HomeMy WebLinkAboutSR_Admin_Report_600_SW_10th_St_Parking_Upgrade_v4_FINALDEPARTMENT OF COMMUNITY
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SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: February 17, 2022
Project File Number: PR21-000314
Project Name: 600 SW 10th St Parking Lot Upgrade
Land Use File Number: LUA21-000273, ECF, SA-A
Project Manager: Alex Morganroth, Senior Planner
Owner: EV 600 LLC, 3323 NE 163rd St, Ste 600, Miami, FL 33160
Applicant/Contact: Sky McClave, Kimley-Horn, 1000 2nd Ave, Suite 3900, Seattle, WA 98104 /
sky.mclave@kimley-horn.com
Project Location: 600 SW 10th St (APN 2146000050)
Project Summary: The applicant is requesting Administrative Site Plan Review to construct an asphalt
surface parking lot north of the existing industrial building located at 600 SW 10th St
(APN 2146000050). The building is currently occupied by a metal supplier company
and contains both manufacturing and office space. The 10.01-acre site has a zoning
designation of Medium Industrial (IM) and has a Comprehensive Plan land use
designation of Employment Area (EA). The site is currently developed with a 114,531
sq. ft. masonry structure occupied by a metal supplier with both manufacturing and
office space. The proposed surface parking lot would consist of 137 parking stalls in
four (4) rows of 90-degree stalls with two (2) drive aisles and the associated
perimeter and interior parking lot landscaping. According to the applicant, the
proposed paved parking area is intended to replace the existing gravel parking area
currently used for parking of WB-40 truck trailers and would not result in a change of
use or additional traffic trips. The project proposes using an underground detention
vault for flow control and a modular wetland for water quality. Minor restriping and
ADA improvements are proposed within the existing parking lot at adjacent to the
front of the building. Access to the parking area would remain via the three (3)
existing curb cuts on SW 10th St. Access to the north onto to Seneca Ave SW would
remain gated and provide emergency access only. According to COR Maps, a High
Seismic Hazard is mapped on the project site. No trees are proposed for removal. The
project would result in approximately 146,183 sq. ft. of new or replaced impervious
surface. The applicant submitted an Environmental Checklist, Geotechnical Report,
Drainage Report, and Traffic Memo with the application.
Site Area: 10.01 acres
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 2 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
B. EXHIBITS:
Exhibits 1-10: As shown in the Environmental Review Committee (ERC) Report dated January 10, 2022
Exhibit 11: Admin Decision
Exhibit 12: ERC determination dated January 10, 2022
C. GENERAL INFORMATION:
1. Owner(s) of Record: EV 600 LLC, 3323 NE 163rd St, Ste 600, Miami, FL 33160
2. Zoning Classification: Medium Industrial (IM)
3. Comprehensive Plan Land Use Designation: Employment Area (EA)
4. Existing Site Use: Metal supplier
5. Critical Areas: High Seismic Hazard
6. Neighborhood Characteristics:
a. North: Warehousing; Industrial, Medium (IM) zone
b. East: Warehousing; Industrial, Medium (IM) zone
c. South: Commercial; Industrial, Medium (IM) and Commercial Arterial zones
d. West: Warehousing; Industrial, Medium (IM) zone
7. Site Area: 10.01 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
S 180th Annexation A-002-59 1745 04/19/1959
Conditional Use Permit LUA98-064 N/A 05/20/1998
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. There are existing 12-inch water mains in SW
10th St and Seneca Ave SW. In addition, there is an existing 12-inch water main that extends from
Seneca Ave SW into the future parking lot area, which continues east, then south along the east
property line.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing sewer main in SW 10th St.
c. Surface/Storm Water: Existing surface water mains are located in SW 10th St fronting the site as well
as in Seneca Ave SW at the rear (north) of the site. No storm water conveyance systems are located
on the site.
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 3 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
2. Streets: SW 10th St is classified as an Industrial Access Road, with an existing Right-of-Way (ROW) width
of 60 feet. The existing street section is 38 feet of pavement (2 lanes), with 0.5-foot curb, and 5-foot
sidewalk on the south side only. A 5-foot sidewalk is located on the applicant’s property directly adjacent
to the ROW. A 10-foot planter is located on the north side of the ROW and a 4-foot planter is located on
the south side of the ROW.
