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HomeMy WebLinkAboutEX15_D_Admin_Decision_601_Monster_Rd_180831DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map Report_Admin_601 Monster Rd_180830 A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: August 31, 2018 Project Name: 601 Monster Rd Owner/Applicant: Prologis, 12720 Gateway Dr., suite 110, Tukwila, WA 98168 Contact: Brian Ludwig, Innova Architects, Inc., 950 Pacific Avenue, Suite 450, Tacoma, WA 98402 Project File Number: PR18-000155 Land Use File Number: LUA18-000237, ECF, SA-A, MOD Project Manager: Jill Ding, Senior Planner Project Summary: The applicant is requesting Administrative Site Plan approval, Environmental (SEPA) Review, and a street modification for the construction of 161,320 square foot industrial building on an existing 418,768 square foot (9.61 acre) site located within the Medium Industrial (IM) zone. The proposed building would be a 32’ interior clear height tilt-up warehouse with an outdoor storage yard. The site and building site would be designed to implement a 4-foot deep truck well along the east dock face of the building. Surface parking with a total of 145 parking spaces is proposed. The completed building would create a speculative warehouse shell, with future tenant improvements to be constructed by specific lease holders. A street modification has been requested to relocate the required 8-foot landscape strip between the curb and sidewalk to the back of sidewalk. Access to the site is currently provided via two driveway curb cuts off of Monster Rd SW and one driveway access via the property to the west. The proposal would retain all existing access points. The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. Offsite wetland areas have been identified to the southwest of the project site. Project Location: 601 Monster Road SW Site Area: 9.61 acres DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 EXHIBIT 15 DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 2 of 22 Report_Admin_601 Monster Rd_180830 B. EXHIBITS: Exhibits 1-13: ERC Report and Exhibits Exhibit 14: Comment email from Tom Bean Exhibit 15: Wetland Report prepared by Soundview Consultants, dated March 20, 2018 Exhibit 16: Preliminary Water and Sewer Plans Exhibit 17: Topographical Constraints Exhibit C. GENERAL INFORMATION: 1. Owner(s) of Record: Prologis 12720 Gateway Dr, Ste 110 Tukwila, WA 98168 2. Zoning Classification: IM 3. Comprehensive Plan Land Use Designation: EA 4. Existing Site Use: Existing 143,862 square foot concrete tilt up building previously occupied by Graphic Packaging as well as a 2,900 square foot shop building located to the south of the main building. SEPA for the separate demolition of these structures approved under LUA18-000357. 5. Critical Areas: The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. Offsite wetland areas have been identified to the southwest of the project site. 6. Neighborhood Characteristics: a. North: Black River Riparian Area and RC and CO zones b. East: Vacant land, IM zone c. South: Warehouse use, IM zone d. West: Seattle Pipe Trades and warehouse use, IM zone 7. Site Area: 9.61 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 4086 09/30/1987 601 Monster Rd Demo of existing structures LUA18-000357 N/A 06/18/2018 DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 3 of 22 Report_Admin_601 Monster Rd_180830 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. There is existing 12-inch water main in Monster Road SW (Principal Arterial) and in Monster Road SW (collector street), that can deliver a maximum flowrate of 4,000 gpm. The approximate static water pressure is 70 psi at the elevation of 26 feet. The site is located outside of an Aquifer Protection Area. b. Sewer: Wastewater service is provided by the City of Renton. There is an existing 12-inch PVC gravity wastewater main located in Monster Road SW. c. Surface/Storm Water: There is an existing storm drainage system in Monster Road SW. The existing property has their existing stormwater flow control requirements met by a private shared stormwater facility in the property 555 Monster Road SW. There are stormwater mains located in Monster Road SW (Principal Arterial) and in Monster Road SW (collector street). 2. Streets: Monster Road SW to the north of the site is a Principal Arterial (right of way width varies, minimum width of 70 feet) and Monster Road SW to the east of the site is a collector street (right of way width of 60 feet). 3. Fire Protection: Renton Regional Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 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 March 29, 2018 and determined the application complete on April 5, 2018. The project review was placed on hold on May 2, 2018 and was taken off hold on June 5, 2018. The project review was placed on hold for DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 4 of 22 Report_Admin_601 Monster Rd_180830 a second time on June 27, 2018 and was taken off hold on August 2, 2018. The project complies with the 120-day review period. 2. The project site is located at 601 Monster Road SW. 3. A separate SEPA Determination of Non-Significance (DNS) was issued June 18, 2018 for the demotion of the 143,862 square foot concrete tilt up building previously occupied by Graphic Packaging as well as a 2,900 square foot shop building located to the south of the main building. 4. Access to the site is currently provided via three driveway curb cuts off of Monster Rd SW and one driveway access via the property to the west. The proposal would retain all existing access points. The existing access located at the northeast corner of the project site currently crosses a City owned (Parks Dept.) parcel (parcel no. 9188000130). 5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 6. The site is located within the IM zoning classification. 7. There are approximately 135 trees located onsite, of which the applicant is proposing to retain a total of 55 trees. 8. The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. Offsite wetland areas have been identified to the southwest of the project site. 9. Approximately 3,000 cubic yards of material would be cut onsite and approximately 2,000-3,000 cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in Fall of 2018 and end in Spring of 2019. 11. Staff received one public comment letter(s) (Exhibit 14) requesting copies of the development proposal. However, no specific concerns or comments were raised. 12. No agency comments were received. 13. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 14. