HomeMy WebLinkAboutD_Admin_Decision_Amazon_SWA2_220720_v2_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_Admin Decision_Amazon SWA2_220720_v2_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision:
APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 21, 2022
Project File Number: PR21-000051
Project Name: SWA2 Amazon
Land Use File Number: LUA21-000233, SA-A, SME, ECF
Project Manager: Alex Morganroth, Senior Planner
Owner: Western B Northwest WA, LLC, 602 W Office Center Drive, Ste 200, Fort
Washington, PA 19034
Applicant/Contact: Paul Gierlach, CESO / 175 Montrose West Ave / Akron, OH 44321 /
paulg@cesoinc.com
Project Location: 1905 Raymond Ave SW (APN 2423049115)
Project Summary: The applicant, Amazon, is requesting Site Plan Review and a Shoreline Exemption
for minor site work and tenant improvements in a 126,600- sq. ft. existing industrial
building at 1905 Raymond Ave SW (APN 2423049115). The building was previously
occupied by DHL Global Forwarding, a shipping service. The applicant intends to use
the building for its “Amazon Flex” delivery service, in which contract employees pick
up packages from the site in their personal , passenger vehicles and distribute (i.e.
deliver) the packages to customers in the Renton area. The proposal is subject to
Environmental (SEPA) Review due to the scope including the addition of new
parking stalls in an existing parking lot with over 20 stalls. In addition, the project
site is encumbered by critical areas. The proposed work within the shoreline, the
installation of a bicycle rack, is an exempt action due to the value of the work falling
under the fair market value threshold as outlined in WAC 173-27-040. The applicant
has proposed to retain the existing office space for use by support staff, while
updating the warehouse/distribution space to better meet the needs of the flex
delivery service. The building is located on the north half of a 6.8 acre site near the
corner of SW 19th St and Raymond Ave SW. The subject site is located in the
Industrial, Light (IL) zone and Employment Area Comprehensive Plan Land Use
designation. According to the applicant, all work would be interior except for
parking lot re-striping and minor concrete work that would add a total of six (6) new
parking stalls as well as new ADA ramps and crosswalks. No trees or significant
vegetation are proposed for removal as part of the project. According to COR Maps,
multiple critical areas are present on the site including a high seismic hazard,
sensitive slopes, a special flood hazard area (FEMA zone AE), and an unclas sified
wetland. In addition, the eastern portion of the site is located within Reach C of the
Black River/Springbrook Creek Regulated Shoreline Area and has an environmental
designation of Shoreline High Intensity. According to the applicant, the project
would result in a net impervious surface increase of approximately 127 sq. ft.
Site Area: 14.2 acres
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 2 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
B. EXHIBITS:
Exhibit 1-14: ERC Report and Exhibits
Exhibit 15: SEPA Determination, dated May 16, 2022
Exhibit 16: Administrative Report and Decision
Exhibit 17: Ord. No. 6057
Exhibit 18: Certificate of Exemption from Shoreline Substantial Development Evaluation Form &
Decision, dated July 20, 2022
C. GENERAL INFORMATION:
1. Owner(s) of Record: Western B Northwest WA, LLC, 602 W Office Center
Drive, Ste 200, Fort Washington, PA 19034
2. Zoning Classification: Light Industrial (IL)
3. Comprehensive Plan Land Use Designation: Employment Area (EA)
4. Existing Site Use: Warehousing/Shipping
5. Critical Areas: High Seismic Hazard, Sensitive Slopes, a Special Flood
Hazard Area (FEMA zone AE), and an unclassified
wetland
Project Location Map
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 3 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
6. Neighborhood Characteristics:
a. North: Vacant; Commercial Office (CO) zone
b. East: Warehousing; Industrial, Light (IL) Zone
c. South: Vacant: Industrial, Heavy (IH) Zone
d. West: Office; Commercial Office (CO) zone
7. Site Area: 14.2 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
S 180th Annexation A-002-59 1745 04/19/1959
Site Plan Review LUA95-064 N/A 08/03/1997
Site Plan Review LUA96-015 N/A 05/24/1996
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. The site is in the Valley 196 Pressure Zone.
There is an existing 12-inch and 10-inch looped water main on site that can deliver a maximum
capacity of 3,400 gallons per minute (GPM)
b. Sewer: Sewer service is provided by the City of Renton. There is an existing wastewater lift station
with a 4-inch wastewater main on site
c. Surface/Storm Water: The site is generally sloped from the northeast to the southwest. The storm
water from the parking lot is directed to two (2) private stormwater detention ponds through
private stormwater conveyance system consisting of pipes and catch basins that direct surface
water to the stormwater detention ponds.
