HomeMy WebLinkAboutD_Admin_Report_LUA19000151DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Admin_Report_LUA19000151_191011
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 11, 2019
Project File Number: PR19000290
Project Name: 405 Commerce Center
Land Use File Number: LUA19-000151, ECF, SA-A
Project Manager: Matt Herrera, Senior Planner
Owner: EWA 1415 Maple Owner LLC, 1099 18th St, Suite 2900, Denver, CO 80202
Applicant: Lisa Ehli, Synthesis PLLC, 12503 Bel-Red Rd, Suite 101, Bellevue, WA 98005
Contact: Josh Shearer, KG Invest. Prop., 11225 SE 6th S, Ste 215, Bellevue, WA 98006
Project Location: 1415 Maple Ave SW, Renton, WA 98055
Project Summary: The applicant is requesting Administrative Site Plan Review and Environmental
Review for the change of use and exterior parking lot improvements to an existing
developed property located at 1415 Maple Ave SW. The subject property is
approximately 1.88 acres with an existing 40,059 square foot building with 16 parking
spaces (Exhibits 2 and 3). The site is located within a Medium Industrial (IM) zone and
Employment Area (EA) comprehensive plan designation. The applicant proposes to
keep the existing building and change the use from the previous communications
data center to warehouse. With the exception of new paint on the existing building,
the exterior improvements are limited to the existing parking lot and include the
removal of surface mounted mechanical equipment related to the previous data
center use, restriping the lot to provide 27 parking spaces, and a new 151 square foot
landscaping bulb.
Site Area: 1.88 acres
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 2 of 14
SR_Admin_Report_LUA19000151_191011
B.EXHIBITS:
Exhibits 1-11 Environmental Review Committee (ERC) Report and Exhibits
Exhibit 12: Administrative Decision
Exhibit 13: Determination of Nonsignificance - Mitigated
C.GENERAL INFORMATION:
1.Owner(s) of Record:EWA 1415 Maple Owner LLC, 1099 18th St, Suite 2900,
Denver, CO 80202
2.Zoning Classification:Medium Industrial (IM)
3.Comprehensive Plan Land Use Designation: Employment Area (EA)
4. Existing Site Use:Former data communications center. Site and building
currently vacant.
5.Critical Areas:Geologically Hazardous Area – High Seismic Hazard
6.Neighborhood Characteristics:
a.North: Interstate 405 – Auto dealer and Commercial Arterial (CA) zone north of interstate.
b.East:Warehouse use and Medium Industrial (IM) zone
c.South: Tire Service use and IM zone
d.West:Warehouse use and IM zone
7.Site Area:1.88 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 N/A 1745 04/19/1959
E.PUBLIC SERVICES:
1. Existing Utilities
a.Water: Water service is provided by the City of Renton. There is an existing 10-ich ductile water main
in on the site that can deliver a maximum flowrate of 3,500 gallons per minute (gpm). There is an
existing 12” ductile iron water main north of the site in Lind Ave SW and Maple Ave SW that can
deliver a maximum flowrate of 5,000 gallons per minute (gpm).
b.Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC sewer main
in in Maple Ave SW east of the site. There are two existing 6-inch wastewater stubs located along
Maple Ave SW.
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 3 of 14
SR_Admin_Report_LUA19000151_191011
c.Surface/Storm Water: The existing parking lot on the northern and eastern portion of the property
has conveyance system that send the flows to the north east of the site and connects into the City’s
conveyance system.
2.Streets: The proposed development fronts Maple Ave SW along the East property line. Maple Ave SW is
classified as an Industrial Access street. Existing right-of-way (ROW) width is approximately 60 feet.
3.Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1.Chapter 2 Land Use Districts
a.Section 4-2-020: Purpose and Intent of Zoning Districts
b.Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c.Section 4-2-110: 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 8 Permits - Specific
a.Section 4-9-070: Environmental Review Procedures
b.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 July 5,
2019 and determined the application complete on August 2, 2019. The project complies with the 120-day
review period.
2.The project site is located 1415 Maple Ave SW, Renton, WA 98055.
3.The project site is currently developed with a 40,059 square foot building with 16 parking spaces.
4.Access to the site would be provided via the existing driveway located on Maple Ave SW.
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.There are approximately 34 trees located on-site. The applicant does not propose to remove any trees.
8.The site is mapped with High Seismic Hazard Area.
9.No cuts or fills are proposed with the application.