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 9 Permits – Specific
a. Section 4-9-070: Environmental Review
b. Section 4-9-200: Master Plan and Site Plan Review
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on August
8, 2021 and determined the application complete the same day. The project was placed on hold on
September 20, 2021 and taken off hold on December 14, 2021. The project complies with the 120-day
review period.
2. The project site is located 600 SW 10th St (APN 2146000050).
3. The project site is currently developed with an existing industrial warehouse building occupied by a metal
supplier.
4. Access to the site would be provided via three (3) driveways off of SW 10th St. Emergency access to the
site is provided via a gated driveway off Seneca Ave SW on the north side of the site.
5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
6. The site is located within the Medium Industrial (IM) zoning classification.
7. No trees on the site are proposed for removal.
8. The site is mapped with a high seismic hazard area.
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 4 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
9. No significant grading or filling would occur as part of the project.
10. The applicant is proposing to begin construction in spring of 2022 and end in summer of 2022.
11. Staff received no public comment letters.
12. Staff received one comment from the Washington Department of Archeology and Historic Preservation
(DAHP) (Exhibit 8) August 26, 2021 indicating the project site is an area DAHP considers a very high risk of
containing archeology due to its close proximity to the original flow path of the Black River.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
January 10, 2022, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the 600 SW 10th St Parking Lot Upgrade) (Exhibit 12). The DNS-M included two (2)
mitigation measures. A 14-day appeal period commenced on January 10, 2022 and ended on January 24,
2022. No appeals of the threshold determination have been filed as of the date of this report.
14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1) The applicant shall comply with the recommendations found in the submitted Draft Geotechnical
Report and Infiltration Assessment prepared by PanGEO Inc, dated June 10, 2021 (Exhibit 5), and
future addenda.
2) The applicant shall submit an Archaeological Monitoring and Inadvertent Discovery Plan (MIDP) to
Department of Archaeology and Historic Preservation (DAHP) and any interested Tribes for review
prior to the start of any ground disturbing activities. Documentation of the submittal shall be
provided to the City of Renton prior to the issuance of building or construction permits.
15. 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.
16. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. The purpose of the EA designation is to promote uses such as office, industrial,
warehousing, and manufacturing, with access to transportation networks and transit, within the
Employment Area (EA) land use designation. 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-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.
✓ 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: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 5 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
✓ Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
17. Zoning Development Standard Compliance: The purpose of the Medium Industrial Zone (IM) is to provide
areas for medium-intensity industrial activities involving manufacturing, processing, assembly, and
warehousing. Uses in this zone may require some outdoor storage and may create some external
emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses
that directly serve the needs of other uses permitted within the district are also allowed zone-wide.
Additionally, within the Employment Area designation, an even wider variety of commercial and service
uses may be permitted. The proposal is compliant with the following development standards, as outlined
in RMC 4-2-130.A, if all conditions of approval are met:
Compliance IM Zone Develop Standards and Analysis
✓
Use: “Manufacturing” and “Office, General” are permitted uses in the IM zone.
Staff Comment: The applicant is proposing to continue operation of a metal
manufacturer and supplier. No changes to the use are proposed as part of the project.
✓
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 lot is approximately 436,044 sq. ft. in size and complies
with the lot dimension requirements for the IM zone. No changes to the lot dimensions
are proposed as a part of the project.
✓
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 existing building is located approximately 60.3 feet from the south
property line (front yard), 283 feet from the north property line (rear yard), 94.9 feet
from the west property line (side yard), and 26.9 feet from the west property line (side
yard). No changes to the existing building are proposed as part of the project. The
adjacent lots are all zoned industrial and therefore, the existing building complies with
the setback requirements for the IM zone.
N/A
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: N/A
Compliance
not yet
demonstrated
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
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 6 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
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 100 or more spaces shall provide 35 sf of landscaping per
parking space. Perimeter parking lot landscaping shall be at least 10 feet in width,
interior parking lot landscaped areas shall have minimum dimensions of 8 feet (8’) by
12 feet (12’).