2. Streets: The proposed development does not front directly on to a City of Renton public ROW. The project
takes access from the intersection of Raymond Avenue SW and SW 19th Street through an access
easement on the adjacent parcel (APN 2423049020) that separates the project site from the public right
of way. The following describes the existing street sections:
• Raymond Avenue SW (Commercial Access Street) – 60 foot right of way width with a 36 feet paved
roadway (two 18 foot lanes as the roadway approaches the intersection with SW 19th Street) with
a concrete curb and gutter, 6 foot planter, and a 5.5’ sidewalk on each side of the roadway.
• SW 19th Street (Commercial Access Street) – 60 foot right of way width with an 18 feet paved
roadway (two 18 foot lanes as the roadway approaches the intersection with SW 19th Street) with
a concrete curb and gutter, 6 foot planter, and a 5.5’ sidewalk on each side of the roadway.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 4 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-130: Industrial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-090: Shoreline Master Program Regulations
3. Chapter 4 Property Development Standards
4. Chapter 9 Permits - Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-200: Master Plan and Site Plan Review
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review June 24,
2021 and determined the application complete the same day. The project was placed on hold a total of
five (5) times between August 16, 2021 and April 4, 2022 . The project complies with the 120 -day review
period.
2. The project site is located at 1905 Raymond Ave SW (APN 2423049115).
3. The project site is currently developed with a 126,600 sq. ft. masonry warehouse building constructed in
1997.
4. The project takes access from the intersection of Raymond Avenue SW and SW 19th Street through an
access easement on the adjacent parcel (APN 2423049020) that separates the project site from the public
right of way. No changes to access are proposed.
5. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
6. The site is located within the Light Industrial (IL) zoning classification.
7. No trees are proposed for removal.
8. The site is mapped with a high seismic hazard, sensitive slopes, a special flood hazard area (FEMA zone
AE), and an unclassified wetland. In addition, the eastern portion of the site is located within Reach C of
the Black River/Springbrook Creek Regulated Shoreline Area and has an environmental designation of
Shoreline High Intensity.
9. No significant cutting or filling would occur as part of the project.
10. A Certificate of Exemption from Shoreline Substantial Development is recommended for approval in
conjunction with the subject Site Plan Review (Exhibit 18).
11. The applicant is proposing to begin operation in the summer of 2022.
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 5 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
12. Staff received four (4) public comments from representatives of Department of Ecology (Exhibit 1 0) and
WSDOT (Exhibits 7, 8, and 9). To address public comments the following report contains analysis related
to potential soil contaminants, impacts to I-405, and general environmental impacts.
13. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
April 5, 2022 the Environmental Review Committee issued a Determination of Non -Significance -
Mitigated (DNS-M) for the Amazon SWA2 project (Exhibit 15). The DNS-M included (number of mitigation
measures) mitigation measures. A 14-day appeal period commenced on (appeal period start date) and
ended on (appeal end date). No appeals of the threshold determination have been filed as of the date of
this report.
15. 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:
a. The applicant shall construct the following improvements at the intersection of Raymond Ave SW
and SW 19th St:
i. Widen the westbound approach of SW 19th St by constructing vertical curb and gutter to
match alignment of the existing curb, providing a minimum of twenty feet (20’) of
pavement;
ii. Construct ADA compliant curb ramps at the NE corner of Raymond Ave SW and SW 19th
St intersection and associated companion ramps;
iii. Provide advanced warning signage on the westbound approach of SW 19 th St and the
southbound approach of Raymond Ave SW;
iv. Trim vegetation in the immediate vicinity of the intersection to improve sight distance .
The final design of the improvements shall be reviewed and approved by the Development
Engineering Project Manager prior to implementation. The improvements shall be fully
constructed prior to issuance of a Final Certificate of Occupancy, or by January 31, 2023,
whichever comes first.
b. The applicant shall install a traffic signal at the intersection of Lind Ave SW and SW 19 th St. The
traffic signal shall be designed in a manner that accommodates the future construction of an
additional 11-foot lane on Lind Ave SW. The final design of the traffic signal infrastr ucture shall be
reviewed and approved by the Development Engineering Project Manager. The signalization of the
intersection shall be implemented and operational prior to issuance of a Final Certificate of
Occupancy, or by July 31, 2023, whichever comes first.
