Loading...
HomeMy WebLinkAboutD_Renton_Switchgear_Admin_Rpt_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Renton Switchgear Admin Rpt_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: December 22, 2021 Project File Number: PR21-000406 Project Name: Renton Station Switchgear Building Land Use File Number: LUA21-000378, ECF, SA-A, CU-A Project Manager: Jill Ding, Senior Planner Owner: Olympic Pipeline Company, LLC, 600 SW 39th St, Suite 275, Renton, WA 98057 Applicant/Contact: Carla Woodworth, Geo Engineers, Inc., 17425 NE Union Hill Rd, Suite 250, Redmond, WA 98052 Project Location: 2319 Lind Avenue SW, Renton, WA 98057 (parcel no. 3023059084) Project Summary: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Review, an Administrative Conditional Use Permit, and a critical area buffer determination for the installation a new approximately 360 sq. ft. pre-manufactured switchgear building. The proposed building would have an approximate height of 19 feet. The project site totals approximately 2.31 acres in area and is located within the Heavy Industrial (IH) zone and Employment Area (EA) Comprehensive Plan Land Use Designation. No changes in access or parking are proposed as a result of the project proposal. The project site is mapped with a flood hazard area, sensitive slopes (slopes with grades between 25 and 40 percent), a seismic hazard area, and a wetland. In addition, Panther Creek (a Type F stream) is mapped off-site to the north of the project site. The project site is also located within the Urban Conservancy Shoreline Designation of Springbrook Creek Reach C. The critical area buffer requirements may not apply to development proposed on sites that are separated from critical areas by pre-existing, intervening, and lawfully created structures, roads, or other substantial existing improvements. All proposed work would be conducted within existing developed portions of the project site. Site Area: 2.31 acres DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 2 of 19 D_Renton Switchgear Admin Rpt_FINAL B. EXHIBITS: Exhibits 1-7: As shown in the Environmental Review Committee (ERC) Report Exhibit 8: Project Narrative Exhibit 9: Conditional Use Justification Exhibit 10: Existing Landscape Street View Exhibit 11: Agency Comments from Department of Ecology and City Response C. GENERAL INFORMATION: 1. Owner(s) of Record: Olympic Pipeline Company, LLC 600 SW 39th St, Suite 275 Renton, WA 98057 2. Zoning Classification: Heavy Industrial (IH) 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: The project site is currently occupied by the Olympic Pipeline Company and is developed with an existing local site control building, the Olympic Pipeline Control Center, administrative building and a warehouse building. 5. Critical Areas: The project site is mapped with a flood hazard area, sensitive slopes (slopes with grades between 25 and 40 percent), a seismic hazard area, and a wetland. In addition, Panther Creek (a Type F stream) is mapped off- site to the north of the project site. The project site is also located within the Urban Conservancy Shoreline Designation of Springbrook Creek Reach C. 6. Neighborhood Characteristics: a. North: Panther Creek, IH zone b. East: Industrial Use, IH zone c. South: Industrial Use, IH zone d. West: Vacant, IL zone 7. Site Area: 2.31 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 DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 3 of 19 D_Renton Switchgear Admin Rpt_FINAL E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 8-inch looped water main located on-site. b. Sewer: Sewer service is provided by the City of Renton. There is an 8-inch gravity wastewater main located in Lind Ave SW along the project frontage. c. Surface/Storm Water: There is a City of Renton 48-inch stormwater main in along the project frontage within Lind Ave SW. 2. Streets: The project site fronts on Lind Ave SW. Lind Ave SW is classified as a minor arterial street, with an existing ROW width of 81-feet, an existing paved width of 42-feet, and a planting strip and 6-foot sidewalk on the west side of Lind Ave SW. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permits b. Section 4-9-200: Master Plan and Site Plan Review 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Utilities Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on October 26, 2021 and determined the application complete on October 27, 2021. The project complies with the 120-day review period. DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 4 of 19 D_Renton Switchgear Admin Rpt_FINAL 2. The project site is located 2319 Lind Avenue SW, Renton, WA 98057 (parcel no. 3023059084). 3. The project site is currently occupied by the Olympic Pipeline Company and is developed with an existing local site control building, the Olympic Pipeline Control Center, administrative building and a warehouse building. 4. Access to the site would continue to be provided via existing curb cuts off of Line Ave SW. 5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 6. The site is located within the Heavy Industrial (IH) zoning classification. 7. The proposed building would be installed on existing, developed portions of the project site, no tree removal is proposed. 