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HomeMy WebLinkAboutD_Report_Admin_Seattle Pipe Trades BSP_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Report_Admin_Seattle Pipe Trades BSP_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: May 24, 2019 Project File Number: PR15-000025 Project Name: Seattle Pipe Trades Binding Site Plan Land Use File Number: LUA18-000256, BSP Project Manager: Jill Ding, Senior Planner Owner/Applicant: Ed Kommers, Seattle Area Plumbing and Pipefitting Industry Journeyman & Apprenticeship Training Trust, 595 Monster Rd SW, Renton, WA 98057 Contact: John Rubenkonig, Rubenkonig Planning & Landscape Architecture, PLLC, 8218 210th Pl SW, Edmonds, WA 98026 Project Location: 595 Monster Rd SW Project Summary: The applicant is requesting the approval of a Binding Site Plan as well as Environmental (SEPA) Review. The proposed Binding Site Plan would result in the subdivision of the existing 263,476 sq. ft. (6.05 acre) project site zoned IM into two lots and two tracts for Native Growth Protection. Proposed Lot 1 would have an area of 101,161 sq. ft., Lot 2 would have an area of 35,119 sq. ft., Tract A would have an area of 8,259 sq. ft., and Tract B would have an area of 118,937 sq. ft. No changes in access or parking are proposed, all site improvements were constructed through the site plan approval for the addition through LUA15-000344. Two wetlands, Wetlands A and B have been identified on the project site. Both wetlands have been classified as Category III wetlands with a standard buffer requirement of 75 feet. The applicant is requesting a reduced buffer in accordance with RMC 4-3-050B.1.g which states that sites that are separated from critical areas by pre-existing, intervening, and lawfully created structures, roads, or other substantial existing improvements are not regulated as critical area buffer areas. In addition to the wetlands, a flood hazard, seismic hazard, and sensitive slopes are mapped on the project site. Site Area: 6.05 acres City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 2 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL B. EXHIBITS: Exhibit 1: ERC Report Exhibit 2: Binding Site Plan Exhibit 3: Comment Letter from Department of Ecology, dated May 9, 2019 Exhibit 4: Administrative Report and Decision Exhibit 5: Wetland Report, prepared by Ecological Solutions, Inc., dated November 15, 2018 Exhibit 6: Landscape Plan Exhibit 7: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Ed Kommers Seattle Area Plumbing and Pipefitting Industry Journeyman & Apprenticeship Training Trust 595 Monster Rd SW Renton, WA 98057 2. Zoning Classification: Medium Industrial (IM) 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: An existing 39,116 square foot building for use by the Seattle Area Pluming and Pipefitting Industry Journeyman & Apprenticeship Training Trust and the Local 32 of Journeymen and Apprentices of the Plumbing and Pipefitting Industry of the United States and Canada 5. Critical Areas: Two Category III wetlands, a flood hazard, seismic hazard, and sensitive slopes are mapped on the project site 6. Neighborhood Characteristics: a. North: Warehouse Use, IM zone b. East: Existing Industrial Use, Warehouse Use, and King County Wastewater Treatment Facility, IM zone c. South: Office Building Use, IM zone d. West: Existing Burlington Northern Railroad Use, IM zone 7. Site Area: 6.05 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 3 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL Zoning N/A 5758 06/22/2015 Annexation N/A 4086 09/30/1987 Site Plan Review LUA15-000344 N/A 05/10/2016 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. b. Sewer: Sewer service is provided by the City of Renton. c. Surface/Storm Water: There is a private storm system within the project site. 2. Streets: The site accesses Monster Rd SW by means of a private access easement. The site has no direct frontage on a public street. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-230: Binding Site Plans 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on April 5, 2018. The application was determined completed and placed on hold on April 20, 2018 pending the results of secondary wetland review. The project was taken off hold and accepted for review on August 9, 2018 and was placed on hold on September 4, 2018. The project was taken off hold on November 27, 2018. The project complies with the 120-day review period. City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 4 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL 2. The Environmental Review Committee (ERC) issued a Determination of Non-Significance on May 20, 2019. 3. The project site is located 595 Monster Rd SW. 4. The project site is currently developed with an existing 39,116 square foot building for use by the Seattle Area Pluming and Pipefitting Industry Journeyman & Apprenticeship Training Trust and the Local 32 of Journeymen and Apprentices of the Plumbing and Pipefitting Industry of the United States and Canada. 5. Access to the site would continue to be provided via Monster Rd SW through an access easement at the north of the site. 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 proposed binding site plan would not result in any development activities, no tree removal or grading would occur. 9. The site is mapped with two Category III wetlands, a flood hazard, seismic hazard, and sensitive slopes. 