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HomeMy WebLinkAboutAdmin Report_Modification and Exhibits_Seattle Pipe Trades Parking Mod_16-000513DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONCITYOF-—Renton0DECISION:APPROVEDAPPROVEDSUBJECTTOCONDITIONSLIDENIEDREPORTDATE:August11,2016ProjectName:SeattlePipeTradesExpansionParkingModificationOwner/Applicant:EdKommers,SeattleAreaPipeTrades,595MonsterRoadSW,Renton,WA98057Contact:MartheAston,CollinsWoerman,7102dAvenue,Suite1400,Seattle,WA98104FileNumber:LUA16-000513ProjectManager:JillDing,SeniorPlannerProjectSummary:TheapplicantisrequestingaModificationtotheParkingRequirementsinaccordancewithRMC4-4-080Ktoexceedthemaximumnumberofparkingspacespermitted.ThemodificationrequestisinconjunctionwithaSitePlanapproval(LUA5-000344)andaLotLineAdjustment(LUA16-000265)fortheSeattlePipeTradesExpansion.DuringtheSitePlanreview,theapplicantnotedthattherewere164existingparkingspaces.Thiswasincorrect.Theactualnumberofexistingparkingspacesis166andarecomprisedof:48compactstalls,7ADAstalls,and111standardstalls.Theapplicantispermittedamaximumof74parkingspacesonsite.Theapplicantisproposingtoadd3additionalparkingspacestothesiteforanewtotalof169parkingspaces,whichisalessthan2percentincreaseinparking.Theproposedparkingspaceswouldbecomprisedof:48compactstalls,8ADAstalls,and113standardstalls.ProjectLocation:595MonsterRoadSWSiteArea:6.07acres(264,517sftotalbetween243,017sfat595MonsterRdSWand21,500sffr om 1 201 Mons t e r Rd SW to b e pu r c ha sed )—__ _ _ _______ _ _ _ _______ _ _ _ ________ _ _ _ _ProjectLocationMapAdminReport_Modification CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONPARKINGMODIFICATIONLUA16-000513August11,2016Page2of7B.EXHIBITS:Exhibit1:StaffReportExhibit2:ProposedSitePJanExhibit3:GradinganddrainageplanExhibit4:LandscapePlantingPlanC.GENERALINFORMATION:EdKommers1.Owner(s)ofRecord:SeattleAreaPipeTrades595MonsterRoadSWRenton,WA980572.ZoningClassification:MediumIndustrial(IM)3.ComprehensivePlanLandUseDesignation:EmploymentArea(EA)4.ExistingSiteUse:Anexisting50,540sftwo-storybuildingusedfortraining,associatedoffices,andparkingfortheSeattleAreaPipeTrades.An11,885squarefoot,buildingadditionwasapprovedunderLUA15-000344.5.CriticalAreas:Regulatedslopes,seismic,flood,andoneCategory3wetland.6.NeighborhoodCharacteristics:a.North:WarehouseUse(IMzone)bEastExistingIndustrialUse,WarehouseUse,andKingCountyWastewaterTreatmentFacility(IMzone)c.South:OfficeBuildingUsetIMzone)d.West:ExistingBurlingtonNorthernRailroadUse(IMzone)6.SiteArea:6.07acres(264,517sftotalbetween243,017sfat595MonsterRdSWand21,500sffrom1201MonsterRdSWtobepurchased)D.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015AnnexationN/A408609/30/1987SitePlanApprovalLUA15-000344N/A03/10/2016LotLineAdjustmentLUA16-000265N/A07/28/2016AdminReport_Modification [TPUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterservicewillbeprovidedbytheCityofRenton.b.Sewer:SewerserviceisprovidedbytheCityofRenton.c.Surface/StormWater:Aprivatestormdrainagepipeexistswithinthesite.2.Streets:ThesiteaccessesMonsterRdSWbymeansofaprivateaccesseasement.Thesitehasnodirectfrontageonapublicstreet.3.FireProtection:CityofRentonFireDepartmentF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-110:ResidentialDevelopmentStandards2.Chapter4PropertyDevelopmentStandards3.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards4.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivision5.Chapter9Permits—Specifica.Section4-9-250:Variances,WaiversModifications,andAlternates6.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementLFINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonJuly7,2016.