Staff Comment: The entire project site is subject to the landscape regulations in RMC 4-
4-070 due the installation of new storm drainage facilities. Per RMC 4-4-070.B, projects
that include new storm drainage facilities are required to comply with the landscape
regulations across the entire site. The applicant has proposed new stormwater facilities
including both a vault and modular wetlands, as part of the project.
The applicant submitted a Conceptual Landscaping Plan (Exhibit 5) with the land use
application. Proposed planting areas in the parking lot would contain trees, shrubs, and
groundcover, including but not limited to, Emerald Queen Norway Maple, Sunburst
Honey Locust, Crimson pygmy, Blue Mist Bluebeard, and a variety of evergreen shrub
species. A small portion, or approximately 60 linear feet, of the parking lot area has
frontage along Seneca Ave SW. The applicant has proposed the installation of a 10-foot
wide perimeter parking lot landscape strip along the entire north property line, which
includes the Seneca Ave SW ROW frontage, satisfying the perimeter landscaping
requirement along public ROWs. Perimeter landscaping is also proposed along the west
side of the parking lot and ranges between 10 and 34 feet in width. Per RMC 4-4-
070.G.6, the preference for vegetation within setbacks or screening areas shall be
native coniferous trees, native deciduous trees, and other native vegetation, in that
order. Therefore, staff recommends, as a condition of approval, the applicant shall
submit a detailed landscape plan that identifies use of vegetation types identified in
RMC 4-4-070.G.6 in the perimeter landscaping. The landscape plan shall be submitted
to and approved by the Current Planning Project Manager prior to civil construction
permit approval.
The proposal includes two (2) interior landscape islands including a single contiguous
landscape island running east/west through the middle of the parking lot and a single
rectangular island at the SE corner of the parking. Based on a proposed total of 137
spaces, a minimum of 35 sq. ft. of interior parking lot landscaping is required to be
provided for a total of 4,795 sq. ft. According to the conceptual plan (Exhibit 5),
approximately 12,185 sq. ft. of interior parking lot landscaping is proposed. All interior
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 7 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
landscape islands exceed the dimension requirements (minimum of 8 feet by 12 feet)
and include a health mix of shrubs and trees that exceed the minimum rates required
for industrial uses. However, multiple stalls along both the north property line and
adjacent to the building appear to be further than 50 feet away from an interior parking
lot landscape area and therefore, do not meet the requirement in RMC 4-4-070.H.5.d.
Therefore, staff recommends, as a condition of approval, the applicant shall submit a
detailed landscape plan identifying compliance with the interior parking lot landscape
requirement in RMC 4-4-070.H.5.d. The landscape plan shall be submitted to and
approved by the Current Planning Project Manager prior to civil construction permit
approval.
As discussed above, due to the proposed installation of new storm drainage facilities,
the entire site is subject to the landscape requirement in RMC 4-4-070. Based on the
current site characteristics, additional landscape elements including both perimeter
and interior parking lot landscaping are missing from the front parking lot area. In
addition, based on recent aerial photography, vegetation is missing from the pervious
area along the east side of the building near the common property line. Therefore, staff
recommends, as a condition of approval, the applicant shall submit a detailed
landscape plan identifying site-wide compliance with the landscape requirements in
RMC 4-4-070. The landscape plan shall be submitted to and approved by the Current
Planning Project Manager prior to civil construction permit approval.
The applicant would be required to submit a Detailed Landscape and Irrigation Plan
with the civil construction permit submittal that provides location, size, quantity,
planting details, and other applicable items as set forth in the RMC 4-8-120 submittal
requirements. The plan will also need to demonstrate compliance with the interior
parking lot landscaping standards, specifically the proximity requirement noted above.
Compliance with other applicable sections of RMC 4-4-070 would be verified at the time
of formal civil construction permit application review
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: The applicant has not proposed the removal of any trees and therefore,
the project complies with the tree retention requirements in the IM zone. If the
applicant proposes removal of any trees as part of an updated landscape plan, a tree
retention worksheet would be required to be submitted at the time of building permit
application, to ensure compliance with the IM zone tree retention standards.