8. The project site is mapped with a flood hazard area, sensitive slopes (slopes with grades between 25 and 40 percent), a seismic hazard area, and a wetland. In addition, Panther Creek (a Type F stream) is mapped off-site to the north of the project site. The project site is also located within the Urban Conservancy Shoreline Designation of Springbrook Creek Reach C. 9. Very minor grading of the existing gravel surface would be completed to place an approximately 15 feet wide by 33 feet long concrete slab for placement of the new Switchgear Building. Approximate 8 cubic yards of imported gravel will be placed to support the concrete slab. Additionally, some conduit trench excavation (approximately 3 cubic yards excavated soil) would be completed to install 5 kV power service to the new Switchgear Building from the PSE Substation; 5 kV power service from the new Switchgear Building to the existing pump motors (approximately 50 cubic yards), and a low voltage service to the on- site programmable control system. 10. The applicant is proposing to begin construction in winter of 2021/2022 and end in six (6) to eight (8) weeks. 11. One agency comment from the Washington State Department of Ecology (Exhibit 11) was received during the re-noticed 14 day public comment period. The comment requests mitigation measures regarding soil cleanup of the site be added to the SEPA threshold determination. Staff responded and clarified that a SEPA Threshold Determination of Non-Significance had already been issued and that the appeal period of the determination ends on December 20, 2021. As of the date of this report, no appeals of the threshold determination have been received. 12. 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. 13. 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: Compliance Comprehensive Plan Analysis ✓ Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards. DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 5 of 19 D_Renton Switchgear Admin Rpt_FINAL ✓ Policy L-30: Maintain or increase the quantity and quality of wetlands. Development activities shall not decrease the net acreage of existing wetlands. ✓ Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration and maintain stable water temperatures, provide for biological diversity, reduce amount and velocity of run-off, and provide for wildlife habitat. ✓ Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present. ✓ Policy L-36: 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. ✓ Policy U-7: Non-City utility systems should be constructed in a manner that minimizes negative impacts to existing development and should not interfere with operation of City utilities. City development regulations should otherwise not impair the ability of utility providers to adequately serve customers. 14. Zoning Development Standard Compliance: The purpose of the Heavy Industrial Zone (IH) is to provide areas for high-intensity industrial activities involving heavy fabrication, processing of raw materials, bulk handling and storage, construction, and heavy transportation. Uses in this zone may require large outdoor areas in which to conduct operations. Environmental impacts may be produced that affect off-site areas, requiring isolation of the industrial activity from more sensitive land uses. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed. The proposal is compliant with the following development standards, as outlined in RMC 4-2-130.A: Compliance IH Zone Develop Standards and Analysis ✓ Use: The proposed switchgear building meets the definition of a utility, medium per RMC 4-11-210. Utilities, medium include: moderate scale facilities serving the City, including subregional switching stations (one hundred fifteen (115) kv and smaller), and municipal sewer, water, and storm water facilities not included in a Council-adopted utility system plan. Staff Comment: Utilities, medium are permitted within the IH zone as an administrative conditional use, see further discussion under FOF 16. ✓ Lot Dimensions: The minimum lot size required in the IH zone is 35,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: No changes are proposed to the existing lot, which totals 2.31 acres and would exceed the minimum lot size of 35,000 sq. ft. ✓ Setbacks: The minimum front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets. The minimum secondary front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets. There are no side or rear yard setback requirements, except 50 feet if abutting a lot zoned residential and 20 feet if a lot abuts a lot zoned CN, CV, CA, CD, CO, COR, or a lot with Public Facilities. Staff Comment: Lind Ave SW is classified as a minor arterial street; therefore, the project site would be subject to a 15-foot front yard setback. No other side or rear setbacks are applicable as the project site does not abut a lot zoned residential, CN, CV, CA, CD, CO, COR or a lot with Public Facilities. The proposed switchgear building would maintain a DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 6 of 19 D_Renton Switchgear Admin Rpt_FINAL 36-foot setback from Lind Ave SW, which would exceed the required 15-foot front yard setback requirement. ✓ Building Standards: There are no maximum lot coverage requirements for buildings in the IM zone. There are no maximum building height requirements in the IH zone. Staff Comment: The proposed switchgear building would total approximately 360 sq. ft. and have a maximum height of 19 feet. The proposal would not exceed and building height, building lot coverage, or impervious surface coverage requirements of the IH zone. ✓ 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. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. 