c. The applicant shall construct a compact roundabout at the intersection of Raymond Ave SW and
SW 16th St. The final design of the roundabout shall be reviewed and approved by the Development
Engineering Project Manager. The compact roundabout shall be constructed prior to issuance of a
Final Certificate of Occupancy, or by January 31, 2023, whichever comes first.
d. The applicant shall submit a deposit in the amount of $100,000 per intersection (four (4)
intersections total) to implement the Adaptive Traffic Control Systems (ATCS) Split Cycle Offset
Optimization Technique (SCOOT) at the following intersections: Oakesdale Ave SW and SW Grady
Way, Oakesdale Ave SW and SW 16th St, Lind Ave SW and SW Grady Way, Lind Ave SW and SW
16th St. The deposit shall be submitted prior to issuance of a Final Certificate of Occupancy, or by
July 31, 2023, whichever comes first. The City will bill against the total deposit and return any
unused funds to the applicant after implementation is complete.
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 6 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
e. The applicant shall construct the following temporary improvements at the intersection of
Raymond Ave SW and SW 19th St until the permanent configuration can be constructed:
i. Widen the westbound approach of SW 19th St, providing a minimum of twenty feet (20’)
of pavement;
ii. Provide advanced warning signage on the westbound approach of SW 19th St and the
southbound approach of Raymond Ave SW;
iii. Trim vegetation in the immediate vicinity of the intersection to improve sight distance.
The temporary design of the improvements shall be reviewed and approved by the Development
Engineering Project Manager prior to implementation. The improvements shall be fully
constructed prior to issuance of a Temporary Certificate of Occupancy (TCO).
f. The applicant shall sample soil for arsenic and lead following 2019 Tacoma Smelter Plume
Guidance. If lead or arsenic are found at concentrations above the Model Toxics Control Act
(MTCA) cleanup level, construction workers and employees on site shall be notified of their
occurrence.
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.
✓
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.
17. Zoning Development Standard Compliance: The purpose of the Light Industrial Zone (IL) is to provide
areas for low-intensity manufacturing, industrial services, distribution, storage, and technical schools.
Uses allowed in this zone are generally contained within buildings. M aterial and/or equipment used in
production are not stored outside. Activities in this zone do not generate external emissions such as
smoke, odor, noise, vibrations, or other nuisances outside the building. Compatible uses that directly
serve the needs of other uses in the zone are also allowed. The proposal is compliant with the following
development standards, as outlined in RMC 4 -2-130.A, if all conditions of approval are met:
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 7 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
Compliance IL Zone Development Standards and Analysis
✓
Use: Warehousing is a permitted use in the IL Zone.*
*On February 14, 2022, the Renton City Council passed Ordinance 6057 (Exhibit 17),
which declared moratorium on all land use, building permit, and business license
applications for warehousing and distribution uses, effective immediately. The
purpose of the moratorium was to allow staff additional time to analyze the impacts
of warehousing and distribution uses on the City’s transportation system. Per Section
III of the Ordinance, the moratorium does not apply to any complete and accepted
land use applications, building permit applications, or business license applications for
Warehousing and Distribution uses that were submitted prior to the moratorium. The
subject project received notice of a complete application on June 24, 2021 and
therefore is not impacted by the moratorium.
Staff Comment: The applicant is proposing to operate a warehousing and distribution
uses within an existing industrial building. The moratorium authorized under
Ordinance 6057 is not applicable to the project and therefore the proposed use is
permitted in the IL zone.
✓
Lot Dimensions: The minimum lot size required in the IM zone is 35,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: The existing lot is approximately 616,284 sq. ft. in size and complies
with the lot dimension requirements for the IM zone.
✓
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 20 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 20 feet if abutting
a lot zoned residential, which may be reduced to 15 feet through Site Plan Review.
Staff Comment: The existing building is located approximately 160 feet from the east
property line (front yard), 60 feet from the north property line (side yard), 710 feet from
the south property line (side yard), and 65 feet from the west property line (rear yard).
The adjacent lots are all zoned industrial or commercial; therefore the existing setbacks
comply with the setback requirements for the IM zone.
✓
Building Standards: The maximum lot coverage requirements for buildings in the IL
zone is 65 percent of the total lot area or 75 percent is parking is provided within the
building or within a parking garage. The maximum building height permitted is 50 ft.,
except 100 feet when located within the Employment Area Comprehensive Plan Land
Use Designation.