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 8 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
✓
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: No new surface mounted or roof mounted equipment would be
installed as part of the project. An existing monopole wireless communication facility
is located on the north of the site. The associated equipment enclosure is screened by
mature vegetation that will not be impacted by proposed construction. If the applicant
proposes the installation of any new surface-mounted equipment, screening details
would be required to be submitted at the time of building permit application to ensure
compliance with the screening standards.
Compliant if
Condition of
Approval
under FOF 19:
Site Plan
Review is met
Refuse and Recycling: In manufacturing and other nonresidential developments, a
minimum of three (3) 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 six (6) 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 applicant did not indicate on the submitted plans the location of
the existing refuse and recycling deposit area. See FOF 19: Site Plan Review, Loading
and Storage Areas
✓
Parking: Parking regulations require that a minimum of 1 space per 1,000 sq. ft. of net
floor area and a maximum of 1.5 spaces per 1,000 sq. ft. of net floor area is provided
For Manufacturing and fabrication uses, including associated warehouse space. A
minimum of 2 spaces per 1,000 sq. ft. of net floor area and a maximum of 4.5 spa ces
per 1,000 sq. ft. of net floor area is required for Offices, General.
Minimum standard parking stall dimensions are 9 feet by 20 feet, compact stall
dimensions are 8 ½ feet by 16 feet.
Staff Comment: The total net floor area of the building is approximately 114,000 sq. ft.,
which consists of approximately 105,000 sq. ft. of manufacturing space and 9,000 sq.
ft. of office space, according to the applicant and King County Assessor records.
Approximately 45 existing parking spaces are located in a surface lot on the south side
of the project site between the building and the SW 10th St ROW. The applicant has
proposed the construction of 137 new parking spaces within the upgraded parking lot
at the rear of the site (north), which would result in a total of 182 parking space on the
site at project completion.
Based on the floor area of the existing uses in the building, the applicant would be
required to provide a minimum of 105 spaces (105,000/1000*1) and a maximum of 158
(105,000/1000*1.5) spaces for the Manufacturing use, and a minimum of 18 spaces
(9,000/1000*2) and a maximum of 40.5 spaces for the Office, General use. Therefore,
based on the square footage of the existing uses, a minimum of 123 spaces and a
maximum of 199 spaces are required on the site. Therefore, with a proposed total of
182, the site would comply with the parking standards for the two (2) existing uses upon
completion of the proposed parking lot upgrade project.
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 9 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
Based on the needs of the existing use, the applicant has proposed oversized parking
stalls that provide adequate space to park a WB-40-sized tractor trailer. The proposed
stalls would be approximately 15 feet wide and 36.5 feet in length, which exceeds the
minimum stall dimensions for surface parking lots outside of the UC zone. Therefore the
proposed parking stalls comply with the parking stall dimensional standards.
Compliant if
Condition of
Approval is
Met
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: Based on the minimum number of vehicle spaces required for the use,
123 spaces, the applicant is required to provide a minimum of 12 bicycle parking spaces
(10% of 123 = 12.3 spaces). The bicycle parking space should be located close to the
front entrance and positioned in a manner that does not allow a vehicle to block access
for a user. The applicant proposed the installation of a bicycle rack at the front of the
building in existing landscaped area (Exhibit 4) that includes eight (8) spaces. Therefore,
based on the minimum number of bicycle parking spaces calculate for the site, four (4)
additional spaces are required. In addition, the submitted documents did not provide
any specifications for the proposed bicycle spaces and therefore compliance with the
bicycle parking standards in RMC 4-4-080F.11b could not be determined. Therefore,
staff recommends, as a condition of approval, the applicant shall provide details of the
proposed off-street bicycle parking that complies with the bicycle parking standards to
be reviewed and approved by the Current Planning Project prior to civil construction
permit issuance.
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 applicant has not proposed the installation of any new fencing or
retaining walls on the site. Any new fences proposed shall comply with the fence and
wall standards in RMC 4-4-040.
18. 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 (delete those critical areas that are not located on or near the site):
Compliance Critical Areas Analysis
Compliance
not yet
demonstrated
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 subject site is located in an area with a known high seismic hazard.