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. 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  Policy L-35: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.  Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 5 of 22 Report_Admin_601 Monster Rd_180830  Policy L-56: 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. 15. Zoning Development Standard Compliance: The purpose of the Medium Industrial Zone (IM) is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and warehousing. Uses in this zone may require some outdoor storage and may c reate some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone-wide. Additionally, within the Employment Area designation, an even wider variety of commercial and service uses may be permitted. The proposal is compliant with the following development standards, as outlined in RMC 4-2-130A, if all conditions of approval are met: Compliance IM Zone Develop Standards and Analysis Compliance not yet demonstrated Use: The completed building would create a speculative warehouse shell, with future tenant improvements to be constructed by specific lease holders. Staff Comment: Any future uses of the proposed building would be evaluated to ensure the proposed use was permitted in accordance with the City’s adopted use tables (see RMC 4-2-060) for the IM zone. Warehouse and office uses are outright permitted uses within the IM zone.  Lot Dimensions: The minimum lot size required in the IM zone is 35,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: The existing site is 9.61 acres, which exceeds the minimum lot size requirement. No subdivision of the project site is proposed. Compliant if condition of approval is met 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 project site is adjacent to residentially zoned (RC) property along the northwestern portion of the project site, facing Monster Rd SW. The portion of the project site, adjacent to the RC zoned property, would be required to maintain a 50- foot front yard setback. Monster Rd SW, fronting the project site to the north, is classified as a principal arterial, which would require a 20-foot front yard setback. Monster Rd SW, fronting the project site to the east, is classified as a collector arterial, and would be subject to a 15-foot secondary front yard setback. No other side or rear yard setbacks would be required. As shown on the submitted site plan (Exhibit 4), the proposed building would maintain a front yard setback ranging from 25 feet up to approximately 124 feet. It appears that all portions of the building adjacent to the RC zoned property would maintain the minimum 50-foot front yard setback. To ensure that all portions of the proposed building adjacent to the RC zoned property across Monster Rd SW maintain the required 50-foot minimum front yard setback, staff recommends, as a condition of approval, that a final site plan including setback dimensions shall be submitted at the DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 6 of 22 Report_Admin_601 Monster Rd_180830 time of Building Permit application for review and approval by the Current Planning Project Manager. A secondary front yard setback of 210 feet is proposed, a rear setback of 100 feet is proposed, and a side yard setback of 30 feet is proposed. All secondary front, side and rear setbacks proposed would comply with the setback requirements of 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: The proposed building would have a building footprint of 161,330 square feet, which result in a building coverage of 39 percent (39%) on the 418,768 square foot site. In addition, a total impervious area of 312,123 square feet is proposed, which results in an impervious surface coverage of 75 percent. A maximum building height of 39 feet 9 inches is proposed. The building coverage and maximum height proposed would comply with the requirements permitted in the IM zone. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover 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. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 7 of 22 Report_Admin_601 Monster Rd_180830 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 and Tree Retention Plan (Exhibit 5) was submitted with the project application materials. A minimum 10-foot wide onsite landscape strip is proposed along all street frontages. The proposed onsite landscape strip shown on the conceptual landscape plan appears to be less than 10 feet in width in some areas along the eastern portion of the project site. Therefore, staff recommends, as a condition of approval, that a detailed landscape plan showing the minimum required 10-foot onsite landscape strip along all street frontages be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. Where there are retaining walls separating the landscaped areas from the parking lot, the 10-foot landscape strip shall be measured from the back of the retaining wall. In addition, there appear to be some areas where the 10-foot onsite landscape strip is comprised of trees and lawn area, staff recommends that the detailed landscape plan include a mix of trees, shrubs, and groundcover within the 10-foot onsite landscape strip required along all street frontages. An 8-foot wide landscape strip is required between the curb and sidewalk within the public right-of-way. The 8-foot landscape strip shall include street trees and ground cover. The applicant has submitted a modification request to relocate the 8-foot landscape strip to the back of sidewalk along the project’s eastern property line where there are topographical constraints. The applicant has included an 8-foot wide landscape strip between the curb and sidewalk along the north property line. Notes are included on the plan stating: “cannot plant street trees near or on any underground utility”. Staff recommends, as a condition of approval, that this note be removed from the detailed landscape plan submitted as part of the Construction Permit review. Any proposal to vary from the street tree requirement would be required to go through a separate variance process as outlined in RMC 4-9-250B. The right-of-way landscaping proposed at the back of the sidewalk along the eastern portion of the project site does not include street trees. Staff recommends that the detailed landscape plan include street trees within the public right-of-way along the eastern portion of the project site. The proposal includes a total of 141 parking spaces, which would require a total of 4,935 square feet of interior parking lot landscaping. A Landscape Analysis demonstrating compliance with the parking lot landscaping requirements as outlined in RMC 4-4-070H.4&5 was not submitted with the project application materials; therefore staff was unable to verify compliance with the parking lot landscaping requirements. Staff recommends, as a condition of approval, that a Landscape Analysis demonstrating the project’s compliance with RMC 4-4-070H.4&5 be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager prior to construction permit issuance.  