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 DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 7 of 19 D_Renton Switchgear Admin Rpt_FINAL 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: There is an existing approximately 19-foot wide onsite landscape strip along the project’s Lind Ave SW street frontage. This landscape strip is currently vegetated with mature trees, shrubs, and ground cover and provides screening of the industrial nature of the project site. The existing mature landscaping is proposed to remain. The proposed 360 sq. ft. switchgear building would be unmanned and would not require additional parking or parking lot landscaping. ✓ 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: No onsite trees are proposed for removal for the installation of the 360 sq. ft. switchgear building on the project site. ✓ 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 proposed switchgear building would be screened from public view by an approximately 19-foot wide onsite landscape visual barrier that is vegetated with existing mature trees, and shrubs. ✓ 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: It is anticipated that the existing refuse and recycling deposit areas would adequately serve the project site. The proposed 360 sq. ft. switchgear building DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 8 of 19 D_Renton Switchgear Admin Rpt_FINAL would be unmanned and would not significantly add to the existing waste generated on the project site. N/A Parking: There are no parking requirements applicable to unmanned utilities. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: Not applicable, the proposed 360 sq. ft. switchgear building is an unmanned medium utility that would not require additional parking. Existing parking on the project site is anticipated to be adequate to serve the needs of the project site. N/A 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: Not applicable as no new parking would be required. N/A Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The project site is currently fenced with a chain-link fence with barbed wire, no new fencing is proposed. 15. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations: 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. 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: A seismic hazard area and sensitive slopes (slopes with grades between 25 and 40 percent) are mapped on the project site. A geotechnical engineering report was not required to be submitted with the project application as the proposed development would occur within existing paved, pre-developed portions on the eastern side of the project site. The topography of the project site in the vicinity of the proposed location of the switchgear building is flat. As the proposed switchgear site is located within a seismic hazard area, the new building would be designed per IEEE Standard 693, latest edition, and the current 2018 International Building Code (IBC) with appropriate accelerations. There are no new impervious surfaces proposed as a result of project construction. The project site would include the installation of a 15 ft by 33 ft (495 sq. ft) gravel pad to support the proposed 12 ft by 30 ft (360 sq. ft.) building within 529,649 sq. ft. of existing impervious surfaces. The eastern half of the site, where the proposed switchgear building would be located, currently is paved with asphalt concrete or crushed rock. No landscaping or tree removal is proposed as a result of project construction. DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 9 of 19 D_Renton Switchgear Admin Rpt_FINAL ✓ Streams and Flood Hazard: The following buffer requirements are applicable to streams in accordance with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional 15-foot building setback is required from the edge of all stream buffer areas. Staff Comment: The applicant submitted a Critical Areas Assessment Memo, prepared by Geo Engineers, dated September 29, 2021 (Exhibit 5) with the project application materials. Flood hazard areas are mapped along the western and northern portions of the project site, the 200-foot shoreline jurisdiction of Springbrook Creek (a Type S stream and designated shoreline) is mapped along the western portion of the project site, and Panther Creek (a Type F stream) is mapped along the north portion of the project site. The existing developed portions of the site are located approximately 470 feet east of Springbrook Creek and approximately 130 feet south of Panther Creek. The proposed building would be located approximately 250 feet from the mapped flood hazard area, and over 400 feet from Panther Creek on the north side of the developed parcel and over 830 feet from Springbrook Creek on the west side of the developed parcel. The western ends of the electrical excavations required for the proposed switchgear building would be approximately 270 feet from Panther Creek. The project proposal would include the installation of a small scale switchgear building that is approximately 360 sq. ft. in area. The proposed project would be located within an existing paved, fenced area with the proposed building more than 200 feet from the streams located within the project vicinity. Due to the small scale size of the proposed project coupled with the existing developed conditions of the project site, the proposal would not be subject to the City’s Critical Areas Regulations in accordance with RMC 4- 3-050B 1(g), and would qualify as a “site separated from critical areas, nonregulated,” specifically: Separated from critical areas by pre-existing, intervening and lawfully created structures, roads or other substantial existing improvements. It is not anticipated that the project proposal would have any adverse impacts on