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectsiteislocated595MonsterRoadSW.3.Theprojectsiteiscurrentlydevelopedwithanexisting50,540sItwo-storybuildingusedfortraining,associatedoffices,andparkingfortheSeattleAreaPipeTrades.An11,885squarefoot,buildingadditionwasapprovedunderLUA15-000344.4.ThesiteaccessesMonsterRdSWbymeansofaprivateaccesseasement.Thesitehasnodirectfrontageonapublicstreet.5.ThepropertyislocatedwithintheEmploymentAreaComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheMediumIndustrialtIM)zoningclassification.CityofRentonDepartmentofCommunity&EconomicDevelopmentSEA7TLEPIPETRADESEXPANSIONPARKINGMODIFICATIONAugust11,2016AdministrativeReport&DecisionLUAI6-000513Page3of7AdminReport_Modification CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONPARKINGMODIFICATIONLUA16-000513August11,2016Page4of77.Thesiteismappedwithregulatedslopes,seismic,flood,andoneCategory3wetland.ImpactstoonsiteciritcalareasandmitigationofimpactswaspreviouslyevaluatedundertheSitePlanapprovaldecision(LUA15-000344).8.ComprehensivePlanCompliance:ThesiteisdesignatedEmploymentArea(EV)ontheCity’sComprehensivePlanMap.ThepurposeoftheEVdesignationistocreateareasprimarilyusedforindustrialdevelopment,oramixofcommercialandindustrialusessuchasoffice,industrial,warehousing,andmanufacturing,withaccesstotransportationnetworksandtransit.EmploymentAreasprovideasignificanteconomicdevelopmentandemploymentbasefortheCity.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPolicies:ComplianceComprehensivePlanAnalysisGoalL-M:StrengthenRenton’semploymentbaseandeconomicgrowthbyachievingaVmixofindustrial,hightechnology,office,andcommercialactivitiesinEmploymentAreas.Goal1-N:Sustainindustrialareasthatfunctionasintegratedemploymentactivityareas,,.andincludeacoreofindustrialusesandotherrelatedbusinessesandservices,transitfacilities,andamenities.9.ModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-4-080inordertoexceedthemaximumnumberofparkingspacespermittedontheprojectsite.Asoutlinedintheoriginalsiteplanapproval(LUA1S-000344),aminimumandmaximumof74parkingspacesarepermittedontheprojectsite.Accordingtotheinitialprojectdesign,theexistingparkingwasincorrectlycalculatedat164spaces.Thecorrectnumberofexistingspacesis166spaces.Theapplicantisrequestingamodificationtoincreasethenumberofexistingparkingspacesby3spaces,resultinginatotalof169spacesonsite.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250.Therefore,staffisrecommendingapprovaloftherequestedmodification:ComplianceModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandthevproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:SeeFOF8,ComprehensivePlanAnalysis.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:Theapplicantcontendsthattheproposedadditionofthreeparkingspaceswouldresultina2percentincreaseinthenumberofparkingspacesprovidedontheprojectsite.Theapplicantfurthercontendsthattheprojectasawholewouldmeet“theobjectsandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbyCoderequirements.Thetreatmentofstormwaterwouldbeimprovedthroughoutthesite.InadditiontheprojectsitewasdesignedtocomplywiththeCity’scriticalareasregulations,protectingthesensitiveareasthathavebeenidentifiedonsite.Manyoftheplantsproposedwithinthelandscapedareasareeithernative,droughttolerant,orboth.StaffconcurstheproposedmodificationwouldmeettheobjectivesoffunctionandAdminReport_Modification CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONPARKINGMODIFICATIONLUAI6-000513August11,2016Page5of7maintainabilityintendedbythecoderequirements.Theproposalwouldonlyaddthreeadditionalparkingspacestotheexistingsite,whichisonlya2percentincreaseinthenumberofexistingparkingspaces.Thesitedesignhasconsideredthecriticalareasonsiteandprovidedadequateprotectionoftheseareasincompliancewiththeadoptedcriticalareasregulations.Inaddition,stormwatertreatmentwouldimproveasaresultofthisprojectandtheapplicantisproposingnative/droughttolerantlandscapingtosoftentheexpansionandthenewparkingarea.