HomeMy WebLinkAboutD_Admin_Report_and_Exhibits_601_Monster_Rd_ModificationDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Admin_Report_601_Monster Rd Modification_190521
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 21, 2019
Project File Number: PR18-000155
Project Name: 601 Monster Rd Refuse and Recycling Modification
Land Use File Number: LUA19-000100, MOD
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: DCT Monster Road, LLC, c/o Prologis, 1800 Wazee Street, Denver, CO 80202
Contact: Brian Ludwig, INNOVA Architects, Inc., 950 Pacific Avenue, Suite 450, Tacoma, WA
98402
Project Location: 601 Monster Road SW
Project Summary: The applicant is requesting a modification to the Refuse and Recyclable regulations
to reduce the refuse and recyclable deposit area requirements for the 601 Monster
Road development proposal. A 987 square foot refuse and recyclable deposit area
would be required for the proposed 164,480 square foot office and warehouse
building as indicated under LUA18-000237. The applicant is proposing an
approximately 300 square foot refuse and recyclable deposit area to the south of
the proposed building. The applicant has indicated that when a tenant moves into
the proposed building, a trash compactor or dumpster may be installed within the
truck docking area that would bring the project site closer into compliance with the
City's Refuse and Recycling deposit area regulations.
Site Area: 9.6 acres
DocuSign Envelope ID: E6B7E94B-967D-4536-BC1B-5CE18455D870
City of Renton Department of Community & Economic Development
601 Monster Rd Refuse and Recycling Modification
Administrative Modification Report & Decision
LUA19-000100, MOD
Report of May 21, 2019 Page 2 of 4
D_Admin_Report_601_Monster Rd Modification_190521
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
C. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on May 7,
2019. The project complies with the 120-day review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the modification
request (exhibits)
3. The project site is located at 601 Monster Road SW.
4. The project site is currently vacant, under LUA18-000237 Site Plan approval and Environmental (SEPA)
Review was granted for a 164,480 square foot office and warehouse building.
5. Access to the site would be provided via driveway access onto Monster Rd SW.
6. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
7. The site is located within the Medium Industrial (IM) zoning classification.
8. The site is mapped with Protected and Sensitive Slopes. Compliance with the City’s adopted Critical Areas
regulations was evaluated under LUA18-000237.
9. Modification Analysis: The applicant is requesting a modification from RMC 4-4-090 in order to reduce
the required refuse and recyclable deposit area from 978 square feet to 300 square feet. The proposal is
compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval
are met. Therefore, staff is recommending approval of the requested modification, subject to conditions
as noted below:
Compliance Modification Criteria and Analysis
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 City’s Comprehensive Plan includes land use policies that
encourage quality design for development within the City. The requirement for a 987
square foot service area for refuse and recyclables would be a rather large service area
and could adversely impact the design of the 601 Monster Rd development proposal.
The smaller 300 square foot service area would have a much smaller footprint and
would be more compatible with the design of the proposed development.
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 the proposed 300 square foot refuse and
recycling service area would be adequate for the development proposed on site. In
addition, the applicant contends that it is not uncommon the tenants associated with
this type of development to provide a trash compactor or additional dumpster within
DocuSign Envelope ID: E6B7E94B-967D-4536-BC1B-5CE18455D870
City of Renton Department of Community & Economic Development
601 Monster Rd Refuse and Recycling Modification
Administrative Modification Report & Decision
LUA19-000100, MOD
Report of May 21, 2019 Page 3 of 4
D_Admin_Report_601_Monster Rd Modification_190521
the truck docking bay, that would bring the service area for the proposed development
closer into compliance with RMC.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements by providing adequate area for the
deposit of refuse and recyclables on the project site. If an additional trash compactor or
additional dumpster is added at a later date, staff recommends, as a condition of
approval that the applicant apply for a Site Plan Modification.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the proposed 300 square foot service area
would be adequate to support the proposed development and that future tenants
would likely add additional trash compactors and/or dumpsters as necessary to meet
their refuse and recycling deposit area needs. The proposed modification would not be
injurious to other properties in the vicinity.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
D. DECISION:
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250 for approval of modifications. Therefore, the 601
Monster Rd Refuse and Recycling Modification , File No. LUA19-000100, MOD, is approved, subject to one
condition as outlined below:
1. If an additional trash compactor or additional dumpster is added to the site at a later date, the applicant
shall apply for a Site Plan Modification.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on May 21, 2019 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
DCT Monster Road, LLC Brian Ludwig
DocuSign Envelope ID: E6B7E94B-967D-4536-BC1B-5CE18455D870
5/21/2019 | 10:25 AM PDT
City of Renton Department of Community & Economic Development
601 Monster Rd Refuse and Recycling Modification
Administrative Modification Report & Decision
LUA19-000100, MOD
Report of May 21, 2019 Page 4 of 4
D_Admin_Report_601_Monster Rd Modification_190521
c/o Prologis
1800 Wazee Street
Denver, CO 80202
INNOVA Architects, Inc.