existing onsite streams, or associated buffers. ✓ Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050.G.2: Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 10 of 19 D_Renton Switchgear Admin Rpt_FINAL 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: The applicant submitted a Critical Areas Assessment Memo, prepared by Geo Engineers, dated September 29, 2021 (Exhibit 5) with the project application materials. Wetland areas are mapped along the western and northern portions of the project site. The proposed building would be located approximately 250 feet from the mapped wetlands. The western ends of the electrical excavations required for the proposed switchgear building would be approximately 150 feet from the mapped wetlands along the north side of the project site. The project proposal would include the installation of a small scale switchgear building that is approximately 360 sq. ft. in area. The proposed project would be located within an existing paved, fenced area with the proposed building more than 200 feet from the onsite wetlands. Due to the small scale size of the proposed project coupled with the existing developed conditions of the project site, the proposal would not be subject to the City’s Critical Areas Regulations in accordance with RMC 4-3-050B 1(g), and would qualify as a “site separated from critical areas, nonregulated,” specifically: Separated from critical areas by pre-existing, intervening and lawfully created structures, roads or other substantial existing improvements. It is not anticipated that the project proposal would have any adverse impacts on existing onsite wetlands, or associated buffers. 16. Conditional Use Analysis: The proposed switchgear building meets the definition of a utility, medium per RMC 4-11-210. Utilities, medium include: moderate scale facilities serving the City, including subregional switching stations (one hundred fifteen (115) kv and smaller), and municipal sewer, water, and storm water facilities not included in a Council-adopted utility system plan. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit. Compliance Conditional Use Criteria and Analysis ✓ a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 13 and 14 for Comprehensive Plan and zoning regulation compliance. ✓ b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The applicant contends that the proposed project would enable Olympic to more safely and efficiently meet the consumer demands in the City of Renton, at SeaTac Airport and between Renton and Portland, Oregon without having a detrimental impact to the site or neighboring properties. The project also would provide Olympic more modern electrical equipment that should allow for more safe and reliable operation and management of the existing pipeline system within the City of Renton. DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 11 of 19 D_Renton Switchgear Admin Rpt_FINAL The proposed switchgear building would be installed on existing paved portions of the project site, which allows the applicant to utilize their existing parcel efficiently and infill an area that is not yet in use. Staff has reviewed the request and concurs that the proposed location would be suitable for the proposed use. The applicant is proposing to locate the approximately 360 sq. ft. switch station away from existing critical areas and their associated buffers on an existing paved portion of the project site. In addition, existing mature landscaping is located between the proposed location of the switchgear building and Lind Ave SW, effectively screening the facility from public view. ✓ c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The applicant contends that neither the placement of, nor operation of, the switchgear building would result in adverse effects on adjacent properties. The proposed project would enable Olympic to more safely and efficiently meet the consumer demands in the City of Renton, at SeaTac Airport and between Renton and Portland, Oregon without having a detrimental impact to the site or neighboring properties. The project also would provide Olympic more modern electrical equipment that should allow for more safe and reliable operation and management of the existing pipeline system within the City of Renton. The proposed switchgear building would be installed on existing paved portions of the project site, which allows the applicant to utilize their existing parcel efficiently and infill an area that is not yet in use. Staff has reviewed the request and concurs that the proposed switchgear building is unlikely to have adverse impacts on adjacent properties. As previously discussed, the location of the proposed switchgear building would be screened from public view by existing mature vegetation and the proposed building would be sited on an existing paved portion of the project site, away from critical areas and associated buffers. ✓ d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The applicant contends that the proposed switchgear building would be compatible with the scale and character of the neighborhood. The proposed switchgear building would be located within the existing, fenced developed portion of the project site. The project site and properties to the north, south and east are zoned heavy and light industrial. The new building location is located near the east property boundary, which is surrounded with a sight-obscuring fence and existing mature landscaping that would limit exposure to the adjacent Lind Ave SW traffic and pedestrians. The building size (13 feet high by 12 feet wide by 