Staff Comment: The subject site has a lot coverage of approximately 16.6% (102,091
sq. ft. / 616,284 sq. ft.). No changes to the footprint of the building are proposed. The
height of the building is approximately 23 feet. No changes to the height of the building
are proposed. Therefore the existing structure complies with the building standards for
the IL zone.
✓ Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Minimum planting strip widths
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 8 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
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 shall be
planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
a. 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.
b. 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.
c. 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 14stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking
area and shall include a mixture of trees, shrubs, and groundcover as follows:
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 9 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family,
commercial, and industrial uses. At least one (1) tree for every six (6) parking spaces
within the lot interior shall be planted.
b. Shrubs at the minimum rate of one (1) per twenty (20) square feet of landscaped
area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J -rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: The property does not front a City of Renton public ROW and therefor e
a 10-foot landscape strip is not required. In addition, the project is not subject to the
landscape regulations in RMC 4-4-070 due the scope and cost of the proposal. Per RMC
4-4-070, projects that involve changes in the use of a property or remodel of a structure
that require improvements equal to or greater than fifty percent (50%) of the assessed
property valuation are exempt from compliance with the landscape regulations. Based
on the applicant’s stated project valuation ($6,250,000) and the property valuation per
the King County Assessor ($20,668,700), the project is exempt However, see FOF 17:
Site Plan Review Analysis, Landscaping below for a complete landscaping analysis.
✓
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
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 10 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
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 reta ined 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.
Compliant if
Condition of
Approval 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 1,000 square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of 100 square feet shall
be provided for recycling and refuse deposit areas.
Staff Comment: Staff Comment: Based on the total gross floor area of the existing
structure, approximately 129,105 square feet , 1,162 square feet of refuse and recycle
area is required to be provided. The applicant did not provide information with the
application regarding the size or location of an existing or proposed refuse and
recycling area. Therefore, staff recommends, as a condition of approval, the applicant
shall submit a revised site plan with the building permit application that identifies a
refuse and recyclables enclosure compliant with the size requirements in RMC 4 -4-
090E.3 or obtain modification approval to reduce the minimum size requirements. The
revised site plan or modification shall be reviewed and approved by the Current
Planning Project Manager prior to issuance of a Certificate of Occupancy.
N/A
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 buil ding shall
be enclosed so as to be screened from public view.
Staff Comment: : The applicant did not indicate that new surface mounted or roof
mounted equipment would be installed as part of the project. If new equipment is
proposed, the method of screening would be reviewed and approved at the time of
formal building permit application review.
✓
Parking: Parking regulations require a minimum and maximum of 1 per 1,500 square
feet of net floor area for the warehouse space. A minimum of 2.0 per 1,000 square
feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of
net floor area is required for the office space.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are
8 ½ feet by 16 feet.
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 11 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
Staff Comment: The existing parking lot contains approximately 190 spaces. Five (5)
new spaces are proposed at the southeast corner of the building in addition to 11 other
new spaces created by the restriping, resulting in a total of 206 spaces. Of the proposed
206 total parking spaces, 70 spaces are to be utilized for flex contract driver loading
and therefore are not counted towards the total provided parking based on their use
characteristics. Based on the proposed floor areas of the warehouse space (114,850
sq. ft.) and the office space (10,820 sq. ft.), the applicant is required to provide a
minimum of 99 spaces and a maximum of 126 spaces. The applicant has proposed a
total of 136 non-loading, parking-only spaces, or 8% more than is allowed per the
parking regulations. The Administrator may authorize a 25% reduction or increase in
the number of parking spaces required through the site plan review process if properly
justified by the applicant.
According to the applicant, an increase in the number of parking spaces is appropriate
due auto-dependent nature of the use and the fact that the majority of the spaces were
constructed and utilized by the previous tenant (DHL Shipping). Providing additional
spaces provides the use with needed flexibility for an industry that fluctuates with
regards to shipping demand. Staff concurs with the applicant’s justification for
providing more parking stalls than the number required by code and recommends
approval of the proposed 141 parking stalls.
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,
99 spaces, the applicant is required to provide a minimum of 10 bicycle parking spaces
(10% of 99 = 9.9 spaces). The bicycle parking spaces 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 (east
façade) of the existing building behind the internal sidewalk (Exhibit 2), however the
exact number of spaces was not indicated. In addition, t he 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 issuance of a Certificate of Occupancy .
Compliance
not yet
demonstrated
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 proposed one (1) new fence to separate the loading
area from the employee parking area. The height of the fence was not indicated. If the
fence requires a building permit (7’ height or greater), compliance with the fence
standards would be verified at the time of building permit review.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IL
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 12 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
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 15, Comprehensive Plan Analysis.
