car in the lot and cross the alley in order to access the main building. Due to the 16-foot wide alley’s limited traffic volume, staff expects that pedestrians would be able to safely cross the alley when going between the main building and the proposed parking lot. Once across the alley, the WSADA site has an internal concrete pathway leading to the primary entrance of the building.  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. DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 11 of 14 Staff Comment: Not applicable to the proposed project.  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 parking lot would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal.  j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comments: The does not include any natural systems that need protecting.  k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. Staff Comments: The proposed surface parking is in close proximity to a major arterial street (SW Grady Way) that would adequately accommodate traffic to and from the site. Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development. Water and Sewer. Staff Comment: The proposed project does not require water or sewer services. Drainage. Staff Comment: The applicant submitted a Technical Information Report (TIR) prepared by Sitts & Hills Engineers, Inc, dated May of 2018 and revised in June of 2018 (Exhibit 7). Based on the updated TIR, the project contains greater than 2,000 sq. ft. of new impervious surface and therefore a Full Drainage Review is required pursuant to the 2017 City of Renton Surface Water Design Manual (RSWDW). Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard matching Existing Site Conditions. The project site is located within the Black River Drainage basin. A Full Drainage Review was included in the report. All nine core requirements and the six special requirements were discussed in the report. The project does not propose a flow control facility since the increase of peak flow rate during a potential 100-year rain event is less than 0.15 cubic feet per second (cfs). The project is required to provide enhanced basic water quality treatment prior to discharge. The applicant has proposed the use of two Filterra units in order to provide the required treatment. On-site BMPs will be required to help mitigate the new runoff created by the proposed improvements. The applicant has proposed limited infiltration in order to meet Core Requirement #9 for on-site BMPs. The final drainage report submitted at the time of construction permit application should address the implementation of on-site BMPs. The development is subject to a system development charge (SDC) for stormwater. The 2017 SDC for stormwater is $0.687 per square foot of new impervious surface area, but not less than $1,718.00. The fee that is current will be charged at the time of construction permit issuance. Transportation. DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 12 of 14 Staff Comment: Access to the site is proposed via SW 12th St, classified as a Collector Arterial Street, and via the 16-foot wide alley to the north of the site. SW 12th St has an existing right-of-way (ROW) width of approximately 60 feet. The current street section does not meet the requirements of the City of Renton street standards in RMC 4-6-060 which would require a total ROW width of 69 feet. Therefore the applicant has proposed a dedication of 4.5 feet along the south side of the site. The applicant submitted a parking and traffic analysis prepared by Heath & Associates, Inc. The report concludes that there would be little to no increase in vehicle trips within the AM and PM expected as a result of the new parking lot. This conclusion is based on the fact new services are not being offered by WSADA as the parking lot is designed to handle the existing overflow parking based on the existing services at the facility. The proposed development passed the City of Renton Transportation Concurrency Test, see Exhibit 15. N/A Phasing: The applicant is not requesting any additional phasing.  Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: The applicant has proposed two bioretention facilities as a part of the stormwater filtration system. The drainage facilities proposed for project would be a significant improvement over the current conditions which consists primarily of hard- packed gravel with limited opportunity for infiltration. 19. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development.  Schools: Not applicable.  Parks: Not applicable.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: See FOF 18 Site Plan Review Analysis: Drainage  Water: Staff Comment: See FOF 18 Site Plan Review Analysis: Water and Sewer  Sanitary Sewer: Staff Comment: See FOF 18 Site Plan Review Analysis: Water and Sewer DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 13 of 14 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 14. 2. The subject site is located in the IM, Medium Industrial 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 15. 3. The proposed WSADA parking lot is not subject to the Automall Area B Overlay District development standards due to the type of development proposed, see FOF 16. 4. The proposed WSADA Parking Lot project complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 17. 5. The proposed WSADA Parking Lot project complies with the site plan review criteria established by the City Code provided all advisory notes and conditions of approval are complied with, see FOF 18. 6. The proposed WSADA Parking Lot project complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 18. 7. There are adequate public services and facilities to accommodate the proposed WSADA Parking Lot project, see FOF 19. J. DECISION: The proposed WSADA Parking Lot Site Plan, File No. LUA18-000384, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall provide an analysis demonstrating how the project complies with the following landscaping requirement: interior parking lot landscaping. This analysis shall be provided to the Current Planning Project Manager for review and approval at the time of construction permit review. 2. An arborist shall be present on the site during construction of the off-site tree drip lines in order to ensure proper techniques are used. 3. A lighting plan including fixture details shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager prior to construction permit issuance. 4. The applicant shall submit a revised site plan that moves one of the two driveways to west end of the site in order to create a center drive aisle that does not have a dead end in the parking lot. The applicant may also provide justification for the current design and/or the reason(s) why moving the driveway would not be feasible, subject to concurrence by the Current Planning Project Manager. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED this 3rd day of August, 2018 to the Owner/Applicant/Contact: Owner: WSADA Property LLC Applicant/Contact: Vicki Giles Fabre DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA 8/3/2018 | 10:18 AM PDT City of Renton Department of Community & Economic Development Administrative Report & Decision WSADA PARKING LOT LUA18-000384 Report of August 3, 2018 Page 14 of 14 621 SW Grady Way Renton, WA 98057 621 SW Grady Way Renton, WA 98057 TRANSMITTED this 3rd day of August, 2018 to the Parties of Record: None TRANSMITTED this 3rd day of August, 2018 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property and Technical Services Manager Vanessa Dolbee, Current Planning Manager 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 August 17, 2018. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 48930E5E-D279-47A2-BDC8-A312B0EE25BA