As such, the applicant submitted a Draft Geotechnical and Infiltration Test Results
Report, prepared by PanGEO Inc and dated June 10, 2021 (Exhibit 5). The project would
include a total of approximately 146,797 sq. ft. of new impervious surface and
approximately 51,400 sq. ft. of replaced impervious surface. As part of the SEPA
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 10 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
Determination of Non-Significance-Mitigated issued for the project (Exhibit 12), the
applicant would be required to comply with the recommendations found in the
submitted draft report or future addenda.
19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for all development in the
Employment Area (EA) land use designation. 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 16, Comprehensive Plan
Analysis.
Compliant if
Condition of
Approval
Under FOF 17
is Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: The project is not located in an Urban Design District designation.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
Compliant if
Conditions of
Approval are
Met
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: No structures are proposed as part of the project.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: A five-foot wide sidewalk is located along the SW 10th St frontage
adjacent to the site that allows pedestrians to safely access the site. Vehicular
connections to adjacent properties are not present or appropriate due to the
predominant type of adjacent industrial uses that frequently utilize semi-trucks,
forklifts, and other large equipment. In addition, two sides of the site are bounded by
railroad ROW where a connection is not feasible. Due to the potential for accidents
created by the large equipment entering and exiting adjacent industrial sites,
restricting linkages between the project site and adjacent sites is safer for customers
and employees of the existing business. Pedestrian connections to adjacent properties
are provided via the public sidewalk along Lind Ave SW.
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City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 11 of 18
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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: The applicant did not identify a trash and recycling enclosure on the
site. Therefore, staff recommends, as a condition of approval, the applicant shall
submit plans for the trash and recycling enclosure for review and approval by the
Current Planning Project Manager prior to civil construction permit issuance. If the
enclosure is visible from the public ROW, a higher quality material such as masonry,
cedar, or alternative approved by staff shall be used.
Three existing HVAC units above the applicant’s office space at the front of the
building are partially visible from the public ROW. Due to the industrial nature of uses
in the immediate area and relatively small size of the equipment, the visual impact to
neighboring properties is negligible. In addition, no changes to the existing building
are proposed. If new rooftop equipment is proposed as a part of the project or at any
time in the future, the equipment would be required to be screened so as to not be
visible from adjacent properties or from the ROW.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: Due to the location of the site within a heavily developed industrial
area, limited meaningful natural features are present on or near the site. The changes
to the site, which would occur at or slightly above grade, would not significantly
impact any of the already limited views in the immediate area.
Landscaping: Using landscaping to provide transitions between developments and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: The existing mature trees in the perimeter landscape strip along the
southern frontage of the site provides an effective vegetative buffer between the
subject site and the ROW. However, based on a site visit by staff, multiple trees visible
in historic aerials appear to have been removed due to being in poor health.
Specifically, three (3) trees located between the two (2) driveways are missing and
some other remaining trees appear to be in poor health and may need to be trimmed
to encourage recovery or replaced if their condition cannot be improved. Therefore,
in order to enhance the appearance of the site and ensure the site has healthy trees
along the frontage of the site, staff recommends, as a condition of approval, the
applicant shall submit a tree assessment prepared by a licensed arborist that
documents the health of the existing trees in the planter strip along SW 10th St and
includes a recommendation for replacement trees to be planted where trees were
removed or where unhealthy trees are recommended for removal. The applicant shall
utilize a “Medium” or “Large” stature species from the Approved Street Tree List and
Spacing Guidelines document. Any recommended tree maintenance should be
performed prior to construction permit close out. The tree assessment and frontage
planting plan shall be submitted with the building permit application for review and
approval by the Current Planning Project Manager. The tree assessment and revised
Detailed Landscape Plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
Limited screening is present on the other three (3) sides of the site (north, east, and
west). Due to the presence of railroad ROW adjacent to the east and west property
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City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 12 of 18
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lines, vegetative screening opportunities are limited due to maintenance and safety
concerns. The proposed parking lot includes perimeter and interior landscaping that
will enhance the appearance of the project, especially when viewed from adjacent
properties or from the Seneca Ave SW. See FOF 17, Zoning Development Standard;
Landscaping for additional analysis.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: No lighting specifications were shown on the utilities or site plan and
no separate lighting plan was submitted. Therefore, staff recommends, as a condition
of approval, the applicant shall submit a lighting plan be provided that demonstrates
compliance with RMC 4-4-075 and provides enough light for security but does not
create excessive light impacts on neighboring properties. The lighting plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil
construction permit issuance.