Compliant if
Conditions of
Approval are
FOF 16 is Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: 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
Condition of
Approval
under FOF 16
is met
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The existing one-story warehouse building is of similar size and scale
to other buildings adjacent or abutting the site that are predominately used for
warehousing or other industrial uses. The proposed development is located at a dead
end and is not visible when viewed the surrounding properties due to the presence of
mature trees around the site perimeter. The applicant has not pr oposed any site or
building improvements that would change the scale of the building or result in the
overconcentration of development on a particular part of the site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: Minimal linkages are available on the site due to the presence of
critical areas. The site is currently accessed via an easement across the adjacent
property (APN 2423049020) that connects the site to the entrance at the corner of SW
19th St and Raymond Ave SW. As part of a SEPA mitigation measure, the applicant will
be installing ADA improvements at the intersection of SW 19 th St and Raymond Ave
SW, which will improve pedestrian circulation in the immediate area (Exhibit 15).
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 propose a trash and recycling enclosure on the
site. Therefore, staff recommended a condition of approval under FOF 16 : IL Zone
Development Standards and Analysis, Refuse and Recycling, that the applicant submit
plans for the trash and recycling enclosure for review and approval by the Current
Planning Project Manager prior to issuance of a Certificate of Occupancy.
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 13 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
The existing rooftop utilities above the applicant’s tenant sp ace are not visible from
the public ROW due to the distance they are setback from the edge of the roof.
However, if new rooftop equipment is proposed, the equipment would be required to
be screened so as to not be visible from adjacent properties or from t he ROW and
would be reviewed for compliance at the time of formal building permit application.
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 primarily industrial area near a
large highway, limited meaningful natural features are present on or near the site.
Development of the site would not significantly impact any of the 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: Existing landscaping across the project site is generally acceptable and
would help break up the expanse of surface parking required by the use. Existing
mature trees are located around the entire site perimeter and provide an effective
vegetative buffer between the site and the surrounding uses.
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 new lighting is proposed as part of the project.
✓
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 or height are proposed.
The effective “front” of the building would continue to orient east towards the river
and does not 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 ~130,000 sq. ft. building does not create a significant
visual impact on the site and does not negatively impact any natural characteristics on
the site. In addition, the building is of similar scale and style as the surrounding
buildings and does not look out of place in the surrounding industrial area.
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 existing vegetation
or trees on the site, aside from manicured lawn, and no significant cut or fill has been
proposed. The applicant has proposed the removal of 1,704 sq. ft. of impervious
surface, previously used as a sport court, near the south side of the building.
Approximately 1,831 sq. ft. of impervious would be added via the installa tion of a
smoking area near the front (east) entrance of the building and five (5) new employee
parking spaces near the southeast corner of the building. Natural features on or near
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 14 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
the site, including both unclassified wetlands and Spring Brook Creek, wou ld not be
impacted by the minor site improvements.
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: No changes to the existing landscaping on-site are proposed. Existing
landscaping on the site includes mature trees around the site perimeter and
foundation landscaping between the on-site parking/driveway area and the building.
Although limited landscaping is provided in the main parking area at the rear (west) of
the building, the parking area is not visible to surrounding properties.
Compliant if
Condition of
Approval is
met
g. Access
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: Access to the site is taken via an easement across the adjacent site
(APN 2423049020) which connects the site to the public ROW at the intersection of
Raymond Ave SW and SW 19th St. No direct access to a public street is available due to
the site’s lack of public street frontage.
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 applicant has proposed three (3) distinct sections of the parking
lot including an area for employee parking near the southwest corner of the site, flex
loading spaces for the contract drivers along the north and east sides of the site, and
a truck loading area near the northwest corner of the site. All traffic would enter the
site via the single access point on the east side of the site, a bridge over Spring Brook
Creek that connects to the public ROW via an easement across the adj acent site. Once
on the site, employees would drive south along the interval looped road until reaching
the employee parking area. The contract driver would drive their personal vehicles
either north or south after entering the site in order to access one of the 70 flex spots,
where they will load up their vehicles and exit the site the same way they entered.
Semi-trucks delivering goods would enter the site, turn right (north), and drive around
the internal looped road to reach the loading dock area at the rear (west) of the site.