10. One agency comment letter (Exhibit 3) was received from the Washington State Department of Ecology during the 14-day public comment period. The agency letter discloses that there may be contamination on the site if construction were to occur at a later date. 11. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 12. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. The purpose of the EA designation is to provide a significant economic development and employment base for the City. Maintain a variety and balance of uses through zoning that promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  Policy L-30: Maintain or increase the quantity and quality of wetlands. Development activities shall not decrease the net acreage of existing wetlands.  Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration and maintain stable water temperatures, provide for biological diversity, reduce amount and velocity of run-off, and provide for wildlife habitat.  Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City’s identity, preserve property values, and visually define the community and neighborhoods. 13. 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 City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 5 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL 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 4-2-130.A, if all conditions of approval are met: Compliance IM Zone Develop Standards and Analysis  Use: The existing site use consists of an existing 39,116 square foot building for use by the Seattle Area Pluming and Pipefitting Industry Journeyman & Apprenticeship Training Trust and the Local 32 of Journeymen and Apprentices of the Plumbing and Pipefitting Industry of the United States and Canada. Staff Comment: No changes in use are proposed as a result of the binding site plan. The existing Trade or Vocational School and associated office and industrial use is an outright permitted use on the project site.  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: Proposed Lot 1 would have an area of 97,575 sq. ft., Lot 2 would have an area of 35,008 sq. ft., Tract A would have an area of 8,945 sq. ft., and Tract B would have an area of 121,948 sq. ft. All proposed lots would comply with the minimum lot size requirement of 35,000 sq. ft.  Setbacks: The minimum front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets, provided for lots adjacent to residentially zoned properties this setback increases to 50 feet. The minimum secondary front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets, provided for lots adjacent to residentially zoned properties this setback increases to 50 feet. There are no side or rear yard setback requirements, except 50 feet if abutting a lot zoned residential. Staff Comment: The subject site has no street frontages and is not abutting or adjacent to a residential zone. Therefore, there are no setback requirements and the proposed subdivision would meet the setback criteria for the IM zone.  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 development or construction is proposed as a result of the binding site plan, all construction occurred as a result of the addition reviewed under LUA15- 000344. The IM zone does not have maximum building coverage requirements therefore the new lots as proposed would maintain compliance with building coverage standards.  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. City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 6 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL 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. Interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). 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 least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Staff Comment: A Conceptual Landscape Plan (Exhibit 4) was submitted with the Binding Site Plan application materials. Interior parking lot landscaping was previously installed during the construction of the building addition. Compliance with the current adopted landscape regulations is also required as a part of subdivision review. There were some changes to the interior parking lot landscaping regulations (i.e. the change in minimum dimensions within interior parking lot landscaping from 5 feet to 8 feet by 12 feet), which the applicant is required to demonstrate compliance with. The submitted landscape plan states that based on a total of 169 existing parking stalls, the project site would be required to provide a total of 5,915 square feet of interior parking lot landscaping. An additional 171 square foot interior parking lot landscaped area is proposed, which would bring the total interior parking lot landscaping square footage to a total of 5,918.9 square feet, which exceeds the 5,915 square foot minimum requirement. Staff recommends, as a condition of approval, that the parking lot landscaping be installed prior to recording of the Binding Site Plan.  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. City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 7 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL 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: No trees are proposed to be removed as no development or construction is proposed as a result of the binding site plan, all construction occurred as a result of the addition reviewed under LUA15-000344.  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 development or construction is proposed as a result of the binding site plan, all construction occurred as a result of the addition reviewed under LUA15- 000344.  