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:Theapplicantcontendsthattheproposedmodificationwouldnotbeinjurioustootherpropertiesinthevicinity.Theapplicanthasappliedforalotlineadjustmentwiththeabuttingpropertytothesouthtoaccommodatethebuildingandparkingexpansion.Inaddition,theproposalwouldimprovestormaterrunofftreatmentandprotecttheexistingcriticalareasonsite.Inaddition,theprojectsiteislocatedVwithintheMediumtIM)zone.The2percentincreaseinthenumberofparkingspacesprovidedonsitewouldnotbeinjurioustootherpropertiesinthevicinity.Staffconcursthattheproposedmodificationwouldnotbeinjurioustootherpropertiesinthevicinity.TheintentoftheproposedmodificationistoensurethatadequateparkingisprovideonsitefortheSeattleAreaPipeTrades.Byprovidinganyneededparkingonsite,theapplicantisreducingthepossibilityofemployeesand/orstudentsparkingoffsite,whichwouldpotentiallybeinjurioustoneighboringproperties.d.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andVStaffComment:Seecommentsundercriterion‘b’.f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheEmpkymentAreatEA)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOF8.2.ThesubjectsiteislocatedintheMediumIndustrial(IM)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCode,seeFOF9.3.TheproposedparkingmodificationcomplieswiththemodificationcriteriaasestablishedbyCityCode,seeFOF9.J.DECISION:TheSeattlePipeTradesExpansionParkingModification,FileNo.LUA6-000513,asdepictedinExhibit2,isapproved.AdminReport_Modification CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEA7TLEPIPETRADESEXPANSIONPARKINGMODIFICATIONLUA6-000513August11,2016Page6of7DATEOFDECISIONONLANDUSEACTION:SIGNATURE:-LvAJ6cit_JenniferHenning,PlanningDirectoDateTRANSMITTEDthis11thdayofAugust,2016totheOwner/Applicant/Contact:Owner/Applicant:Contact:EdKommersMartheAstonSeattleAreaPipeTradesCollinsWoerman595MonsterRoadSW7102ndAvenue,Suite1400Renton,WA98057Seattle,WA98104TRANSMITTEDthis11thdayofAugust,2016tothePartiesofRecord:NopartiesofrecordTRANSMITTEDthis11thdayofAugust,2016tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:ITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonAugust25,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:TheModificationdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealsAdminReportModification CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEA7TLEPIPETRADESEXPANSIONPARKINGMODIFICATIONLUA16-000513August11,2016Page7of7totheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdminReport_Modification N8802427LHH.HH[1O+H+H+H{1777PARCELj242304_9235537-__“L————-fIiAOEA\-7-77NL—10984-85t10—171336COLLINSniI>SEATTLEPIPETRADES-UALOCAL32FACILITYEXPANSION595MonsterRdSW,Ste.00Renton,WA98057-2937ceaJ_rMlrJ,eIsflj51FRPOSEDSThPLAN____NthOPOSEDSITEPLANcli AREAOFEXISENOPROPERTE:5.53AcresAREAOFCLEARINGR49AcrcSOILQIJAA5TES:CAT:1572CANICrARDS(2257TONS)RELOCATEDFlIt:554CARICTAROT(74RTONS)NETSOILRENSAES:hRCONICTARTS(15SRTONS)ORICINOFflILNELSCATESONPROPERTY.EESTNATIONOFSOILSREMSNCD:TOREEETERMIREDSTCONTRACTORTOPOJCOLLINSmIZoTNccseaasmsaATThEWASNCVTN5UOI.nsaFnsa,aa-Wflmflsi‘EliSEATTLEPIPETRADESEXPANSION595MacafarRdSW,St..100Rentor\WA95057-2937SLTANTNovAdyneOvAERg/TROTSc__Iso—SusyWIREDATE1flIMAMDREDRNRAISRffiEDATEWiolasNSRALfls6an,MiG1RADINGANDDRAINACPLAN02.0© 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