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 4 of 14
SR_Admin_Report_LUA19000151_191011
10.The applicant is proposing to begin construction following issuance of tenant improvement permit and
complete the work within 3-months.
11.Staff did not receive any public comment letters. The Department of Ecology provided written
comments (Exhibit 10) related to the north Tacoma Smelter Plume and potential for soil contamination.
12.Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on October 7, 2019 the Environmental Review Committee (ERC) issued a Determination of Non-
Significance - Mitigated (DNS-M) for the 405 Commerce Center (Exhibit 11). The DNS-M included one (1)
mitigation measure.
13.Based on an analysis of probable impacts from the proposal, the ERC issued the following mitigation
measures with the Determination of Non-Significance – Mitigated:
a.The applicant shall follow the Department of Ecology guidance for Tacoma Smelter Plume soil
contamination testing and remediation as instructed in the agency’s August 16, 2019 letter
(Exhibit 10) when removing existing asphalt and excavating for the new parking lot landscaping
island abutting the northwest portion of the building as shown on the landscaping plan (Exhibit
7).
14.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.
15.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 allow industrial uses such as office,
industrial, warehousing, and manufacturing, with access to transportation networks and transit.
Employment Areas 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-M: Strengthen Renton’s employment base and economic growth by achieving a
mix of industrial, high technology, office, and commercial activities in Employment
Areas.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
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.
16.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 4-2-130.A, if all conditions of approval are met:
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 5 of 14
SR_Admin_Report_LUA19000151_191011
Compliance IM Zone Develop Standards and Analysis
Use: The applicant is proposing to remove the existing improvements on the site that
supported a communications data center and change the use of the building to
warehouse.
Staff Comment: RMC 4-2-060 allows warehousing 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 site is 81,893 square feet and exceeds the minimum lot size
requirement. The existing building is setback 83-feet
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 site does not abut any residential zoned lots. The existing building
is setback approximately 83-feet from Maple Ave SW and 93-feet from Interstate 405.
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: The existing lot coverage is approximately 41-percent and the building
is 28-feet in height.
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.
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 6 of 14
SR_Admin_Report_LUA19000151_191011
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 minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: The site contains an existing 10-foot wide landscaped area behind the
sidewalk along Maple Ave SE that contains mature deciduous trees spaced 25-feet on
center, mature evergreen shrubs, and grass. Width and type of existing landscaping
meets parking lot perimeter standards.
The existing site contains 584 square feet of internal parking lot landscaping that meets
the dimensional requirements of 8-feet by 12-feet. The applicant proposes an additional
landscape bulb located on the west side of the parking lot providing an additional 151
square feet of landscaping. The proposed 27 parking spaces would require 405 square
feet of internal lot landscaping. The existing 584 square feet and proposed 151 square
feet exceeds the minimum required.
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: The applicant does not propose to remove any of the site’s 34 trees.
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The applicant has not indicated that any new surface or roof mounted
equipment would be needed for the change of use. As shown on the Demolition Plan
(Exhibit 3), the applicant would be removing surface mounted equipment associated
with the prior use including refrigeration units, generator, switch cabinets, and utility
vaults.
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 7 of 14
SR_Admin_Report_LUA19000151_191011
Compliant if
condition of
approval is
met
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: The Site Plan (Exhibit 4) does not indicate an area designated for refuse
and recycling. According to the King County Assessor’s office, the building contains
40,059 square feet of gross floor area thereby requiring the site to contain a minimum
of 80 square feet for recycling deposit and 160 square feet for refuse deposit. Therefore
staff recommends as a condition of approval, the applicant submit a revised site plan
with the building permit application that delineates an area containing a minimum of
240 square feet for refuse and recycling or the applicant shall submit and obtain
approval for a modification of the minimum space standard. The revised site plan shall
be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
As the site would be an industrial development and it is not within 100-feet of a
residential zone, the refuse and recycling area would not be required to be screened
with a wall or fence.
Compliant if
condition of
approval is
met
Parking: Parking regulations require that a minimum and maximum of one (1) vehicle
parking space per 1,500 square feet of net floor area.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: According to the King County Assessor’s Office, the existing building
contains 40,059 square feet of net floor area thereby requiring 27 parking spaces. The
property contains a parking covenant/agreement (Exhibit 8) for the previous use that
limited the maximum parking to 16 spaces. The applicant has requested the City
terminate the existing covenant so an additional 11 parking spaces may be provided to
meet the warehouse parking regulations.