Refuse and Recycling: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: No development or construction is proposed as a result of the binding site plan, all construction occurred as a result of the addition reviewed under LUA15- 000344.  Parking: Parking regulations require that a minimum… Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: No development or construction is proposed as a result of the binding site plan, all construction and parking improvements occurred as a result of the addition reviewed under LUA15-000344.  Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 8 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL Staff Comment: No development or construction is proposed as a result of the binding site plan, all construction occurred as a result of the addition reviewed under LUA15- 000344.  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 development or construction is proposed as a result of the binding site plan, all construction occurred as a result of the addition reviewed under LUA15- 000344. 14. Design Standards: Not applicable, the project site is not located within an Urban Design District. 15. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis  Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. Staff Comment: The project site is located within a seismic hazard area. However, as the proposal includes no construction or development, it is not anticipated that the proposed subdivision would adversely impact the seismic hazard area. Compliant if condition of approval is met Flood Hazard Areas: Staff Comment: The project site is located within a flood hazard area. However, as the proposal includes not construction or development, it is not anticipated that the proposed subdivision would adversely impact the flood hazard area. The location of the flood hazard area is not identified on the Binding Site Plan Map. Staff recommends, as a condition of approval, that the flood hazard area be shown on the final Binding Site Plan map. Compliant if condition of approval is met Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050.G.2: Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural 200 ft. City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 9 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL Heritage Wetlands Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: A Wetland Report, prepared by Ecological Solutions, Inc., dated November 15, 2018 (Exhibit 3) was submitted with the project application materials. Two wetlands, Wetlands A and B have been identified on or near the project site. Both wetlands have been classified as Category III wetlands with a standard buffer requirement of 75 feet. The applicant is requesting a reduced buffer in accordance with RMC 4-3-050B.1.g which states that sites that are separated from critical areas by pre- existing, intervening, and lawfully created structures, roads, or other substantial existing improvements are not regulated as critical area buffer areas. Existing surface parking and drive aisles, currently constrain the south and eastern buffer of Wetland B and the northern buffer of Wetland A, which separates the upland property from the critical area and substantially prevents the delivery of functions from the upland property to the wetland. This determination is limited to determining the boundaries of the Native Growth Protection Tracts included in the binding site plan and shall not bind the City to retaining the reduced buffer in a new development project is proposed on the project site or if the existing use is abandoned. Staff recommends, as a condition of approval, that a note to this effect be recorded on the final Binding Site Plan Map. No construction is proposed under this current proposal, therefore it is not anticipated that the proposed subdivision would adversely impact the wetlands or associated buffer areas. In accordance with, the City’s adopted Critical Areas Regulations the onsite wetlands and/or associated buffer areas would be located within a Native Growth Protection Tract. A split rail fence and signage would be required to identify the onsite wetland and/or associated buffer areas. Staff recommends, as a condition of approval that a fencing and signage detail be submitted to the Current Planning Project Manager for reviewed and approval at the time of final binding site plan review. Fencing and signage shall be installed prior to the recording of the binding site plan. 16. Binding Site Plan: An optional process for the division of land classified for industrial, commercial, or mixed use zones CN, CV, CA, CD, CO, COR, UC, IL, IM, and IH through a binding site plan as authorized in chapters 58.17 and 64.34 RCW. This method may be employed as an alternative to the subdivision and short subdivision procedures. The applicant has applied for a Standard Binding Site Plan per RMC 4-7- 230B.1.a. and is located in the IM zone an industrial zone. The proposal is compliant with the binding site plan standards if all conditions of approval are met. Compliance Subdivision Regulations and Analysis  Legal Lots: The site that is subject to the binding site plan shall consist of one or more contiguous, legally created lots. Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record. The number of lots, tracts, parcels, sites, or divisions shall not exceed the number of lots allowed in the applicable zoning district. New nonconforming lots shall not be created through the binding site plan process. City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 10 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL Staff Comment: The subject parcel is a legally created lot of record and all proposed lots would comply with the minimum lot standards of the zone as show in FOF 13 above.  