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: DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 8 of 22 Report_Admin_601 Monster Rd_180830 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: A Conceptual Landscape and Tree Retention Plan (Exhibit 5) was submitted with the project application materials. A total of 135 significant trees have been identified on the project site. Of those 27 have been identified as diseased and 2 are within areas of public right-of-way dedication, which results in 106 remaining trees. Of the 106 trees, a total of 55, or 52 percent (52%), of trees would be retained on the project site, which exceeds the tree retention requirements for the IM zone. Compliant if condition of approval is met 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. When permitted by the underlying zone, outdoor storage must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls a minimum of six feet (6') in height, berming, and/or landscaping as determined by the Administrator to achieve adequate visual or acoustical screening. Staff Comment: A 6-foot high fence is proposed to screen the outdoor storage area from the surrounding properties. No information regarding surface or rooftop utility equipment was included with the submitted land use application materials. Staff recommends, as a condition of approval, that the detailed landscape plan submitted at the time of Construction Permit review include the locations of all surface mounted screening equipment as well as a screening detail. A roof plan and screening detail shall be provided at the time of Building Permit review outlining how any rooftop mechanical equipment will be screened from public view. 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 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 of 329 square feet of recyclables deposit areas would be required and 658 square feet of refuse deposit areas would be required for a total DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 9 of 22 Report_Admin_601 Monster Rd_180830 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 a modification to these standards be requested and receive approval in compliance with RMC 4-9-250D. Compliant if condition of approval is met Parking: Parking regulations require that office uses provide a minimum of 2.0 spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area, and warehouse uses provide a minimum and maximum of 1 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: The proposed building would be constructed with an anticipated office area of 8,000 square feet and a warehouse area of 156,480 square feet. Based on the proposed for 8,000 square feet of office uses, the project site would be required to provided 16-36 parking spaces. Based on the 156,480 square feet proposed for warehouse uses, the proposal would be required to provide 104 spaces. A total of 120- 140 spaces would be required on the project site. The applicant has proposed a total of 141 spaces, which exceeds the maximum 140 permitted by 1 space. A 25 percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. The applicant did not provide a justification for the one additional parking space; therefore, staff recommends, as a condition of approval, that the number of proposed parking spaces be reduced by one space to comply with the maximum number of parking spaces permitted. Compliant if condition of approval is met 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: A 6-foot high chain link fence is proposed along the western boundary of the storage yard. There are three retaining walls proposed, one along the eastern boundary of the project site, one along the southern boundary of the project site, and one within the landscape strip separating the truck parking from the vehicular parking. None of the fences or retaining walls are proposed to exceed the 8-foot maximum height requirement. The retaining wall within the landscaped area separating the truck parking from the vehicle parking and the retaining wall along the eastern portion of the project site appear to be within required landscaped areas. Staff recommends, as a condition of approval, that a revised site and detailed landscape plan be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager relocating the retaining walls outside of required landscaped areas. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 10 of 22 Report_Admin_601 Monster Rd_180830 16. 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: Compliant if condition of approval is met 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. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. A Geotechnical Report prepared by Terra Associates, Inc., dated September 26, 2017 (Exhibit 7) was submitted with the project application materials. The majority of the site is relatively flat but sits lower than the adjacent south parcel and right-of-way to the east. Adjacent property grades fall onto the project site from slight slopes to as great as 40%. No development is proposed within the projected slope areas and the proposed building would comply with the required 15-foot building setback required from the edge of the protected slopes. The City’s adopted Critical Areas Regulations require that any protected slope areas be protected within a Native Growth Protection Area. Staff recommends, as a condition of approval that a Native Growth Protection easement be recorded over the protected slope areas. Draft easement documents shall be submitted at the time of Construction Permit review for review and approval by the Property Services section and Legal Department. The final easement shall be recorded prior to the issuance of a Temporary or Final Certificate of Occupancy. Subsurface conditions were explored through the advancement of 10 test borings on the project site. The subsurface conditions observed to the north of the existing building generally consisted of up to 4 inches of asphalt pavement overlying 4 to 7 feet of loose to medium dense fill. Below the fill soils, 4 to 14 feet of soft to medium dense