The parking covenant agreement states, in part, that upon application for any change
of use, tenant improvements, building permit, or business license for a new occupancy
for the subject property, a parking analysis must be submitted for the City’s review and
approval for compliance with code and planning regulations at the time of application.
It further states that future changes of use that expand present uses or employee counts
may not be allowed unless it can be demonstrated that the onsite parking is sufficient.
The applicant submitted a parking study prepared by Transportation Engineering
Northwest, dated June 28, 2019 (Exhibit 9) with the land use application. The study
utilizes the Institute of Transportation Engineers Parking Generation 5th Edition in
estimating the parking demand rate for the warehouse use. A demand rate of 0.39 stalls
per 1,000 square feet of floor area or 16 vehicles for the 40,059 square foot warehouse
building. The authors of the study stated the 27 proposed spaces would result in no
spillover parking with the proposed change of use.
Based on the proposed change of use to warehouse, the current parking regulations
requiring 27 vehicle parking spaces, and the parking study indicating the proposed 27
spaces would not result in insufficient parking for the proposed warehouse use, staff
recommends the City terminate the parking covenant/agreement (Exhibit 8). Therefore
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 8 of 14
SR_Admin_Report_LUA19000151_191011
staff recommends as a condition of approval, the applicant submit a document with the
building permit application to be recorded with the King County Recorder’s Office that
terminates the parking covenant/agreement. The document shall be reviewed and
approved by the Current Planning Project Manager and City Attorney’s Office prior to
Certificate of Occupancy. The applicant shall pay the full cost of recording and courier
fees associated with the terminated parking covenant/agreement.
Compliant if
condition of
approval is
met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: The applicant has provided three (3) bicycle parking spaces
approximately 10-feet from the north entrance to the building. The location does not
appear to conflict with pedestrian or vehicle movement areas. Compliance with rack
and parking space standards could not be verified on the submitted site plan therefore
staff recommends as a condition of approval the applicant submit a bicycle rack detail
sheet with the building permit application that verifies the rack will be permanently
affixed to the ground and supports the bicycle at two or more points. Additionally the
bicycle parking spaces shall contain at least two-feet by six-feet. The bicycle rack detail
shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
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: The existing site contains fencing below eight-feet in height and is not
placed in front of required landscaping.
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:
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: A high seismic hazard area is mapped on the project site. A
geotechnical report was not required to be submitted with the land use application as
no new buildings or expansions of the existing are proposed. It is anticipated that the
City’s currently adopted building codes would adequately mitigate for any impacts that
could result from the proposed tenant improvements
18.Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IM
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 Site Plan requests:
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 9 of 14
SR_Admin_Report_LUA19000151_191011
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a.Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b.Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
N/A
c.Design Regulation Compliance and Consistency.
Staff Comment: Not applicable. The subject property is not located in a Design District
Overlay.
N/A
d.Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable. The subject property is not located in a planned action
area and is not associated with a development agreement.
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 new structures are proposed. The existing structure is
approximately 28-feet in height and is of typical scale of warehouse buildings in the
Valley Community Planning Area.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The existing site contains a walkway along the eastern façade to the
building’s main entrance. Existing pedestrian frontage improvements along Maple Ave
SW provide connections to surrounding uses and streets.
Utilities, 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. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: No new utilities were proposed with the change of use. Existing
generators and utility equipment associated with the previous telecommunications
data center would be removed. Existing mature perimeter vegetation and the site’s
location along a dead end street and I-405 limits visibility into the site. Any new
mechanical equipment proposed for the roof would be reviewed for compliance with
the building permit application.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: No existing natural features or vegetation is proposed to be removed
with the change of use.
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 10 of 14
SR_Admin_Report_LUA19000151_191011
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: The site contains mature landscaping and no vegetation is proposed to
be removed. See also discussion under FOF 16, 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: No lighting information was provided by the applicant with the land
use application. Therefore staff recommends as a condition of approval, the applicant
submit a lighting plan with the building permit application that adequately provides for
public safety and avoids excessive brightness and glare to adjacent properties and
streets. The lighting plan shall be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
f.On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: No new buildings or structures are proposed to the site.
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: See comment above.
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: No vegetation is proposed to be removed with the change of use.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: The applicant proposes to remove approximately 151 square feet of
asphalt within the parking lot and install a landscape bulb.
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.