Compliant if
Conditions of
Approval are
Met
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: No changes to the existing building footprint are proposed. The
effective “front” of the building would continue to orient south towards the existing
surface parking lot and SW 10th St ROW and does negatively impact the privacy of the
adjacent properties.
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 existing ~110,000 sq. ft. building and proposed parking lot
improvements would not create a significant visual impact and would not negatively
impact any natural characteristics on the site. The existing building is of similar scale
and style as the surrounding buildings and does not look out of place in the primarily
industrial area. The parking lot would not be visible from the primary ROW (SW 10 St)
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: The applicant has not proposed the removal of any significant
vegetation or trees on the site. Minor clearing of overgrown ground cover may need
to occur on the west side of the site along the perimeter in order to make room for
the new landscaping proposed. In addition, no significant cut or fill has been proposed
as the site is primarily flat. No significant natural features are present on the site due
to its location in a heavily developed existing industrial development.
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: The proposed parking lot improvements include a variety of
landscape improvements and represent a significant improvement over the existing
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 13 of 18
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conditions on site. See FOF 17, Zoning Development Standard; Landscaping for
additional analysis.
✓
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 existing three (3) driveways off of SW 10th St are appropriate for
the size of the site and the type of use on the site, which utilizes large tractor trailers
to pick up and drop off various materials. The site does not access an arterial street.
In addition, limited opportunities existing for sharing an access point with an adjacent
property due to the neighboring uses which require large semi-trucks to maneuver as
they pick up or drop off their load. In addition, railroad ROW prevent connections to
neighboring parcels to both the east and west.
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: Minimal changes to the circulation are proposed within the existing
surface parking lot and access drive that connects the front of the site to the rear of
the site. Existing circulation conditions in the location of the proposed parking are
poor due to a lack of pavement, traffic markings, and curbs. Construction of the
parking lot which will include curbs, new pavement, pavement markings, and
landscape elements will significantly improve safety and efficiency on the site by
providing dedicated drive aisles and parking spaces, which reduces the potential for
traffic or pedestrian accidents. Pedestrian circulation is expected to be extremely
limited due to the auto-centric nature of the use. However, the existing employee
parking area on the south side of the building contains some pedestrian walkways
and is directly adjacent to the building’s front entrance. In addition, the applicant has
proposed ADA improvements to the lot include the addition of two (2) new ramps
near the front entrance as well as new striping for ADA spaces. The proposed
improvements will promote safer and more efficient circulation for both office and
manufacturing employees at the site as well as truck drivers accessing the proposed
new parking lot at the rear of the site.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Trucks picking up or dropping off materials to the site would continue
access the pick-up area at the rear of the site where the new parking lot will be located
via the external route to the west of the building or the internal route that goes
through the building itself. All loading would occur within building or at the rear of
the building within the proposed new parking lot and therefore will not impact
employees walking or driving in the parking lot. Parking or pedestrian areas would be
impacted by delivery vehicles utilizing this area.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Due to the auto-centric nature of the use, staff expects the majority
of visitors and employees of the site to drive. However, multiple King County Metro
bus stops are located on SW Grady, Lind Ave SW, and SW 7th St which are both within
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City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 14 of 18
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a quarter mile of the subject site and would allow relatively easy access to the site via
public transit. In addition, the planned new transit center will be located at the
northeast corner of S Grady Way and Rainier Ave S which will provide access to an
even larger number of bus routes. Bicycle trips are expected to be limited; however,
the requirement to provide a bicycle parking space or rack would ensure that facilities
are available if an employee or customer chooses to bike to the site.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The parking area is located directly adjacent to the building and
customers would have a very short distance to walk into the customer-oriented area
of the business. A public sidewalk is located approximately 90 feet from the front
entrance of the building, although pedestrian traffic is expected to be minimal due to
the auto-centric nature of the proposed use and limited customer visits.