interbedded alluvial soils consisting of silt, clay, and sand/gravel mixtures were observed. Underlying these upper sediments, the test borings encountered medium dense to very dense weathered sandstone bedrock. In Test Boring B-10, a 6-foot thick layer of medium stiff to stiff residual sandstone soil between the upper alluvial soils and deeper sandstone layer was observed. Test borings located within the existing building indicated that the existing concrete floor slab ranges in thickness from 4 to 8.5 inches and rests atop a 2 to 4-inch thick layer of crushed rock. Below the slab structure 4.5 feet of medium dense to very dense fill material overlying 7.5 to 23.5 feet of soft to dense interbedded alluvial soils consisting of silt, clay, and sand/gravel mixtures were observed. Underlying these upper alluvial soils the test borings encountered 3.5 to 18 feet of medium dense to very dense residual soils, sandstone, siltstone, claystone, and coal to the terminus of the test borings. Wet soils were observed at 8 of the 10 borings at depths ranging from 7.5 to 20 feet. The submitted Geotechnical Report concludes that the project site could accommodate the proposed development from a geotechnical standpoint. A surcharge/preload program is recommended to reduce potential post construction settlement. The report includes recommendation for site preparation and grading, surcharge, excavations, DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 11 of 22 Report_Admin_601 Monster Rd_180830 foundation support, floor slab-on-grade, lateral earth pressure for wall design, infiltration, drainage, utilities, and pavement. There is a small moderate coal mine hazard area on the southeastern corner of the project site, however this area is within the area of sensitive and/or protected slopes and is no development is proposed within this area. Therefore, the applicant was not required to provide additional coal mine hazard analysis of this area.  Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050G.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 Heritage Wetlands 200 ft. 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: Two offsite wetlands (Wetlands A and B) have been identified to the west of the project site. A Wetland Report, prepared by Soundview Consultants, dated March 20, 2018 (Exhibit 15 was submitted with the project application materials. According to the submitted wetland report, the offsite wetlands would be classified as Category III wetlands with a standard buffer of 75 feet. Both wetlands are located in excess of 200 feet from the project site with established impervious surfaces and structures between the wetlands and the project site, therefore no impacts to the wetland and/or wetland buffer would result from the proposed project. The wetlands also function as private managed stormwater facilities. The applicant submitted a Report and Analysis of the Shared Drainage Facility prepared by Innova Architects, Inc. dated May 22, 2018 (Exhibit 10) regarding the existing stormwater management within the wetland areas. In accordance with RMC 4-3-050C3.d.ii modifications to existing regional stormwater facilities located within wetlands are an exempt activity. The proposal would not increase the size of the facility. As part of the Construction Permit review process, the applicant would be required to demonstrate that the existing facility has the capacity to accommodate the surface water runoff from the impervious surfaces generated by the proposed facility. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 12 of 22 Report_Admin_601 Monster Rd_180830 17. 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 review requests: 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 14, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 15, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: Not applicable, the project site is not located within and Urban Design District. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. 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: The project proposal includes the construction of a 164,480 square foot industrial building. The proposed building would include a maximum height of 39 feet 9 inches. The proposed development would be constructed on a 9.61 acre site and would not be overscale for the site and would not include an overconcentration of development on a particular portion of the project site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The proposal includes pedestrian walkways, which would provide pedestrian linkages around the project site from building entrances to the two proposed surface parking areas as well as to the public sidewalk. The proposal includes a driveway access across parcel 9188000130, which is owned by the City’s Community Services Department and is associated with the Black River Riparian Area, located across the street to the north of the project site. In exchange for the easement required for this driveway access, the applicant would construct 6 parking spaces designated for users of the park and would include pedestrian walkways connecting to the public sidewalk and intersection along Monster Rd SW which would provide users direct access to the park. Staff recommends, as a condition of approval, that the applicant obtain an easement for access over parcel 9188000130. Draft easement documents shall be submitted at the time for Construction Permit application for review and approval by the City’s Property Services section, Community Services Department, and Legal Department. The approved easement shall be recorded prior to the issuance of a Construction Permit. The proposed DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 13 of 22 Report_Admin_601 Monster Rd_180830 improvements, parking lot, and signage specifying that those spaces are designated for park use, landscaping, and sidewalks, on the City’s park property shall be subject to approval by the City Community Services Department and a temporary construction easement may need to be granted prior to the issuance of the construction permit for the installation of these improvements. There are two separate surface parking lots proposed, one to the north of the proposed building and the other along the east and south portions of the project site. There is no vehicular connection between the two surface parking lots, which would be desirable. However, with the location of the building, there does not appear to be adequate area to provide the driveway connection between the parking lots while maintaining the required onsite landscaped buffer along the street frontage. A pedestrian walkway has been proposed to connect the surface parking areas. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: See FOF 15, Zoning Development Standard: Screening and Refuse and Recycling. The proposal includes a loading area with dock high doors for large trucks. The proposed loading area has been located on the east side of the proposed building. The proposed loading area would face Monster Rd SW. However, Monster Rd SW at this location is elevated above the project site and landscaping is proposed along the street frontage that would minimize views of the loading area from the public right-of-way. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The proposed building would replace an existing building on the project site and would have a maximum height of 39 feet 9 inches. On the east side of the project site, the building would sit lower than Monster Rd SW. It is not anticipated that any views would be impacted by the proposed development. 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: See discussion under FOF 15, Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the application; therefore staff recommends, as a condition of approval, that a lighting plan be provided at the time of building permit review for review and approval by the Current Planning Project Manager.  f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The proposed building has been situated towards the southwestern corner of the project site, away from the public rights-of-way, which would reduce DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 14 of 22 Report_Admin_601 Monster Rd_180830 the noise impacts from the public right-of-way to the project site and would also reduce any noise impacts generated onsite from the public right-of-way or the Black River Riparian area located across Monster Rd. SW. 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: The proposed building would replace an existing building and have a maximum height of 39 feet 9 inches, would be of an appropriate scale for the 9.61 acre project site, and adequate circulation would be provided to meet vehicular and pedestrian needs. It is anticipated that the scale of the proposed development would be appropriate and would not have an adverse impact on natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. 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: There is a small amount of sensitive and protected slopes located on the southern portion of the project site, which are proposed to be retained. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 15, Zoning Development Standard: Landscaping. Compliant if condition of approval is met g. Access 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 project site currently has two existing curb cuts on the north side of the project site and one along the east side of the project site. As a result of the proposed development, the project site would maintain three curb cuts, with two along the north portion of the project site and one along the eastern side. 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 proposed internal circulation system includes pedestrian walkways that would connect the building entries to the parking areas as well as the public sidewalk. There are two separate surface parking areas, which are not connected by a driveway access through the site; however, as previously discussed above, the configuration of the site combined with the required landscaping limits the area available for a driveway access at this point. The Renton Fire Authority has reviewed the proposal and has determined that the proposed meets the requirements for emergency access. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 15 of 22 Report_Admin_601 Monster Rd_180830 Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: See previous discussion above under loading and storage 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. Based on the minimum of 120 parking spaces are required to be on the project site, a total of 12 bicycle spaces would be required. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in- building parking, and limited access fenced areas with weather protection. For in- building bike parking and limited access fenced areas, fixed structures for locking individual bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six feet high, or be floor-to-ceiling. A bicycle parking detail was not provided with the land use application materials. Staff recommends, as a condition of approval, that bicycle parking be provided in accordance with RMC 4- 4-080F.11. A bicycle parking detail shall be provided at the time of building permit review to the Current Planning Project Manager for review and approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: See previous discussion above under Circulation.  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 proposal includes a landscaped open space area between the front of the building and Monster Rd SW between the two surface parking areas, this area would include a pedestrian walkway that would connect the building entry to the public sidewalk where pedestrians could eventually connect with the Black River Riparian Area across the street.  i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The office space is identified along the north portion of the site, which would offer views of the Black River Riparian Forest, a shoreline area, located across the street from the development. The public access requirement is not applicable to the proposal, however the improvements provided on the parks property would increase the public access opportunities to the existing park across Monster Rd. SW.  j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: There are existing sensitive and protected slopes located along the south portion of the project site. These areas are not proposed to be impacted by the proposed development.  k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 16 of 22 Report_Admin_601 Monster Rd_180830 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. A Fire Impact Fee, based on $0.26 per square foot of office area and $0.15 per square foot of warehouse area would be applicable to the proposal. Water and Sewer. Staff Comment: Water service is provided by the City of Renton. There is an existing 12-inch water main in Monster Road SW (Principal Arterial) and in Monster Road SW (collector street), that can deliver a maximum flowrate of 4,000 gpm. The conceptual water and sewer plan (Exhibit 16) submitted with the land use application showed a 12-inch water main looped around the building. A minimum 15-foot wide easement is required for new water mains located outside public right of way. The minimum separation of the water main from the building is 10 feet. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 4.000 gpm, which is available from the existing water system. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. The 2018 Water system development charges for each proposed 1-inch domestic water service is $3,727.00. The fee that is current at time of construction permit issuance will be applicable and payment is due at construction permit issuance. Wastewater service is provided by the City of Renton. There is an existing 12-inch PVC wastewater main located in Monster Road SW. The conceptual water and sewer plan (exhibit 16) submitted for the land use application proposes gravity sewer service to the new building. The proposed building encroaches on the existing sewer manhole. The impacted existing sewer manhole and the portion of sewer main within 10 feet of the proposed building will be demolished and a new sewer manhole will be provided at minimum distance of 10 feet from the building. The building will obtain sewer service by individual side sewer. The SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2018 sewer fee for a 1-inch meter is $2,837.00 per meter, 1-1/2 inch meter is $14,185.00 and a 2-inch meter is $22,696.00. The fee that is current at time of construction permit issuance will be applicable and payment is due at issuance of construction permit. Drainage. Staff Comment: There is an existing storm drainage system in Monster Road SW. The existing property currently drains to a private shared stormwater facility located within the wetland system on 555 Monster Road SW. A Technical Information Report (TIR), dated May 22, 2018, prepared by Innova Architects (Exhibit 9) was submitted with the land use application material. Based on the City of Renton’s flow control map, the site falls within the Flow Control Standard Existing Peak Conditions. The existing shared private stromwater facility located in the adjacent parcel 555 Monster Road SW is proposed to meet the flow control requirements of this project. The project would be subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements are required DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 17 of 22 Report_Admin_601 Monster Rd_180830 to be met. The proposal would be required to provide flow control and enhanced basic water quality in compliance with the 2017 RSWDM. The 2018 surface water system development fee is $0.687 per square foot of new impervious surface, but not less than $1,718.00. This is payable prior to issuance of the construction permit. Transportation. Staff Comment: The proposed development fronts Monster Road SW (Principal Arterial) on the north property line and Monster Road SW (collector street) on the west property line. Frontage improvements including paving, curb and gutter, an 8- foot wide planter strip with street trees, and an 8-foot wide sidewalk are required. The applicant has requested a modification of these requirements. See further discussion below under FOF 18 and 19: Modification. Street lighting meeting current city standards is also a required frontage improvement. Information regarding the street lighting should be provided with the construction permit submittal. If the current City standards are not met, then street lighting meeting city standards are required to be provided by the project. The site proposes to gain vehicular access from Monster Road SW (Principal Arterial) by means of two driveways and from Monster Road SW (collector) by means of a driveway access in an easement through the adjacent parks department parcel located northwest of the subject development site (see previous discussion above under Circulation). The proposed driveways shall comply with the driveway regulations outlined in RMC 4-4-080. The maximum driveway width permitted shall not exceed 30 feet. Increased traffic created by the development would be mitigated by payment of transportation impact fees. The 2018 fee is assessed at $7.29 per square foot of general office and $4.75 per square foot of light industrial. The applicable fee outlined in the ITE manual would be assessed. This fee increases each year and the applicable fee is paid at the time of building permit issuance. 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: A geotechnical report, dated September 26, 2017, completed by Terra Associates, Inc. (Exhibit 7) has been provided for the site. According to the report the onsite soils are classified as sandy loam and would not be suitable for infiltration. 18. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, for Monster Rd SW along the norther portion of the project site where it is classified as a Principal Arterial. The applicant is requesting to leave the existing curb in its current location instead of moving the curb back and adding additional roadway paving. Compliance Street 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 DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 18 of 22 Report_Admin_601 Monster Rd_180830 the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines.  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 City’s Public Works Transportation section and Economic Development section have reviewed requested modification and have determined that the existing pavement width within Monster Rd SW along the project site’s northern boundary is adequate with regards to the function and safety of Monster Rd SW as well as the intent of the City’s adopted Street Standards, RMC 4-6-060.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The request to leave the existing curb in its current location would not be injurious to other properties in the vicinity.  d. Conforms to the intent and purpose of the Code. Staff Comment: See previous discussion under criterion ‘b’ above.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See previous discussion under criterion ‘b’ above.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See previous discussion under criterion ‘c’ above. 19. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, for Monster Rd SW along the eastern portion of the project site where it is classified as a Collector Arterial. The applicant has requested a half street section consisting of 1-11 foot wide travel lane and 1- 5 foot wide bike lane, 0.5 feet wide curb, 5 feet wide sidewalk, 8 feet wide planter back of sidewalk, and additional 1 feet within the ROW line due to topographical constraints. Compliance Street 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 Community Design Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 19 of 22 Report_Admin_601 Monster Rd_180830 grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification would be consistent with these policies in the area where there are topographical constraints. 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 City’s Public Works Transportation section and Economic Development section have reviewed the requested half street section consisting of 1-11 foot wide travel lane and 1- 5 foot wide bike lane, 0.5 feet wide curb, 5 feet wide sidewalk, 8 feet wide planter back of sidewalk, and additional 1 feet within the ROW line. Staff is supportive of this modified street section at locations where there are topographical constrains between the right-of-way and the development site. Where there are no topographical constrains as you approach the intersection of Monster Road SW (collector arterial) and Monster Rd SW (principal arterial) the planter strip should be provided between the curb and sidewalk as required by code (see Exhibit 17). Providing the landscape strip is placed between the curb and the sidewalk to the maximum extent feasible the improvements would meet the objectives of function, appearance of the code and at the same time be based upon sound engineering judgment. ROW dedication will be required to ensure that all the street elements including the planter and sidewalk are located within the ROW. Staff recommends, as a condition of approval, that a revised street section be provided at the time of Construction Permit review showing all required street improvement elements within the public right-of-way and the 8-foot wide planter strip between the curb and sidewalk where there are no topographical constraints. The revised street section shall be reviewed and approved by the City’s Plan Reviewer and Current Planning Project Manager. Compliant if condition of approval is met c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The modified street section as conditioned above would not be injurious to other properties in the vicinicy. Compliant if condition of approval is met d. Conforms to the intent and purpose of the Code. Staff Comment: See discussion under criterion ‘b’ above. Compliant if condition of approval is met e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See discussion under criterion ‘b’ above. Compliant if condition of approval is met f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See discussion under criterion ‘c’ above. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 20 of 22 Report_Admin_601 Monster Rd_180830 I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 14. 2. The subject site is located in the 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 15. 3. The proposed project complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed project complies with the site plan review criteria as established by City Code provided all advisory notes and conditions are complied with, see FOF 17. 5. The proposed project complies with the street standards as established by City Code, unless modified (see conclusion 7), provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 17. 6. There are adequate public services and facilities to accommodate the proposed project, see FOF 17. 7. The requested modifications to the City’s street standards comply with the modification criteria as established by City code, provided the project complies with all advisory notes and conditions of approval, see FOF 18 and 19. J. DECISION: The 601 Monster Road Site Plan and Modifications, File No. LUA18-000237, as depicted in Exhibit 4, are approved and are subject to the following conditions: 1. A final site plan including setback dimensions shall be submitted at the time of Building Permit review for review and approval by the Current Planning Project Manager. 2. A detailed landscape plan including, but not limited to, the following shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager prior to permit issuance: a. A minimum 10-foot onsite landscape strip along all street frontages; b. Where there are retaining walls separating the landscaped areas from the parking lot, the 10- foot landscape strip shall be measured from the back of the retaining wall; c. The detailed landscape plan include a mix of trees, shrubs, and groundcover within the 10-foot onsite landscape strip required along all street frontages; d. Notes stating: “cannot plant street trees near or on any underground utility” shall be removed from the detailed landscape plan. Any proposal to vary from the street tree requirement would be required to go through a separate variance process as outlined in RMC 4-9-250B; e. Street trees shall be provided within an 8-foot wide planting strip proposed at the back of sidewalk, within the public right-of-way along the eastern portion of the project site; f. A Landscape Analysis demonstrating the project’s compliance with RMC 4-4-070H.4&5; and g. The locations of all surface mounted screening equipment as well as a screening detail. 3. A roof plan and screening detail shall be provided at the time of Building Permit review outlining how any rooftop mechanical equipment will be screened from public view. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 21 of 22 Report_Admin_601 Monster Rd_180830 4. A revised site plan showing the minimum 987 square foot service area shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager, unless a modification to the size standards is submitted an approved. 5. The number of proposed parking spaces shall be reduced by one space to comply with the maximum number of parking spaces permitted. 6. A revised site plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager relocating the retaining walls outside of required landscaped areas. 7. A Native Growth Protection easement shall be recorded over the protected slope areas. Draft easement documents shall be submitted at the time of Construction Permit review for review and approval by the Property Services section and Legal Department. The final easement shall be recorded prior to the issuance of a Temporary or Final Certificate of Occupancy. 8. The applicant shall obtain an easement for access over parcel 9188000130. Draft easement documents shall be submitted at the time for Construction Permit application for review and approval by the City’s Property Services section, Community Services Department, and Legal Department. The approved easement shall be recorded prior to the issuance of a Construction Permit. 