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 11 of 14
SR_Admin_Report_LUA19000151_191011
Staff Comment: The site contains mature landscaping along the perimeter and the
applicant proposes a new landscape bulb in the parking lot.
g.Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The existing site proivdes one access point on Maple Ave SW, which is
an Industrial Access street.
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 site’s parking spaces and drive aisles meet surface parking lot
standard. The existing site maintains adequate turnaround space and emergency
access.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The existing building contains loading and delivery on the eastern
façade near the southern portion of the building and along the northern façade on the
far western side of the building. These loading and delivery areas do not comingle with
the parking and pedestrian areas.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of
the number of required off-street parking spaces. See also FOF 16 Zoning and
Development Compliance: Bicycle Parking. King County Metro Bus 153 and RapidRide F
Line stops are located at the intersection of SW 16 St and Lind Ave SW. Existing
sidewalks provide pedestrian connections to these stops.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: An existing pedestrian walkway is located along the eastern façade of
the building. Existing sidewalks along Maple Ave SW and SW 16th St provide connections
to adjacent properties.
h.Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: The existing warehouse building contains mature landscaping that
would be retained.
i.Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The existing structure does not block view corridors to shorelines or Mt.
Rainier. The public access requirement is not applicable to the proposal.
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 12 of 14
SR_Admin_Report_LUA19000151_191011
j.Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: The site is currently developed and no known natural systems except
for existing mature landscaping exist on the subject property.
k.Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees.
Water and Sewer.
Staff Comment: The applicant is not planning on adding any additional water service to
the property, however installation of a Reduced Pressure Backflow Assembly
downstream of the existing 2-inch domestic water meter would be required. The
applicant has provided this note on the site plan (Exhibit 4) and the assembly would be
verified for compliance with the civil construction permit. No additional sewer service is
proposed or required.
Drainage.
Staff Comment: With the exception of the 151 square landscaping bulb, no other
surface disturbance is proposed and therefore the project would not require any storm
drainage improvements.
Transportation.
Staff Comment: Access to the site is proposed via the existing driveway located on
Maple Ave SW. Existing frontage improvement include a six (6) foot wide sidewalk and
six (6) foot wide planter strip. The Transportation Division of the Public Works
Department has not indicated that any frontage improvements would be necessary for
the proposal as the proposed change of use to warehouse would not create additional
demand upon or need for transportation facilities.
The warehouse use transportation impact fee would be less than the previous use and
therefore the applicant will not be charged additional transportation impact fees
(Exhibit 11).
N/A l.Phasing: The applicant is not requesting any additional phasing.
m.Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: No new impervious surfaces or buildings are proposed on the subject
property.
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 13 of 14
SR_Admin_Report_LUA19000151_191011
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 15.
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 16.
3.The proposed Site Plan complies with the Critical Areas Regulations provided the applicant complies with
City Code, see FOF 17.
4.There are adequate public services and facilities to accommodate the proposed Site Plan, see FOF 18.
5.Key features which are integral to this project include limited exterior work to the proposed change of use
and the removal of a previous parking covenant/agreement to allow the new warehouse use to provide
27 parking spaces.
J. DECISION:
The 405 Commerce Center Site Plan, File No. LUA19-000151, ECF, SA-A, as depicted in Exhibit 4, is approved and
is subject to the following conditions:
1.The applicant shall submit a revised site plan with the building permit application that delineates an area
containing a minimum of 240 square feet for refuse and recycling or the applicant shall submit and
obtain approval for a modification of the minimum space standard. The revised site plan shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
2.The applicant shall submit a document with the building permit application to be recorded with the King
County Recorder’s Office that terminates the parking covenant/agreement (Exhibit 8). The document
shall be reviewed and approved by the Current Planning Project Manager and City Attorney’s Office
prior to Certificate of Occupancy. The applicant shall pay the full cost of recording and courier fees
associated with the terminated parking covenant/agreement.
3.The applicant shall submit a bicycle rack detail sheet with the building permit application that verifies
the rack will be permanently affixed to the ground and supports the bicycle at two or more points.