While some overlap in the drive aisles between the various vehicles would occur, the
parking and loading areas are separated and are not anticipated to create significant
circulation challenges. However, in order to ensure the contract drivers, truck delivery
drivers, and full time employees entering and exiting the site are aware of the expected
circulation pattern, staff recommends as a condition of approval, the applicant shall
prepare traffic management plan that includes recommendations for signage,
literature for employees and delivery drivers regarding proper circulation on the site,
and additional parking lot striping to guide vehicles on the site. The plan shall be
submitted to the Current Planning Project Manager for revie w and approval prior to
issuance of the Certificate of Occupancy.
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 15 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: See above under ‘Internal Circulation’.
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
employees to drive to the site. However, multiple King County Metro bus stops are
located on Lind Ave SW to the east of the site and would allow relatively easy access
to the site via public transit. Bicycle trips are also expected to be limited; however, the
requirement to provide a bicycle parking space or rack would ensure that facilities are
available if an employee chooses to bike to the site.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Due to the location of the building across the Spring Brook Creek and
lack of direct frontage, minimal opportunities for pedestrian connections between the
site and adjacent properties or public sidewalk is available. However, due to the
industrial nature of the area and auto-centric nature of the new use, the lack of
significant pedestrian connections is not a significant detriment. On-site private
sidewalks abutting the building provide pedestrian access around the north, west, and
east sides of the building and ensure flex contract drivers have safe access to the
various building entrances adjacent to their parking areas.
✓
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 type of use proposed, significant passive or active
recreation is unlikely to occur on the site. However, the proposed green space area
adjacent to the south façade will serve as a small open space that would provide
employees a place to relax outdoors on the 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 does 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.
✓
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. However, mitigation measures approved as part of the SEPA
determination (Exhibit 15) would provide significant improvements to the surrounding
roadway network and ensure the City’s transportation system can support the
additional traffic anticipated to be generated by the new use.
Police and Fire.
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 16 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
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 (Exhibit 12).
Water and Sewer.
Staff Comment: Water and sewer service is already available in the building and would
not require any service changes
Drainage.
Staff Comment: The project proposes less than 2,000 square feet of new impervious
area and less than 5,000 square feet of new plus replaced impervious area, therefore,
the project is exempt from Storm Drainage Review. Final evaluation would be based
on review of the Building Permit Application materials. If more than 2,000 square feet
of new and/or replaced impervious area is proposed, the project will be subject to
drainage review. Surface water system development fee is $0.720 per square foot of
new impervious surface, but not less than $1,800.00. This is payable prior to issuance
of the civil construction permit.
Transportation.
Staff Comment: The proposed project is anticipated to generate more than 20 new PM
peak hour trips and therefore, the applicant submitted a revised Traffic Impact Analysis
prepared by NV5 and dated October 28, 2021 (Exhibit 4) with the application. Primary
access to the site is provided via the existing single access driveway located just
southwest of the intersection of Raymond Ave SW and SW 19th St. As noted in the TIA,
the prospective tenant has a unique operation that is different from those included in
the Institute of Transportation Engineers (ITE) trip generation manual, 10th Edition.
Trip generation provided by the tenant is based on their planned employee head count,
delivery operation, and line-haul movements. According to the analysis, the proposed
development is estimated to generate 3,129 new daily trips, including 341 AM peak
hour trips (171 entering, 170 exiting) from 7:00 – 8:00 AM, and 180 PM peak hour trips
(102 entering, 78 exiting) from 4:00 – 5:00 PM. Trips were assigned to the existing City
streets at the study intersections based on the assumption that most of the traffic is
destined to and from I-5 to the west and SR-167 to the east. City staff concurs with the
trip generation and trip assignment outlined in the report.
A WSDOT representative, Duffy McColloch, submitted comments in response to the
initial and follow-up traffic impact analysis submitted by the applicant (Exhibit 4). The
comments were primarily related to concerns over the limited study area and included
a recommendation to expand the study area and subsequent number of intersections
included in the analysis. City staff shared similar concerns and requested the applicant
update the analysis based on the study area comments and others. WSDOT reviewed
the updated traffic impact analysis used as basis for the City’s recommended
mitigation measures and determined that their concerns had been adequately
addressed (Exhibit 9). No specific mitigation measures were recommended by WSDOT.
However, mitigation measures related to the local transportation system were
recommended by staff to the Environmental Review Committee, who adopted five (5)
total mitigation measures to help mitigate the expected increase in traffic created by
the facility.
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation
Mitigation Fee, development will have met City of Renton concurrency requirements
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 17 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
(Exhibit 16). The transportation impact fee that is current at the time of building permit
issuance will be levied, payable at building permit issuance. In addition ,
undergrounding of all existing utilities is required on all frontages per RMC 4 -6-090.