30 feet long) and character would be compatible with the existing buildings present onsite as well as the adjacent Phillips 66 Company property to the south. The proposed building location is at the eastern property boundary, approximately 215 feet from the onsite wetlands and approximately 370 feet from the undeveloped wetlands along the western limits of the developed portion of the property. Both wetlands are separated from the proposed building by existing Olympic pipeline facilities and the existing facilities are more than 10 feet higher in elevation than the existing wetlands. Staff has reviewed the proposal and concurs that the proposed approximately 360 sq. ft. switchgear building would not be out of scale with existing development in the DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 12 of 19 D_Renton Switchgear Admin Rpt_FINAL vicinity and that the proposed use would be compatible with the existing industrial development located within the project vicinity. ✓ e. Parking: Adequate parking is, or will be made, available. Staff Comment: The applicant contends that adequate parking is available on the project site. There are currently over 50 existing stalls of surface parking available throughout the project site. The proposed switchgear building would be unmanned and operated by existing staff already onsite; therefore, additional parking would not be needed. Staff has reviewed the request and concurs that the existing parking provided on the project site would be adequate for the proposed use, as no new staff are anticipated to operate the proposed switchgear building. ✓ f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: The applicant contends that the proposed switchgear building would be unmanned and would not generate additional traffic to the project site. Installation of the switchgear building would require limited additional traffic within the site via existing driveway access points. There would be no change in existing traffic to and from the Renton Station nor to pedestrian flow along Lind Avenue SW adjacent to the Renton Station resulting from the replaced and upgraded electrical equipment within the new switchgear building. Staff has reviewed the request and concurs that the proposed unmanned 360 sq. ft. switchgear building would not adversely impact existing vehicular and pedestrian circulation patterns on and around the project site. ✓ g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The applicant contends that the proposed switchgear building would have no adverse noise or glare impacts to surrounding properties. There would be no new noise from the proposed building. The proposed building would have five (5) LED lights: one (1) above the doorway and two (2) on each long side of the building. The lights and any potential glare are not expected to adversely impact traffic or pedestrians on Lind Avenue SW or adjacent properties to the north, south and east; the area of the proposed building is screened from Lind Avenue SW by a sight-obscuring fence and existing mature landscaping. Staff has reviewed the request and concurs that the proposed switchgear building would not result in undue noise, light, and glare impacts to surrounding properties. The proposed switchgear building would be unmanned and screened from public view via existing fencing and mature landscaping located around the project site. ✓ h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: The applicant contends that existing mature landscaping and vegetated critical areas would be sufficient to screen the proposed building from public view. The proposed switchgear building would be located within the existing, fenced project site in a location that is currently surfaced with gravel would not result in DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 13 of 19 D_Renton Switchgear Admin Rpt_FINAL development of an existing natural area or impacts to critical areas or associated buffers. In addition, the proposal would maintain all existing landscaping, including trees, on the project site and along Lind Avenue SW. Staff has reviewed the request and concurs that the existing mature vegetation located on the project site would be sufficient to screen the proposed switchgear building from pubic view. 17. Site Plan Review Analysis: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IH 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: Compliance Site Plan Criteria and Analysis ✓ a. Comprehensive Plan Compliance and Consistency. Staff Comment: See previous discussion under FOF 13, Comprehensive Plan Analysis. ✓ b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 14, 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. ✓ e. Off-site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The project proposal would not result in overscale structures or an over concentration of development on the project site. The proposed switchgear building totals approximately 360 sq. ft. in area and would have a height of 19 feet and is located on an existing developed portion of the project site that would be screened from public view by existing fencing located around the perimeter of the project site and existing mature vegetation. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The proposed switchgear building would be unmanned and would not generate additional traffic onto the project site. Installation of the switchgear building would require limited additional traffic within the site via existing driveway access points. There would be no change in existing traffic to and from the Renton Station nor to pedestrian flow along Lind Avenue SW adjacent to the Renton Station resulting from the replaced and upgraded electrical equipment within the new switchgear building. DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 14 of 19 D_Renton Switchgear Admin Rpt_FINAL 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: The proposal includes the installation of an approximately 360 sq. ft. switchgear building that would house a 4,160 volt three-phase, three-wire 60 Hertz electrical system on the project site. The proposed switchgear building would be located within an existing developed portion of the project site and would be screened from public view via existing fencing that runs along the perimeter of the project site as well was existing mature vegetation. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The proposed switchgear building would have a height of 19 feet and is not anticipated to adversely impact views from surrounding properties. 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 14, Zoning Development Standard: Landscaping. The proposed switchgear building would be located within an existing developed portion of the project site and would be screened from public view via existing fencing that runs along the perimeter of the project site as well was existing mature vegetation. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: The proposed switchgear building will be located within the existing, fenced developed area of the project site. The proposed building would have five (5) LED lights: one (1) above the doorway and two (2) on each long side of the building. The lights would direct light down to illuminate the sides and entry way of the building. The lights and any potential glare are not expected to adversely impact traffic or pedestrians on Lind Avenue SW or adjacent properties to the north, south and east, which are zoned for heavy and light industrial use; the area of the proposed building is screened from Lind Avenue SW by a sight-obscuring fence and existing mature landscaping. ✓ f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The proposed switchgear building is approximately 360 sq. ft. with a height of 19 feet and would be located within an existing developed portion of the project site. There are no anticipated noise impacts and any visual impacts would be mitigated by the existing fencing that runs along the perimeter of the project site as well was existing mature vegetation. 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. DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 15 of 19 D_Renton Switchgear Admin Rpt_FINAL Staff Comment: The proposed switchgear building would have an area of approximately 360 sq. ft. and a height of 19 feet and is not anticipated to have any adverse impacts on views, shade and shadow of abutting properties, or pedestrian and vehicular circulation. 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: As previously discussed under FOF 15 Critical Areas and FOF 14 Development Standards: Landscaping, the proposed switchgear building would not result in the removal of any existing trees or impacts to critical areas and their associated buffers. 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: Not applicable, no new parking areas are proposed. 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 14, Zoning Development Standard: Landscaping. ✓ 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 proposal does not change the existing access points onto the project site. There are two (2) existing curb cuts off of Lind Ave SW that would remain. 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 switchgear building would be located on an existing paved portion of the project site, no changes to internal vehicular or pedestrian circulations patters are proposed. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 16 of 19 D_Renton Switchgear Admin Rpt_FINAL Staff Comment: The proposed switchgear building would not require new loading or delivery areas. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: The proposed switchgear building would be unmanned and accessed via existing employees; therefore, no new vehicle or bicycle trips are anticipated. Transit access would be provided via existing transit routes in the vicinity of the project site. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: The proposed switchgear building would be located on an existing paved portion of the project site, no changes to pedestrian circulations patters are proposed. ✓ 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: There are existing opens spaces areas located on the project site, including wetlands and associated buffer areas, the stream buffer associated with Panther Creek (a Type F stream located to the north of the project site), and the shoreline jurisdiction of Springbrook Creek. In addition, there is an approximately 19- foot wide onsite landscaped area located along the project site’s Lind Ave SW frontage. As previously discussed, the installation of the proposed switchgear building would be located on an existing paved portion of the project site and would not impact the existing open space areas on and around the project site. ✓ 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 public access requirement is not applicable to the proposal. ✓ j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: As previously discussed, the proposed project would not impact existing onsite critical areas or result in the removal of existing trees or landscaping. ✓ 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. A