Additionally the bicycle parking spaces shall contain at least two-feet by six-feet. The bicycle rack detail
shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
4.The applicant submit a lighting plan with the building permit application that adequately provides for
public safety and avoids excessive brightness and glare to adjacent properties and streets. The lighting
plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on October 11, 2019 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
10/11/2019 | 11:21 AM PDT
City of Renton Department of Community & Economic Development
405 Commerce Center
Administrative Report & Decision
LUA19-000151, ECF, SA-A
Report of October 11, 2019 Page 14 of 14
SR_Admin_Report_LUA19000151_191011
EWA 1415 Maple Owner LLC,
1099 18th St, Suite 2900,
Denver, CO 80202
Lisa Ehli, Synthesis PLLC,
12503 Bel-Red Rd, Suite 101,
Bellevue, WA 98005
Josh Shearer, KG Invest. Prop.,
11225 SE 6th St, Suite 215,
Bellevue, WA 98006
TRANSMITTED on October 11, 2019 to the Parties of Record:
No parties of record.
TRANSMITTED on October 11, 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 October 25, 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 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: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
405 Commerce Center
Land Use File Number:
LUA19-000151, ECF, SA-A
Date of Report
October 11, 2019
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Josh Shearer
KG Invest. Prop.
11225 SE 6th S, Ste 215,
Bellevue, WA 98006
Project Location
1415 Maple Ave SW,
Renton, WA 98055
The following exhibits are included with the Administrative Report and Decision:
Exhibits 1-11 Environmental Review Committee (ERC) Report and Exhibits
Exhibit 12: Administrative Decision
Exhibit 13: Determination of Nonsignificance - Mitigated
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: PR19-000290/ LUA19-000151, SA-A
APPLICANT: Lisa Ehli, Synthesis PLLC, 12503 Bel-Red Rd, Suite 101, Bellevue, WA 98005
PROJECT NAME: 405 Commerce Center
PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and Environmental
Review for the change of use and exterior parking lot improvements to an existing developed property located at 1415
Maple Ave SW. The subject property is approximately 1.88 acres with an existing 40,059 square foot building with 16
parking spaces (Exhibits 2 and 3). The site is located within a Medium Industrial (IM) zone and Employment Area (EA)
comprehensive plan designation. The applicant proposes to keep the existing building and change the use from the
previous communications data center to warehouse. With the exception of new paint on the existing building, the exterior
improvements are limited to the existing parking lot and include the removal of surface mounted mechanical equipment
related to the previous data center use, restriping the lot to provide 27 parking spaces, and a new 151 square foot
landscaping bulb.
PROJECT LOCATION: 1415 Maple Ave SW, Renton, WA 98055
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not
act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 25, 2019.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: October 11, 2019
DATE OF DECISION: October 7, 2019
DocuSign Envelope ID: 9F320DF9-C83E-43DC-B182-9C6B0FAB5AF5
10/8/2019 | 9:09 AM PDT
10/7/2019 | 9:37 AM PDT
10/7/2019 | 1:47 PM PDT
10/7/2019 | 10:11 AM PDT
EXHIBIT 13
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72
Page 1 of 3 LUA19-000151
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED
(DNS-M) MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: PR19-000290/LUA19-000151
APPLICANT: Lisa Ehli, Synthesis PLLC, 12503 Bel-Red Rd, Suite 101, Bellevue,
WA 98005
PROJECT NAME: 405 Commerce Center
PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and
Environmental Review for the change of use and exterior parking lot improvements to an existing developed
property located at 1415 Maple Ave SW. The subject property is approximately 1.88 acres with an existing 40,059
square foot building with 16 parking spaces (Exhibits 2 and 3). The site is located within a Medium Industrial (IM)
zone and Employment Area (EA) comprehensive plan designation. The applicant proposes to keep the existing
building and change the use from the previous communications data center to warehouse. With the exception of
new paint on the existing building, the exterior improvements are limited to the existing parking lot and include
the removal of surface mounted mechanical equipment related to the previous data center use, restriping the lot
to provide 27 parking spaces, and a new 151 square foot landscaping bulb.
PROJECT LOCATION: 1415 Maple Ave SE, Renton, WA 98055
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The applicant shall follow the Department of Ecology guidance for Tacoma Smelter Plume soil
contamination testing and remediation as instructed in the agency’s August 16, 2019 letter (Exhibit
10) when removing existing asphalt and excavating for the new parking lot landscaping island
abutting the northwest portion of the building as shown on the landscaping plan (Exhibit 7).
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the administrative
land use action. Because these notes are provided as information only, they are not subject to the
appeal process for the land use actions.
DocuSign Envelope ID: 7E2181F1-1E0B-4A6D-83A6-6E473F547C72