N/A a. Phasing: The applicant is not requesting any additional phasing.
✓
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.
Staff Comment: The existing on-site private stormwater conveyance is adequate. No
changes are proposed as part of the project.
19. 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:
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: According to COR Maps, high seismic hazard and sensitive slopes are
present on the project site. The applicant has indicated the project would result in
approximately 127 sq. ft. of replaced impervious area. All changes to the building are
interior only and therefore a geotechnical report was not required as part of the land
use application. The project was required to demonstrate compliance with the
structural design requirements in the 2018 International Building Code for sites with
seismic hazards at the time of building permit review.
✓
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.
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 18 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: An unclassified wetland is present on the south side of the site. No
expansion to the existing building is proposed and no new structures or impervious
surface is proposed between the wetlands and the looped internal roadway. Due to the
limited site improvements proposed and location of the proposed site improvements
between the existing building and looped internal road, no impacts are anticipated as
a result of the project.
Compliant if
Condition of
Approval is
met
Special Flood Hazard Area:
Staff Comment: A Flood Hazard Area pursuant to the FEMA Flood Insurance Rate Maps
(FIRM) is located on the subject site. The hazard area on the site, a Special Flood Zone
AE (base flood elevation undetermined), is classified as a 100-year flood plain. No new
structures are proposed in the 100-year flood plain. However, the installation of new
parking stalls and the removal of the sport court are both located in the flood plan area
(Exhibit 2). Critical area studies to evaluate the effects of adding and removing
impervious surface in the flood hazard area have not been submitted with the project
materials. Therefore, staff recommends as a condition of approval , the applicant shall
provide the appropriate flood hazard data to demonstrate that the proposed
improvements in the flood plain do not increase the flood risk for area and result in no
net rise in floodwaters.
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 Light Industrial (IL) 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 proposal complies with Site Plan Review decisional criteria provided the applicant complies with City
Code and conditions of approval, see FOF 18.
4. The proposed Site Plan complies with the standards in the Shoreline Master Program Regulations ,
provided the project complies with all advisory notes and conditions of approval contained herein, see
FOF 10 and Exhibit 18.
5. The proposal complies with the Critical Areas Regulations provided the applicant complies with City Code
and conditions of approval, see FOF 19.
6. The proposal complies with the street standards as established by City Code, provided the project
complies with all advisory notes and conditions of approval contained herein, see FOF 18 .
7. There are adequate public services and facilities to accommodate the proposal, see FOF 18.
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 19 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
8. A key feature integral to this project is the implementation of transportation improvements required as
part of the SEPA Determination of Non-Significance, Mitigated prior to obtaining a Certificate of
Occupancy.
J. DECISION:
The SWA2 Amazon project, File No. LUA21-000233, SA-A, SME, ECF, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall comply with the mitigation measures required as part of the Mitigated Determination
of Non-Significance issued by the Renton Environmental Review Committee on April 5, 2022 (Exhibit 15):
a. The applicant shall construct the following improvements at the intersection of Raymond Ave SW
and SW 19th St:
i. Widen the westbound approach of SW 19th St by constructing vertical curb and gutter to
match alignment of the existing curb, providing a minimum of twenty feet (20’) of
pavement;
ii. Construct ADA compliant curb ramps at the NE corner of Raymond Ave SW and SW 19th
St intersection and associated companion ramps;
iii. Provide advanced warning signage on the westbound approach of SW 19 th St and the
southbound approach of Raymond Ave SW;
iv. Trim vegetation in the immediate vicinity of the intersection to improve sight distance.
The final design of the improvements shall be reviewed and approved by the Development
Engineering Project Manager prior to implementation. The improvements shall be fully
constructed prior to issuance of a Final Certificate of Occupancy, or by January 31, 2023,
whichever comes first.
b. The applicant shall install a traffic signal at the intersection of Lind Ave SW and SW 19 th St. The
traffic signal shall be designed in a manner that accommodates the future co nstruction of an
additional 11-foot lane on Lind Ave SW. The final design of the traffic signal infrastructure shall be
reviewed and approved by the Development Engineering Project Manager. The signalization of
the intersection shall be implemented and operational prior to issuance of a Final Certificate of
Occupancy, or by July 31, 2023, whichever comes first.