9. The proposed improvements, parking lot, and signage specifying that those spaces are designated for park use, landscaping, and sidewalks, on the City’s park property shall be subject to approval by the City Community Services Department and a temporary construction easement may need to be granted prior to the issuance of the construction permit for the installation of these improvements. 10. A lighting plan shall be provided at the time of building permit review for review and approval by the Current Planning Project Manager prior to building permit issuance. 11. Bicycle parking shall be provided in accordance with RMC 4-4-080F.11. A bicycle parking detail shall be provided at the time of building permit review to the Current Planning Project Manager for review and approval prior to building permit issuance. 12. A revised street section shall be provided at the time of Construction Permit review showing all required street improvement elements within the public right-of-way and the 8-foot wide planter strip between the curb and sidewalk where there are no topographical constraints. The revised street section shall be reviewed and approved by the City’s Plan Reviewer and Current Planning Project Manager prior to construction permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED this 31st day of August, 2018 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Prologis 12720 Gateway Dr., suite 110 Tukwila, WA 98168 Brian Ludwig Innova Architects, Inc. 950 Pacific Avenue, Suite 450 Tacoma, WA 98402 DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37 8/30/2018 | 4:21 PM PDT DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 City of Renton Department of Community & Economic Development Administrative Report & Decision 601 MONSTER ROAD LUA18-000237 August 31, 2018 Page 22 of 22 Report_Admin_601 Monster Rd_180830 TRANSMITTED this 31st day of August, 2018 to the Parties of Record: Tom Bean King County Water & Land Resources Division 201 S Jackson Street, Suite 600 Seattle, WA 98104 TRANSMITTED this 31st day of August, 2018 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 September 14, 2018. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 From: Bean, Tom <Tom.Bean@kingcounty.gov> Sent: Tuesday, April 17, 2018 11:00 AM To: Jill Ding Subject: LUA18-000237 To: Jill Ding, Senior Planner Department of Community & Economic Development City of Renton Ms. Ding, I am writing to express interest in a development proposal that has come to my attention. The project numbers are LUA18-000237 and PR18-000155. The site address is 601 Monster Road SW. The city notice lists you as the point of contact. I manage project activity at King County’s Black River Pump Station, opposite the project site at 550 Monster Road SW, and am interested as a neighbor of the proposed development. I request to receive project materials as a party of record. I do not have comments or concerns to raise, but I would like to be informed as development plans are set. I do not mean to cause extra expense for the applicant or the city. I’ll be happy to receive materials in electronic format without hard copies. Thank you for your help, Tom ______________________________ Tom Bean, P.E. Engineering Special Projects Lead River and Floodplain Management Section King County Water and Land Resources Division 201 S. Jackson Street, Suite 600 Seattle, WA 98104 Desk 206-477-4638, Mobile 206-979-8270 EXHIBIT 14 DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 Soundview Consultants LLC March 20, 2018 1190.0015 Monster Road – Wetland and Fish and Wildlife Habitat Assessment Page 1 of 25 2907 Harborview Drive, Suite D Gig Harbor, WA 98335 Technical Memorandum To: Jill Ding, City of Renton File Number: 1190.0015 From: Jon Pickett, Soundview Consultants LLC Date: March 20, 2018 Re: Wetland and Fish and Wildlife Habitat Assessment 601 Monster Road SW, Renton, Washington Dear Mrs. Ding, Soundview Consultants LLC (SVC) conducted a wetland and fish and wildlife habitat assessment of an approximately 9.62-acre property located at 601 Monster Road Southwest, in the City of Renton, Washington (Figure 1), for DCT Monster Road LLC (Applicant). The property consists of one parcel located in the Northwest ¼ of Section 24, Township 23 North, Range 4 East, W.M. (King County Tax Parcel Number 2423049008). This assessment was conducted to support the proposed industrial redevelopment of the subject property. SVC investigated the site to evaluate if any potentially- regulated wetlands, fish and wildlife habitat, or other critical areas are located on or adjacent to the subject property. This Technical Memorandum has been prepared to document the results of this wetlands, fish and wildlife habitat assessment. Figure 1. Subject Property Location. Subject Property Location EXHIBIT 15 RECEIVED 03/29/2018 jding PLANNING DIVISION DocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 273'272'230'COMPACTVVCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMP A C T COMP A C T COMP A C T COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTKnow what'sbelow.before you dig.CallR0'50'25'1"=50'100'NDesigned by:Drawn by:Checked by:Sheet Number:of SheetsJ. EavesS. Scheuerman / J. HeinCP. McCormick601 Monster Road SWRenton, WA701 Fifth Avenue, Suite 2830Seattle, WA 98104206-753-090017-045Land Use Agency Review07-06-2018Project Title:Client:Job Number:Issue Set and Date:Sheet Title:Revisions:950 Pacific Avenue, Suite 450Tacoma, WA 98402253-572-4903REUSE OF DOCUMENTSDRAFT16WATER/SEWER/FIRE PLANC5.012GENERAL NOTES:EXHIBIT 16RECEIVED08/02/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01 273'272'230'Know what'sbelow.before you dig.CallR0'50'25'1"=50'100'NGENERAL NOTES:Designed by:Drawn by:Checked by:Sheet Number:of SheetsJ. EavesS. Scheuerman / J. HeinCP. McCormick601 Monster Road SWRenton, WA701 Fifth Avenue, Suite 2830Seattle, WA 98104206-753-090017-045Land Use Agency Review07-06-2018Project Title:Client:Job Number:Issue Set and Date:Sheet Title:Revisions:950 Pacific Avenue, Suite 450Tacoma, WA 98402253-572-4903REUSE OF DOCUMENTSDRAFT16GRADING AND DRAINAGEC3.05STORM STRUCTURE TABLE:WALL HEIGHT TABLE:KEY NOTES: 1.EXHIBIT 17Topographicalconstraints end here,the planter should beplaced between thecurb and sidewalkstarting in this area.RECEIVED08/02/2018 jdingPLANNING DIVISIONDocuSign Envelope ID: 80901E7D-837B-41F8-B74C-0B107C5C8C37DocuSign Envelope ID: D977AE45-3B1A-4528-9F17-41B311EE5A01