Commercial or Industrial Property: The site is located within a commercial, industrial, or mixed-use zone. Staff Comment: The site is located in the IM zone.  Zoning Code Requirements: Individual lots created through the binding site plan shall comply with all of the zoning code requirements and development standards of the underlying zoning district. Staff Comment: See previous discussion above under Development Standards Compliance, FOF 13. Compliant if Conditions of Approval are Met Shared Components: Under either new construction or existing development, applicants for binding site plan may proposed shared signage, parking, and access if they are specifically authorized per RMC 4-4-080E3, 4-4-080I7, and 4-4-100E5, and other shared improvements as authorized in other sections of the City’s development standards. Staff Comment: The applicant has not requested shared signage, however shared parking and access has been proposed. The shared parking and access shall be noted on the binding site plan prior to recording. Staff recommends, as a condition of approval, that any necessary easements for shared parking and access be reviewed by the City Attorney and Property Services Division prior to recording of the binding site plan.  Building Code Requirements: All building code requirements have been met per RMC 4- 5-010. Staff Comment: Building code requirements were previously reviewed and approved under B18000231 for the building addition and tenant improvements.  Infrastructure Provisions: Adequate provisions, either on the face of the binding site plan or in a supporting document, have been made for drainageways, alleys, streets, other public ways, water supplies, open space, solid waste, and sanitary wastes, for the entire property covered by the binding site plan. Staff Comment: The required drainage, water, and sewer improvements were constructed as part of the Construction Permit (U15005192) for the development of the building addition approved under LUA15-000344. Infrastructure including water, sewer, stormwater, and access exists to support the existing development. These utilities and access ways are documented in the form of easements proposed to be noted on the binding site plan. All easements shall be noted on the face of the binding site plan to ensure adequate provisions for utilities and access are recorded. Compliant if Conditions of Approval are Met Access to Public Rights-of-Way and Utilities: Each parcel created by the binding site plan shall have access to a public street, water supply, sanitary sewer, and utilities by means of direct access or access easement approved by the City Staff Comment: See comments above under “Shared Components” and “Infrastructure Provisions”. Staff recommends, as a condition of approval, that necessary easements ensuring adequate access to utilities and access would be reviewed and approved by the City Attorney and Property Services Division prior to recording of the binding site plan.  Shared Conditions: The Administrator may authorize sharing of open space, parking, access, signage and other improvements among contiguous properties subject to the binding site plan and the provisions of RMC 4-4-080E3, 4-4-080I7, and 4-4-100E5. Conditions of use, maintenance, and restrictions on redevelopment of shared open City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 11 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL space, parking, access, signage and other improvements shall be identified on the binding site plan and enforced by covenants, easements or other similar properly recorded mechanism. Staff Comment: See discussion above under “Shared Components” above. Compliant if conditions of approval are met Future Development: The binding site plan shall contain a provision requiring that any subsequent development of the site shall be in conformance with the approved and recorded binding site plan. Staff Comment: The provided binding site plan does not contain a provision for requiring subsequent development of the site to be in conformance with the approved and recoded binding site plan. As such, staff recommends compliance with this standard as a condition of approval. N/A Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the binding site plan Staff Comment: The project site does not abut a public right-of-way, therefore no dedication would be required.  REQUIRED IMPROVEMENTS: 1. Improvements: The following tangible improvements shall be provided for, either by actual construction or a construction schedule approved by the City and bonded by the applicant, before a binding site plan may be recorded: grading and paving of streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains and street name signs, together with all appurtenances thereto to specifications and standards of this Code, approved by the Department and in accordance with other standards of the City. A separate construction permit will be required for any such improvements, along with associated engineering plans prepared per the City Drafting Standards. 