950 Pacific Avenue, Suite 450
Tacoma, WA 98402
TRANSMITTED on May 21, 2019 to the Parties of Record:
No parties of record
TRANSMITTED on May 21, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on June 4, 2019. 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 Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: E6B7E94B-967D-4536-BC1B-5CE18455D870
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
601 Monster Rd Refuse and Recycling
Modification
Land Use File Number:
LUA19-000100, MOD
Date of Report
May 21, 2019
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Brian Ludwig
INNOVA Architects, Inc.
950 Pacific Avenue, Suite
450, Tacoma, WA 98402
Project Location
601 Monster Road SW
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
DocuSign Envelope ID: E6B7E94B-967D-4536-BC1B-5CE18455D870
INNOVA Architects Inc. (253) 572-4903 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 Page 1 of 4
REFUSE AND RECYCLE AREA MODIFICATION
April 23, 2019
Planning Division
City of Renton
1055 South Grady Way
Renton, WA 98057
RE: Refuse and Recycle Area Modification Request
Project Name:
601 Monster Road SW Building and Site Redevelopment
PR18-000155, LUA18-000237, C18-006309
Onsite Refuse and Recycle Area:
From the Administrative Decision and the recent December 12, 2018 Site Development
Review Redlines, the city has defined the required area needs of trash and recycle (refuse) area
as follows:x Office, educational and institutional developments, a minimum two (2) square feet for
every one thousand (1,000) square feet of building gross floor area shall be provided
for recyclables deposit area and a minimum 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.x Staff Comment: The proposed building would be constructed with an anticipated
office area of 8,000 square feet and 156,480 square feet of warehouse area for a total
area of 164,480 square feet. A total 329 square feet of recyclables deposit areas
would be required and 658 square feet of refuse deposit areas would be required for
a total service area of 987 square feet. An approximately 300 square foot service
area is proposed to the southeast of the proposed building, which is less than the 987
square foot minimum requirement. The applicant may apply for a modification to this
requirement in compliance with RMC 4-9-250D. Staff recommends, as a condition of
approval, that a revised site plan showing the minimum 987 square foot service area
be submitted at the time of Construction Permit review for review and approval by
the Current Planning Project manager or that the modification to these standards be
requested and receive approval in compliance with RMC 4-9-250D.
RECEIVED
05/07/2019 jding
PLANNING DIVISION
EXHIBIT 2
DocuSign Envelope ID: E6B7E94B-967D-4536-BC1B-5CE18455D870
INNOVA Architects Inc. (253) 572-4903 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 Page 2 of 4
The following written statements address and justify how the modification complies with
each of the following issues to be considered by the Administrator:
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;
Response: The modification is a request to fulfill this deposit area requirement as a
condition of the future tenant improvements. While a smaller than required trash and
recycle area has been defined on the site, what traditionally occurs is tenants of the
building fulfill their primary needs of trash and recycle collection by means of dumpster
or compactors that are installed at the dock face of the truck court. A note has been added
to the site plan to require future tenants to ensure they fulfill the city’s minimum area
required. It states: “NOTE: TRASH AND RECYCLE ADDITIONALLY
ANTICIPATED TO BE PROVIDED AT DOCK FACE PER FUTURE TENANT
(DUMPSTER OR COMPACTOR). FUTURE TENANT TO CONFIRM MIN AREA
REQUIRED PER RMC.
This required area will vary over the life of the building as tenants change and while this
particular warehouse does not have any defined or known tenants it makes the most sense
for the trash and recycle areas to be defined by those future tenants, not this speculative
shell. This is a customary practice industry wide in this type of warehouse building.
b. Will meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements, based upon sound engineering
judgment;
Response: The modification is within the rationale of fulfilling safety, function,
appearance, environmental and maintainability as intended by the code requirements and
our sound engineering judgement.
c. Will not be injurious to other property(ies) in the vicinity;
Response: There would be no implied concern of injury to properties in the vicinity.
d. Conforms to the intent and purpose of the Code;
Response: The modification as defined would fulfill the intent and purpose of the code by
alternate means. These are current industry standard means.
DocuSign Envelope ID: E6B7E94B-967D-4536-BC1B-5CE18455D870
INNOVA Architects Inc. (253) 572-4903 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 Page 3 of 4
e. Can be shown to be justified and required for the use and situation intended; and
Response: The modification has substantiated justification for this alternate means of
fulfilling the requirements.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Response: There would be no implied concern of impacts to properties in the vicinity.
DocuSign Envelope ID: E6B7E94B-967D-4536-BC1B-5CE18455D870
INNOVA Architects Inc. (253) 572-4903 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 Page 4 of 4
SITE PLAN EXHIBIT
DocuSign Envelope ID: E6B7E94B-967D-4536-BC1B-5CE18455D870