c. The applicant shall construct a compact roundabout at the intersection of Raymond Ave SW and
SW 16th St. The final design of the roundabout shall be reviewed and approved by the
Development Engineering Project Manager. The compact roundabout shall be constructed prior
to issuance of a Final Certificate of Occupancy, or by January 31, 2023, whichever comes first.
d. The applicant shall submit a deposit in the amount of $100,000 per intersection (four (4)
intersections total) to implement the Adaptive Traffic Control Systems (ATCS) Split Cycle Offset
Optimization Technique (SCOOT) at the following intersections: Oakesdale Ave SW and SW Grady
Way, Oakesdale Ave SW and SW 16th St, Lind Ave SW and SW Grady Way, Lind Ave SW and SW
16th St. The deposit shall be submitted prior to issuance of a Final Certificate of Occupancy, or by
July 31, 2023, whichever comes first. The City will bill against the total deposit and return any
unused funds to the applicant after implementation is complete.
e. The applicant shall construct the following temporary improvements at the intersection of
Raymond Ave SW and SW 19th St until the permanent configuration can be constructed:
i. Widen the westbound approach of SW 19th St, providing a minimum of twenty feet (20’)
of pavement;
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 20 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
ii. Provide advanced warning signage on the westbound approach of SW 19th St and the
southbound approach of Raymond Ave SW;
iii. Trim vegetation in the immediate vicini ty of the intersection to improve sight distance.
The temporary design of the improvements shall be reviewed and approved by the Development
Engineering Project Manager prior to implementation. The improvements shall be fully
constructed prior to issuance of a Temporary Certificate of Occupancy (TCO).
f. The applicant shall sample soil for arsenic and lead following 2019 Tacoma Smelter Plume
Guidance. If lead or arsenic are found at concentrations above the Model Toxics Control Act
(MTCA) cleanup level, construction workers and employees on site shall be notified of their
occurrence.
2. The applicant shall submit a revised site plan with the building permit application that identifies a refuse
and recyclables enclosure compliant with the size requirements in RMC 4-4-090E.3 or obtain modification
approval to reduce the minimum size requirements. The revised site plan or modification shall be
reviewed and approved by the Current Planning Project Manager prior to issuance of a Certificate of
Occupancy.
3. 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 issuance of a
Certificate of Occupancy.
4. The applicant shall prepare traffic management plan that includes recommendations for signage,
literature for employees and delivery drivers regarding proper circulation on the site, and additional
parking lot striping to guide vehicles on the site. The plan shall be s ubmitted to the Current Planning
Project Manager for review and approval prior to issuance of the Certificate of Occupancy.
5. The applicant shall provide the appropriate flood hazard data to demonstrate that the proposed
improvements in the flood plain do not increase the flood risk for area and result in no net rise in
floodwaters. The flood hazard data shall be provided prior to any work occurring in the mapped floodplain
area.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on July 21, 2022 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Western B Northwest WA, LLC,
602 W Office Center Drive, Ste
200, Fort Washington, PA 19034
Paul Gierlach, CESO / 175
Montrose West Ave / Akron, OH
44321 / paulg@cesoinc.com
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
7/21/2022 | 12:31 PM PDT7/21/2022 | 12:31 PM PDT
City of Renton Department of Community & Economic Development
SWA2 Amazon
Administrative Report & Decision
LUA21-000233, SA-A, SME, ECF
Report of July 21, 2022 Page 21 of 21
D_Admin Decision_Amazon SWA2_220720_FINAL
TRANSMITTED on July 21, 2022 to the Parties of Record:
WSDOT
MCCOLLD@wsdot.wa.gov
Department of Ecology
nwsepa@ecy.wa.gov
TRANSMITTED on July 21, 2022 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
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 August 4, 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 20-28.14 (and as amended), 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 Monday through Friday. 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: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
SWA2 Amazon
Land Use File Number:
LUA21-000233, SA-A, SME, ECF
Date of Report
July 21, 2022
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Paul Gierlach, CESO / 175
Montrose West Ave / Akron,
OH 44321 /
paulg@cesoinc.com
Project Location
1905 Raymond Ave SW
(APN 2423049115)
The following exhibits are included with the Administrative report:
Exhibit 1-14: ERC Report and Exhibits
Exhibit 15: SEPA Determination, dated May 16, 2022
Exhibit 16: Administrative Report and Decision
Exhibit 17: Ord. No. 6057
Exhibit 18: Certificate of Exemption from Shoreline Substantial Development Evaluation Form &
Decision, dated July 20, 2022
DocuSign Envelope ID: 47BB2951-8D50-4F40-A0C0-C224EA41F3C4