2. Phasing of Improvements: To satisfy these requirements, the Administrator is authorized to impose conditions and limitations on the binding site plan. If the Administrator determines that any delay in satisfying requirements will not adversely impact the public health, safety or welfare, the Administrator may allow requirements to be satisfied prior to issuing the first building permit for the site, or prior to issuing the first building permit for any phase, or prior to issuing a specific building’s certificate of occupancy, or in accordance with an approved phasing plan, or in accordance with plans established by a development agreement or as otherwise permitted or required under City Code. Staff Comment: See comments above under “Shared Components” and “Infrastructure Provisions”. 17. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: No new development is proposed. The proposed subdivision is not anticipated to generate additional service needs from the Police Department or Renton Regional Fire Authority. City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 12 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: See previous discussion under Binding Site Plan, FOF 15.  Water: See previous discussion under Binding Site Plan, FOF 15.  Sanitary Sewer: See previous discussion under Binding Site Plan, FOF 15. 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 12. 2. The subject site is located in the Medium Industrial (IM) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 13. 3. The proposed binding site plan complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 14. 4. The proposed binding site plan complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 15. 5. There are adequate public services and facilities to accommodate the proposed binding site plan, see FOF 15 and 16. J. DECISION: The Seattle Pipe Trades Binding Site Plan binding site plan, File No. LUA18-000256, BSP, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The parking lot landscaping shall be installed prior to recording of the Binding Site Plan. 2. A fencing and signage detail shall be submitted to the Current Planning Project Manager for reviewed and approval at the time of final binding site plan review. Fencing and signage shall be installed prior to the recording of the binding site plan. 3. Any necessary easements for shared parking, access, and utilities shall be reviewed and approved by the City Attorney and Property Services Division prior to recording of the binding site plan. 4. The binding site plan shall contain a provision requiring that any subsequent development of the site shall be in conformance with the approved and recorded binding site plan. 5. The flood hazard area shall be shown on the final Binding Site Plan map. 6. Tracts included in the binding site plan and shall not bind the City to retaining the reduced buffer in a new development project is proposed on the project site or if the existing use is abandoned. A note to this effect shall be recorded on the face of the final Binding Site Plan Map. CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSeattlePipeTradesBindingSitePlanLUA18-000256,BSPReportofMay24,2019Page13of14DATEOFDECISIONONLANDUSEACTION:SIGNATURE:cJsTl((ZCJenniferHenning,PlanningDirrDateTRANSMITTEDonMay24,2019totheOwner/Applicant/Contact:Owner/Applicant:Contact:EdKommersJohnRubenkonigSeattleAreaPlumbingandRubenkonigPlanning&LandscapePipefittingIndustryJourneymanArchitecture,PLLC&ApprenticeshipTrainingTrust8218210thP1SW595MonsterRdSWEdmonds,WA98026Renton,WA98057TRANSMITTEDonMay24,2019tothePartiesofRecord:NopartiesofrecordTRANSMITTEDonMay24,2019tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerAmandaAskren,PropertyServicesVanessaDolbee,CurrentPlanningManagerRickMarshall,FireMarshalIK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:ITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonJune7,2019.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-11O.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Thebindingsiteplandecisionwillexpirefive(5)yearsfromthedateofdecision.Additionaltimeextensionsbeyondthefive(5)yeartimeperiodmaybegrantedbytheAdministratoriftheapplicantcanshowneedcausedbyunusualcircumstancesorsituationswhichmakeitundulyburdensometofilethebindingsiteplanwithinthefive(5)yeartimeperiod.TheapplicantmustfileawrittenrequestwiththeAdministratorforthisadditionaltimeextension;thisrequestmustbefiledatleastthirty(30)dayspriortotheexpirationdate.Therequestmustincludedocumentationastotheneedfortheadditionaltimeperiod.Additionaltimeextensionsmaybegrantedinnotgreaterthanoneyearincrements,uptoamaximumoftwo(2)yearspursuanttoRMC4-7-230.D_Repor(Admin_SeattlePipeTradesBSP_FINAL City of Renton Department of Community & Economic Development Seattle Pipe Trades Binding Site Plan Administrative Report & Decision LUA18-000256, BSP Report of May 24, 2019 Page 14 of 14 D_Report_Admin_Seattle Pipe Trades BSP_FINAL 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. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Seattle Pipe Trades Binding Site Plan Land Use File Number: LUA18-000256, BSP Date of Report May 24, 2019 Staff Contact Jill Ding Senior Planner Project Contact/Applicant John Rubenkonig Rubenkonig Planning & Landscape Architecture, PLLC 8218 210th Pl SW, Edmonds, WA 98026 Project Location 595 Monster Rd SW The following exhibits are included with the Admin report: Exhibit 1: ERC Report Exhibit 2: Binding Site Plan Exhibit 3: Comment Letter from Department of Ecology, dated May 9, 2019 Exhibit 4: Administrative Report and Decision Exhibit 5: Wetland Report, prepared by Ecological Solutions, Inc., dated November 15, 2018 Exhibit 6: Landscape Plan Exhibit 7: Advisory Notes