Fire Impact Fee would be applicable to the proposal. The 2021 Fire Impact Fee would be based on a rate of $0.15 per square foot of new building area. Assessed fees would be based on the applicable rate in the City of Renton Fee Schedule in effect at the time of building permit issuance. Water and Sewer. DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 17 of 19 D_Renton Switchgear Admin Rpt_FINAL Staff Comment: The project is within the City of Renton’s water service area in the valley 196 Pressure Zone. There is an existing 8-inch looped water main located on-site. There is an existing domestic water meter serving the existing site and there are two (2) existing fire hydrants within the property. The project is within the City of Renton’s sanitary sewer service area. There is an 8-inch gravity wastewater main located in Lind Ave SW along the project frontage. There is currently no connection to the sanitary sewer on site. The proposed switchgear building would not connect to the water or sewer service in the area; therefore, there are no changes required to the existing water a sewer utilities located on and around the project site. Drainage. Staff Comment: There is a City of Renton 48-inch stormwater main in Lind Ave SW. The project proposal would be subject to the requirements of the 2017 City of Renton Surface Water Design Manual. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The 2021 SDC fee is $0.80 per square foot of new impervious surface but not less than $2,000. Transportation. Staff Comment: Access to the site is proposed to remain via the existing curb cuts off of Lind Ave SW. The project proposal is anticipated to have a value of less than $150,000 and would be exempt from the installation of frontage improvements in accordance with RMC 4-6-060. The proposed building would be unmanned and would not be subject to the payment of a Transportation Impact Fee. 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: The proposed switchgear building would be installed on an existing paved portion of the project site. 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 13. 2. The subject site is located in the Heavy Industrial (IH) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code, see FOF 14. 3. The proposed switchgear building complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 15. DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 18 of 19 D_Renton Switchgear Admin Rpt_FINAL 4. The proposal is located within site separated from Critical Areas, Nonregulated as the development is separated by pre-existing, intervening and lawfully created substantial existing improvements, see FOF 15. 5. The proposed switchgear building complies with the Conditional use Permit criteria provided the applicant complies with all advisory notes and City Code, see FOF 16. 6. The proposed switchgear building complies with the Site Plan Review criteria provided the applicant complies with all advisory notes and City Code, see FOF 17. 7. The proposed switchgear building complies with the street standards as established by City Code, provided the project complies with all advisory notes contained herein, see FOF 17. 8. There are adequate public services and facilities to accommodate the proposed switchgear building, see FOF 17. J. DECISION: The Renton Station Switchgear Building Conditional Use Permit and Site Plan Review, File No. LUA21- 000378, ECF, SA-A, CU-A, as depicted in Exhibit 2, is approved. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee Planning Director Date TRANSMITTED on December 22, 2021 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Olympic Pipeline Company, LLC 600 SW 39th St, Suite 275 Renton, WA 98057 Carla Woodworth Geo Engineers, Inc. 17425 NE Union Hill Rd, Suite 250 Redmond, WA 98052 TRANSMITTED on December 22, 2021 to the Parties of Record: Kelli Sheldon Washington State Department of Ecology 15700 Dayton Ave N Shoreline, WA 98133 TRANSMITTED on December 22, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matt Herrera, Current Planning Manager Anjela Barton, Fire Marshal DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2 12/22/2021 | 10:58 AM PST City of Renton Department of Community & Economic Development Renton Station Switchgear Building Administrative Report & Decision LUA21-000378, ECF, SA-A, CU-A Report of December 22, 2021 Page 19 of 19 D_Renton Switchgear Admin Rpt_FINAL 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 January 5, 2022. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by Governor’s Proclamation 20-05, the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub only on Tuesdays and/or Wednesdays. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. 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: 219AC480-386A-4AE1-A798-045DD6F1FCD2 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Renton Station Switchgear Building Land Use File Number: LUA21-000378, ECF, SA-A, CU-A Date of Report December 22, 2021 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Carla Woodworth Geo Engineers, Inc. 17425 NE Union Hill Rd, Suite 250, Redmond, WA 98052 Project Location 2319 Lind Avenue SW, Renton, WA 98057 (parcel no. 3023059084) The following exhibits are included with the Administrative report: Exhibits 1-7: As shown in the Environmental Review Committee (ERC) Report Exhibit 8: Project Narrative Exhibit 9: Conditional Use Justification Exhibit 10: Existing Landscape Street View Exhibit 11: Agency Comments from Department of Ecology and City Response DocuSign Envelope ID: 219AC480-386A-4AE1-A798-045DD6F1FCD2