✓
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: Due to the industrial nature of the area, open space is generally not
expected or provided on sites in the immediate area. However, the small landscape
area at the front of the building currently functions as a break area for employees and
provides smoking facilities, picnic tables, and a future bike rack. The provision of
meaningful passive or active recreational opportunities is generally not necessary or
appropriate for the project site due to the nature of the existing use.
✓
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 Comments: See “Natural Features” under criterion ‘e’ above.
Compliance
not yet
demonstrated
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use.
Staff Comments: The proposal does not include any new public services or facilities
as part of the project. 10th Ave SW, an Industrial Access Road, would adequately
accommodate vehicular traffic to and from the site. In addition, the nearest bus stops
are less than ¼ mile away where multiple bus routes provide access to the Renton
Park and Ride, Valley Medical Center, and Southcenter shopping area.
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. An existing hydrant may be relocated to an
approved location. Protective bollard posts shall be required all around the new
hydrant to protect the hydrant from vehicle impacts. The location of the hydrant
would be reviewed at the time of civil construction permit review.
Water and Sewer.
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City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 15 of 18
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Staff Comment: Water and sewer service is already available in the building and
would not require any service changes.
Drainage.
Staff Comment: Based on the submitted documents, the project would add more than
5,000 square feet of new and replaced pollution generating impervious area.
Therefore, the applicant is required to provide enhanced basic water quality
treatment, which would be reviewed at the time of Construction Permit submittal.
The applicant has proposed a Bio Clean Modular Wetlands System for enhanced basic
water quality treatment. The applicant will need to provide a detail of the system
showing the required Department of Ecology General Use Level Designation approval.
For flow control, the applicant has proposed a 15,500 cubic foot vault to meet the
Peak Rate Flow Control Standard. The proposed vault would be located at the
northwest corner of the proposed parking lot under the new pavement. In addition,
the applicant must obtain a Construction Stormwater Permit from the Department of
Ecology due to clearing and grading exceeding one acre.
The applicant submitted a Technical Information Report (TIR) prepared by Kimley
Horn, dated June 11, 2021 (Exhibit 6). The project contains greater than 2,000 square
feet of replaced impervious surface and therefore the development is subject to Full
Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM). Based on the City of Renton’s flow control map, the site falls within the
Black River Cedar River Drainage Basin. All nine (9) core requirements and the six (6)
special requirements have been discussed in the TIR.
Transportation.
Staff Comment: The applicant submitted a Traffic Memo prepared by TENW (Exhibit
7). The consultant, TENW, studied the traffic pattern and other conditions at the
current Sound Ford Collision site on SW Grady Way for three consecutive days in order
to determine the expected vehicle trip average number for the proposed project. The
memo identifies an estimated weekday PM trip count of five (5) for the proposed use.
Staff reviewed the memo and concurs with the methodology and calculation for the
number of new trips created by the new use. Transportation impact fees assessed at
the time of building permit issuance to adequately mitigate the minor impact on
traffic created by the new vehicle trips.
The applicant submitted a Traffic Memo prepared by Gibson Traffic Consultants, Inc
and prepared November 19, 2021 (Exhibit 7). The memo includes observational trip
data on existing site conditions and states that the existing use generates
approximately 360 total daily trips, with 85 of the trips during the peak hours. The
memo contends that the development would generate no net new average weekday
daily trips, weekday AM peak hour trips, or weekday PM peak hour trips and as such,
a Traffic Impact Analysis is not required. Staff concurs with the applicant’s traffic
consultant and therefore, no further site-specific mitigation is recommended. Staff
has determined that the development will have met City of Renton concurrency
requirements when complete (Exhibit 10).
N/A a. Phasing: The applicant is not requesting any additional phasing.
Compliance
not yet
demonstrated
b. 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.
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City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 16 of 18
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Staff Comment: There is minimal pervious services to accommodate infiltration on
this developed industrial site. On-site BMPs, as described in Section C.1.3 of the 2017
RSWDM, would be evaluated as part of the review of the final drainage plan and
drainage report submitted with the construction permit application.
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 16.
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 17.
3. The proposed parking lot upgrade project complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 18.
4. The proposed parking lot upgrade project complies with the site plan review criteria as established by City
Code and state law provided all advisory notes and conditions are complied with, see FOF 19.
5. There are adequate public services and facilities to accommodate the proposed parking lot upgrade
project, see FOF 19
6. Key features which are integral to this project include the provision of perimeter landscaping adjacent to
the north property line and retention of all existing trees on the site.
J. DECISION:
The 600 SW 10th St Parking Lot Upgrade Site Plan ReviewError! Reference source not found., File No. LUA21-
000273, ECF, SA-A, as depicted in Exhibit 4, is approved and is subject to the following conditions:
1. The applicant shall provide details of the proposed off-street bicycle parking that complies with the bicycle
parking standards to be reviewed and approved by the Current Planning Project prior to civil construction
permit issuance.
2. The applicant shall submit a detailed landscape plan that identifies use of vegetation types identified in
RMC 4-4-070.G.6 in the perimeter landscaping. The landscape plan shall be submitted to and approved
by the Current Planning Project Manager prior to civil construction permit approval.
3. The applicant shall submit a detailed landscape plan identifying compliance with the interior parking lot
landscape requirement in RMC 4-4-070.H.5.d. The landscape plan shall be submitted to and approved by
the Current Planning Project Manager prior to civil construction permit approval.
4. The applicant shall submit a detailed landscape plan identifying site-wide compliance with the landscape
requirements in RMC 4-4-070. The landscape plan shall be submitted to and approved by the Current
Planning Project Manager prior to civil construction permit approval.
5. The applicant shall submit plans for the trash and recycling enclosure with the building permit application
for review and approval by the Current Planning Project Manager prior to civil construction permit
issuance. If the enclosure is visible from the public ROW, a higher quality material such as masonry, cedar,
or alternative approved by staff shall be used.
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 17 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_FINAL
6. The applicant shall submit a tree assessment prepared by a licensed arborist that documents the health
of the existing trees in the planter strip along SW 10th St and includes a recommendation for replacement
trees to be planted where trees were removed or where unhealthy trees are recommended for removal.
The applicant shall utilize a “Medium” or “Large” stature species from the Approved Street Tree List and
Spacing Guidelines document. Any recommended tree maintenance should be performed prior to
construction permit close out. The tree assessment and frontage planting plan shall be submitted with
the building permit application for review and approval by the Current Planning Project Manager. The tree
assessment and revised Detailed Landscape Plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
7. The applicant shall submit a lighting plan be provided that demonstrates compliance with RMC 4-4-075
and provides enough light for security but does not create excessive light impacts on neighboring
properties. The lighting plan shall be reviewed and approved by the Current Planning Project Manager
prior to civil construction permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
for Vanessa Dolbee Planning Director Date
TRANSMITTED on February 17, 2022 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
EV 600 LLC, 3323 NE 163rd St, Ste
600, Miami, FL 33160
Sky McClave, Kimley-Horn, 1000
2nd Ave, Suite 3900, Seattle, WA
98104 / sky.mclave@kimley-
horn.com
TRANSMITTED on February 17, 2022 to the Parties of Record:
None
TRANSMITTED on February 17, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Acting Director of Economic Development
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
DocuSign Envelope ID: 69AC8202-B473-4C4C-A78F-A9FB7463D794
2/17/2022 | 5:30 PM PST
City of Renton Department of Community & Economic Development
600 SW 10th St Parking Lot Upgrade
Administrative Report & Decision
LUA21-000273, ECF, SA-A
Report of February 17, 2022 Page 18 of 18
SR_Admin Report_600 SW 10th St Parking Upgrade_v4_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 March 3, 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: 69AC8202-B473-4C4C-A78F-A9FB7463D794
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
600 SW 10th St Parking Lot Upgrade
Land Use File Number:
LUA21-000273, ECF, SA-A
Date of Report
February 17, 2022
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Sky McClave, Kimley-Horn,
1000 2nd Ave, Suite 3900,
Seattle, WA 98104 /
sky.mclave@kimley-horn.com
Project Location
600 SW 10th St
The following exhibits are included with the Administrative report:
Exhibits 1-10: As shown in the Environmental Review Committee (ERC) Report dated January 10, 2022
Exhibit 11: Admin Decision
Exhibit 12: ERC determination dated January 10, 2022
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